pc_02 25 2016sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 25, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Jennifer Martinez Belt
Bill May
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the January 7, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 25, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1765 Heritage Place Preliminary Plat, located at 7510 HWY
300.
B. S-1767 Vincent View Preliminary Plat, located South of Pebble
Beach Estates and West of Garrett Glen Subdivision.
C. S-641-M West Markham Shopping Center Subdivision Site Plan
Review, located at 11414 West Markham Street.
D. S-1764 Pulaski County School District Subdivision Site Plan
Review, located at 925 East Dixon Road.
E. Z-2496-A Fletcher Library Short-form PD-O, located at 523 North
Buchanan Street.
F. Z-7626-B Joe T Robinson Revised Long-form POD, located at
21001 – 21501 HWY 10.
G. Z-9094 Neil Short-form PD-C, located at 1215 South Dennison
Street.
NEW BUSINESS:
I. SITE PLAN REVIEW:
Item Number: File Number:
Title:
1. S-1768 Rebick Subdivision Site Plan Review, located at 10819
Hilaro Springs Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
2. Z-4343-GG The Ranch Long-form PCD and Right of Way
Abandonment for Patrick Country Road, located at 18020
Cantrell Road.
3. Z-4807-O Primrose School Short-form PD-O, located on the
Northeast corner of Wellington Village Drive and Kirk
Road.
4. Z-5157-G 1901 Kellett Road Long-form PID, located at 1901 Kellett
Road.
5. Z-5817-G 15000 Cantrell Road Lot 3 Magnolia Terrace Short-form
PCD, located at 15000 Cantrell Road.
6. Z-6734-E Deal Short-form PD-R, located on the Southeast corner of
East 9 th and Cumberland Streets.
7. Z-6883-E Harkins Revised Short-form PD-R, located at 5212 ’I’
Street.
8. Z-7782-A 5300 Asher Avenue Short-form PCD, located at 5300
Asher Avenue.
9. Z-7895-C J & R Properties Short-form PCD, located at 717 South
Woodrow Street.
10. Z-8851-A Pleasant Ridge West Lot 3C Revised Short-form PD-C,
located at 11701 Pleasant Ridge Road.
11. Z-9104 Coulson Broadway Short-form PCD, located at 800 South
Broadway.
12. Z-9105 Stone Crest Apartments Short-form PD-R, located at
9700 Baseline Road.
13. Z-9106 9021 Geyer Springs Road Short-form PCD, located at
9021 Geyer Springs Road.
Agenda, Page Three
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
14. Z-9107 Bethel Temple COGIC Short-form PID, located on the
Northeast corner of West 33 rd and Mary Streets.
15. Z-9108 Paul Short-form PID, located at 1401 East 9 th Street.
16. Z-5152-B Holiday Inn Revised Short-form PCD, located at 10920
Financial Center Parkway.
February 25, 2016
ITEM NO.: A FILE NO.: S-1765
NAME: Heritage Place Preliminary Plat
LOCATION: Located at 7510 HWY 300
DEVELOPER:
Heritage Land and Timber, LLC
7510 HWY 300
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PDR – Requesting revocation to restore R-2, Single-family
zoning as a separate item on this agenda (Z-5946-A)
PLANNING DISTRICT: 20 - Pinnacle
CENSUS TRACT: 42.05
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is preliminary plat approval for a three (3) lot plat. The applicant is
proposing Lot 1 containing 1.5 acres and Lots 2 and 3 with just over five (5)
acres each. There is an existing home located on Lot 1. The remaining lots will
be developed with new homes in the future. The proposed lots will be served by
Maumelle Water Corporation and each home will have individual septic systems
to serve as wastewater treatment. Lot 3 is proposed as a lot without public street
frontage. An access and utility easement will be provided across Lot 2 to provide
access and utilities the site.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
2
Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance
No. 16,863. The approval allowed the use of the house as a bed and breakfast
and the barn as a small antique shop. As a separate item on this agenda the
applicant is requesting a revocation of the PD-R zoning and the restoration of the
underlying R-2, Single-family zoning (Z-5946-A).
B. EXISTING CONDITIONS:
The house and several outbuildings are located on the site. North of the site is a
vacant field and south of the site are single-family homes located on large lots
(5+ acres) with access from West Ridge Road. This area of HWY 300 is
primarily homes located on large lots or acreage. There is an established
commercial node located at the intersection of East and West Pinnacle Roads
and HWY 300 to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All abutting property owners of the site were notified of the
public hearing . There is not an active neighborhood association located in this
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hwy 300 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 Hwy 300 including
5-foot sidewalks with the planned development. AHTD denied street
improvements to be made to Hwy 300.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection of Hwy 300 and the access easement
comply with 2004 AASHTO Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary. No comment.
Entergy: No comment received.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
3
Centerpoint Energy: Entergy does not object to this proposal. A three phase
power line exists along the east side of Hwy 300 at this location. There do not
appear to be any conflicts with existing Entergy facilities. These lines should not
impact the platting of these lots. Contact Entergy in advance regarding future
service requirements to the development and future facilities locations as this
project proceeds.
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. 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.
6. 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).
7. 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.
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 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
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.
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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Provide bill of assurance for review.
2. Provide source of title for property.
3. Show distance to two land corners and state plane coordinates for
two points.
4. Show bearings for property lines between Lots 2 and 3. Label all property
corners.
5. Show zoning for Lots 1 – 3.
6. Provide approval letters from Arkansas Health Department for Lots 2 and 3.
Verify septic system for Lot 1 is entirely contained within the new property
lines.
7. Provide approval from West Pulaski County Volunteer Fire Department.
8. Provide current effective FEMA flood panel number and date.
9. Include Pulaski County in certificate of engineering accuracy.
10. Include Pulaski County Certificate of Preliminary Plat approval.
11. Legally describe access easement to Lots 2 and 3 on plat and in BOA.
Existing driveway to residences on Lot 1 is located partly on Lot 2. If
driveway is to be used by Lot 1 an access easement across Lot 2 and the
10 acre tract north of Lot 1 will need to be shown on plat and BOA.
12. Label and dimension existing and proposed right of way for HWY 300.
Dedicate additional right of way for HWY 300 as required to comply with
Master Road Plan requirements. 50-feet east of centerline is required per
Master Road Plan.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
5
13. Ensure any required ADEQ erosion control plan and protocols are in place
during construction.
14. Pay $10.00 review fee.
a. Obtain driveway permits from AHTD for any new driveways.
Rock Region Metro: Location is currently served on express route 25 Pinnacle
Mountain by Rock Region METRO. We have no comments on this proposed
development at this time.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present
representing the request. Staff presented the item stating there were two (2)
items associated with the request. Staff stated the requests were for preliminary
plat approval and for a revocation of a PD-R zoning. Staff stated Lot 3 was being
created as a lot without public street frontage. Staff stated this would require a
variance from the Subdivision Ordinance to allow the lot as proposed.
Public Works comments were addressed. Staff stated a dedication of right of
way to 45-feet from centerline was required to meet the Master Street Plan
requirement. Staff stated AHTD had declined the City’s request for street
widening to HWY 300. Staff requested Mr. White verify the sight distance of the
proposed driveway to ensure the location was safe.
Staff noted comments from Pulaski County Planning. Staff stated any questions
or concerns should be directed to County Planning staff.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
6
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing a number of the issues
raised at the December 9, 2015, Subdivision Committee meeting. The applicant
has verified all aspects of the existing septic system are located on proposed Lot
1. The applicant has also verified the driveway location is a safe location and
vehicles entering and exiting have sufficient visual distance at the proposed
location.
The request is preliminary plat approval for a three (3) lot plat. The applicant is
proposing Lot 1 containing 1.5 acres and, Lots 2 and 3 with just over five (5)
acres each. There is an existing home located on Lot 1. The remaining lots will
be developed with new homes in the future. The proposed lots will be served by
Maumelle Water Corporation and each home will have individual septic systems
to serve as wastewater treatment. The applicant has indicated prior to final plat
execution approval from the Arkansas Department of Health will be provided for
the proposed new septic systems on Lots 2 and 3.
Lot 3 is proposed as a lot without public street frontage which creates a variance
from Section 31-231. An access and utility easement will be provided across Lot
2 to provide access and utilities the site. The plat indicates a minimum driveway
width of 20-feet and a minimum access and utility easement of 30-feet.
Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance
No. 16,863. The approval allowed the use of the house as a bed and breakfast
and the barn as a small antique shop. As a separate item on this agenda the
applicant is requesting a revocation of the PD-R zoning and the restoration of the
underlying R-2, Single-family zoning (Z-5946-A).
Staff is supportive of the applicant’s request. Staff feels the request to replat this
existing acreage into three (3) lots for single-family homes is appropriate. This
area is largely developed with homes on large lots or acreage. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of a lot without public street frontage.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
7
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested a deferral of this item to the
February 25, 2016, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. There was
no further discussion. A motion was made to approve the By-law waiver request to allow
a deferral of the item without the proper time frame for the deferral request. There was
no further discussion of the item. The motion for the By-law waiver carried by a vote of
10 ayes, 0 noes and 1 absent. 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 revised preliminary plat to staff indicating the lot sizes as
1.46 for Lot 1, 4.49 for Lot 2 and 3.415 for Lot 3. There is an existing home located on
Lot 1. Lots 2 and 3 will be developed with new homes in the future. The proposed lots
will be served by Maumelle Water Corporation and each home will have individual
septic systems to serve as wastewater treatment. The applicant has indicated prior to
final plat execution approval from the Arkansas Department of Health will be provided
for the proposed new septic systems on Lots 2 and 3.
Lot 3 is proposed as a lot without public street frontage which creates a variance from
Section 31-231. An access and utility easement will be provided across Lot 2 to provide
access and utilities the site. The plat indicates a minimum driveway width of 20-feet and
a minimum access and utility easement of 30-feet.
Staff is supportive of the applicant’s request. Staff feels the request to replat this
existing acreage into three (3) lots for single-family homes is appropriate. This area is
largely developed with homes on large lots or acreage. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request
Staff recommends 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.
Staff recommends approval of the variance request from Section 31-231 to allow the
creation of a lot without public street frontage.
February 25, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1765
8
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation of approval of the variance
request from Section 31-231 to allow the creation of a lot without public street frontage.
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.
February 25, 2016
ITEM NO.: B FILE NO.: S-1767
NAME: Vincent View Preliminary Plat
LOCATION: Located South of Pebble Beach Estates and West of Garrett
Glen Subdivision
DEVELOPER:
Bo Briggs
13914 Belle Pointe Drive
Little Rock, AR 72212
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 10 acres NUMBER OF LOTS: 13 FT. NEW STREET: 700 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.19
VARIANCE/WAIVERS: None requested.
The applicant did not provide notice to the abutting property owners as typically required
by the Commission’s By-laws. Staff recommends deferral of this item to the
April 7, 2016, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
December 18, 2015, requesting deferral of this item to the February 25, 2016, public
hearing. Staff is 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.
February 25, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1767
2
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not provide notice to the abutting property
owners as typically required by the Commission’s By-laws. Staff presented a
recommendation of deferral of the item to the April 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.
February 25, 2016
ITEM NO.: C FILE NO.: S-641-M
NAME: West Markham Shopping Center Subdivision Site Plan Review
LOCATION: Located at 11414 West Markham Street
DEVELOPER:
Markham West Shopping Center
P.O. Box 924133
Huston, TX 77292
SURVEYOR:
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 0.70 acres of a 17.6 acre tract NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 2 – Rodney Parham
CENSUS TRACT: 22.09
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owners are proposing to remove an existing restaurant building and
construct a new 5,000 square foot retail and office building. The site was platted
as Lot 2, Markham Commercial Subdivision which is 17.6 acres. Lot 2 has
several smaller commercial buildings and parking. This building will redevelop
0.70 acres of the total site area.
B. EXISTING CONDITIONS:
The area along West Markham includes three (3) restaurants and two (2) banks
located on lease parcels. The main shopping center building is located near the
rear portion of the tract and contains a number of retail uses including Sports
Authority, Michael’s, a shoe store and a fitness center. This area of West
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
2
Markham is built out. There are a number of retail uses including restaurants,
auto related businesses (tire store, audio store, auto body repair), banks and
office uses.
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 Birchwood Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Pedestrian access is suggested to be provided to within the development
from the West Markham Street sidewalk.
3. The handicap access ramp at the southwest corner of the site should be
reconstructed to meet ADA requirements and City of Little Rock Detail PW-
50.
4. The island in the driveway at the southeast corner of the site should be cut for
safe pedestrian access to meet ADA requirements per City of Little Rock
Detail PW-48.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available. Sewer main relocation required to construct
project as shown.
Entergy: Entergy does not object to this proposal. Electrical service is already
provided to the existing building from the north side of the property. There do not
appear to be any conflicts with existing Entergy facilities. Contact Entergy in
advance if electrical service needs change as a result of the demolition and
construction of a new building. As a minimum, a disconnection from the existing
service will be required as work progresses.
Centerpoint Energy: No comment received.
AT & T: No comment received.
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
3
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 the Little Rock Fire
Department is required.
3. 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.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. 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.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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:
1. Maintain Access.
2. 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
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
4
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
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.
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.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. 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.
b. 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.
c. 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.
6. 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
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
5
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.
b. 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.
c. 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.
d. 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.
7. 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.
8. 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 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
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.
9. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: No comment received.
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: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The minimum landscape and buffer area requirements have been met or
have been exceeded as shown on the revised site plan, C1 dated 1.06.16.
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
7
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. One (1) tree and three (3) shrubs or vines shall be planted for every 30 linear
feet of perimeter planting strip.
5. Trees shall be included in the interior landscape areas at a rate of one (1) tree
for every twelve (12) parking spaces.
6. One (1) tree and four (4) shrubs shall be planted in the building landscape
areas for each 40 linear feet of vehicular use area abutting the building.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
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. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
Mr. Thomas Pownell of Thomas Engineering was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the area of
the lease parcel. Staff also questioned cross access and cross parking
agreements that would apply to the shopping center.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk was to be repaired or replaced prior to occupancy. Staff stated a safe
pedestrian access to within the development from West Markham Street was
encouraged.
Landscaping comments were addressed. Staff stated a minimum landscape
strip of nine (9) feet was required along West Markham Street. Staff stated a
minimum landscape strip of three (3) feet was required adjacent to the building.
Staff stated the plan as presented did not appear to meet these minimums.
Mr. Pownell stated the landscape strip along West Markham Street was matching
the landscaping in place today. Staff stated this was a total redevelopment of the
site which required full compliance with the City’s Landscape and Buffer
Ordinances. Mr. Pownell questioned relief of this requirement. Staff stated it
would take both Planning Commission and City Beautiful Commission approval.
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
8
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant returned with a revised site plan to the February 3, 2016,
Subdivision Committee meeting. The applicant has provided the required
building and perimeter landscape strips. The applicant has also indicated safe
pedestrian access from West Markham Street to the building. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at both the December 9, 2015, and the February 3, 2016,
Subdivision Committee meetings. The applicant has provided the lease parcel
size and indicated the overall lot contains cross access and cross parking
agreements.
The applicant is requesting site plan review to allow the removal of an existing
restaurant building and the construction of a new office/retail building on the site.
The Subdivision Ordinance states Subdivision Site Plan Review is a
development review process that provides for case by case consideration of
project particulars including the provision of parking and landscaping in
accordance with the appropriate ordinances, siting of buildings and the
relationships with adjoining properties. (Section 31-13 of the Little Rock Code of
Ordinances)
The property is zoned C-3, General Commercial District. The required front yard
setback is 25-feet. The side yard setback is allowed at 0-feet and the rear yard
setback is to be 25-feet. The site plan as presented complies with the typical
setback requirements of the C-3, General Commercial Zoning District.
As noted the existing restaurant building will be removed to allow the
construction of a new 5,000 square foot retail and office building. The site plan
indicates the placement of 29 parking spaces to serve the new building on this
lease parcel containing 0.70 acres. Additional parking is available as cross
parking located on the remainder of the overall development. The site was
platted as Lot 2, Markham Commercial Subdivision which contains 17.6-acres.
This lot has several smaller commercial buildings and parking as well as a strip
center containing 166,700 square feet of floor area.
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
9
Parking for a commercial building is typically based on one (1) parking space per
300 gross square feet of floor area. The building containing 5,000 square feet of
floor area would typically require the placement of 16 parking spaces. The
applicant has not indicated the future user as a restaurant user which would
typically require the placement of 50 on-site parking spaces. The parking as
indicated for a commercial non-restaurant user is more than adequate to serve
the retail uses.
The applicant has indicated signage will comply with signage allowed in
commercial zones. The maximum sign height proposed is 36-feet and the
maximum sign area proposed is 160 square feet. Building signage will be limited
to the front façade along West Markham Street with a maximum sign area of ten
(10) percent of the façade area.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three years from the date of approval. If
an approved multi-phase development, has not been completed within three (3)
years of the date of approval the site plan must be reviewed and reapproved by
the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking site plan
approval for a multiple building site plan. The plan as presented allows for
adequate landscaping and setback per the various City Ordinances. Staff feels
the development as proposed will have limited impact on this site as well as the
general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on December 16, 2015, this item
be deferred to the February 25, 2016, public hearing. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-641-M
10
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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.
February 25, 2016
ITEM NO.: D FILE NO.: S-1764
NAME: Pulaski County School District Subdivision Site Plan Review
LOCATION: Located at 925 East Dixon Road
DEVELOPER:
Pulaski County Special School District
925 East Dixon Road
Little Rock, AR 72206
SURVEYOR:
McClelland Consulting Engineers
900 West Markham Street
Little Rock, AR 72201
AREA: 67.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Not Applicable – Located within the City’s Exterritorial
Planning Jurisdiction where the City exercises subdivision
control only
PLANNING DISTRICT: 24 – Sweet Home
CENSUS TRACT: 40.01
VARIANCE/WAIVERS:
• A variance from the required 70 percent buffer on the west side of the property to
allow for planned improvements to the existing bus access road and grading for the
new high school.
• A variance from trees in buffers on west, north and east sides of the property due to
a combination of the density of existing trees along the property perimeter, the use
of adjacent property, the rural and low density nature of the area.
• A variance from opaque screen on west, north and east sides of property due to a
combination of the density of existing trees along the property perimeter, the use of
adjacent property, the rural and low density nature of the area and the need to
maintain an open, visible perimeter for student security. Dumpster and loading
areas of the new school will be located on the west and north sides and will be
screened from Dixon Road by the building. Screening will be provided at ground
mounted mechanical equipment.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
2
• A variance from upgrades of existing, non-conforming parking lots. Little to no work
will be performed on three (3) existing parking lots with 456 spaces.
• A variance from Sections 30-43 and 31-210 to allow the drives on the eastern and
western perimeters nearer the intersection than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Pulaski County Special School District is requesting Subdivision/Multiple
Building Site Plan Review as per Section 31-13 of the Little Rock Code of
Ordinances. The District is planning improvements to the multiple school facilities
on this 67.9-acre campus located at 925 East Dixon Road. The site is not
located within the City limits of Little Rock but is located within the City’s
Exterritorial Planning Jurisdiction in which the City exercises subdivision
control only.
The improvements include:
• Complete demolition of the former Fuller Administrative Annex.
• Connect all new and existing facilities to the new Sweet Home sewer system
to be located at Dixon Road and eliminate the current sewer ponds.
• Construct appropriate stormwater collection/detention system for the campus.
• At the existing football stadium, install new artificial turf, resurface tract,
upgrade bleachers, lighting and press box, new concession/restroom facilities
and parking.
• Provide new baseball and softball playfields with associated bleachers, press
box and lighting.
• Lighting for the fields will be pole mounted energy efficient, “night-sky” type
fixtures. The lights will be installed to focus directly on the play fields and
tract area only, minimizing light spillover. The light spillover is expected to be
less than 0.5 foot candles at the property line.
• Construct new 40,000 square foot multi-purpose athletic building and
fieldhouse.
• Construct a new, comprehensive 150,000 square foot high school with
associated parking. The high school will include: 47 instructional spaces; an
auditorium with approximately 700 seats; a completion gymnasium with
approximately 1,200 seats; a cafeteria to seat approximately 400.
• Convert current Mills High School to a middle school with upgraded
secure entry.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
3
• Demo current Fuller Middle School.
• Develop new, interior drive systems to separately handle all bus and parent
pick-up stacking for both campuses completely on site while reducing the
number of drives off Dixon Road. Security gates and fencing will be
incorporated with the drive system to improve camps security, control access
and deter vandalism in this remote area of the County.
• The existing district Administrative and Warehouse buildings will remain
unchanged. The Administrative parking will be expanded to incorporate some
adjacent, existing parking at the current Fuller Middle School. The north
staging area of the Warehouse complex will be eliminated and some
screening is planned.
• The existing wooded ravine that runs through the site will be retained to
enhance campus’ natural landscape aesthetics. Underbrush will be removed
and water paths cleared to provide better drainage and to improve student
safety.
The current Mills High School has an enrollment of 600 students. Although it is
anticipated that the enrollment will drop with the separation of the
Jacksonville/North Pulaski School District, the new high school is being planned for
700 students.
Currently on the entire existing campus there are 725 existing parking spaces for
educational use out of a total of 840 parking spaces. When the development is
completed, there will be 897 parking spaces available for educational use out of a
total of 1,012 parking spaces. For the new high school, a total of 350 parking
spaces are required.
The Campus is a rural area of South Pulaski County and is bordered on the west
and north by the Granite Mountain Quarry; the east by a storage facility, parking lot
and a single-family residence located 300-feet from the property line; and south by
Dixon Road.
The District will be requesting the following variances:
• A variance from the required 70 percent buffer on the west side of the
property to allow for planned improvements to the existing bus access road
and grading for the new high school.
• A variance from trees in buffers on west, north and east sides of the
property due to a combination of the density of existing trees along the
property perimeter, the use of adjacent property, the rural and low density
nature of the area.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
4
• A variance from opaque screen on west, north and east sides of property
due to a combination of the density of existing trees along the property
perimeter, the use of adjacent property, the rural and low density nature of
the area and the need to maintain an open, visible perimeter for student
security. Dumpster and loading areas of the new school will be located on
the west and north sides and will be screened from Dixon Road by the
building. Screening will be provided for all ground mounted mechanical
equipment.
• A variance from upgrades of existing, non-conforming parking lots. Little to
no work will be performed on three (3) existing parking lots with 456 spaces.
• A variance from Sections 30-43 and 31-210 to allow the drives on the
eastern and western perimeters nearer the intersection than typically
allowed.
B. EXISTING CONDITIONS:
As noted above the Campus is located in a rural area of South Pulaski County
and is bordered on the west and north by the Granite Mountain Quarry, to the
east is a storage facility, parking lot and a single-family residence and to the
south by Dixon Road, an industrial business and single-family homes. East
Dixon Road is a two (2) lane road with open ditches for drainage.
