pc_04 07 2016sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
APRIL 7, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Troy Laha
Paul Latture
Bill May
Members Absent: Rebecca Finney
Jennifer Martinez Belt
Scott D. Hamilton
City Attorney: Shawn Overton
III. Approval of the Minutes of the February 25, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
4z
CQqy I r
a
0
�3 SVWOHl
-_. - - NYa
CD
T
Q
N
.4—
■
V �
a
U
.E i
U
r
J
O
U
0
O
N
M
[7
[3
NNMIRS
y
UJ
�
a
i
a"i
m
t
a
�
o
p c O
xy CL
Z7
m
O �
y y m m �
M l0
2a Q 4Y
m
d
a sg3 E'v� c'QmwK�U�a
�v m ro U m a
ryry
4
i mom c m °c
o�•2
�m a�'i m °c r .Y� ecnro$mc ELl
and ; m oy 3:0 cUU � .tee
Ra
2i Q c m
g 5
pV p0y
m Q
JO ain p 60u'188 -+�U a O1 S7Nrya,
Gyf pp NNE Q L+i L a
¢�
m }C7m W NK rNy�� U2�NQQi�4f4P U
v
d
mQf E
rZ-
E Q {D U 0 W
li C7
CD
T
Q
N
.4—
■
V �
a
U
.E i
U
r
J
O
U
0
O
N
M
[7
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
APRIL 7, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9108 Paul Short-form PID, located at 1401 East 9th Street.
B. Z-9048 719 North Spruce Street Short-form PD-C, located at 719
North Spruce Street.
C. S-1764 Pulaski County School District Subdivision Site Plan
Review, located at 925 East Dixon Road.
D. Z-7782-A 5300 Asher Avenue Short-form PCD, located at 5300
Asher Avenue.
E. Z-8503-D Herrick Heights Long-form PD-R, located on the west side
of South Bowman Road between the Brodie Creek
Subdivision and the Pointe at Brodie Creek Apartments.
F. Z-5817-G 15000 Cantrell Road Lot 3 Magnolia Terrace Short-form
PCD, located at 15000 Cantrell Road.
G. S-1767 Vincent View Preliminary Plat, located South of Pebble
Beach Estates and West of Garrett Glen Subdivision.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1277-D Riverside Properties Preliminary Plat, located at 16100
Chenal Parkway.
2. S-1073-J Arkansas Systems Tract 4 Preliminary Plat, located at
17400 Chenal Parkway.
Agenda, Page Two
I. PRELIMINARY PLAT: (CONTINUED)
Item Number:
File Number:
Title:
3. S-1538-K Gateway Town Center Tract C Revised Preliminary