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
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dixon 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. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
5
5. With site development, provide the design of street conforming to the
Master Street Plan. Provide widening sufficient for construction of a left turn
lane with sufficient stack and tapers to comply with AASHTO standards.
AHTD is being contacted about the permitting the construction of a center
left turn lane.
6. All new driveways shall be constructed with concrete aprons per City
Ordinance.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveways should be
located at least 150 feet from the side property lines. Variances must be
requested for these driveway locations.
10. 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. The study
should include the on-site traffic and circulation plan with vehicle stack and
delays. The study should be provided to staff by December 16, 2015.
11. 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 AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. Three phase power line
exists around and throughout the existing property. Some of them appear to be
in conflict with future plans and will need to be adjusted and/or relocated to
accommodate those plans. Relocation costs may be incurred for facilities
adjustments. Contact Entergy well in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities as this
project proceeds
Centerpoint Energy: No comment received.
AT & T: No comment.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
6
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 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. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
customer owned line agreement is required.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
7
9. 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.
10. 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.
Fire Department: Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant
locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.1 Access road width with a hydrant . Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Show the name and address of owner/developer.
2. Show source of title
3. Show distance to two land corners. Show State Plane Coordinates for
two (2) property corner.
4. Provide surveyor’s seal and signature.
5. Provide engineer’s seal and signature.
6. Show contours at minimum 4-foot intervals.
7. Show water crosses entering and leaving the property.
8. Show abutting subdivided property.
9. Prove approval letter from CAW stating water supply design is approved.
10. Provide AHD/ADEQ approval of wastewater system design.
11. Provide letter of approval from local fire department.
12. Provide storm drainage plan.
13. Verify development meets ADA standards.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
8
14. Pay $33.00 review fee.
a. Obtain driveway and street improvement permits from AHTD prior
to construction for all new driveway work.
b. Label all property corners.
County Planning Public Works Comments
1. Delineate all drainage areas upstream of all property outflow locations.
2. Provide drainage profiles for all ditch flow lines and lines of culverts.
3. Provide standard detail drawing for all drainage areas, inlets, gutters,
ditches, channels, culverts, junctions, and culvert outflows. Include
bypass calculations for all curb inlets. Include 2-year, 10-year, 25-year
and 100-year CFS and velocity calculations. All calculations must be
stamped by an Arkansas Registered Professional Engineer.
4. Show allow existing drainage structure on tract.
5. Provide PCRB with copy of ADEQ stormwater approval, erosion control
plan, and SWPPP.
Rock Region Metro: Location is not currently served by Rock Region METRO.
School service is in our future plans. The plans for the driveways as drawn do not
illustrate drop-off areas for each school building. Connecting sidewalks for drop-
off areas are essential for ADA access, parking area crossing and bus service.
Please clarify how vehicle loading would be facilitated for all essential site plan
elements, ball fields and buildings.
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: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
9
2. 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.
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 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). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. 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 automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
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. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
The applicants were present representing the request. Staff presented an
overview of the item stating the request was a multiple building site plan review
within an area of the City’s Extraterritorial Planning Jurisdiction and within an
area the City did not exercise zoning control. Staff stated there were a few
outstanding technical issues in need of addressing related to the site plan prior to
the Commission hearing the request. Staff requested details concerning the
proposed athletic field lighting and any proposed belchers. Staff also requested
information concerning any proposed signage.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
10
Public Works comments were addressed. Staff stated a traffic analysis was
required prior to the item being forwarded to the Commission. Staff also stated
variances were required for the eastern and western driveway locations. Staff
requested the applicant provide a sketch grading and drainage plan. Staff stated
Dixon Road was classified on the Master Street Plan as a minor arterial which
would require a right of way dedication of 45-feet from centerline.
Landscaping comments were addressed. Staff stated the plan as indicated
appeared to comply with the minimum eight (8) percent interior landscape
requirements. Staff stated a perimeter planting strip of nine (9) feet was required
adjacent to the perimeters of the site. Staff stated screening of the vehicular use
area was required adjacent to the street rights of way. Staff stated this was to be
accomplished by the placement of shrubs or vines planted every thirty (30) linear
feet.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided
additional information concerning the proposed athletic field lighting and the
proposed belchers. The applicant has also provided information concerning the
proposed signage plan.
The Pulaski County Special School District is requesting Subdivision/Multiple
Building Site Plan Review as per Section 31-13 of the Little Rock Code of
Ordinances. The District is planning improvements to the multiple school facilities
on this 67.9-acre campus located at 925 East Dixon Road. The site is not
located within the City limits of Little Rock but is located within the City’s
Exterritorial Planning Jurisdiction in which the City exercises subdivision control
only. The Subdivision Ordinance states Subdivision Site Plan Review is a
development review process that provides for case by case consideration of
project particulars including the provision of parking and landscaping in
accordance with the appropriate ordinances, siting of buildings, and the
relationships with adjoining properties.
The improvements include the complete demolition of the former Fuller
Administrative Annex to allow the construction of a new high school and parking.
The plans include the construction of a new, comprehensive 150,000 square foot
high school with associated parking. The high school will include:
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
11
47 instructional spaces, an auditorium with approximately 700 seats, a
competition gymnasium with approximately 1,200 seats and a cafeteria to seat
approximately 400.
The school will connect all new and existing facilities to the new Sweet Home
sewer system to be located at Dixon Road and eliminate the current sewer
ponds. It is anticipated the ponds may be used to aid in providing the
appropriate stormwater collection and detention system for the campus.
The existing football stadium will be renovated by the installation of new artificial
turf, upgraded bleachers, lighting and a press box, a new concession stand and
restroom facilities and additional parking. The site plan includes new baseball
and softball playfields with associated bleachers, press box and lighting. The
lighting for the fields will be pole mounted energy efficient, “night-sky” type
fixtures. The lights will be installed to focus directly on the play fields and tract
area only to minimizing light spillover. The light spillover is expected to be less
than 0.5 foot candles at the property line. The plan also includes the
construction of a new 40,000 square foot multi-purpose athletic building
and fieldhouse.
The plan includes the conversion of the current Mills High School to a middle
school with upgraded secure entry. The existing Fuller Middle School will be
demoed. A new interior drive systems to separately handle all bus and parent
pick-up stacking for both campuses completely on site while reducing the number
of drives off Dixon Road is proposed. Security gates and fencing will be
incorporated with the drive system to improve camps security, control access and
deter vandalism in this remove area of the County
The existing district Administrative and Warehouse buildings will remain
unchanged. The administrative parking will be expanded to incorporate some
adjacent, existing parking at the current Fuller Middle School. The north staging
area of the warehouse complex will be eliminated and some screening
is planned.
The existing wooded ravine that runs through the site will be retained to enhance
campus’ natural landscape aesthetics. Underbrush will be removed and water
paths cleared to provide better drainage and to improve student safety
The current Mills High School has an enrollment of 600 students. Although it is
anticipated that the enrollment will drop with the separation of the
Jacksonville/North Pulaski School District, the new high school is being planned
for 700 students.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
12
Currently on the entire existing campus there are 725 existing parking spaces for
educational use out of a total of 840 parking spaces. When the development is
completed, there will be 897 parking spaces available for educational use out of
a total of 1,012 parking spaces. For the new high school, a total of 350 parking
spaces are required.
The signage plan includes the removal of the existing sign at Fuller Middle
School. The existing monument sign at the administration building is to remain.
The existing monument sign at the current Mills High School will be updated.
A new monument sign is proposed at the new high school. The applicant has
indicated an electronic marque sign for the campus will be installed. The design
of the sign has not been completed.
The request includes variance from the buffer ordinance requirements, paving
requirements for parking lots and from the Master Street Plan and Subdivision
Ordinance to allow driveway spacing variances. The applicant is requesting a
variance from the required 70 percent buffer on the west side of the property to
allow for the planned improvements to the existing bus access road and allow for
proper grading for the new high school. The applicant is seeking a variance from
the requirement of trees in buffers on west, north and east sides of the property
due to a combination of the density of existing trees along the property perimeter,
the use of adjacent property and the rural and low density nature of the area.
The applicant is also requesting a variance from opaque screen requirement on
the west, north and east sides of property due to a combination of the massing of
existing trees along the property perimeter, the use of adjacent property and the
rural and low density nature of the area. In addition the applicant states there is
a need to maintain an open, visible perimeter for student security.
The request also includes a variance to not provide irrigation for the landscaped
areas. The applicant has indicated temporary irrigation will be installed for up to
18 months for plant establishment. The applicant is requesting LEED
certification which awards points for water efficient landscaping. The applicant
states native/adapted plants will be installed on the project.
The dumpster and loading areas of the new school will be located on the west
and north sides of the site and will be screened from Dixon Road by the building.
The applicant states screening of ground mounted mechanical equipment will be
provided.
The applicant is seeking a variance from any required upgrades of the existing,
non-conforming parking lots. The applicant states little to no work will be
performed on the three (3) existing parking lots which contain 456 spaces.
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
13
The applicant is also requesting a variance from Sections 30-43 and 31-210 to
allow the drives on the eastern and western perimeters nearer the intersection
than typically allowed. The request allows the drives to remain near their existing
locations but to be upgraded to allow a wider width and reinforced asphalt to
better serve the bus traffic on the site.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three years from the date of approval. If
an approved multi-phase development, has not been completed within three (3)
years of the date of approval the site plan must be reviewed and reapproved by
the Commission in the same manner as the initial site plan review. The applicant
has indicated the redevelopment of the site will begin in spring 2016 with the
commencement of site improvements. In the summer 2016 construction on the
high school will begin and the fall of 2017 the new high school construction will
be completed.
The applicant submitted a traffic analysis to staff for consideration. Based on the
details of the traffic analysis staff is continuing to review the results. Staff
will provide an overview of the analysis and the findings of the study at the
January 7, 2016, Public Hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating they were requesting a deferral of the item to the
February 25, 2016, public hearing. Staff stated the Arkansas State Highway and
Transportation Department (AHTD) had provided them with their requested street
design earlier in the day. Staff stated they needed additional time to review the request
with the applicant and AHTD to determine what improvements would be completed and
the phasing of the improvements. 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:
Pulaski County Special School District (PCSSD) and staff have agreed on the design of
the east bound left turn lane at Mills High School as shown in the attachment. The
February 25, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1764
14
design consists of widening Dixon Road with construction of a left turn at the western
most Mills High School driveway which is the main entrance into the school for students
and buses. The turn lane will consist of about 80 feet of vehicle stack sufficient for two
(2) school buses. West and east of the left turn lane, the tapers will extend
approximately 320 feet in each direction. The majority of the left turn lane construction
will occur across the frontage of the property to the west. The Arkansas State Highway
and Transportation Department (AHTD) has tentatively approved construction of a left
turn lane at the school with either open shoulders or curb and gutter street sections.
The proposed improvements are subject to final permitting from AHTD at the time of
construction. At the time of this writing, PCSSD has not made a determination of
whether the left turn lane will be constructed as conditioned by City of Little Rock staff.
Since a determination has not been made by PCSSD, staff's recommendation
is forthcoming.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had requested on February 24, 2016, a deferral of the item
to the April 7, 2016, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request. There was no further discussion.
A motion was made to approve the By-law waiver with regard to the late deferral
request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 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.
February 25, 2016
ITEM NO.: E FILE NO.: Z-2496-A
NAME: Fletcher Library Short-form PD-O
LOCATION: Located at 523 North Buchanan Street
DEVELOPER:
Central Arkansas Library System
c/o Allison Architects
200 West Capitol Avenue, Suite 400
Little Rock, AR 72201
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.22 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family & O-3, General Office District
ALLOWED USES: Single-family & General office
PROPOSED ZONING: PD-O
PROPOSED USE: Branch library
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on North Buchanan Street nearer the property line than typically allowed.
BACKGROUND:
Ordinance No. 12,534 adopted by the Little Rock Board of Directors on August 16,
1971, rezoned the western portion of the property from “B” Residence to “E-1” Quiet
Office. Section 36-7, Conversion of previous zoning classifications or district, provides
a conversion table for the former zoning districts. In this case E-1 Quiet Office District
was reclassified to O-3, General Office District. The eastern portion of the property is
zoned R-3, Single-family.
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
2
On September 20, 1994, the Little Rock Planning Commission approved a Conditional
Use Permit request to allow the construction of a new branch library on the R-3,
Single-family zoned portion of the property. The building was proposed containing
13,500 square feet of floor area. The plan included the placement of 33 on-site parking
spaces. That project has been constructed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The total site area is approximately 1.22 acres and is located at 823 North
Buchanan Street, which is south of ‘H’ Street between Pierce and Buchanan
Streets. Central Arkansas Library System is proposing to construct a new
building to be used for library functions but will also serve as a c ommunity
meeting building containing 3,596 square feet (in addition to the existing building
containing 13,500 square feet). The site plan indicates 41 parking spaces to
serve the site. The expansion will occur within the existing parking lot to the west
of the existing structure. Central Arkansas Library System has acquired a parcel
of land to the south with frontage on ‘G’ Street which will not be developed at this
time.
The site plan indicates the existing eastern drive on ‘H’ Street will be removed
and a new drive will be placed on North Buchanan Street near the southern
property line. The driveway will require a variance from the City’s Master Street
Plan and Subdivision Ordinances.
B. EXISTING CONDITIONS:
The library has existed at this location for many years. The property is located at
the edge of a residential neighborhood with single-family homes to the south and
east of this site. Other uses in the area include a school to the north, across ‘H’
Street, and a variety of office uses to the west. The site sits two (2) blocks east
of North University Avenue. Sidewalks are in place along ‘H’ Street as well as
curb and gutter. There are no sidewalks or crub and gutter along North
Buchanan or North Pierce Streets.
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 Hillcrest Residents Neighborhood Association were notified of the public
hearing .
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that North Buchanan Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies
that ‘G’ Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
North Buchanan Street and ‘H’ Street.
4. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to ‘G’ Street including
5-foot sidewalk with the planned development.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Stormwater 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 local property owners’ association
and detailed in the bill of assurance.
7. 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.
8. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
stormwater management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and it
regulated discharge to the downstream storm drainage system.
9. Additional traffic is being added to ‘G’ Street which is 10 feet wide.
10. A grading permit in accordance with Section 29-186 (c) and (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.
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
4
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 existing structure. Service can be provided to the new
proposed community meeting space on the property from an existing power line
located across ‘H’ Street. Contact Entergy in advance regarding future service
requirements to the development, desired line extensions and future facilities
locations as this project proceeds.
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. 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.
3. Contact Central Arkansas Water regarding the size and location of water
meter.
4. 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.
5. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
5
Fire Department: No Comments
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served on Route 8 - Rodney Parham
by Rock Region METRO. The plan as shown indicated two (2) curb cut closures
and sidewalk additions which will improve stop options at this location. We have
no objections to the plan.
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 Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this property.
The Residential Low Density is for single-family homes at densities no greater
than six dwelling units per acre. The applicant has applied for a rezoning from
R-3 (Single Family District) and O-3 (General Office District) to PDO (Planned
Development Office) to allow for the development of new library space to also
serve as community meeting space in a separate structure on the west side of
the property and within the existing parking lot. The site is within the Hillcrest
Design Overlay District which has lot coverage, height and other regulations.
Master Street Plan: The north side of the property is ‘H’ Street and it is a
Collector; the other three (3) sides of the property are ‘G’, North Pierce and
Buchanan Streets and they are shown as Local Streets on the Master Street
Plan. The primary function of a Collector Street is to provide a connection from
Local Streets to Arterials. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
6
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Hillcrest Overlay District.
2. 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.
3. Trees and shrubs are required to be placed between the proposed building
and the ‘H’ Street right-of-way. Plant material is to be provided at the rate of
one (1) tree and three (3) shrubs for every 30 linear feet.
4. The southwest properties are zoned R-3, Single-family. 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 along these
perimeters of the site.
5. The site is located within an area of the City which is designated as the
Mature Area. The minimum landscape strips may be reduced by 75 percent
but in no case be less than six feet nine inches (6’9”).
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 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.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
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. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
Mr. Brian Dale of White-Daters and Associates and Katie Bruhl of Allison
Architects were present representing the request. Staff presented an overview of
the item stating there were a few outstanding technical issues related to the site
plan in need of addressing prior to the Commission acting on the request. Staff
questioned the proposed lighting plan, the screening of the rear yards of the
homes to the west and the location and hours of any dumpster service. Staff
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
7
questioned the proposed signage plan and the proposed activities for the new
building.
Public Works comments were addressed. Staff stated dedication of right of way
to 30-feet from centerline was required on the abutting streets. Staff stated a
radial dedication of right of way was required at the intersections of all the
boundary streets. Staff stated ‘G’ Street was a substandard street and would
require dedication of right of way and street improvements adjacent to the lot
proposed for development. Staff also stated a grading permit was required prior
to any grading activities on the site.
Landscaping comments were addressed. Staff stated screening and buffering
was required adjacent to the perimeters abutting single-family. Staff also stated
a minimum street buffer of six feet nine inches (6’9”) was required along the
abutting streets.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
technical issues associated with the request. The applicant has provided
information concerning the proposed lighting plan, the proposed screening of the
adjacent residential uses and indicated the hours of dumpster service will not be limited.
The applicant has also provided the proposed signage plan and the proposed activities
for the new building. The revised site plan has removed the parking proposed on the
southern lot owned by the library and indicated no activity will take place on this lot at
this time.
Central Arkansas Library located at 823 North Buchanan Street is requesting a
rezoning of the site from R-3, Single-family residential and O-3, General Office
District to PD-O, Planned Development Office. Central Arkansas Library is
proposing to construct a new building to be used for additional library space and
also for community meetings. The new building contains 3,596 square feet of
floor area and 41-parking spaces to serve the library development. The new
construction will occur within the existing parking lot to the west of the main
library building. Central Arkansas Library System has acquired a parcel of land
to the south with frontage on ‘G’ Street which will not be developed at this time.
The site plan indicates the existing eastern drive on ‘H’ Street will be removed
and a new drive will be placed on North Buchanan Street near the southern
property line. The driveway will require a variance from the City’s Master Street
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
8
Plan and Subdivision Ordinances (Sections 30-43 and 31-210) to allow the drive
nearer the property line than typically allowed per ordinance.
The site plan indicates the placement of a dumpster near the southern portion of
the parking lot. The applicant is working to site the dumpster in the best location
to have limited impact on the adjacent single-family homes but also allow the
facility to be serviced with the waste management company. The applicant has
indicated the hours of dumpster service will not be limited. Staff recommends the
hours of dumpster service be limited to daylight hours, 7 am to 6 pm, Monday
through Friday.
The applicant has indicated all site lighting will be low level and directional,
directed downward and into the site. The applicant has indicated the maximum
parking lot pole height will be 35-feet. The lighting will be shielded to limit the
over-spilling of lighting onto adjacent property.
The existing building contains 13,500 square feet of floor area and the new
construction is proposed containing 3,596 square feet for a total of 17,096 square
feet of floor area. Parking for a library would typically be based on one (1)
parking space per 400 gross square feet of floor area. This would result in the
need for 41 on-site parking spaces.
The site is located within the Hillcrest Design Overlay District which has
established guidelines for parking. The p arking requirements within the Overlay
are allowed at be 50-percent of that required by the zoning ordinance (20 spaces
for this site). The maximum parking allowed for the Overlay is to be the minimum
parking per the zoning ordinance (42 spaces for this site). The Overlay allows
on-street parking to be credited toward the parking requirements at a rate of one
(1) space per ten (10) linear feet of street frontage. This property has 280 linear
feet of street frontage along ‘H’ Street which would result in credit for 28 parking
spaces. The site has street frontage on North Buchannan Street (150 feet) and
North Pierce Street (180 feet) but due to the width of these streets parking would
be difficult and allow the streets to continue to function.
The applicant has indicated signage along the building facades which have
public street frontage. The site plan also indicates the placement of a monument
sign on Buchanan Street. The sign is proposed as allowed in office zones or a
maximum of six (6) feet in height and 64 square feet in area. The existing
ground sign on ‘H’ Street which is four (4) foot by eight (8) foot (32 square feet)
will remain.
The plan indicates the placement of landscaping to comply with the zoning and
landscape ordinance requirements. A minimum landscape strip of six feet nine
inches (6’9”) is indicated along the butting streets between the paved areas and
February 25, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2496-A
9
the parking lots. A screening fence will be installed along the perimeters of the
site where abutting residential zonings and uses. The fence will be a minimum of
six (6) feet in height and most likely constructed of a wooden material.
The library hours of operation are from 9 a.m.to 8 p.m. Monday through
Wednesday and 9 a.m. to 6 p.m. Thursday through Saturday. The new
construction is proposed for library functions but will also serve as a community
meeting facility. Some activities may extend beyond the typical business hours
of the library.
Staff is supportive of the applicant’s request. Central Arkansas Library is
proposing new construction of a facility to increase their available floor area but
to also be used as meeting space for community activities. Staff feels the library
has done an adequate job in trying to limit the impact on the adjacent residential
homes. To staff’s knowledge there are no outstanding technical issues in need
of addressing related to the site plan. Staff feels the development proposal is
appropriate for this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the placement of the drive on North Buchannan Street as
indicated on the site plan.
Staff recommends the hours of dumpster service be limited to daylight hours,
7 am to 6 pm, Monday through Friday.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation of approval of the variance request from
Sections 30-43 and 31-210 to allow the placement of the drive on North Buchannan
Street as indicated on the site plan. Staff presented a recommendation the hours of
dumpster service be limited to daylight hours, 7 am to 6 pm, Monday through Friday.
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.
February 25, 2016
ITEM NO.: F FILE NO.: Z-7626-B
NAME: Joe T. Robinson Revised Long-form POD
LOCATION: Located at 21001 – 21501 HWY 10
DEVELOPER:
Pulaski County Special School District
Dr. Jerry Guess, Superintendent
925 East Dixon Road
Little Rock, AR 72206
SURVEYOR:
Development Consultants Inc.
Attn. Robert Brown
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 66.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: School
PROPOSED ZONING: Revised POD
PROPOSED USE: School
VARIANCE/WAIVERS:
1. Driveway spacing eastern driveway located less than 150-feet from the eastern
boundary.
2. Driveway spacing western driveway to include a median to separate an entry and
and two exit lanes that exceed the maximum driveway width of 40 feet.
3. Allow screening of new trash containers with part masonry wall and part evergreen
plant screening, in lieu of full opaque fence and gates.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
2
BACKGROUND:
The school site is located outside the City limits but within the City’s zoning jurisdiction.
The school was constructed many years prior to the City extending zoning to the area.
The Little Rock Planning Commission approved a Conditional Use Permit for this site on
May 6, 2004. The approval allowed for phased construction of a baseball field, a
softball field, a gymnasium and additional parking. Phase I consisted of a baseball field,
10 parking spaces and a maintenance access drive. Phase II consisted of a softball
field. Phase III, anticipated in 2 to 5 years from the approval, consisted of a gymnasium
and an 80-space parking lot. The baseball field and gymnasium were to replace
facilities located on property owned by Deltic Timber. The ball fields were to be fenced
and lighted and would include spectator seating areas. The lighting would be directed
onto the fields. An architect had not yet designed the Phase III gymnasium so specifics
of building material were not available. The height of the building was limited to 45 feet.
The gymnasium and Phase III parking were to be constructed to the Highway 10 Design
Overlay District standards for setbacks and buffers. The ball fields and gymnasium
were anticipated to be used seven days per week from 8:00 am to 10:00 pm. The
facilities would be available for use by groups other than the Joe T. Robinson School
students.
Ordinance No. 20,065-X adopted by the Little Rock Board of Directors on
February 3, 2009, rezoned the site from R-2, Single-family to Planned Office
Development to allow the existing school to place a new drive inconsistent with the
typical standards established by the Highway 10 Design Overlay District. According to
the applicant the property experienced significant congestion within the site and on
Highway 10 during peak traffic hours. The applicant stated the congestion was due to
bus and vehicular traffic using a common driveway to access the site and several
turning conflicts on Highway 10. Construction of the new driveway and parking lot were
intended to allow for the separation of bus and vehicular traffic by a new concrete plaza
adjacent to the proposed building addition. These improvements were intended to
alleviate congestion by improving circulation within the property and eliminating turning
conflicts and vehicle stacking on Highway 10. The request included the construction of
a new parking lot and a small building addition. The previous phases of the approved
Conditional Use Permit, which were not completed at the time of the POD approval,
continued to be a part of the approval request. The drive has not been constructed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the previously approved POD, Planned
Office Development, for the property located at 21001 and 21501 HWY 10. The
property was rezoned to POD in 2009 to resolve a drive spacing variance within
the Highway 10 DOD. The proposed (fifth) driveway was never constructed.
The applicant is resubmitting the request to acquire approval for construction of a
new middle school building, new indoor practice facility for athletics, additional
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
3
parking areas, improved bus and vehicle drives, new basketball and softball
fields and potential future expansions to buildings and parking.
The applicant is requesting variances as follows:
1. Reconstruct existing eastern driveway to include two exit lanes and
maintain the existing location that is less than 150-feet from the eastern
boundary.
2. Reconstruct existing western driveway to include a median to separate an
entry lane and two (2) exit lanes that exceeds the maximum driveway
width of 40-feet.
3. Allow screening of new trash containers with part masonry wall and part
evergreen plant screening, in lieu of full opaque fencing and gates.
The need for the project is not due to a school closing or otherwise transferring of
students. The construction of the new middle school, repurposing the existing
middle school and other future expansions shown are all about enhancing the
Joe T. Robinson School facilities and providing for student population growth.
It is hoped that the new middle school will help attract more students to public
school where this population is steadily diminishing and going to the private
school options. The additional space provided by the new buildings and shifting
of the high school freshmen to their own building will increase the campus
capacity in each student focus area. While there is no certainty of what the
actual growth may be the school is providing for a potential increase in capacity
of 200 to 500 students that could be served on the campus. At the same time
the school is making proactive improvements to prevent traffic issues with bus
loading space and vehicle loading/stack space. The school is also enhancing
parking capacity for students, parents, faculty, staff and events. The long term
plan with initial improvements in the first phase of work and future expansions
playing out over the next six (6) to eight (8) years. The applicant notes that
Robinson High School and Robinson Middle School are the only operating public
high school and public middle schools north of Colonel Glenn and West of
Interstate 430. The applicant states the need for better public schools options
goes hand in hand with this expanding area of Western Little Rock.
B. EXISTING CONDITIONS:
The site contains a Pulaski County School both a Jr. and High School.
An elementary school is located to the northwest of this site. South and west of
the site are single-family homes located within the Chenal subdivision. North of
the site is wooded, single-family zoned property. Other uses in the area include
churches, an automobile repair shop, an office building and a small
baseball park.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
4
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 Duquesne Place Property Owners Association were notified of the public
hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stormwater 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 local property owners’ association and detailed in the bill
of assurance.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Hwy 10 including
5-foot sidewalks with the planned development. AHTD denied permitting the
street improvements.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Submit a Traffic Impact Study for the proposed project. Study should address
trip generation and trip distribution for the development, the onsite traffic plan
and also should take into account existing and projected traffic growth. The
study should be submitted by December 16, 2015 for this item to remain on
the current agenda.
5. 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.
6. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A driveway variance must be
requested for the width of driveway to exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site, but appears outside the service
boundary. Contact Little Rock Wastewater for additional information.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
5
Entergy: Entergy does not object to this proposal. Three phase power line
exists around and throughout the existing property. Some of them may be in
conflict with future plans and will need to be adjusted and/or relocated to
accommodate those plans. Relocation costs may be incurred for facilities
adjustments. Contact Entergy well in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities as this
project proceeds.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
6
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. 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: Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant
locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.1 Access road width with a hydrant . Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Show source of title.
2. Show distances to two land corners. Show State Plane Coordinates for two
property corners.
3. Provide surveyor’s seal and signature.
4. Provide engineer’s seal and signature.
5. Show contours at minimum 4-foot intervals.
6. Show water courses entering and leaving property.
7. Provide approval letter from CAW stating water supply design is approved.
8. Provide AHD/ADEQ approval of wastewater system design.
9. Provide letter of approval from local fire department.
10. Provide storm drainage plan.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
7
11. Verify development meets ADA standards.
12. Pay $33.00 review fee.
a. Obtain driveway and street improvement permits from AHTD prior
to construction.
b. Label all property corners.
Rock Region Metro: Location is currently served near express route 25
Pinnacle Mountain by Rock Region METRO. The development indicates bus
drop-off and loading area for each school building and site plan element.
Sidewalk access is indicated from each drop-off area; this will allow for future bus
service. The turning radius on the drop-off for the proposed Freshman Academy
building should be min 45.5’ outside for a 40’ bus. Please verify bus access radii.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment. The site is located outside the City limits.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Public/Institutional (PI). The Public/Institutional category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The applicant has applied for a revision to an existing POD
(Planned Office District) to allow for the development of a middle school and a
high school and their parking lots on this tract. The site is within the Highway 10
Design Overlay District.
Master Street Plan: The north side of the property is Highway 10 (Cantrell Road)
and it is shown as Principal Arterial on the Master Street Plan. The primary
function of a Principal Arterial Street is to serve through traffic and to connect
major traffic generator or activity centers within an urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Highway 10 since it is a Principal Arterial.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk). AHTD denied
permitting the street improvements.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
8
2. 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.
3. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
4. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
5. 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. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
Mr. Robert Brown of Development Consultants Inc. was present representing the
request. Staff presented the item stating there were a few outstanding technical
issues related to the site plan in need of addressing prior to the Commission
acting on the request. Staff requested Mr. Brown provide the proposed lighting
plan and the location of any and all proposed bleachers around the sports fields.
Public Works comments were addressed. Staff stated AHTD had denied the
request to allow street widening adjacent to the site. Staff stated since the site
was located outside the City limits staff could not accept an in-lieu payment for
the cost of improvements. Staff stated the City’s stormwater detention ordinance
would apply to the redevelopment of the site. Staff stated a traffic impact study
was required for the proposed project. Staff stated the study was to take into
account trip generation and trip distribution for the development, the on-site traffic
plan and the existing and project traffic growth.
Landscaping comments were addressed. Staff stated a minimum of eight percent
(8%) of the interior paved areas were to be landscaped. Staff stated with the
development of a site two (2) acres or larger a stamped landscape plan was
required. Staff stated an automatic irrigation systems to water the landscaped
areas was required for developments over one (1) acre by both the Highway 10
Design Overlay District and the Landscape Ordinance. Mr. Brown requested
staff consider a variance of this requirement. He stated the school was seeking
LEED approval for the new construction. He stated in other areas and campuses
the trend was now to water the plant materials and not water the grass areas.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
9
He stated native grass which were tolerant of the climate in a particular area
were being used.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the December 9, 2015, Subdivision
Committee meeting. The applicant has provided the proposed lighting plan, the
location of any and all proposed bleachers around the sports fields and has
provided the traffic impact study.
The request is a revision to the previously approved POD, Planned Office
Development, for the school’s property located at 21001 and 21501 HWY 10.
The original approval allowed for the construction of a driveway on HWY 10
which was not consistent with the typical driveway spacing requirements of the
Highway 10 Design Overlay District. The driveway spacing variance was
approved in 2009 but the driveway was not constructed. The applicant is
requesting to continue the request for the drive spacing variance but has also
included revisions to the existing access and circulation, building placement,
building additions and additional sports playing fields.
The existing middle school will be converted to a freshman academy. The
building contains 54,950 square feet of floor area and 25 classrooms. The
school district is planning to add four (4) additional classrooms. At present there
are 65 staff persons and 15 staff persons will be added with the new classroom
space. Parking for a high school (grades 9—12), typically requires the
placement of six (6) spaces per classroom plus one (1) space for each teacher,
employee and administrator on the largest shift. Stacking space is to be
adequate to accommodate private vehicles and school buses. The current
parking requirement for the freshman academy is 162 spaces for the classroom
space and 65 spaces for staff. With the additional classrooms a total of
28 additional spaces would be required. The total number of spaces for the
freshman academy upon completion would be 232 spaces.
The site plan includes the construction of a new middle school building with a
maximum building height of 60-feet. The building contains 145,000 square feet
of floor area. The building is proposed with multiple levels with the maximum
being three (3) stories. Parking for the middle school (grades 1—8), is based on
one (1) space per classroom plus one (1) space for each teacher, employee and
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
10
administrator on the largest shift. Stacking space for drop-off and pick-up must
be located on site. Stacking space shall be adequate to accommodate private
vehicles and school buses. The middle school has 34 classrooms and 73 staff.
Four (4) future classrooms are proposed with 24 staff. The typical parking
required for the proposed middle school would be 325 parking spaces.
The high school contains 102,200 square feet of floor area. There are
27 classrooms and an additional 15 classrooms are proposed with future
expansion area. The parking for the existing high school classroom space based
on typical ordinance requirements would be 162 spaces and an additional
65 spaces for the 65 employees. The additional classroom space and an
additional staff increase by 15 persons would result in the need for 105 parking
spaces. The total number of parking spaces typically required for the high school
would be 332 parking spaces.
The site plan includes an indoor practice facility building containing
56,000 square feet. The existing gymnasium and football facility will remain with
minor upgrades. The plan includes the addition of a baseball field with lights and
a softball field with lights. The lighting will be shielded to minimize bleed over to
adjacent properties. The ball fields will have bleachers and accessory support
structures such as dug-outs, score boards, etc.
The applicant is seeking a variance to allow the existing eastern driveway to be
reconstructed to include two (2) exit lanes, maintaining the existing location that
is less than 150-feet from the eastern boundary. The applicant is also requesting
to reconstruct the existing western driveway to include a median to separate an
entry lane and two (2) exit lanes. The width of the drive exceeds the maximum
driveway width of 40-feet. Each of these require a variance from Section 30-43
and 31-210.
The request also includes a variance from the typical screening requirement of
the trash dumpster. The applicant is requesting to be allowed screening of a new
trash containers with part masonry wall and part evergreen plant screening, in
lieu of full opaque fencing and gates. The area is located a minimum of 350 feet
from the property line and within an area that a large area of undisturbed buffer
will remain.
The applicant submitted a traffic analysis to staff for consideration. Based on the
details of the traffic analysis staff is continuing to review the results. Staff will
provide an overview of the analysis and the findings of the study at the
January 7, 2016, Public Hearing.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
11
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item with a recommendation of deferral of this item to the
February 25, 2016, public hearing to allow additional time to review the traffic analysis
and to meet with the Arkansas State Highway Department concerning any potential
improvements which may result from the project. 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 and staff have reviewed the traffic study and staff concerns with the
findings. The traffic study indicates the need for a traffic signal to serve the school.
Staff recommends the traffic signal be installed as shown in the traffic study at the time
warrants are met and as determined and permitted by the Arkansas State Highway and
Transportations Department.
The applicant and an adjacent property owner have been working to resolve the
adjacent property owners concerns related to the ball field area and the lighting of the
ball fields. The applicant has provided the following as additional notes on the site
plan:
1. Ballfield lighting will have light poles and fixtures that are approximately 70-feet in
height, less if feasible. Light fixtures shall be directional and/or shielded to minimize
visibility and light bleed-over to adjacent properties.
2. Baseball and softball games will normally end before 9:00 pm and lights will be
turned off. There may be occasional games that run into overtime and extend past
9:00 pm.
3. The public address system speakers shall be installed near and directed toward the
spectator bleachers.
4. The limits of clearing and grading of the areas surrounding the ballfields will follow
the preliminary slope study that has been provided as a supplemental information
drawing. Existing trees to remain will be protected during the construction process.
February 25, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7626-B
12
With the previous write-up staff was awaiting the traffic analysis and the comments from
the traffic study. Based on the findings of the study staff is in support of the request and
the applicant’s proposal for limiting the impacts of traffic on the area. Staff feels the
applicant’s proposal for future development and redevelopment of this site is
appropriate. The applicant is proposing a multi-year, multi-phased development and
redevelopment of this existing public school campus. The plan includes buffering along
the perimeters of the site proposed for new construction more than adequate to meet
the minimums outlined in the Zoning Ordinance. Staff feels the development as
proposed is appropriate.
Staff recommends approval of the requested POD zoning subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the driveway spacing variance from Sections 30-43 and
31-210 to allow the eastern drive nearer the property line than typically allowed.
Staff recommends approval of the variance request for the screening of the service area
along the southern perimeter of the new middle school building and the placement of
plantings as proposed by the applicant.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff stated
there had been agreements made between the school district and the adjacent property
owner concerning the baseball and softball fields. Staff stated the agreements would be
included in the ordinance which would be forwarded to the Board of Directors for final
approval. Staff presented the item with a recommendation of approval of the requested
POD zoning subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of
approval of the driveway spacing variance from Sections 30-43 and 31-210 to allow the
eastern drive nearer the property line than typically allowed. Staff presented a
recommendation of approval of the variance request for the screening of the service
area along the southern perimeter of the new middle school building and the placement
of plantings as proposed by the applicant. 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.
February 25, 2016
ITEM NO.: G 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: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Commercial parking lot
VARIANCE/WAIVERS: 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
February 25, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9094
2
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
February 25, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9094
3
requirements can be given when preserving trees of six (6) inch caliper or
larger.
F. SUBDIVISION 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.
February 25, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9094
4
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.
STAFF UPDATE:
The applicant has provided notice to the property owners within 200-feet as typically
required per the Commission’s By-laws. Staff recommends the item proceed to public
hearing on February 25, 2016.
Staff continues to not support the request. The applicant is seeking approval of a
rezoning from R-3, Single-family to PD-C, Planned Development Commercial, to allow
an existing parking lot which was constructed without proper zoning clearance nor
building permit. Staff feels the allowance of the parking lot within this residential area
will have a significant impact on the nearby homes. Staff recommends denial of
the request.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
Ms. Sheila Neil was present. There were no registered objectors present. Staff
presented the item with a recommendation of denial.
Ms. Neil addressed the Commission on the merits of her request. She stated the
parking lot was added because when she and her family returned home from work there
was nowhere to park. She stated with Central High located to the south and the
commercial businesses located along West 12 th Street, one being a beauty salon, the
street parking was taken up by non-residents of the street. She stated the business (the
motorcycle club) did use the parking lot on occasion. She stated the parking was
needed for the residential homes in the area.
February 25, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9094
5
The Commission questioned staff as to the process if the Commission denied the
request. Staff stated Ms. Neil had the right of appeal to the Board of Directors. Staff
stated if the Board denied the request then Ms. Neil could appeal to court. Staff stated
once all appeals were exhausted or not pursued then the paving would have to be
removed.
A motion was made to approve the request subject to all staff recommendations and
comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes and
1 absent.
February 25, 2016
ITEM NO.: 1 FILE NO.: S-1768
NAME: Rebick Subdivision Site Plan Review
LOCATION: Located at 10819 Hilaro Springs Road
DEVELOPER:
Michael Rebick
c/o Brad Ewing
1323 Golden Pond Drive
Little Rock, AR 72223
SURVEYOR:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: N/A
WARD: N/A
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 40.01
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Subdivision/Multiple Building Site Plan Review as
per Section 31-13 of the Little Rock Code of Ordinances. The site is not located
within the City limits of Little Rock but is located within the City’s Exterritorial
Planning Jurisdiction in which the City exercises subdivision control only.
The Subdivision Ordinance states Subdivision Site Plan Review is a
development review process that provides for case by case consideration of
project particulars including the provision of parking and landscaping in
accordance with the appropriate ordinances, siting of buildings, and the
relationships with adjoining properties.
February 25, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1768
2
The site contains an automobile sales lot with a metal building used as the office
and four (4) covered carport structures and an additional metal building used for
storage of supplies related to the automobile sales. The applicant is requesting
to place a single-family home on the property within the rear portion of the site.
The home is proposed containing approximately 1,230 square feet of conditioned
living space (3-bedroom, 2-bath, kitchen and great room) and a 420 square foot
garage. The total lot area is 2.50-acres. The ho mes is proposed with an 80-foot
side yard setback from the western property line and a 48-foot side yard setback
from the eastern property line. The home will sit approximately 190-feet from the
rear (southern) property line and roughly 400-feet from the north (Hilaro Springs
Road) right of way. The home will utilize a septic system for wastewater
treatment.
B. EXISTING CONDITIONS:
The site is located outside the City of Little Rock corporate limits but within the
City’s Extraterritorial Planning Jurisdiction. The site contains a number of
buildings associated with the automobile sales business. The rear of the
property is vacant. The area to the west is tree covered. The area to the east is
single-family as is the area to the north, across Hilaro Springs Road. Hilaro
Springs Road is a two (2) lane road with open ditches for drainage. There are no
sidewalks along Hilaro Springs Road at this location.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. This property owner expressed concern with the development of
a new home on this property and the potential impact a new home would have on
her property. All property owners located within 200-feet of the site along with
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
February 25, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1768
3
Entergy: Entergy has no comments regarding this project as it appears to be
located within 1 st Electric Cooperatives service territory.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. 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.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
February 25, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1768
4
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. 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:
1. Dedicate right of way to meet the City’s Master Street Plan.
2. Provide a letter from the Volunteer Fire Department approving the proposed
new construction.
3. Provide a letter from the Health Department approving the proposed septic
system prior to requesting and the issuance of a 911 address.
Rock Region Metro: Location not served by METRO and is not part of our
current long range plans.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few technical issues in need of addressing related to the site plan. Staff
requested the applicant provide details of the proposed signage plan. Staff also
requested the applicant provide the location of any additional buildings and/or
accessory structures on the site plan.
Public Works comments were addressed. Staff stated a right of way dedication
to 45-feet was required to meet the Master Street Plan.
Staff stated the County would not issue a 911 address for the new home until
they had received a letter from the Health Department approving the proposed
septic system.
February 25, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1768
5
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided responses to comments raised at the February 3, 2016,
Subdivision Committee meeting. The applicant states the proposed signage
request includes the allowance of signage as typically allowed in commercial
zones within areas zoned by the City. The applicant also request to be allowed
to place signage on the fence which is typically not allowed within areas zoned in
the City.
The request is for a Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The site is not located
within the City limits of Little Rock but is located within the City’s Exterritorial
Planning Jurisdiction in which the City exercises subdivision control only. The
Subdivision Ordinance states Subdivision Site Plan Review is a development
review process that provides for case by case consideration of project particulars
including the provision of parking and landscaping in accordance with the
appropriate ordinances, siting of buildings, and the relationships with adjoining
properties.
The site contains an automobile sales lot with a metal building used as the office,
four (4) covered carport structures used by the automobile sales business and an
additional metal building used for storage of supplies related to the automobile
sales. The applicant is requesting to place a single-family home on the property
within the rear portion of the site.
The home is proposed containing approximately 1,230 square feet of conditioned
living space (3-bedroom, 2-bath, kitchen and great room) and a 420 square foot
garage. The total lot area is 2.50-acres. The homes is proposed with an 80-foot
side yard setback from the western property line and a 48-foot side yard setback
from the eastern property line. The home will sit approximately 190-feet from
the rear (southern) property line and roughly 400-feet from the north
(Hilaro Springs Road) right of way. The home will utilize a septic system for
wastewater treatment.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three years from the date of
approval. If an approved multi-phase development, has not been completed
within three (3) years of the date of approval the site plan must be reviewed and
February 25, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1768
6
reapproved by the Commission in the same manner as the initial site plan review.
The applicant has indicated the new construction will begin in the spring of 2016.
Staff is supportive of the applicant’s request. Staff does not feel the addition of a
single-family home on this site will adversely impact this site or the area. There
are a number of uses in this area including residential homes. The applicant will
provide a septic certification prior to the applicant requesting a 911 address from
the County.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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.
February 25, 2016
ITEM NO.: 2 FILE NO.: Z-4343-GG
NAME: The Ranch Long-form PCD and Right of Way Abandonment for Patrick
Country Road
LOCATION: Located at 18020 Cantrell Road
DEVELOPER:
Bank of the Ozarks
P.O. Box 8811
Little Rock, AR 72231
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 33.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family, O-3, General Office and C-3,
General Commercial
ALLOWED USES: Commercial, Office, Single-family, Church
PROPOSED ZONING: PCD
PROPOSED USE: Bank of the Ozarks Headquarters – Office and Commercial -
O-3, General Office District uses and C-3, General Commercial District uses
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the grading of the first phase.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of 33.5-acres from R-2, Single-family, O-3,
General Office and C-3, General Commercial to allow the development of this
site as the Bank of the Ozarks corporate headquarters and campus. The project
is proposed in multiple phases (7-phases total). The first phase includes the
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
2
construction of a five (5) level office building and underground parking. The total
building spare footage for Phase 1 is 180,000 square feet of office space. The
plan includes 290 parking spaces within the parking deck and 275 surface
spaces for a total of 565 parking spaces.
Phase 2 is proposed with a bank containing 2,800 square feet. The building is a
one-story building. 34 parking spaces will be constructed with the bank. The
bank is to be located on the western side of the development near the existing
Patrick Country Road. Also in Phase 2 an office/retail building containing
60,000 square feet of floor area will be constructed. The building is proposed
with three (3) levels. Two (2) levels of office and one (1) level of retail. With this
construction 155 parking spaces will be provided.
Phase 3 includes the construction of an office building with four (4) levels of
office and one (1) level of underground parking. The office spaces totals
56,000 square feet with 36 parking spaces within the deck and 127 surface
parking spaces.
Phase 4 is proposed with a four (4) level office building and an area for
underground parking. The building is proposed containing 66,000 square feet of
office space. The plan includes 36 parking spaces within the deck and
142 surface parking spaces.
Phase 5 is proposed with a four (4) level office building and one (1) level of
underground parking. The office building is proposed with 74,000 square feet of
floor area. The plan indicates 46 parking spaces within the underground parking
deck and 126 surface spaces.
Phase 6 is proposed with a four (4) level office building and an area for
underground parking. The building is proposed containing 66,000 square feet of
office space. The plan includes 46 parking spaces within the deck and
138 surface parking spaces.
Phase 7 is proposed with 56,000 square feet of office space within a four
(4) story building. There are 137 surface parking spaces proposed with
this phase.
Also included in the request is the abandonment of Patrick Country Road
extending north from Cantrell Road to the “bridge”. The area north of the bridge
was previously abandoned. The abandonment request is a 50-foot wide right of
way extending from Cantrell Road north approximately 1,050 linear feet. The
right of way is located west of Tract E, The Ranch Subdivision, in the City of Little
Rock, Pulaski County, Arkansas. The area will be retained as a utility and
drainage easement.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
3
B. EXISTING CONDITIONS:
The site is located within the Ranch Development, north of Cantrell
Road/Highway 10. The eastern portion of the development site is grass covered
with few trees. The western portion of the development site, across Patrick
Country Road, contains a church. The area north of the church is wooded.
There is a creek running along the northern boundary of the site. North of the
creek on the eastern portion of the development is a multi-family development
and north of the western portion of the development is a single-family
subdivision. Across Cantrell Road are single-family homes built on acreage.
East of the site there are two (2) single-family subdivisions accessed from
Cantrell Road, the Johnson Ranch Subdivision and the Chevaux Court
Subdivision. Other uses in the area include commercial and office businesses
located east of this site within the Ranch Development and on the southeast
corner of Chenonceau Boulevard and Cantrell Road.
Cantrell Road is a four (4) lane State Highway with a continuous center turn
lane. There are no sidewalks in place along the frontage of the proposed
development area.
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 Aberdeen Court POA, the Bayonne Place POA, the Chevaux POA, the
Duquesne Place POA, the Johnson Ranch Neighborhood Association and the
Maywood Manor Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required adjacent to
Chenonceau Boulevard and Cantrell Road in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
3. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
4
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. A grading permit in accordance with Section 29-186 (c) and (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. Will an advance
grading permit be requested to clear and grade future phases with
construction of phase 1?
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
7. Stormwater detention ordinance applies to this property. How will detention
be provided?
8. 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.
9. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
10. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain.
11. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
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. 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.
14. The proposed alteration of the floodway will require flood map revisions.
Obtain a conditional letter of map revision and no rise certification approval
from Public Works and the Federal Emergency Management Agency prior
to issuance of a grading permit and/or a building permit. An approved letter
of map revision must be obtained prior to issuance of a certificate of
occupancy.
15. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
16. The end of the proposed island in the driveway at the Cantrell Road
intersection should be located 22 feet from the back of curb on Cantrell
Road.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
5
17. On plan show driveway locations on the south side of Cantrell Road in
relation to the proposed driveways on the north.
18. At the time the development is constructed and signal warrants are believed
to be met, submit a Traffic Study for the proposed signal. Study should
address trip generation, turn movements, and trip distribution for the
development and also should take into account existing and projected traffic
growth and future phases of development.
19. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering, 621 South Broadway, Travis Herbner,
therbner@littlerock.org or 501.379.1805 for more information.
20. 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.
21. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
22. A minimum undisturbed strip 25 feet 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.
23. Easements are required for stormwater drainage within the abandoned
right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy is aware of this project already and is currently working with
the developer regarding line locations and service requirements. Any ROW
abandonment and location of new easements will be coordinated with the
developer as the project progresses.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Central Arkansas Water approves the abandonment
of the right of way with a utility easement remaining in the described area.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
6
Fire Department:
1. Maintain Access:
2. 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.
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.
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.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. 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.
b. 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.
i. 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.
c. 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
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
7
the lot or area to be served, measured in a straight line between
accesses.
6. 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
a. 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.
b. 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.
c. 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.
d. 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.
7. 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.
8. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
8
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.
9. 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 (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Express Route 25 at
Cantrell Road and Patrick Country Road. The area is an important location for
future transit plans. We request that the pedestrian walk along Cantrell Road be
located as close to the road as is allowed by code in order to reduce the grassy
area between the sidewalk the access to a transit stop. The grassy verge
becomes difficult to negotiate for ADA passengers in frequently muddy and wet
conditions. We would like to commend the designers for pedestrian paths to each
building for access to jobs by persons with disabilities and transit users.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
9
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 .
Building will be limited by height requirements of building construction type as per
2012 Arkansas Fire Protection Code.
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Public Institution (PI) and Commercial (C) for this property.
The Public/Institution 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 Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
applied for a rezoning from R-2 (Single Family District) and C-3, General
Commercial District to PCD (Planned Commercial District) to build seven (7) new
buildings for a banking-campus. The request is within the Highway 10 Design
Overlay District.
Master Street Plan: The south side of the property is Cantrell Road and it is a
Principal Arterial, within the development area is Patrick Country Road and 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. 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: 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 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
10
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design 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. 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. 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 MF-18. The maximum
dimension shall be fifty (50) feet. 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.
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
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
11
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 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 sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicants were present representing the request. Staff presented an
overview of the item stating there were a number of outstanding technical issues
associated with the request. Staff stated the site was located within the Highway
10 Design Overlay District which had specific development criteria related to
setbacks, landscaped areas and signage. Staff requested the applicant provide
the proposed development schedule for the new construction indicating the
approximate dates for completion of the various phases.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any clearing or grading activities on the site. Staff stated the
City’s Stormwater Detention Ordinance would apply to the development of the
site. Staff noted the request included the abandonment of Patrick Country Road.
Staff stated the area should be retained as a utility and drainage easement. Staff
stated streetlights were required to be installed prior to final platting or the
issuance of a certificate of occupancy. Staff requested the applicant provide the
existing topographic information at a maximum five (5) foot contour intervals.
Staff also requested the applicant provide the limits of the floodway and the
floodplain.
Landscaping comments were addressed. Staff stated the Highway 10 Design
Overlay District required the placement of a 40-foot landscape strip along the
Cantrell Road/Highway 10 frontage. Staff stated in addition the Overlay required
the placement of a 25-foot landscape strip along the sides and rear perimeters.
Staff stated building landscaping and parking lot landscaping would be required
at the time of development. Staff stated a screening mechanism such as a
fence, wall or dense evergreen plantings was required along the perimeters
which abutted residential uses. Staff noted the development of the site would
require an automatic irrigation system to water landscaped areas. Staff stated
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
12
with the submission of the building permit request a landscape plan, stamped
with the seal of a registered landscape architect would be required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
proposed development schedule for the new construction. The applicant has
also indicated screening will be provided along the northern perimeter where
adjacent to residentially zoned and/or used property either with plantings or with
a screening fence or wall. The site work will begin in the spring-summer of 2016
with building construction beginning in the fall 2016 extending into the spring
2017. The remaining buildings will come on line as market demands.
The request is to rezone 33.5-acres from R-2, Single-family, O-3, General Office
and C-3, General Commercial to Planned Commercial Development, PCD, to
allow the development of this site as the Bank of the Ozarks corporate
headquarters and campus. The project is proposed in multiple phases (7-phases
total). The applicant has indicated there are no lots proposed, only phase lines
within the development area. The first phase includes the construction of a five
(5) level office building and underground parking. The total building space
footage for Phase 1 is 180,000 square feet of office space. The plan includes
290 parking spaces within the parking deck and 275 surface spaces for a total of
565 parking spaces.
Phase 2 is proposed with a bank containing 2,800 square feet. The building is a
one-story building. 34 parking spaces will be constructed with the bank. The
bank is to be located on the western side of the development near the existing
Patrick Country Road. Also in Phase 2 an office/retail building containing
60,000 square feet of floor area will be constructed. The building is proposed
with three (3) levels. Two (2) levels of office and one (1) level of retail. With this
construction 155 parking spaces will be provided.
Phase 3 includes the construction of an office building with four (4) levels of
office and one (1) level of underground parking. The office spaces totals
56,000 square feet with 36 parking spaces within the deck and 127 surface
parking spaces.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
13
Phase 4 is proposed with a four (4) level office building and an area for
underground parking. The building is proposed containing 66,000 square feet of
office space. The plan includes 36 parking spaces within the deck and
142 surface parking spaces.
Phase 5 is proposed with a four (4) level office building and one (1) level of
underground parking. The office building is proposed with 74,000 square feet of
floor area. The plan indicates 46 parking spaces within the underground parking
deck and 126 surface spaces.
Phase 6 is proposed with a four (4) level office building and an area for
underground parking. The building is proposed containing 66,000 square feet of
office space. The plan includes 46 parking spaces within the deck and
138 surface parking spaces.
Phase 7 is proposed with 66,000 square feet of office space within a
four (4) story building. There are 46 parking spaces within the underground
parking deck 138 surface parking spaces proposed with this phase.
The parking within each of the phase is more than adequate to meet the typical
parking demand for the site. The site plan indicates the placement of walks to
connect each of the buildings on the campus.
The plan indicates the placement of three (3) monument style signs one (1) with
a maximum height of ten (10) feet and a maximum sign area of 100 square feet
and two (2) with a maximum height of six (6) feet and a maximum sign area of
72 square feet along Cantrell Road. Two (2) sign locations are proposed on
Chenonceau Boulevard. The signs are proposed as a monument style sign with
a maximum height of six (6) feet and a maximum sign area of 72 square feet.
Building signage will be allowed as per Section 36-557, ( all on-premises wall
signs must face required street frontage except in complexes where a sign
without street frontage would be the only means of identification for a tenant) and
as allowed per Section 36-555 or on the wall facades which have public street
frontage.
Also included in the request is the abandonment of Patrick Country Road
extending north from Cantrell Road to the “bridge”. The area north of the bridge
was previously abandoned. The abandonment request is a 50-foot wide right of
way extending from Cantrell Road north approximately 1,050 linear feet. The
right of way is located west of Tract E, The Ranch Subdivision, in the City of Little
Rock, Pulaski County, Arkansas. The area will be retained as a utility and
drainage easement. The applicant has secured approvals from the various
utility companies and from Public Works indicating there is not an issue with the
abandonment as long as the area is retained as a utility and drainage easement.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
14
All setbacks are indicated more than adequate to meet the minimum standards of
the Highway 10 Design Overlay District. The buildings have more than the
minimum 100-foot setback from the Cantrell Road frontage, more than the 40–
foot setback from the rear property line and well over the 30-foot setback from
the side property lines. The plan indicates more than adequate landscape strips
for the front (40-feet is required along the Cantrell Road frontage) and side and
rear yard buffer areas (side and rear is to average 25-feet).
The Highway 10 Design Overlay District states berming is encouraged along the
Cantrell Road frontage. The applicant has indicated landscaping will be provided
along the Cantrell Road frontage with a combination of berming and plant
materials. Within the landscape area trees with a minimum of two (2) inch caliper
diameter will be planted at least every 20-feet on center or as required per the
Overlay and the City’s Landscape Ordinances.
The Overlay limits curb cuts to a maximum of one (1) curb cut per 300 linear feet
of street frontage and no curb cut is allowed closer to an intersection than
100 feet. The curb cuts as indicated comply with the typical ordinance
standards. The applicant has indicated on the site plan the placement of a traffic
signal. As noted in Public Works comments at the time the development is
constructed and the signal warrants are believed to be met, the applicant is to
submit a traffic study for the development and the proposed signal. The traffic
study should address trip generation, turn movements, and trip distribution for the
development and also should take into account existing and projected traffic
growth and future phases of development. The applicant will work with the City
and the Arkansas State Highway and Transportation Department for the timing of
the installation of the traffic signal.
The Overlay states parking lot lighting is to be designed and located in such a
manner so as not to disturb the scenic appearance preserved along the Highway
10 corridor. Lighting must be directed to the parking area and not reflected into
the adjacent neighborhoods. The applicant has indicated all site lighting will be
shoebox LED down lighting directed into the site to limit the over spilling of light.
The applicant has indicated the maximum pole height for the parking lot lighting
will be 25-feet.
The applicant tis requesting approval of a variance from the City’s Land
Alteration Ordinance to allow grading of future phases with the initial grading
request. The applicant has indicated site work will take place on the entire
development site with the first phase of grading to allow the cuts and fills to
balance on the site.
February 25, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-4343-GG
15
Staff is supportive of the applicant’s request. Staff feels the request to rezone
the site from the various zoning district to a PCD to allow the development of the
future campus for the Bank of the Ozarks Headquarters is appropriate.
Staff does not feel the abandonment request for Patrick Country Road will have
any adverse impact since this development is incorporating the lands on each
side of the abandonment request and the northern portion of the right of way was
abandoned a number of years ago. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the abandonment request for Patrick Country
Road provided the area be retained as a utility and drainage easement.
Staff recommends approval of the variance requests from the City’s Land
Alteration Ordinance to allow grading of future phases with the
construction/grading of the first phase.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation of approval of the
abandonment request for Patrick Country Road provided the area be retained as a
utility and drainage easement. Staff presented a recommendation of approval of the
variance requests from the City’s Land Alteration Ordinance to allow grading of future
phases with the construction/grading of the first phase. 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.
February 25, 2016
ITEM NO.: 3 FILE NO.: Z-4807-O
NAME: Primrose School Short-form PD-O
LOCATION: Located on the Northeast corner of Wellington Village Drive and Kirk Road
DEVELOPER:
Primrose Schools Franchising Company
3660 Cedarcest Road
Acworth, GA 30101
SURVEYOR:
Bates and Associates, Inc.
Geoffrey Bates, PE
7230 North Pleasant Ridge Drive
Fayetteville, AR 72704
AREA: 4.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.19
CURRENT ZONING: POD
ALLOWED USES: Specific listing of office type uses
PROPOSED ZONING: Revised POD
PROPOSED USE: Daycare/school
VARIANCE/WAIVERS:
1. A variance from Sections 30-43 and 31-210 to allow the drive on Kirk Road
nearer the property line than typically allowed.
2. A variance from the City’s Land Alteration Ordinance to allow grading of the area
on the adjacent lot east of this site with the development of this site.
BACKGROUND:
Ordinance No. 20.742 adopted by the Little Rock Board of Directors on July 9, 2013,
rezoned the site from MF-6, Multi-family to Planned Office Development POD. The
applicant proposed the development of the site with five (5) single story office buildings
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
2
each proposed on a separate lot. The buildings were to range in size from
5,000 square feet to 15,120 square feet. The lots were to share access and parking
through a cross access and parking agreement. Each of the lots was designed to allow
for sufficient parking on each lot for the proposed office users.
A specific listing of uses was approved for the site. The approved uses included a
Bank or savings and loan office, Clinic (medical, dental or optical), Establishment of
religious, charitable or philanthropic organization, Art gallery, Office (general and
professional), Private school for tutoring, business, adult education or special
education, Studio (art, music, speech, drama, dance or other artistic endeavors),
Travel bureau, Barber or beauty salon, Photography studio, Studio (broadcasting or
recording), Duplication shop, Laboratory, Health studio or spa. Nothing has occurred
on the site to date. The applicant is now requesting to amend the previously approved
POD to allow the addition of a school/daycare center as an allowable use and allow the
construction a new building for the school/daycare on the western portion of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to revise the Planned Office Development, POD, for
1.8-acres of this 4.81-acre tract. The plan includes the construction of a
12,200 square foot building and 45 parking spaces within an area containing
18,520 square feet. A playground area containing 19,431 square feet of space is
proposed and 28,189 square feet of miscellaneous space including open space
and landscaping is proposed. The building is proposed as a single story building.
The site plan indicates the placement of a drive on Kirk Road and on Wellington
Village Road. The drive proposed for Wellington Village Road is indicated as a
shared drive with the remainder of the property. The drives will require a
variance to allow each of them nearer the intersection than typically allowed.
The site plan indicates the placement of a single monument style sign at the
intersection of Kirk and Wellington Village Roads. The sign is proposed with
a maximum height of seven (7) feet and a maximum sign area of seventy
(70) square feet.
B. EXISTING CONDITIONS:
There are a scattering of evergreen and hardwood trees on the site near the
center of the proposed development area. There are single-family homes
located to the east and southeast and a multi-family development located to the
north. There is a large church located to the south and vacant C-1,
Neighborhood Commercial zoned property to the northwest. Street
improvements are in place on both Kirk Road and Wellington Village Road.
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
3
There is an office building currently under construction to the west, across
Kirk Road.
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 were
notified of the public hearing . There is not an active neighborhood association,
listed with the City, near this site.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29-186 (c) and (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.
3. Stormwater detention ordinance applies to this property. Does the existing
pond on the west side of Kirk Road provide detention for this property?
If not, show the location of the detention facility on the plan.
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. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering, 621 South Broadway, Travis Herbner,
therbner@littlerock.org or 501.379.1805 for more information.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The required driveway spacing
on a collector street is 250 feet from the intersection street right-of-way and
other driveways. A variance must be requested for the driveway location.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186(e).
Showing retaining walls and/or off site grading proposed for the east side of
the structure. A variance may be required for wall heights and advanced
grading off site.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right-of-way line
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
4
(or intersecting tangent lines for radial dedications) at the intersection of Kirk
Road with Wellington Village Road.
9. Staff is evaluating the need for a traffic study. To assist in the determination
provide the following information. Will all kids be dropped off or walked into
the school by the parent? How many kids are proposed? What will be the
hours of the school and child care?
10. 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.
11. Provide a plan prepare "to scale". The provided plan cannot be measured.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Grease trap required if food prep is to
be done on the site. Contact Little Rock Wastewater if additional information is
required.
Entergy: Entergy does not object to this proposal. Underground power lines are
in the vicinity, but will need to be extended to the property to provide service.
There are no power lines currently on the property to provide service to the new
school. Contact Entergy well in advance to discuss future service requirements,
new facilities locations and adjustments to existing facilities (if any) as this
project proceeds.
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
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
5
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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:
1. Maintain Access.
2. 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.
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.
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
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
6
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.
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.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
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 (Jason Lowder 501.377.1245)
and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501.918.3757 or Capt. John Hogue 501.918.3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
7
Rock Region Metro: Location is not currently served by METRO however, it is
part of our long range plan for West Little Rock flex service. Maintain pedestrian
access to the site and provide a pedestrian cross walk to the building entrance.
School access for pedestrians is a primary goal as stated in local, regional and
national planning documents.
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 Chenal Planning District. The
Land Use Plan shows Suburban Office (SO) for this property. The Suburban
Office category provides 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 applicant has applied for a rezoning
from POD (Planned Office District) to PD-O (Planned District Office) to build a
new daycare center.
Master Street Plan: West side of the property is Kirk Road and it is shown as a
Minor Arterial, the south side of the property is Wellington Village Drive and it is
shown as a Collector on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Kirk Road. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Wellington Village Drive
and Kirk Road. These bike routes require no additional right-of-way, but either a
sign or pavement marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s 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
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
8
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
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. 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. 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
6. 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
7. 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 minimum dimension shall be nine (9) feet. 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. The property to the north is zoned MF-18, screening will be
required.
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 sites. Credit toward fulfilling Landscape Ordinance
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
9
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a number of outstanding technical issues in need of addressing related to
the development of the site and the proposed site plan. Staff questioned the
area to the east of the proposed daycare development and questioned if there
would be a development plan submitted for this area. Staff also requested the
applicant provide detailed information concerning the use of the property, number
of children served, the days and hours of operation, the location of any dumpster
facilities and if there would be transportation provided for the students.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading on the site. Staff also stated the
City’s Stormwater Detention Ordinance would apply to the future development of
the site. Staff requested the applicant provide a sketch grading and drainage
plan showing retaining walls and/or off site grading proposed for the east side of
the structure. Staff stated they were evaluating the need for a traffic study and
stated the number of children and how the children were dropped off and picked
up would determine if there was a need for the traffic study. Staff stated the
driveway locations would require a variance from the Master Street Plan and the
Subdivision Ordinance to allow the drives as proposed on the site plan.
Landscaping comments were addressed. Staff stated a perimeter planting strip
of nine (9) feet was required to meet the minimum standards of the Landscape
Ordinance. Staff stated a land use buffer was required along the northern
perimeter where abutting the residentially zoned and used property. Staff stated
an automatic irrigation system was required to water landscaped areas. Staff
stated the City Beautiful Commission recommended preserving as many existing
trees as feasible on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues raised at the February 3, 2016, Subdivision Committee meeting.
The applicant has provided the use of the property, the number of children
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
10
served, the days and hours of operation, the location of any dumpster facilities
and indicated there will be transportation provided for the after school students.
The request is to revise the POD for 1.8-acres of a 4.81-acre tract. The
remaining area is not proposed with any development at this time and if and
when development plans are secured a revision to the POD will be requested.
The applicant indicates the school construction will begin in August of 2016 and
be completed by March 2017.
The development plan for the western portion of the acreage (1.8-acres) includes
the construction of a 12,200 square foot building and 45 parking spaces.
A playground area containing 19,431 square feet is proposed and 28,189 square
feet of miscellaneous space including open space and landscaping is proposed.
The building is proposed as a single story building. The use of the property is a
daycare but in the future the facility may offer private kindergarten classes but
will not offer classes beyond kindergarten. The maximum number of children to
be served is 206.
The site plan indicates the placement of a drive on Kirk Road and on Wellington
Village Road. The drive proposed for Wellington Village Road is indicated as a
shared drive with the remainder of the property. The drives on both Wellington
Village Road and on Kirk Road will require a variance to allow the drives to be
placed nearer the intersection than typically allowed per the Boundary Street and
Subdivision Ordinances. (Sections 30-43 and 31-210 of the Little Rock Code of
Ordinances) The drive on Wellington Village Road is located 200-feet from the
intersection of the two (2) streets. The drive on Kirk Road is located 180-feet
from the intersection. The minimum spacing for a drive on a collector street is
typically 250-feet from intersecting streets and from other driveways.
The site plan indicates the placement of a single monument style sign at the
intersection of Kirk and Wellington Village Roads. The sign is proposed with
a maximum height of seven (7) feet and a maximum sign area of
seventy (70) square feet. The sign has an arched top which increases the
overall height to seven (7) feet and has a 24” diameter logo which extends above
the base but is included in the overall height of the sign. Building signage will be
placed on the facades with public street frontage. The sign area will not exceed
ten (10) percent of the façade on which the sign is placed. The placement of the
sign must be approved by the Public Works Department Traffic Engineering.
The hours of operation for the daycare are from 6:00 am to 6:00 pm Monday
through Friday.
The applicant has indicated a dumpster to be placed on the site within the front
parking area, not within the front yard setback but within the northern land use
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
11
buffer. Staff recommends the dumpster be relocated to an area along Kirk Road
and be screened with masonry enclosure on three (3) sides and the placement of
a metal gate on the front of the enclosure. Also staff recommends around the
dumpster containment area the applicant provide landscaping and plantings of
evergreen trees and shrubs to lessen the visual impact of the containment area
to the abutting street. The dumpster hours of service have not been indicated as
limited. Staff recommends the hours of dumpster service be limited to daylight
hours or from 7 am to 6 pm Monday through Friday.
All site lighting will be low level and directional, directed downward and into the
site. The lighting will be shielded to minimize over spilling of light onto adjacent
properties. The maximum pole height for the parking lot lighting is 20-feet.
The applicant is required to provide a land use buffer along the northern
perimeter as well as provide screening due to the adjacent residential use and
zoning. The applicant has indicated a screening fence will be provided along the
northern boundary. The required land use buffer along the northern perimeter
should be 25.8-feet with no more than 30 percent of the buffer area disturbed.
The plan as presented indicated the playground area within the buffer area. The
previous application was approved with an encroachment into this buffer area but
to mitigate the encroachment that applicant offered to provide evergreen
plantings at a rate of two (2) times the normal requirement of the landscape
ordinance for perimeter plantings. Staff feels to allow this development the
encroachment the developer should install evergreen plantings also at a rate of
two (2) times the typical ordinance requirement and to stagger the plantings to
increase the visual screen. Per typical ordinance requirements the required
street buffer would be 25-feet and in no case less than one-half. It appears the
street buffer requirement is being met.
Parking for a nursery, kindergarten and day care centers, is typically based on
one (1) space per administrator, teacher and employee on the largest shift plus
one (1) space per facility vehicle plus one (1) space per ten (10) persons of
licensed capacity. The daycare will serve a maximum of 206 children. There are
22 staff and one (1) van will be used to provide transportation for the after school
care. This would result in the need for 43 parking spaces. As indicated the site
plan includes the placement of 45 parking spaces.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading within the area to the east of this site which is not a part of this
development proposal. The applicant has indicated retaining walls will be
constructed along the eastern perimeter of this development and the off-site
grading is necessary for the placement of the walls and to ensure the stability of
the walls. Staff is supportive of the grading request.
February 25, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4807-O
12
Staff is supportive of the concept for development of the site. Staff is not
however supportive of the entirety of the applicant’s proposal. Staff feels the site
plan should address staff’s concerns related to the dumpster placement and the
treatment of the northern land use buffer prior to gaining staff’s support.
I. STAFF RECOMMENDATION:
Staff recommend denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had revised their site plan to address staff’s
concerns related to the northern land use buffer; the placement of the dumpster and the
replanting of the buffer northern land use buffer. Staff stated the applicant had
relocated the dumpster to the southern perimeter along Kirk Road and agreed to screen
the dumpster as suggested by staff in the analysis section of the agenda staff report.
Staff stated the applicant had also agreed to replant the northern land use buffer as
recommended by staff to include the installation of evergreen plantings at a rate of two
(2) times the typical ordinance requirement and to stagger the plantings to increase the
visual screen along the northern land use buffer. Staff presented 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. Staff presented a
recommendation the dumpster service hours be limited to daylight hours or from 7 am
to 6 pm Monday through Friday. Staff presented a recommendation of approval of the
variance requests from the City’s Land Alteration Ordinance to allow grading off site on
an adjacent parcel with the construction/grading of the first phase. Staff presented a
recommendation of approval of the variance request from Sections 30-43 and 31-210 to
allow the drives nearer the intersections and property lines than typically allowed.
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.
February 25, 2016
ITEM NO.: 4 FILE NO.: Z-5157-G
NAME: 1901 Kellett Road Long-form PID
LOCATION: Located at 1901 Kellett Road
DEVELOPER:
Cantrell Drug Company
7700 North Shore Place
North Little Rock, AR 72216
SURVEYOR:
Crafton, Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
ARCHITECT:
RPPY – Roark, Perkins, Perry Yelvington
713 West Second Street
Little Rock, AR 72201-2287
AREA: 13.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 CENSUS TRACT: 2
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PID
PROPOSED USE: Pharmaceutical manufacturing and I-2, Light Industrial
District uses
VARIANCE/WAIVERS: None requested.
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from O-3, General Office
District to Planned Industrial Development, PID, to allow the conversion of the
former call center to a pharmaceutical manufacturing facility. The applicant is
requesting the allowance of I-2, Light Industrial District uses as allowable
alternative uses for the site.
The existing facility is approximately 54,900 square feet and there are two (2)
additions totaling 11,000 square feet proposed to the building. There are future
additions proposed on the north and south sides of the building totaling 25,000
square feet. Loading docks will be added for semi-truck shipping and delivery.
The site has been redesigned to accommodate the truck traffic. All materials on
the exterior of the building will be similar to the existing materials. The building is
owned by the Little Rock Municipal Airport Commission.
B. EXISTING CONDITIONS:
The property was previously used as a call center and is developed with a
building and parking. The site sits east of the Bill and Hillary Clinton National
Airport/Adams Field. South of the site is the UPS distribution facility. East of the
site are a few single-family homes. For the most part the homes located in the
immediate area to the east have been removed. Kellett Road is a two lane road
with no curb, gutter or sidewalk in place. Fourche Dam Pike is a narrow asphalt
street also constructed without curb, gutter or sidewalk.
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 East Roosevelt Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kellett Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. Fourche Dam Pike is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kellett Road and Fourche Dam Pike.
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
3
4. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Fourche Dam Pike
with planned development if vehicles from this facility will be using the street.
The new back of curb should be located 18 feet from centerline.
5. Stormwater 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 local property owners’ association and detailed in the bill
of assurance.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. 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 AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, pretreatment review required. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. An underground, 3 phase
power line already extends to the west side of the existing building and currently
provides service through a 750 kVA pad mounted transformer. Contact Entergy
in advance regarding future service requirements to the development should they
be different than what is currently supplied to the structure.
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
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
4
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. Contact Central Arkansas Water regarding the size and location of water
meter.
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. 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. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. 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 is currently served on Route 20 Airport. The future
service in this area will provide transit hub to door service for access to
employment at this location. We request that a wide shoulder at the road
entrance to the facility be maintained for transit boarding and further access for
pedestrians traveling to the employee entrance be considered.
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
5
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 Port Planning District. The
Land Use Plan shows Light Industry (LI). The Light Industry 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 applicant has applied for a
rezoning from O-3 (General Office District) to PID (Planned Industrial District) to
remodel the existing building for pharmaceutical manufacturing facility and is
requesting the allowance of I-2, Light Industrial District uses as allowable
alternative uses.
Master Street Plan: South of the property is Fourche Dam Pike and it is a
Collector; west of the property is Kellet Road and it is a Local Street on the
Master Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. 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. Existing vehicular use areas may continue as nonconforming until such time
as a building permit is granted to enlarge or reconstruct a structure on the
property exceeding ten (10) percent of the existing gross floor area. At such
time ten (10) percent of the existing vehicular use area shall be brought into
compliance with the Landscape Ordinance requirements and shall continue to
full compliance on a graduated scale.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
4. Any exiting landscape or irrigation disturbed by construction shall be repaired
or replaced before completion and final acceptance of the project.
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
6
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues associated with the request. Staff stated they would
meet with the applicant to resolve any concerns and/or gain any additional
information concerning the request prior to the public hearing. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised by staff. The applicant has provided
the days and hours of operation, the proposed signage plan and the proposed
development schedule.
The applicant is requesting a rezoning of the site from O-3, General Office
District to PID to allow the conversion of the former call center to a
pharmaceutical manufacturing facility. The applicant is requesting the allowance
of I-2, Light Industrial District uses as allowable alternative uses for the site.
The site contains 13.47 acres with 54,900 square feet of building consisting of
10,957 square feet of office/support space, 26,695 square feet of manufacturing
space and 17,257 square feet of warehouse space. There are two (2) additions
totaling 11,000 square feet proposed to the building and an addition totaling
25,000 square feet. The additions will take place along each of the existing
facades. No addition will encroach into the required landscape or buffer areas.
Loading docks will be added for semi-truck shipping and delivery. All employee
and truck access to the site will be from Kellett Road and no access to Fourche
Dam Pike will be provided.
There are between 650 and 700 parking spaces located on the site depending on
the addition areas and their impact on the parking. The Zoning Ordinance
typically requires m anufacturing, processing and wholesaling (and similar uses or
establishments), to provide one (1) space per 600 square feet of gross floor area.
Warehouse and storage is to provide five (5) spaces plus one (1) space per
2,000 square feet of gross floor area up to 50,000 square feet; then, in addition to
one (1) space per 10,000 square feet above 50,000 square feet or portion
thereof. At total build-out 116 parking spaces would be required to serve the
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
7
manufacturing process and 20 parking spaces to serve the warehousing portion
of the development.
The proposed signage plan includes the continued use of the existing monument
sign located along Kellett Road. Building signage will be limited to a maximum of
ten (10) percent of the front façade, abutting Kellett Road.
All materials on the exterior of the building will be similar to the existing materials.
The height of the building will not be increased. The applicant has indicated all
parking lot lighting will be directional, directed downward and into the site with full
cut-off shields to not affect the property owner to the east. No parking lot pole
will exceed 30-feet in height.
Dumpster sites have been included on the site plan. The applicant states the
dumpster enclosures will be masonry walls. The applicant states the hours of
dumpster service have not been determined. Staff recommends dumpster
service hours be limited to daylight hours or from 7 am to 6 pm Monday through
Friday.
The applicant has indicated the initial hours of operation are from 8:00 am to
5:00 pm Monday through Friday. The request includes the allowance of a
24-hour, 7-day per week operation in the future.
Staff is supportive of the applicant’s request. The building is owned by the Little
Rock Municipal Airport Commission. Upon rezoning requests the Airport
Commission has been seeking to rezone their ownership to an industrial
designation, (I-2, Light Industrial District) which allows for airports and airport
operations. In this case the Planned Industrial Development District with I-2,
Light Industrial District uses is being requested. Staff feels the request is
appropriate and feels the rezoning as requested by the applicant is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends dumpster service hours be limited to daylight hours or from
7 am to 6 pm Monday through Friday.
February 25, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5157-G
8
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation the dumpster service hours
be limited to daylight hours or from 7 am to 6 pm Monday through Friday. 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.
February 25, 2016
ITEM NO.: 5 FILE NO.: Z-5817-G
NAME: 15000 Cantrell Road Lot 3 Magnolia Terrace Short-form PCD
LOCATION: Located at 15000 Cantrell Road
DEVELOPER:
Rector Phillips Morse
1501 N. University Avenue, Suite
Little Rock, AR 72207
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.53 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT : 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Office and Commercial
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated February 8, 2016, requesting deferral of this
item to the April 7, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 8,
2016, requesting deferral of the item to the April 7, 2016, public hearing. Staff stated
February 25, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5817-G
2
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.
February 25, 2016
ITEM NO.: 6 FILE NO.: Z-6734-E
NAME: Deal Short-form PD-R
LOCATION: Located on the Southeast corner of East 9th and Cumberland Streets
DEVELOPER:
Troy Deal
300 East 3 rd Street #703
Little Rock, AR 72201
SURVEYOR:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.49 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R-4A
ALLOWED USES: Residential – One and Two-family
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential – 3 lots
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-4A to Planned
Development Residential, PD-R, to allow the replatting of the lots into
three (3) residential lots for single-family homes. Two (2) of the lots currently
have single-family homes located on them. The applicant is seeking the replat to
allow the creation of the third lot for construction of a new single-family home.
February 25, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6734-E
2
Lot 1 is proposed with a lot area of 6,907 square feet and is proposed for the new
home. Lot 2 is proposed with a lot area of 4,622 square feet and Lot 3 is
proposed with a lot area of 10,088 square feet. The lot area regulations within
the R-4A zoning district typically requires a minimum lot size of 5,000 square feet
with a minimum lot width of 50-feet and a minimum lot depth of 100-feet.
Setbacks are typically a 15-foot front yard setback, a maximum 5-foot side yard
setback and a 25-foot rear yard setback. With the exception of the lot area for
proposed Lot 2 the existing homes appear to comply with the typical
development standards for the R-4A zoning district. The new home is proposed
with a 15-foot setback along Cumberland Street and a 17-foot setback along
East 9 th Street. The setback along the eastern and southern perimeters is
indicated at 5-feet. The plan as presented indicates the placement of a 10-foot
by 30-foot pool along the southern perimeter of the site. A six (6) foot privacy
fence will be placed along the southern property line.
B. EXISTING CONDITIONS:
There are two (2) single-family homes located on the property; one facing East
9th Street and the second facing Cumberland Street. This area contains a
mixture of residential uses including single-family, duplex, multi-family and high
rise multi-family. Across Cumberland Street is an office use. South of the office
user is a multi-unit apartment building. North of the site is a high rise residential
building operated by the Little Rock Housing Alliance. East and south of the site
are single-family homes. Cumberland Street is a one-way street traveling south.
East 9 th Street is a four (4) lane street with turn lanes at the intersections.
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
MacArthur Park Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. The existing sidewalk is damaged in
several places and should be replaced. The debris, grass, and sediment
should be removed from the sidewalk joints and from the inside of the street.
2. A compliant handicap ramp per City of Little Rock Detail PW-51 in each
direction is required to be installed at the 9th Street/Cumberland Street
intersection in accordance with Section 31-175 of the Little Rock Code and
the Master Street Plan.
February 25, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6734-E
3
3. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
4. At least 20 feet should be provided between the proposed structure and the
property line at the garage so that a parked vehicle does not block the
sidewalk or the rear of the vehicle extends over the property line.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. However, it should be noted
that an Entergy power pole exists on the southeast corner of East 9th and
Cumberland Streets where the proposal indicates a 20 foot radius cut of the
corner at this intersection. This appears to impact this pole as it is currently
located. Due to the overhead line configuration in this area, it will be difficult to
relocate this pole. A three phase power line exists along the north side of this
proposed development along the south side of East 9th Street. Contact Entergy
in advance regarding future service requirements to the development, desired
line extensions, and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by multiple bus routes. Maintain
pedestrian access as shown in plan for pedestrians and access to transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
February 25, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6734-E
4
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property.
The Residential Medium Density category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
townhomes, 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 applicant
has applied for a rezoning from R-4A (Low Density Residential District) to PD-R
(Planned Development Residential to divide the land into three tracts and build a
new single family home in addition to two existing single family buildings. The
request is within the MacArthur Park Historic District.
Master Street Plan: North side of the property is East 9 th Street and it is a
Collector, the west side of the property is Cumberland Street and it is shown as
Local Street on the Master Street Plan. The primary function of a Collector Street
is to provide a connection from Local Streets to Arterials. 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 sites.
Bicycle Plan: A Class II Bike Lane is shown along East 9 th Street. These Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues associated with the request. Staff stated they would
meet with the applicant to resolve any concerns and/or gain any additional
information concerning the request prior to the public hearing. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted additional information as requested by staff from the
February 3, 2016, Subdivision Committee meeting. The applicant has provided
the proposed materials list, the building height and the materials of the proposed
fencing. The applicant has increased the distance between the garage and the
property line to 17-feet.
February 25, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6734-E
5
The request is a rezoning of the site from R-4A to Planned Development
Residential, PD-R, to allow the replatting of two (2) lots into three (3) residential
lots for single-family homes. Two (2) of the lots currently contain single-family
homes. The applicant is seeking the replat to allow the creation of the third lot for
construction of a new single-family home.
Lot 1 is proposed with a lot area of 6,907 square feet and is proposed with a new
home. Lot 2 is proposed with a lot area of 4,622 square feet and Lot 3 is
proposed with a lot area of 10,088 square feet. Lots 2 and 3 currently contain
existing homes. The lot area regulations within the R-4A zoning district typically
require a minimum lot size of 5,000 square feet with a minimum lot width of
50-feet and a minimum lot depth of 100-feet.
Setbacks are typically a 15-foot front yard setback, a maximum 5-foot side yard
setback and a 25-foot rear yard setback. With the exception of the lot area for
proposed Lot 2 the existing homes appear to comply with the typical
development standards for the R-4A zoning district.
The new home is proposed with a 15-foot setback along Cumberland Street and
a 17-foot setback along East 9 th Street. The setback along the eastern and
southern perimeters is indicated at 5-feet. The plan as presented indicates the
placement of a 10-foot by 30-foot pool along the southern perimeter of the site.
The home is proposed with hardie panel siding, tamlyn flashing, horizontal cedar,
aluminum flashing for the parapet top plate (or equivalent materials to all
materials noted) and concrete block. The garage door is proposed as a
horizontal cedar material. The Historic District Commission will review and
approve all materials and elevations for the new home.
A six (6) foot privacy fence will be placed along the southern property line. The
applicant has indicated the fence will be cedar or redwood materials or an
equivalent material.
Staff has some concerns with the driveway only being 17-feet from the property
line. Staff’s concern is that if a car is parked in the driveway the rear of the car
will overhang the sidewalk forcing pedestrians into the street. The initial
submission allowed for a 13-foot setback. The applicant has indicated at the
time of final design of the home all attempts will be made to increase the distance
from the garage wall to the property line to 20-feet as recommended by staff.
Staff feels the additional setback would lessen any impact on pedestrians but
feels if 17-feet is the maximum that can be gained this will be sufficient.
Staff is supportive of the applicant’s request. Staff does not feel the creation of
the three (3) lots as proposed by the applicant will have any adverse impact on
the area. The applicant must seek and gain approval by the Historic District
February 25, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6734-E
6
Commission for the design and materials of the new home construction. The
approval of this PD-R is only to establish setbacks and lot areas for the existing
and new lots and homes.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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.
February 25, 2016
ITEM NO.: 7 FILE NO.: Z-6883-E
NAME: Harkins Revised Short-form PD-R
LOCATION: Located at 5212 ’I’ Street
DEVELOPER:
Jo and Chris Harkins
5212 ‘I’ Street
Little Rock, AR 72205
SURVEYOR:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: PD-R
ALLOWED USES: Single-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Add a covering over the existing deck
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On August 3, 2000, the Little Rock Planning Commission approved a request to rezone
the site from R-2, Single-family and R-4, Two-family to PD-R to allow a single-family
residence located at 5212 ‘I’ Street to be removed and a new four-plex constructed in its
location. A parking area located to the rear of the site was to be upgraded with new
paving. The parking was located behind the six-unit apartment building and contained
16-parking spaces which were accessed from ‘J’ Street. Four (4) garage parking
spaces were located on-site with the six-unit apartment development.
February 25, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6883-E
2
The Board of Directors adopted Ordinance No. 18,379 on October 17, 2000, allowing
the rezoning the site to PD-R. A Future Land Use Plan amendment was also filed to
change the site from Single Family and Low Density Residential to Multi Family. This
application request was denied by the Planning Commission at their January 8, 2009,
public hearing and was not appealed to the Board of Directors. The 4-plex was not
constructed.
Ordinance No. 20,072 adopted by the Little Rock Board of Directors on
February 3, 2009, allowed a revision to the previously approved PRD to allow the
creation two (2) lots and the construction of a single-family home on each of the lots.
The site plan approved allowed for buildable areas for the proposed lots. The site plan
indicated the new homes would closely match the design criteria of the Hillcrest Design
Overlay District. The lots were proposed approximately 44-feet by 85-feet for a total lot
area of 3,740 square feet. The front yard setback approved allowed a 20-foot front yard
setback, a 25-foot rear yard setback and a 5-foot side yard setback with a building
envelope of 40-feet by 34-feet or 1,360 square feet. The total height, total lot coverage,
the floor area ratio were to comply with the Hillcrest DOD requirements at the time of
building permit. There was no change to the developed site located on ‘J’ Street
proposed. This development did not occur.
Ordinance No. 20,928 adopted by the Little Rock Board of Directors on
September 2, 2014, allowed a revision to the site plan for the home located on ‘I’ Street.
The lot has approximately 88-feet of frontage on ‘I’ Street and is 72-feet deep along the
eastern perimeter and 91-feet deep along the western perimeter. The lot contains
approximately 6,358 square feet. The approved site plan indicated a building envelope
of 3,142 square feet. The front yard setback was approved at 10-feet. The side yards
were approved with a 5-foot setback and the rear yard was approved with a 13.6-foot
setback along the eastern perimeter flaring to 23.6-feet along the western perimeter.
The applicant indicated the home would comply with the minimum standards of the
Hillcrest DOD with the exception of the front yard setback.
No change was proposed to the developed site located on ‘J’ Street.
Ordinance No. 20,999 adopted by the Little Rock Board of Directors on March 3, 2015,
allowed a revision to the previously approved PD-R. The approval allowed an increase
in the allowable floor area ratio for the new home. The site plan as originally presented
included the construction of a carport for the home. The homeowner desired to enclose
the carport and construct a garage instead. Once the carport became enclosed the
square footage as per the DOD was calculated differently and the floor area ratio of the
home exceeded the 50-percent allowed per the DOD.
February 25, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6883-E
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant now proposes to amend the previously approved Planned
Development Residential, PD-R, to allow a cover over the existing at grade deck.
The applicant has indicated the cover will be open air and placed directly on top
of the deck. The deck is located 8-feet 6-inches from the rear property line. The
deck is located 6-feet from the western property line. The structure height is
17-feet 10-inches to the peak and 11-feet 10-inches to the top plate. The
covering is proposed with wood beams and 2 x 4 wood sheathing spaced
2-inches apart.
B. EXISTING CONDITIONS:
The home has been completed and the owners are occupying the structure.
Behind the home on ‘J’ Street there is a four-unit apartment building and a
six-unit apartment building. There are single-family homes located to the east,
west and south across ‘I’ Street and north across ‘J’ Street. A number of the
residential structures in this area contain more than one dwelling unit but the
area along ‘I’ Street appears to be single-family. Mount St. Mary’s School is
located to the east across Kavanaugh Boulevard and Holy Souls School is
located to the west across Harrison Street.
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 Hillcrest Residents Neighborhood Association were notified of the public
hearing .
D. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview stating there were on
outstanding technical issues in need of addressing related to the site plan. Staff
stated the request was to allow a covering over an existing deck. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. This request is to amend the previously
approved PD-R to allow a covering over an existing at grade patio. The cover
will be open air and placed directly on top of the existing deck. The deck is
located 8-feet 6-inches from the rear property line and 6-feet from the western
February 25, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6883-E
4
property line. The structure height is 17-feet 10-inches to the peak and 11-feet
10-inches to the top plate. The covering is proposed with wood beams and 2 x 4
wood sheathing spaced 2-inches apart.
With the previous approval wastewater was to be provided an easement across
the adjacent property by the property owner/builder. The easement has not been
secured. Staff recommends prior to the issuance of a building permit for the
covering over the deck the applicant provide the previously agreed upon
easement to wastewater.
Staff is supportive of the applicant’s request. The structure will be constructed
with open sides and openings in the roof which will not constrict the light and air
for this property and the adjacent property.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of the covering
over the existing deck as proposed by the applicant.
Staff recommends prior to the issuance of a building permit for the deck covering
the applicant provide the previously agreed upon easement to Little Rock
Wastewater Utility.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
placement of the covering over the existing deck as proposed by the applicant. Staff
presented a recommendation that prior to the issuance of a building permit for the deck
covering the applicant provide the previously agreed upon easement to Little Rock
Wastewater Utility. 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.
February 25, 2016
ITEM NO.: 8 FILE NO.: Z-7782-A
NAME: 5300 Asher Avenue Short-form PCD
LOCATION: Located at 5300 Asher Avenue
DEVELOPER:
Ivy Crenshaw
(no mailing information available)
SURVEYOR:
James L. Butler
5323 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.53 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: Add private club as an allowable use maintaining the existing
C-3, General Commercial District uses
VARIANCE/WAIVERS: None requested.
The application was originally filed by Mr. Stephen Giles on behalf of Ms. Ivy
Crenshaw. Mr. Giles contacted staff on February 3, 2016, stating he was no longer
representing Ms. Crenshaw. Staff does not have any contact information other than an
e-mail address for Ms. Crenshaw. Staff has e-mailed Ms. Crenshaw but she has not
responded. Staff recommends deferral of this item to the April 7, 2015, public hearing
to allow time to get in touch with Ms. Crenshaw to determine if she desires to proceed
with this application request.
February 25, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7782-A
2
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
Staff presented the item stating the application was originally filed by Mr. Stephen Giles
on behalf of Ms. Ivy Crenshaw. Staff stated Mr. Giles contacted them on
February 3, 2016, stating he was no longer representing Ms. Crenshaw. Staff stated
they did not have any contact information other than an e-mail address for
Ms. Crenshaw. Staff stated they had e-mailed Ms. Crenshaw but she had not been
responsive. Staff presented a recommendation of deferral of the item to the
April 7, 2016, public hearing to allow time for staff to get in touch with Ms. Crenshaw to
determine if she desired to proceed with the application 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.
February 25, 2016
ITEM NO.: 9 FILE NO.: Z-7895-C
NAME: J & R Properties Short-form PCD
LOCATION: Located at 717 South Woodrow Street
DEVELOPER:
J & R Properties
P.O. Box 251710
Little Rock, AR 72022
SURVEYOR:
Garnat Engineering
Vernon Williams
406 West South Street
Benton, AR 72015
AREA: 0.57 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCE/WAIVERS: Driveway spacing
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
J & R Properties is proposing to rezone the site from R-2, Single-family to
Planned Commercial Development, PCD, to allow the construction of a 120-foot
by 48-foot building containing office and retail space. The applicant indicates the
building will contain one (1) to four (4) lease units. The units will be accessed
from the west side of the building on Woodrow Street. The site plan indicates the
placement of 22 parking spaces in front of the building. The project includes a
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
2
metal building structure with brick veneer front and side skirts using the brick
material currently on the site.
The request also includes the abandonment of two (2) platted alleys. There is an
alley running east/west adjacent to Lot 7, Block 12, Ferndale Addition to the City
of Little Rock for 150-feet and a north/south alley located adjacent to Lots 7 - 10
& Lots 14 - 17, Block 12, of the Ferndale Addition to the City of Little Rock for
200-feet.
B. EXISTING CONDITIONS:
The property is located at the exit ramp for I-630 and Woodrow Street. There are
a few trees on the site. The applicant has placed a large number of bricks on the
property which he intends to use of the new building proposed for construction.
East of the site is a warehouse building constructed by this property owner
being used for storage of restaurant supplies. North of the site are three
(3) single-family homes and a restaurant. West of the site is an Entergy
Substation, vacant property and single-family homes. Woodrow Street is a two
(2) lane street. There are no curbs, gutters or sidewalks in place along the
property frontage.
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 Capitol View Stifft Station Neighborhood Association were notified of the
public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. After permitting by AHTD, the
existing curb cuts on Woodrow Street should be removed and replaced with
curb, gutter, and sidewalk. AHTD has tentatively approved the
improvements permitting.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Woodrow Street in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
3
4. A grading permit in accordance with Section 29-186(c) and (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.
5. Stormwater 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 owner and/or property owner's association.
6. 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.
7. All driveways shall be concrete aprons per City Ordinance.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
9. The minimum Finish Floor elevation of at least 309 feet Mean Sea Level
(MSL) is required to be shown on plat and grading plans.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on
collector streets is 125 feet from property line and 250 feet from
intersections and other driveways. The width of driveway must not exceed
36 feet. A variance must be requested for the proposed location.
11. 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.
12. Easements are required for stormwater drainage in the proposed
abandoned right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater
if additional information is required.
Entergy: The Distribution part of Entergy does not object to the new
construction as depicted on the print. A 3 phase line exists along Woodrow St in
front of the property. Also, please note that there is a Transmission line
extending across the southern edge of this property and there are very stringent
requirements about what you can do around and under a Transmission line.
I have forwarded this message plus the drawing to our Transmission group so
they can take a look at it as well. Contact Entergy in advance regarding future
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
4
service requirements to the development and future facilities locations as this
project proceeds.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
5
Fire Department:
1. Maintain Access.
2. 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.
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.
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.
5. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served on Route 5 West Markham
and Route 17 Mablevale by Rock Region METRO. The future service plans for
this area are inclusive of the business along Woodrow Street to serve employees
getting to work. Maintain pedestrian access to bus stop on West 7 th Street as
shown on plans.
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
6
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 I-630 Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC). The Mixed Office
and Commercial category provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. A Planned
Zoning District is required if the use is mixed office and commercial . The
applicant has applied for a rezoning from R-2 (Single Family District) to PCD
(Planned Commercial District) for a new building with C-3 (General Commercial
District) and O-3 (General Office) uses as allowable uses for the new building.
Master Street Plan: The south side of the property is Interstate 630 and it is a
Freeway, the west side of the property is South Woodrow Street and it is a Minor
Arterial on the Master Street Plan. A Freeway is any divided street or highway
with complete access control and grade-separated interchanges with all other
public streets and highways. 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 South Woodrow Street
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: A Class II Bike Lanes are shown along South Woodrow Street.
These Bike Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s 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 north is zoned R-2, Single-family. A twenty-five (25%)
percent reduction of this requirement will be allowable due to the site being
located in an area 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
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
7
of the buffer. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the City, Section 15-81.
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. In areas
designated as “mature” this strip shall be a minimu m 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.
4. 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.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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.
6. 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.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues associated with the request. Staff stated they would
meet with the applicant to resolve any concerns and/or gain any additional
information concerning the request prior to the public hearing. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
8
H. ANALYSIS:
The applicant submitted responses to questions raised by staff at the
February 3, 2016, Subdivision Committee meeting. The applicant is requesting
the allowance of C-1, Neighborhood Commercial uses for the site. The applicant
is also indicated the hours of operation are from 7 am to 9 pm, 7 days per week.
The applicant is requesting to rezone the site from R-2, Single-family to PCD to
allow the construction of a 120-foot by 48-foot building containing office and retail
space. The applicant indicates the building will contain one (1) to
four (4) leasable units. The units will be accessed from the west side of the
building on Woodrow Street. The site plan indicates the placement of 22 parking
spaces in front of the building. The project includes a metal building structure
with brick veneer front and side skirts using the brick material currently on the
site.
The building contains 5,760 square feet of floor area and is proposed with C-1,
Neighborhood Commercial uses. The parking for a commercial development is
typically based on one (1) parking space per 300 gross square feet of floor area.
The parking typically required for a building with this square footage would be
19 parking spaces. Staff recommends the use mix of the building match the
parking available on the site.
The applicant has indicated a single ground sign will serve the development.
The sign is proposed consistent with signage allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet in area. Building signage will
be limited to a maximum of ten (10) percent of the façade area on the facades
with public street frontage.
The plan does not include the placement of any fencing. The applicant has
indicated screening will be placed as required per the zoning and landscape
ordinances. The applicant has indicated screening will not be placed along the
southern perimeter where abutting the AHTD right of way.
The site plan indicates the placement of a dumpster along the north side of the
building. The dumpster will be screened per typical ordinance requirements.
The hours of dumpster service have not been limited. Staff recommends the
hours of dumpster service be limited to daylight hours, 7 am to 6 pm, Monday
through Friday.
The request includes the abandonment of two (2) platted alleys. There is a
20-foot alley running east/west adjacent to Lot 7, Block 12 Ferndale Addition to
the City of Little Rock for 150-feet and a 20-foot north/south alley located
adjacent to Lots 7 - 10 & Lots 14 - 17, Block 12 of the Ferndale Addition to the
February 25, 2016
SUBDIVISION
ITEM NO.: 9 FILE NO.: Z-7895-C
9
City of Little Rock running 200-feet. The applicant request the abandonment of
the alleys as a public right of way but the alleys will be retained with a utility and
drainage easement.
Staff is supportive of the applicant’s request. The site is indicated on the City’s
Future Land Use Plan as Mixed Office Commercial which would allow the
development of a mixed use development. The applicant has indicated they are
seeking tenants with a use mix that would allow for a small amount of retails with
the primary users being office users. As noted staff feels the use mix of the
building should match the parking available on the site. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request
in need of addressing.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the hours of dumpster service be limited to daylight hours,
7 am to 6 pm, Monday through Friday.
Staff recommends the use mix of the building match the parking available on
the site.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation the hours of dumpster service be limited
to daylight hours, 7 am to 6 pm, Monday through Friday. Staff presented a
recommendation the use mix of the building match the parking available on the site.
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.
February 25, 2016
ITEM NO.: 10 FILE NO.: Z-8851-A
NAME: Pleasant Ridge West Lot 3C Revised Short-form PD-C
LOCATION: Located at 11701 Pleasant Ridge Road
DEVELOPER:
Pleasant Ridge LLC
11601 Pleasant Ridge Road, Suite 300
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.4 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.15
CURRENT ZONING: PD-C
ALLOWED USES: 4-story hotel with 130 guest rooms
PROPOSED ZONING: Revised PD-C
PROPOSED USE: 6-story hotel with 137 guest rooms
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,753 adopted by the Little Rock Board of Directors on July 16, 2013,
rezoned this site from O-3, General Office District to PD-C, Planned Development
Commercial to allow the construction of a 4-story hotel with 130 guest rooms and
parking to meet code. The brand had not been determined but the anticipation was a
“high end” hotel with all the amenities. As approved the site plan included a covered
“drop-off” canopy, outdoor pool with an optional indoor pool, sports court and
two (2) outdoor patio areas. The hotel was to have a full service restaurant and a bar.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the previously approved Planned
Development Commercial, PD-C, to allow the construction of a 6-story hotel
containing 137-rooms and parking. The brand has not been determined but the
applicant anticipates a “high end” hotel brand. The site plan indicates the
placement of a covered canopy for drop-off, outdoor pool with an optional indoor
pool, sports court and two (2) outdoor patio areas. The hotel will contain a full
service restaurant and bar.
The building is proposed to be six (6) stories with a maximum building height of
80-feet. The building is proposed to contain 137 guest suites. The plan indicates
the placement of 150 parking spaces. The site lighting is to be low level, directed
downward and into the site. The maximum pole height proposed for the parking
lot lighting is 30-feet. The hours of dumpster service are from 7:00 am to
6:00 pm, Monday through Friday.
B. EXISTING CONDITIONS:
There are multi-family and condo developments located to the north, west and
south of this site. East of the site is an office building which was recently
approved for a veterinary clinic/surgery center. Southeast of the site are
two single-family residences. Southwest of the site is a commercial center
containing restaurant, retail and office uses. Also located in the general area is
the Pleasant Ridge Towne Center, a City of Little Rock Fire Station, a
single-family subdivision (Pleasant Forest) and three (3) places of worship.
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 Walton Heights Property Owners Association, the Pleasant Forest Property
Owners Association, the Pleasant Valley Property Owners Association and the
Piedmont Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186(c) and (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.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
3
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, Travis Herbner,
therbner@littlerock.org or 501.379.1805 for more information.
7. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
8. 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.
9. 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.
10. 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
501.379.1813 Greg Simmons (gsimmons@littlerock.org) for more
information.
11. Show all proposed driveway locations and radiuses.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Capacity contribution fee review
required. Contact Little Rock Wastewater if additional information is required.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the south side of the property which could be utilized to provide
service. There do not appear to be any conflicts with existing Entergy facilities.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
4
Contact Entergy in advance regarding future service requirements to the
development and future facilities locations as this project proceeds.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. 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.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
5
Fire Department:
1. Maintain Access.
2. 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.
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.
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.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. 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.
b. 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.
c. 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
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
6
the lot or area to be served, measured in a straight line between
accesses.
6. 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
a. 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.
b. 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.
c. 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.
d. 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.
7. 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.
8. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
7
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.
9. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Express Route 25 at
Cantrell Road and Pleasant Ridge Road. The area is an important location for
future transit plans. Create a pedestrian connection to the front entrance of the
hotel. Provide connection to existing pedestrian infrastructure to maintain
employee and guest access to the transit route.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
8
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 .
Building will be limited by height requirements of building construction type as per
2012 Arkansas Fire Protection Code.
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Office (O) for this property. The office
category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. The applicant has applied for a rezoning from PCD (Planned
Commercial District) to a PDC (Planned District Commercial) to allow for a new
hotel building with six (6) floors on the site rather than four (4) floors as
previously approved.
Master Street Plan: The north and the west side of the property is Pleasant
Ridge Road and it is shown as a Collector Street on the Master Street Plan. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
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. 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 are zoned R-2, Single-family
and PRD. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
9
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. 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. Trees shall be included in the interior landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces
6. 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. 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 sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a number of outstanding technical issues associated with the request. Staff
requested additional information concerning the proposed development including
the location of any fencing, common usable open space and the proposed
development schedule.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff also
stated the Stormwater Detention Ordinance would apply to the property. Staff
requested the location of the stormwater detention facilities be shown on the site
plan. Staff stated streetlights were required to be installed prior to the issuance
of a certificate of occupancy. Staff requested the applicant provide a letter
verifying the sight distance of the driveway met with the minimum standards of
AASHTO Green Book Standards.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
10
Landscaping comments were addressed. Staff stated a land use buffer was
required adjacent to site with a dissimilar use such as residential. Staff stated
the properties to the south were zoned R-2, Single-family and PRD which would
require buffering and screening. Staff stated easements could not count in
fulfilling the buffer requirement. Staff stated an automatic irrigation system was
required to water landscaped areas. Staff stated site of two (2) or more acres
would require a landscape plan stamped with the seal of a registered landscape
architect. Staff stated the City Beautiful Commission recommended preserving
as many trees as feasible on site and credit could be given when preserving
trees of six (6) inch caliper or larger.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised cover letter to staff addressing a number of the
issues raised at the February 3, 2016, Subdivision Committee meeting. The
applicant has indicated the location of any fencing, common usable open space
and the proposed development schedule.
The rezoning request is to allow the development of a 6-story hotel containing
137 guest rooms on this 4.39 acres parcel. The maximum height proposed for
the hotel is 80-feet. The applicant has stated there will be a full service
restaurant and bar associated with the proposed hotel use. The site plan
includes a covered “drop-off” canopy, outdoor pool with an optional indoor pool,
sports court and two (2) outdoor patio areas.
The plan indicates the placement of a monument sign within the landscaped area
along Pleasant Ridge Road. The sign is proposed with a maximum height of
six (6) feet and a maximum sign area of 64 square feet. Building signage is
proposed on the north façade, fronting on Pleasant Ridge Road and on the east
façade, which is located without public street frontage. The applicant has
indicated the sign area will not exceed ten (10) percent of the façade on which
the sign is placed.
The plan indicates the placement of 150 parking spaces to serve 137 guest
rooms. The zoning ordinance typically requires the placement of one (1) parking
space per guest room plus an additional ten (10) percent of the total of all parking
spaces required for the development to be used for employees, non-guest users
patronizing meeting rooms, restaurants and other facilities. The development
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
11
would require 137 parking spaces to serve the guest rooms plus an
additional 13 parking spaces to serve the non-guest rooms for a total of
150 parking spaces.
The applicant has located the proposed dumpster facilities on the site plan near
the southern portion of the development. The applicant has indicated the
dumpster will be screened per ordinance requirements. The hours of dumpster
service have been limited to 7 am to 6 pm daily.
A note on the site plan indicates the maximum pole height for the parking lot
lighting is 30-feet. The plan also notes all site lighting will be low level and
directional, directed downward and into the site and shielded to limit over-spilling
of light onto adjacent property.
There are retaining walls proposed within the development. A note on the site
plan indicates the maximum height of the retaining walls will not exceed 15-feet
in height. This is in compliance with the City’s Land Alteration Ordinance.
A screening fence will be placed along the perimeters where abutting
residentially zoned or used property.
Along the southern boundary of the development the plan includes a 20-foot land
use buffer, 70 percent of which is to remain undisturbed. The plan indicates an
overhead power line along the southern boundary. The survey does not indicate
this area as an easement. Per Section 36-521(f) the right of way of any utility
easement shall not be used in computing the depth or area of land use buffer in
developments abutting property used or zoned for R-1, R-2, R-3, R-4, PRD and
PDR. The property to the south is zoned PRD.
Staff is supportive of the request. The Board of Directors approved the rezoning
to allow the hotel on this site via a PD-C zoning. The current request increases
the building height by two (2) floors and increases the number of guest rooms by
seven (7). The parking has been increased to meet the minimum ordinance
requirements for a hotel. There are no other changes proposed for the
development. The previous approval allowed a bar and/or restaurant to serve
the hotel. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the requested revision to the
PD-C is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
12
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were registered objectors present. 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.
Mr. Phil Kaplan addressed the Commission on the merits of the request. He stated the
question before the Commission was not if there should be a hotel located on the site
but the two (2) additional floors and the seven (7) additional rooms. He stated the hotel
was approved by the Board of Directors in 2013 which allowed for the placement of a
four (4) story hotel. He stated the engineer had prepared a line of sight which indicated
the adjacent residential home would not be looking into the hotel but would continue to
look over the hotel. He requested to yield the remainder of his time to address
questions or concerns by the opposition.
Mr. Brandon Mazaner addressed the Commission in opposition of the request. He
stated he was opposed to the requested rezoning. He stated Mr. Schickel was always
requesting approval only to come back once the approval was received to ask for more.
He stated the residents had been down to many times with Mr. Schickel and his
proposed developments. He stated all Mr. Schickel wanted was a shopping center,
next he wanted a back entrance and next he wanted a hotel. He stated the area
wanted the commercial to stop. He stated he wanted to live in Little Rock but did not
want to live next to commercial. He stated the commercial need to stop. He requested
the Commission deny the request.
Mr. Crag Williams addressed the Commission in opposition. He stated he was on the
Board of the Pleasant Forest POA. He stated the location was wrong for a hotel. He
stated the building was out of character for the area. He stated the only six (6) story
building was located adjacent to the Interstate. He stated two (2) additional floors did
not sound like a great deal until you determined it was a 50 percent increase in the
allowed building height. He stated this was a significant change to the previously
approved site plan. He stated the residents of the apartments and the Logue property
would have a diminished line of sight once the hotel was constructed. He stated the
finished floor elevation had not been determined and there was no binding elevation for
the new construction. He stated without details there were no assurances the building
would be as proposed. He requested the Commission deny the request.
Mr. Scott Schallhorn addressed the Commission in opposition of the request. He stated
he was representing the Logue sisters who owned the property to the southeast of this
site and Martha currently lived in the home. He stated in the summer of 2013 the Board
approved a rezoning for the hotel to allow the four (4) stories and 130 rooms. He stated
the current request was to increase the number of rooms and increase the height of
25 percent. He stated it sounded like you were not changing anything until you really
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
13
thought about the request. He stated the additional floors would impact the adjacent
property and the seven (7) additional rooms would increase traffic. He stated the site
plan had also changed. He stated this plan was a whole new building and the paved
areas had been increased. He stated there would be a negative impact to the adjacent
home. He stated even though the home was looking over the building the line of sight
was not always directly ahead. He stated one did look down on occasion. He stated
the mass and scale of the building would be of an impact to the adjacent homes. He
stated the additional height would be an intrusion into the neighborhood. He stated
lighting would impact the adjacent homes. He stated the sign proposed for the building
would be allowed on the eastern façade at 300 square feet. He stated this was the size
of an interstate informational sign. He stated no one had committed to the finished floor
elevation of the hotel. He questioned the amount of fill that would be brought to the site
to raise the grade of the finished floor. He stated there had not been any concessions
offered to mitigate the potential impacts. He requested the Commission condition the
approval of the request if they were going to approve the application as currently filed.
He requested the Commission limit the size of the sign allowed on the eastern façade.
He suggested the allowance of three (3) percent of the façade area for a wall sign on
the eastern facade. He also requested the Commission set a limit on the lighting of the
sign and suggested the lighting of the sign be turned off at 9:00 pm. He requested the
Commission limit the lighting to a maximum of 0.5 foot candles and to limit the height of
the finished floor elevation to 450. He stated the Commission should not approve the
request which would have a needless impact on the neighborhood.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the 80 foot tall building would cause visual pollution to the
neighborhood. She stated the height was inappropriate this close to residences. She
requested the Commission not approve the request due to the inappropriateness of the
development adjacent to residential homes.
Mr. Kaplan addressed the Commission stating Mr. Schickel had been before the
Commission on a number of occasions to develop a project which had been a very
successful project. He stated the requests did include a traffic signal, the opening of the
rear entrance which had full support of the church and Easter Seals. He stated the
back entrance was successful and created a safer environment for the children in the
area. He stated the site was an undeveloped site which typically did have wildlife as
most undeveloped sites. He stated the most impacted parties with the request were the
apartments to the south and west which were not in attendance and had not contacted
staff with any opposition. He stated the development would not create visual pollution in
an area that was a post office, a shopping center and office uses. He stated Walton
Heights had opposed the shopping center but were currently enjoying the added
convenience to their area. He stated the hotel was an added convenience to this area
of the City which was not currently served by a hotel. He stated City staff had reviewed
February 25, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8851-A
14
the request and did not feel the conditions Mr. Schallhorn had presented were valid and
had not requested limits on the lighting or the signage. He stated the request had full
staff support and requested the Commission approve the request.
There as a general discussion by the Commission concerning the request, the height of
the building and the finished floor elevation of the proposed hotel. Mr. Joe White,
White-Daters and Associates the project engineer, stated there would not be fill brought
to the site. He stated the floor would start at 460 to 470. He stated the distance
between the hotels floors had not been determined due to different bands had different
mechanical needs between the floors.
Mr. Kaplan stated the developer had met with a number of groups and they felt the
additional height and the additional rooms were needed to allow the site to be marketed.
A motion was made to approve the request as presented by staff including all staff
recommendations and comments. There was no further discussion. The item was
approved as recommended by staff by a vote of 6 ayes, 5 noes and 0 absent.
February 25, 2016
ITEM NO.: 11 FILE NO.: Z-9104
NAME: Coulson Broadway Short-form PCD
LOCATION: Located at 800 South Broadway
DEVELOPER:
Petro Plus
1434 Pike Avenue
North Little Rock, AR 72114
SURVEYOR:
Development Consultants Inc.
2200 North Rodney Parham Road, Suite 223
Little Rock, AR 72212
AREA: 1.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT : 5 CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial - All activities are to
be indoors
PROPOSED ZONING: PCD
PROPOSED USE: Convenience store with gas pumps
VARIANCE/WAIVERS: Allow driveways nearer intersections and property lines than
typical ordinance minimums.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from UU, Urban Use District to Planned Commercial
Development, PCD, to allow the redevelopment of this existing convenience
store with gas pumps with a new convenience store with gas pumps. The new
construction is proposed to follow the design concepts of the UU, Urban Use
Zoning District by bringing the building up to the street frontage, placing the
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
2
vehicular use areas behind and to the side of the building, incorporating
streetscaping and adding green space (landscaping) in areas where none exist
today.
B. EXISTING CONDITIONS:
The existing convenience store takes a large portion of the block. There is a
vacant fast food restaurant on the south portion of the block (not under this
applicant’s ownership) and a vacant non-residential building located along West
9th Street (owned by this applicant). Currently the store is located along
Broadway Street. There are two (2) fuel locations, one (1) on West 8 th Street and
one (1) on Broadway Street. This area has a wide variety of uses including
restaurants, banking, warehousing, cultural/ethnic and automobile related
services. Broadway Street is a four (4) lane State Highway with turn lanes at
intersections. West 8 th Street is a two (2) lane street, recently converted from a
one-way to two-way. West 9 th Street is a two (2) lane street. Each of the streets
has curb, gutter and sidewalk, most of which is broken and in disrepair.
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 Downtown Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Broadway Street and 8 th Street.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
8th Street and South Arch Street.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
South Arch Street and 9 th Street.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. A grading permit in accordance with Section 29-186 (c) and (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 if more than seven
(7) trees are removed.
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
3
6. Due to the amount of the existing impervious surface, additional stormwater
detention is not required to be provided.
7. 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.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.org or 501.379.1805 for
more information.
10. 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.
11. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
Arch Street with 8 th Street.
12. Due to the use of the AHTD driveway apron design, narrow lanes on
Broadway Street and lack of a curb radius on private property, the area for
turn movements at this driveway is limited with three (3) lanes and therefore
the 36 foot wide Broadway Street driveway should be striped as two (2)
lanes with double yellow striping. Contact Traffic Engineering, Bill Henry,
bhenry@littlerock.org or 501.379.1816 for additional information or
questions.
13. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements located
in the right-of-way.
14. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. However, an overhead
electrical power line extends the entire length of the alley between 8 th and 9 th
Streets. It appears that at least part of this power line will be in conflict with
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
4
future construction. Please contact Entergy in advance regarding future service
requirements to the development, desired line extensions, and future facilities
locations as this project proceeds. It appears that some line relocation work will
be required before construction can commence.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
5
Fire Department: Full plan review
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served on Route 14 Rosedale near the high
volume stop at Broadway and 9 th Streets. Maintain pedestrian access to the
transit route as shown in plan. We also request a minimum curb cut width along
Broadway Street be required to reduce pedestrian conflicts with traffic.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. Demo permit required. 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 Downtown Planning District.
The Land Use Plan shows Mixed Use Urban (MXU). The Mixed Use-Urban
category provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric creating a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a rezoning from UU
(Urban Use District) to PCD (Planned Commercial District) to allow for a
reconstruction and expansion of a convenience store with gas pumps.
Master Street Plan: The north side of the property is West 8 th Street and is a
Collector, the east side of the property is Broadway Street and is a Principal
Arterial, the south side of the property is West 9 th Street and west side of the
property is South Arch Street and they are Local Streets on the Master Street
Plan. The primary function of a Collector Street is to provide a connection from
Local Streets to Arterials. The primary function of a Principal Arterial Street is to
serve through traffic and to connect major traffic generator or activity centers
within an urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Broadway Street since it is a
Principal Arterial. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
6
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 and the Urban Use District.
2. 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.
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 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. The site
is located within the Designated Mature Area of the City which allows the
landscape strip to be reduced by 75 percent or in this case to a minimum of
six feet nine inches (6’9”).
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. 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 automatic irrigation system to water landscaped areas 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 sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
7
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding technical issues in need of addressing related to the site
plan. Staff stated the site was located within the UU, Urban Use Zoning District
and within the designated Mature Area of the City. Staff stated there were
specific development criteria within the UU, Urban Use Zoning District with
regard to lighting, signage, building materials and signage. Staff stated the
applicant was requesting the required street trees along South Arch Street and
West 9 th Street be eliminated due to existing utilities both overhead and
underground. Staff also stated the applicant was requesting to maintain an
existing ground sign located at the intersection of West 8 th and Broadway
Streets. Staff stated the sign height and area were more than typically allowed
within the UU, Urban Use Zoning District. Staff stated the applicant was also
seeking the placement of building signage on all facades of the building and the
fuel canopies. Staff stated the applicant was also requesting the spacing of the
street trees to be less than 30-feet in a few locations.
Public Works comments were addressed. Staff stated radial dedications were
required at the intersections of the various streets. Staff stated a grading permit
was required prior to any land clearing or grading activities on the site. Staff
stated due to the amount of the existing impervious surface additional stormwater
detention was not required. Staff stated the driveway onto Broadway Street
should be striped with two (2) lanes with double yellow striping because of the
narrowness of the lanes on Broadway Street and the design of the driveway
apron.
Landscaping comments were addressed. Staff stated a variance from the
Planning Commission was required to eliminate the street trees as proposed on
South Arch Street and West 9 th Street. Staff stated any reductions proposed for
building landscaping, interior landscaping and reductions in any perimeter
planting strips related to the Landscape Ordinance requirements would require
approval by the City Beautiful Commission.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
technical issues associated with the request. The request is a rezoning from UU,
Urban Use District to Planned Commercial Development, PCD, to allow the
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
8
redevelopment of an existing convenience store with gas pumps with a new
convenience store with gas pumps. The new construction is proposed to follow
the design concepts of the UU, Urban Use Zoning District by bringing the building
up to the street frontage, placing the vehicular use areas behind and to the side
of the building, incorporating street trees and adding green space (landscaping)
in areas that currently have no landscaping.
The UU, Urban Use Zoning District has specific development criteria. The
applicant has indicated a painted crosswalk will be provided to address
pedestrian circulation through the site between the fuel canopy and the western
entry of the building. There are no fencing or walls proposed for the site in
general. There will however, be a masonry screen wall with gates for the trash
enclosure. The height of the screening wall for the dumpster will comply with
ordinance requirements. The open spaces or landscape areas around the site
and the pedestrian plaza area around the building have been included on the site
plan as per the UU, Urban Use Zoning District. The owners estimate the
construction start date will be August 1, 2016, and a construction period of
120-days.
All site lighting will have directional fixtures and will be designed to minimize
bleed-over onto adjacent areas. All ground-mounted mechanical systems and
trash receptacles will be oriented away from a primary street side of the property
and screened from the public right-of-way. The building façade materials will be
brick and concrete masonry units. The building canopy material will be metal
fascia and soffit. The building will be oriented to the street. The primary entrance
of the building is located on South Broadway Street. The applicant is requesting
a variation from the UU, Urban Use Zoning District to allow the building to have
less than sixty percent (60%) glass or transparent window display at building
street frontages. The design of the convenience store with the placement of
coolers does not allow for this building to meet this minimum requirement. There
are no projections into the public right of way from the building proposed.
The request includes a variance from Sections 30-43 and 31-210 to allow the
driveway on West 8 th Street nearer the intersection and property line than the
typical ordinance standard.
The applicant has indicated the landscape requirements of the UU, Urban Use
Zoning District will be met with the exception of the placement of one (1) tree
along South Broadway Street and the placement of street trees along West 9 th
Street and South Arch Street. The applicant is also requesting to allow the street
tree spacing at less than 30-feet. The street tree on South Broadway Street is
being eliminated due to a conflict with building canopy. The street trees along
South Arch and West 9th Streets are being eliminated due to existing overhead
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
9
and underground utilities. Any variances from the Landscape Ordinance
requirements must be approved by the City Beautiful Commission.
A variance is requested to maintain the existing sign at the corner of West 8th
Street and South Broadway Street. A portion of the sign is located within the
public right of way which will require a franchise agreement. The applicant has
indicated no additional ground signage is proposed at this time. The applicant is
seeking the ability to place additional ground signage per the UU, Urban Use
Zoning District if future signage is desired. Building signage will be placed on the
facades of the building and fuel canopy in locations with street frontages (on all
sides). The signage will not exceed ten (10) percent of the façade area for the
sign locations. There will be routine directional signage located around the site
as allowed per the zoning ordinance.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the site from the current UU, Urban Use Zoning District to Planned
Commercial Development, PCD, to allow the existing convenience store with gas
pumps to be demolished and a new building and fueling station constructed on
the site. Staff feels the applicant has done an adequate job in addressing and
adhering to the design and development standards of the UU, Urban Use Zoning
District. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the redevelopment of this site as
proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the drive on West 8 th Street nearer the intersection than typically
allowed.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation of approval of the variance
request from Sections 30-43 and 31-210 to allow all the drives nearer the intersections
and property lines than typically allowed. In addition to the deletion of the street trees
February 25, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9104
10
on West 9 th and South Arch and the one (1) tree on Broadway Streets, staff stated the
applicant was requesting the deletion of one (1) street tree on West 8 th Street. 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.
February 25, 2016
ITEM NO.: 12 FILE NO.: Z-9105
NAME: Stone Crest Apartments Short-form PD-R
LOCATION: Located at 9700 Baseline Road
DEVELOPER:
Stone Crest Apartments LLC
23 Funtastic Drive
Cabot, AR 72023
SURVEYOR:
Tommy Bond, PE
Bond Consulting Engineers
2601 TP White Drive
Jacksonville, AR 72076
AREA: 1.25 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Site contains an
apartment complex
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize the existing apartment development
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The apartments were constructed in 1972 and were located outside the City
limits of Little Rock. There are three (3) buildings located on the site containing
64-units and areas of paving very much in disrepair. Presently the parking stalls
back into the street right of way along Herrick Lane. The applicant bought the
property from the bank and felt with the purchase the property would be
“grandfathered” as a multi-family development. The site was vacated by code
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
2
enforcement a number of year ago. According to Entergy records power to the
office and the units were disconnected from September 2012 through February
2013. Once the site sat unoccupied for a period of six (6) months the property
lost any non-conforming status.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road between Winston
Drive and Herrick Lane. The property contains three (3) buildings previously
used as multi-family and paved parking areas. There are single-family homes
located to the north and west of this site within the Winston Subdivision. The
area to the east is a multi-story office building, the Arkansas State Highway and
Transportation Department. South of the site are four (4) single-family homes.
There are large areas of undeveloped property in this immediate area.
Southwest of the site is a large parcel which was recently approved by the Little
Rock Board of Directors as a PCD, Planned Commercial Development, for an
equipment sales business. Baseline Road is a two (2) lane State Highway with
no curb, gutter or sidewalk in place along the property frontage.
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
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Herrick Lane for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Herrick Lane and Baseline Road.
3. Baseline 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.
4. A 20 foot radial dedication of right-of-way is required at the both sides of the
intersection of Winston Drive and Baseline Road.
5. The old driveway not in use along with the culvert on Baseline Road should
be removed. Contact Dan Ivy, AHTD, District 6 for permitting at
501.569.2171.
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
3
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops or landscape areas a one-way exit driveway should be constructed
near the north property line on Herrick Lane. The Baseline Road driveway
should be a one-way entrance only. The Herrick Lane driveway should not
exceed 15 feet wide. The proposed parking should be angled.
8. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops or landscape areas, a driveway should be constructed just south of
the existing building at a location to provide efficient and safe vehicle
movements. A driveway constructed on north side of the existing building
on the property on Winston Drive. The driveways should be not exceed
26 feet. Due to the limit space to right-of-way, the asphalt pavement on the
east side of the existing building on Winston Drive should be removed and
replaced with sod and landscaping.
9. With site development on Lot 1, provide design of street conforming to the
Master Street Plan. Construct one-half street improvements to Winston
Drive and Baseline Road including 5-foot sidewalks with planned
development.
10. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
mglasgow@littlerock.org or 501.371.4646 for more information.
11. With future site expansion or construction of new structures, provide design
of street conforming to the Master Street Plan. Construct one-half street
improvement to the boundary streets including 5-foot sidewalks with
planned development.
12. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements
including parking, parking aisles, and barriers located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater
if additional information is required.
Entergy: Entergy does not object to this proposal. A three phase electrical line
runs along the north side of Baseline Road in front of this property and a line also
exists through the property. Electrical service may need to be reworked as the
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
4
project continues. Contact Entergy in advance regarding future service
requirements to the development, desired line extensions, and future facilities
locations as this project proceeds.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
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.
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
5
Fire Department: Full fire code review
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served nearby on Routes 23, 22 & 17 and is along
a transit route important future planning. No comments on renovation of existing
building interiors.
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 .
Building must comply with 2012 Arkansas Fire Protection Code. Fire sprinkler
and fire alarms are required for this location.
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Suburban Office (SO). The Suburban Office
category provides 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 applicant has applied for a rezoning from R-2
(Single Family District) to PD-R (Planned District Residential) to rehab an
existing apartment complex so that it might be occupied.
Master Street Plan: South side of the property is Baseline Road and it is a
Principal Arterial, west side of the property is Herrick Lane and 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 Baseline 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”. A Collector design standard is
used for Commercial Streets. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Baseline Road. These
Bike Lanes provide a portion of the pavement for the sole use of bicycles.
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
6
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.
Any new or renovated parking areas will need to be constructed in
compliance with the current ordinance requirements.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicants were present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
requested the applicant provide the proposed signage plan, the number of units,
any areas proposed for parking and any upgrades to the existing paved areas.
Staff also requested the applicant provide the location of any existing or
proposed fencing. Staff requested this information include the location,
construction materials and total height.
Public Works comments were discussed. Staff requested the applicant provide
the proposed parking layout, the circulation plan and the location of driveways.
Staff stated the existing parking spaces which backed into the right of way would
no longer be allowed to do so. Staff stated one-half street improvements to the
abutting streets would be required with future construction of additional units.
Staff stated a dedication of right of way to meet the Master Street Plan was
required on Baseline Road, Herrick Lane and Winston Drive. Staff stated this
would also include radial dedications at the intersections of the abutting streets.
Landscaping comments were addressed. Staff stated if the renovation cost
exceeded fifty percent (50%) of the replacement cost of the building then the
landscaping and buffer on-site were to come into compliancy according to the
percentage upgrade. Staff stated any new paved areas were to be landscaped.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
7
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided a
revised site plan which includes the proposed signage plan, the number of units,
any areas proposed for parking and upgrades to the existing paved areas. The
applicant has also provided the right of way dedications and the placement of the
perimeter fencing as requested by staff.
The request is a rezoning from R-2, Single-family to Planned Development
Residential to allow the existing vacant apartment complex to be remodeled.
The apartments were constructed in 1972 and were located outside the City
limits of Little Rock. There are currently three (3) buildings located on the site
containing 64-units, a leasing office, laundry facility and areas of paving for
parking.
The plan as presented allows for the placement of perimeter fencing around the
site. Along the northern and western perimeters a six (6) foot wood fence will be
installed. Along the street sides a decorative fence (wrought iron style) will be
put in place. Presently the parking stalls back into the street right of way along
Herrick Lane and on Winston Drive. With the placement of the fencing this will
eliminate the backing of cars into the street. Portions of the fencing will require
franchising with the City of Little Rock due to the fence being located within the
public right of way.
The applicant has provided a site plan which includes the placement of
61 parking spaces on the site and an additional 22 parking spaces across
Winston Drive. Parking for a multi-family development is typically based on one
and one-half parking spaces per unit. Based on the typical minimum standards a
total of 96 parking spaces would typically be required. The plan as presented
has a total of 83 parking spaces available for the units. The applicant has
indicated they feel a number of the units will be one (1) car families. Staff is
supportive of the parking as proposed.
The applicant has indicated within the newly paved areas landscaping will be
placed per the landscape and buffer ordinance requirements. Along the northern
perimeter a nine (9) foot landscape strip will be installed. The plan also includes
the placement of a nine (9) foot landscape strip along Winston Drive in the area
proposed with new paving. The applicant states an area of asphalt adjacent to
the existing building located on Winston Drive will be removed, budget permitting,
and landscaped. The parking lot located east of Winston Drive will be
landscaped with perimeter landscaping on the south, adjacent to Baseline Road,
and interior islands and street buffers will be provided.
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
8
The applicant has not provided the proposed signage plan. Staff recommends
ground signage be as allowed in the multi-family zones within the Zoning
Ordinance. This would allow one (1) freestanding sign per premises not to
exceed six (6) feet in height and twenty-four (24) square feet in area. Building
signage is to be limited to a maximum of ten (10) percent of the façade area
abutting public streets.
The applicant has not provided on the site plan the location of the proposed
dumpster facilities. The dumpster will most likely be placed near the laundry
building which is located with street view from both Winston Circle and Baseline
Road. Staff recommends the dumpster facilities be screened with a masonry
screen and the placement of a metal gate on the front side to limit the visual
impact of the dumpster on the abutting streets. Staff recommends the dumpster
hours of service be limited to daylight hours or from 7 am to 6 pm, Monday
through Friday.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning to recognize an existing apartment development and existing paved
areas. Within the paved areas new landscaping will be added. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the developer has done an adequate job in addressing
their concerns related to the overall site plan. Staff feels the rezoning to
recognize the existing multi-family development is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the dumpster facilities be screened with a masonry screen
and the placement of a metal gate on the front side to limit the visual impact of
the dumpster on the abutting streets.
Staff recommends the dumpster hours of service be limited to daylight hours or
from 7 am to 6 pm, Monday through Friday.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were registered objectors present. 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
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
9
report. Staff presented a recommendation the dumpster facilities be screened with a
masonry screen and the placement of a metal gate on the front side to limit the visual
impact of the dumpster on the abutting streets. Staff presented a recommendation the
dumpster hours of service be limited to daylight hours or from 7 am to 6 pm, Monday
through Friday.
Mr. Jim Martin addressed the Commission on the merits of the request. He stated his
company was rehabbing a 64 unit apartment complex on Baseline Road. He stated this
was his company’s first multi-family project in Little Rock. He stated he had been
working with the City concerning the building permit and the rezoning request.
Ms. Pam Adcock addressed the Commission as President of Southwest Little Rock
United for Progress. She stated Mr. Martin had met with the Southwest Board members
and they had voted to support the request. She stated Mr. Martin had made a number
of promises to the Board and she felt as long as he was good to his word the project
would be a success. She stated he had made the commitment that the units would not
be rented to paroles from the Arkansas Department of Correction. She stated he had
committed to having buffers built into his lease agreements that would prohibit the new
development from becoming a nuisance as was Winston Terrace. She stated the
Southwest Little Rock Board supported the request as long as Mr. Martin kept his word.
Mr. David Scruggs addressed the Commission with concerns. He stated he owned
property near the apartment development. He stated there were a number of concerns
with the previous apartment complex. He stated there were several incidents which
involved the police and/or fire department with the previous owners. He stated a
number of the homes had been broken into and on his lunch hour one time he came
home to a missing swing set that he had purchased for his children. He stated he
wanted to be a good neighbor and felt the apartments could be a good neighbor as well
but he questioned if there would be an on-site manager and/or if there would be security
located on-site. He stated he wanted more information concerning the development
and the items which would be put in place to protect the residents of the apartments and
the neighborhood.
Mr. John Huggler addressed the Commission in opposition of the request. He stated he
was opposed to the apartments being reopened. He stated he had lived in the
neighborhood since 1972. He stated the apartments were nothing but problems when
they were open. He stated gun fire, ambulance calls and police calls were frequent. He
stated all holidays gun fire could be heard from the apartment complex. He stated the
apartments were two (2) room apartments and he did not feel this would be marketable.
Mr. Martin addressed the Commission stating he was aware of the history of the site.
He stated his company was installing a security fence around the perimeter of the
property to protect the future residents of the complex. He stated there would be a key
code which would track the coming and goings of residents as well as who residents
February 25, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9105
10
allowed access into the development. He stated if there was excessive entering by a
particular resident they would be checked to ensure there were no violations to the
lease agreements. He stated his company was investing $1-million into rehabbing the
units. He stated the intent was to provide a safe and secure place for residents to live.
He stated within fair housing laws residents would be screened. He stated each
resident would have to undergo a background check before a unit was rented to them.
He stated there would be an on-site manager but not a resident manager. He stated if
security was needed then his company would review the situation and act accordingly.
There was a general discussion by the Commissioners with Mr. Martin concerning his
intent and the person who he would rent to. Commissioner Laha questioned if the units
would be rented to parolees of the Arkansas Department of Correction. Mr. Martin
stated that was not the intent. He stated once again all tenants would undergo
background checks and if a person was arrested and convicted of a crime they would
be evicted.
There was a general discussion concerning apartments in general and if Mr. Martin had
considered selling the units. Mr. Martin stated the building was a solid building but he
did not feel there was a market for owner occupied condo units in this area. He stated
this was a rehab of an existing development and not a new development of apartments.
He stated once again the residents would be given a code to enter the resident’s gate.
He stated excessive use of a code would result in questioning to see who and why they
were entering and leaving the site so often.
There was a general discussion concerning an on-site manager and on-site resident
manager. There was also discussion concerning security and the need for security. It
was noted that security was more important than a resident manager. Mr. Martin stated
his company would look into the program which offered housing to police officers. He
stated if there was a need for security or a resident manager then his company would
review the issue to determine which as the best avenue to take to provide a safe and
secure environment for the residents of the complex and the neighborhood.
Commissioner Laha questioned if security could be condition of the approval. Mr.
Shawn Overton, Deputy City Attorney, stated the Commission could not place
conditions on the approval of a rezoning request. He stated security was not a part of
the zoning or subdivision ordinances. He stated the applicant could volunteer to place
conditions on his application but the City could not require conditions of an applicant.
He stated the City had an abatement program. He stated if there were nuisance calls
the City could shut the complex down.
There was no further discussion. The chair entertained a motion for approval of the item
including all staff recommendations and comments. The item was approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
February 25, 2016
ITEM NO.: 13 FILE NO.: Z-9106
NAME: 9021 Geyer Springs Road Short-form PCD
LOCATION: Located at 9021 Geyer Springs Road
DEVELOPER:
One Bank and Trust
300 West Capitol Avenue
Little Rock, AR 72201
SURVEYOR:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone this site from R-2, Single-family to Planned
Commercial Development, PCD, to allow the use of this existing commercial
building with C-3, General Commercial District uses and a food store under
5,000 gross square feet with the sales of beer and wine. There are no exterior
modifications proposed for the site. All existing paved areas will remain.
Only cosmetic repairs will be completed to the interior of the building.
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
2
B. EXISTING CONDITIONS:
The property is located just south of the Baseline/Geyer Springs Roads
intersection. The building was constructed as a non-residential building in 1978
prior to the area being annexed into the City. The area contains a mixture of
uses including commercial and residential. There is a strip center located to the
north which contains a number of uses including a rental business for furniture,
electronics etc., a beauty supply business and movie rentals. There is a fast
food restaurant at the intersection of Baseline and Geyer Springs Road. Also in
this area there is a new CVS Pharmacy, auto parts store, carwash, grocery,
Wal-greens and a mobile home park. Geyer Springs Road is a four (4) lane road
with a continuous center turn lane. There are sidewalks in place along Geyer
Springs Road in this area.
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 Cloverdale Neighborhood Association, the Windamere Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs 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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Due to the existing two (2)
driveways not located at least 300 feet from the other on a minor arterial
street, the south driveway should be removed and curb and gutter installed to
not create left turn conflicts from the center left turn lane.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. Electrical service is either
already provided to the existing building or available from the power line in front
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
3
of the building along Geyer Springs Road. There do not appear to be any
conflicts with existing Entergy facilities. Contact Entergy in advance if electrical
service needs change as a result of the change in allowable use.
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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
4
Fire Department: No comment
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served nearby on Routes 22 & 17 and is along a
transit route important future planning. The parking lot configuration has
excessive curb cuts which create vehicle pedestrian conflicts along the sidewalk.
We request the curb cuts be reduced to a minimum required by code and
implementation of pedestrian infrastructure for access to the transit route.
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 Geyer Springs East Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning from R-2 (Single Family
District) to PCD (Planned Commercial District) to allow C-3 (General Commercial
District) uses as allowable uses.
Master Street Plan: The west side of the property is Geyer Springs Road and it
is 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 on traffic and pedestrians on Geyer Springs
Road. 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.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
5
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 sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
requested the applicant provide the days and hours of operation, the proposed
signage plan, the proposed use mix for the building and the hours of dumpster
service. Staff questioned if there would be any fencing placed on the site. Staff
requested information concerning the location, construction material and total
fence height of nay fencing.
Public Works comments were addressed. Staff stated a right of way dedication
for Geyer Springs Road to 45-feet from centerline was required. Staff stated the
driveway locations and widths did not meet the minimum spacing requirements
with regard to location and distance between the drives. Staff requested one (1)
of the drives be closed to eliminate conflicting traffic movements.
Landscaping comments were addressed. Staff stated if the renovation cost
exceeded fifty percent (50%) of the replacement cost of the building then the
landscaping and buffer on-site were to come into compliancy according to the
percentage upgrade. Staff stated any new paved areas were to be landscaped.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the February 3, 2016, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, the proposed use mix for the
building and the hours of dumpster service.
The applicant is requesting to rezone this site from R-2, Single-family to PCD to
allow the use of this existing commercial building with C-3, General Commercial
District uses and to allow a food store under 5,000 gross square feet with the
sales of beer and wine as an allowable use. There are no exterior modifications
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
6
proposed for the site. All existing paved areas will remain. Only cosmetic repairs
will be completed to the interior of the building.
The applicant has indicated ground signage as allowed in commercial zones will
be used for the business. The maximum sign height proposed is 36-feet and the
maximum sign area proposed is 160 square feet. Building signage will be limited
to a maximum of ten (10) percent of the façade area along the front façade with
frontage on Geyer Springs Road.
The site plan indicates the placement of a dumpster within the rear of the
building. The dumpster will be screened per typical ordinance requirements.
The screening fence will be a minimum of two (2) feet above the finished height
of the container. The applicant has also indicated a recycling facility may be
placed on the site should the use of the building merit recycling of materials. The
hours of dumpster service will be limited to daylight hours or from 7 am to 6 pm
Monday through Friday.
The site plan indicates eight (8) parking spaces in front of the building and five
(5) spaces behind the building. The building contains 3,280 square feet and is
proposed for general retail. Based on one (1) parking space per 300 gross
square feet of floor area a total of ten (10) parking spaces would typically be
required to serve the site. Staff recommends the use mix of the site match the
parking available on the site.
There does not appear to be a screening fence located in the rear yard of the
development. Staff recommends proper screening be provided between the
parking area and the residential homes located to the east of this site.
Staff is supportive of the applicant’s request. The applicant is proposing to
rezone the property to a PCD to allow the use of this existing commercial building
which was constructed in the late 70’s as a retail use. This building was
constructed as a commercial building and has always been used for retail. This
area of Geyer Springs in primarily non-residential uses with commercial uses
immediately to the north and a new pharmacy under construction to the west of
this site. Staff feels the rezoning request to allow the use of this commercially
developed site with commercial uses as requested by the applicant is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
February 25, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9106
7
Staff recommends the use mix of the site match the parking available on the site.
Staff recommends proper screening be provided between the parking area and
the residential homes located to the east of this site within 30 days of final
approval of the rezoning.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation the use mix of the site
match the parking available on the site. Staff presented a recommendation that proper
screening be provided between the parking area and the residential homes located to
the east of this site within 30 days of final approval of the rezoning. 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.
February 25, 2016
ITEM NO.: 14 FILE NO.: Z-9107
NAME: Bethel Temple COGIC Short-form PID
LOCATION: Located on the Northeast corner of West 33 rd and Mary Streets
DEVELOPER:
John E. Isom
63 Waters Edge Drive
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.77 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add a church as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this I-2, Light Industrial District zoned
site to PID, Planned Industrial Development, to add a church as an allowable use
for the site. The church will be used for regular worship services weekly,
normally on Sundays mornings and evenings and two (2) nights per week.
Several times per year the church will hold special services that may last several
days and/or nights.
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
2
B. EXISTING CONDITIONS:
The lot is grass covered with a scattering of trees. This area contains a mixture
of industrial and residential uses. North and northwest of this site is a furniture
store and a convenience store with gas pumps. Across Asher Avenue is a
lumber store. This area contains a wide variety of uses including warehousing,
manufacturing, residential and commercial uses. West 33 rd and Mary Streets are
substandard streets with no curb and gutter and no sidewalk in place. West 33 rd
Street dead ends just to the east of this site into an industrial parking lot.
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 South of Asher Neighborhood Association and the Curran Conway
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
33 rd Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Mary Street and West 33 rd Street.
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Mary Street including
5-foot sidewalks with the planned development. The new back of curb should
be located 18 feet from centerline of the pavement.
4. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to West 33 rd Street
including 5-foot sidewalks with the planned development. The new back of
curb should be located 15.5 feet from centerline of the pavement.
5. All driveways shall be concrete aprons per City Ordinance.
6. Stormwater 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 owner.
7. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
3
8. 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.
9. The portion of the public alley proposed to be used should be paved for the
entire width of the alley with seven (7) inches of gravel base and three (3)
inches of asphalt.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. There are no conflicts with
existing Entergy facilities as there are no electrical lines along the western or
southern edges of this property. Contact Entergy to determine electrical service
requirements and locations 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
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
4
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.
6. 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: Watch overhang for canopy must be 13’6” high.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location currently served on Route 14 Rosedale at Asher
Avenue and Mary Street. Provide pedestrian infrastructure at this location for
access to the bus route and ADA access to the facility.
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 I-630 Planning District. The
Land Use Plan shows Light Industry (LI) for this property. The Light Industry
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
applicant has applied for a rezoning from I-2 (Light Industrial District) to PID
(Planned Industrial District) to add a church as an allowable use for the site.
Master Street Plan: The west side of the property is Mary Street, south side of
the property is West 33 rd Street and they are Local Streets on 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
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
5
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. 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.
3. 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.
4. 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.
5. An irrigation system shall be required for developments of one (1) acre or
larger.
6. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
7. The property is located in the City’s designated mature area. A twenty-five
percent (25%) reduction of the landscape requirements is allowable.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request in need of
addressing. Staff requested the applicant provide the seating capacity of the
church, the proposed signage plan and the development schedule for the new
construction.
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
6
Public Works comments were addressed. Staff stated a dedication of right of
way was required for the abutting streets and at the intersection of West 33 rd and
Mary Streets. Staff stated with the development of the site improvements to
West 33 rd and Mary Streets would be required. Staff stated improvements to the
alley would also be required in the area the applicant was proposing to take
access. Staff stated the City’s Stormwater Detention Ordinance would apply to
the development of the site. Staff stated a grading permit was required prior to
any clearing on the site.
Landscaping comments were addressed. Staff stated a minimum of eight
(8) percent of the paved areas were to be landscaped. Staff stated a small
amount of building landscaping was also required. Staff stated screening of the
vehicular use areas adjacent to street rights of way was required. Staff stated
the City Beautiful Commission recommended preserving as many trees as
feasible on site and credit could be given when preserving trees of six (6) inch
caliper or larger.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing a number of the
technical issues raised at the February 3, 2016, Subdivision Committee meeting.
The applicant has provided the seating capacity of the church, the proposed
signage plan and the development schedule for the new construction. The
applicant has indicated the parking areas and the building landscaping will be
completed as required by the Landscape Ordinance.
The request is a rezoning from I-2, Light Industrial District PID, Planned Industrial
Development, to add a church as an allowable use for the site. All other I-2,
Light Industrial District uses will be maintained as future alternative uses for the
site.
The applicant has indicated the church will be used for regular worship services
weekly, normally on Sundays mornings and evenings and two (2) nights per
week. In addition several times per year the church will hold special services that
may last several days and nights or the entire week.
The applicant has indicated the sign proposed is eleven (11) feet in height and
five (5) feet wide for a total sign area of 55 square feet. The sign will display the
February 25, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9107
7
name of the church and the times of worship. Two (2) panels are proposed. The
sign will be placed a minimum of four (4) feet off the ground.
The estimated seating capacity of the church is 86 within the sanctuary, 14 choir
seats and three (3) seats in the pulpit. The total seating capacity is 103. Parking
for churches (and other places of worship), is calculated at 1.0 space for every
four (4) seats in new principal assembly areas or additions to currently existing
structures. Choir seating and areas for folding chairs shall be counted. Twenty
(20) inches on a pew shall be considered one (1) seat. This would result in the
need for 25 parking spaces. The site plan indicates the placement of 28 parking
spaces which is adequate to serve the church.
The applicant has indicated there will not be a dumpster placed on the site at this
time but requests the ability to place a dumpster in the future should one be
needed. The dumpster will be located and screened to minimize the impact of
the dumpster on the adjacent properties. The hours of dumpster service will be
limited to day light hours or between the hours of 7 am to 6 pm Monday through
Friday.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a PID to add a church as an allowable use for the site. Within this general
area there is a mixture of uses including residential and non-residential uses.
Staff feels the rezoning to allow the construction of the new church is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. 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.
February 25, 2016
ITEM NO.: 15 FILE NO.: Z-9108
NAME: Paul Short-form PID
LOCATION: Located at 1401 East 9 th Street
DEVELOPER:
James Paul
1401 East 9 th Street
Little Rock, AR 72206
SURVEYOR:
Ed Loftin
15415 Oak Crest
Little Rock, AR 72206
AREA: 0.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add an event center as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from I-2, Light Industrial District to PID,
Planned Industrial District, to add an event center as an allowable use for the
site. Focus is an event planning company specializing in social events and
corporate customers. Focus will offer two (2) types of services, retreat training
services as well as product launch event planning. The retreat training services
will be either leadership development training or teaming skills training. For both
types of retreats, Focus can take care of the planning of the event, as well as
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
2
actually hosting the training through the use of one (1) of Focus’s strategic
business partners.
Corporate retreats are either leadership training or teaming skills training. The
company will offer training of employees on each. Social events will include
celebrations, small weddings, reunions, birthdays and anniversaries. Education
will include conferences, meetings and graduations. Promotions will include
product launches, political rallies and fashion shows. Commemorations will
include memorials and civic events.
B. EXISTING CONDITIONS:
The building as well as the building immediately to the west sit right on the
property line and have limited visibility when exiting Shall Avenue onto East 9 th
Street. This building appears to be occupied by office users. The building to the
west appears to be vacant. There is a metal scrap yard located to the north and
west of this site. Other uses in this area are industrial type uses. There are
however, single-family homes located to the west and southwest of this site and
there is a multi-family development located to the south at Hanger and East 11 th
Streets. In this area East 9 th Street is a four (4) lane street with no sidewalks in
place.
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 Hanger Hill Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Shall Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline. Do not include
the building in the dedication.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Shall Street and East 9th Street.
3. Nearly the entire west frontage other than adjacent to the building is a curb
cut for head in parking. Vehicles backing into Shall Street right-of-way is not
safe. Show the proposed driveway location and parking plan so vehicles no
longer back into the right-of-way.
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
3
4. Insufficient sight distance exists on Shall Street at the Shall Street/East 9th
Street intersection due to existing building structures.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements located
in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. Electrical service can be
provided to the existing building from the north or west sides of the property
where existing service lines are already provided. There do not appear to be any
conflicts with existing Entergy facilities. Contact Entergy in advance if electrical
service needs change as a result of the change in allowable use.
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. 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.
3. 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.
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. 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.
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
4
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.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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: Full plan review must meet current code.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Locations served by Route 12 East 9 th Street and by future
flex service. Maintain pedestrian access as shown in plan for potential
employees.
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 .
Project may require separation of building occupancies and/or ambulatory care
requirements to be met. As an Assembly Occupancy fire sprinkler installations
may be required.
Planning Division: This request is located in the I-30 Planning District. The Land
Use Plan shows Mixed Use Urban (MXU). The Mixed Use-Urban category
provides for a mix of residential, office and commercial uses not only in the same
block but also within the same structure. This category is intended for older
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
5
"urban" areas to allow dissimilar uses to exist, which support each other to create
a vital area. Development should reinforce the urban fabric creating a 24-hour
activity area. Using the Planned Zoning District or the Urban Use District, high
and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a rezoning from
I-2 (Light Industrial District) to PID (Planned Industrial District) to add an event
center in the existing building as an allowable uses.
Master Street Plan: The north side of the property is East 9 th Street and it is a
Collector, west side of the property is Shall Avenue and it is a Local Street on the
Master Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. 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 sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues associated with the request. Staff stated they would
meet with the applicant to resolve any concerns and/or gain any additional
information concerning the request prior to the public hearing. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant has provided additional information concerning the request as
noted at the February 3, 2016, Subdivision Committee meeting. The applicant
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
6
has indicated the site will be used as office space on the front portion of the
building and the event center within the rear portion of the building. The
applicant has indicated there are three (3) spaces for office leases and
1,400 square feet of warehouse space that will be used as the event center.
The request is to rezone the site from I-2, Light Industrial District to PID, Planned
Industrial District, to add an event center as an allowable use for the site. The
applicant is an event planning company specializing in social events and
corporate customers. Two (2) types of services, retreat training services as well
as product launch event planning, will be offered. The retreat training services
will be either leadership development training or teaming skills training. For both
types of retreats, the applicant will take care of the planning of the event, as well
as actually hosting the training through the use of one (1) of their strategic
business partners. Corporate retreats are either leadership training or teaming
skills training. The company will offer training of employees on each.
Social events will include celebrations, small weddings, reunions, birthdays and
anniversaries. Education will include conferences, meetings and graduations.
Promotions will include product launches, political rallies and fashion shows.
Commemorations will include memorials and civic events.
The applicant has indicated the days and hours of operation are from 7 am to
2 am seven (7) days per week. The applicant states the use of the building for
event activities will not overlay with the office users hours. The applicant
indicates there are twelve (12) parking spaces on the site. These spaces
currently back into Shall Avenue.
The building contains 2,132 square feet of floor area which is being used as
office space. There is 1,800 square feet of floor area being proposed for the
event center. Parking for the office portion of the development is typically based
on one (1) parking space per 400 gross square feet of floor area. Parking for an
events center is typically based on one (1) parking space per 100 gross square
feet of floor area. Based on the typical minimum requirements a total of
23 parking spaces. As noted there are 12 spaces available on the site, all of
which back into the street. Public Works has requested the parking be reworked
to eliminate the continuous curb cut and eliminate cars backing into the street.
The Zoning Ordinance defines the separation requirements for event centers and
states the separation requirement shall be determined by the Planning
Commission so as not to adversely impact the neighborhood. Event center
review are to consider the following additional requirement:
a. An event center shall not be located within seven hundred fifty (750) feet
of the following:
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
7
i. A church or other religious facility.
ii. A sexually-oriented business as defined by Chapter 17 of the Code
of Ordinances.
iii. A public or private elementary, secondary or postsecondary school,
a day care center or any facility that operates programs for children
or youth.
iv. Any single-family or multifamily residential use, except a hotel or
motel, or a residential use that is within a unified development that
contains both the event center and the residential use.
b. For the purposes of subsection (a), measurement shall be made in a
straight line, without regard to intervening structures or objects, from the
nearest portion of a building or structure proposed for occupancy as
an event center to the nearest property line of any use listed in
subsection (a).
Within this area (750 feet) there are a number of single-family homes, a
multi-family complex and a church. The Shiloh Baptist Church is located to the
south of this site at East 12 th Street and Hanger Street. There are churches
located on the corner of East 10 th and Shall Streets and on East 13 th Street and
Hanger Street. To the west starts the single-family homes located west of
Hanger Street; approximately 450-feet. The Hanger Hill Community Park and
the Hanger Hill Apartments are located to the south of this site; approximately
400 feet.
Staff is not supportive of the applicant’s request. The parking located on the site
must back into the street right of way, which is typically prohibited, to enter and
exit the spaces. Staff has concerns with the number of parking spaces on the
site and the lack of alternatives for parking. Shall Street is a narrow street with
open ditches for drainage. East 9 th Street does not allow parking. Staff feels any
over flow parking will filter into the neighborhood and impact the residential
homes in the area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
February 25, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9108
8
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
Mr. James Paul was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Paul addressed the Commission on the merits of his request. He stated he
purchased the building to be used as an events center. He stated the remodeling was
complete and he was waiting to secure the proper zoning and his business license to
begin hosting events. He stated the events he would host were small scale events and
would not generate a great number of vehicles. He state on his site he had 12 parking
spaces which was adequate to meet the ordinance standards. He requested the
Commission approve the request.
There was a general discussion between the Commission, staff and Mr. Paul
concerning the site and the use of the site. Staff stated 12 parking spaces was being
generous and that in reality there were not 12 spaces, all of which were backing into the
right of way and the depth of the spaces outside the right of way was only 14 feet.
There was a discussion concerning the other uses within the building. Mr. Paul stated
he would not lease the spaces. He stated the events center was the main purpose for
purchasing the property and he needed the events center to cash flow the business.
He stated this was not a new development. He stated the building had been there a
number of years and was previously a daycare center. He questioned why parking was
an issue now. Staff stated once the rezoning request was made or if there was a
building permit request which exceeded 50 percent of the replacement cost of the
building then right of way dedication came into play and staff could request the applicant
provide proper right of way to meet the mater street plan.
Staff suggested Mr. Paul take a deferral to allow him time to secure parking off site and
provide staff with agreements from area property owners.
Mr. Paul requested a deferral of the item to the April 7, 2016, public hearing. There was
no further discussion of the item. The chair entertained a motion for deferral of the item
to the April 7, 2016, public hearing. The motion carried by a vote of 11 ayes, 0 noes
and 0 absent.
February 25, 2016
ITEM NO.: 16 FILE NO.: Z-5152-B
NAME: Holiday Inn Revised Short-form PCD
LOCATION: Located at 10920 Financial Center Parkway
DEVELOPER:
Drew Crawford and Associates
724 Garland Street
P.O. Box 3333
Little Rock, AR 72203
SURVEYOR:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: PCD
ALLOWED USES: Hotel
PROPOSED ZONING: Revised PCD
PROPOSED USE: Allow the placement of a ground sign on an adjacent parcel
within a sign easement
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 15,648 adopted by the Little Rock Board of Directors on March 7, 1989,
approved a rezoning of this site from O-3, General Office District and C-3, General
Commercial District to PCD and established Suitemark Hotel PCD. The approval
allowed the construction of a 128 room hotel. The hotel was contained in
three (3) buildings with approximately 72,000 square feet of space. The materials of
construction were wood stick framing with a stucco exterior finish. The buildings were
proposed with three (3) and four (4) stories with a maximum building height of 40-feet.
February 25, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-5152-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to amend the previously approved PCD, Planned
Commercial Development, to allow the placement of a ground sign on the
adjacent property owned by Relyance Bank. The sign will be located within a
sign easement executed between the bank and the Holiday Inn hotel owners.
The sign is proposed 3-feet 4-inches (3’4”) in height and 4-feet 1-inches
(4’1”) in length.
B. EXISTING CONDITIONS:
The site contains a hotel located behind a branch bank facility fronting Chenal
Parkway. The area is primarily developed with office, commercial and hotel
facilities. There is an extended stay hotel located to the west and a banking
facility located to the east. Across Chenal Parkway is a multi-story office
building. Chenal Parkway has been constructed to Master Street Plan standard
including curb, gutter and sidewalk.
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 Birchwood Neighborhood Association were notified of the public hearing .
D. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was present. Staff presented an overview of the item stating there
were no outstanding technical issues associated with the request. Staff noted
the request was to allow a sign for the hotel on an adjacent parcel within a sign
easement. There were no more issues for discussion. The Committee then
forwarded the item to the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the February 8, 2016, Subdivision Committee meeting. The
applicant is proposing to amend the PCD to allow the placement of a ground sign
on an adjacent property owned by Relyance Bank. The hotel states with the
completion of the I-630 improvements visibility of the existing signage, which is
located on the building only, is difficult to see. The applicant states with the
placement of the sign at the driveway entrance, guests of the hotel will know
when and where to turn to access their business.
February 25, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-5152-B
3
The sign will be located within a sign easement at the driveway entrance shared
by the bank and the hotel. The hotel is located on a lot which does not have
public street frontage with Chenal Parkway. The sign is proposed 3-feet 4-inches
(3’4”) in height and 4-feet 1-inches (4’1”) in length.
Staff is supportive of the request. Staff does not feel the placement of a sign
identifying the hotel along the Parkway will have any adverse impact on the bank
property or on the area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the ground sign as proposed.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
ground sign as proposed. 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.
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February 25, 2016
There being no further business before the Commission, the meeting was adjourned
at 5:42 p.m.
Datez
Chairman
14. &O/t,4_4L - S A
Secr tary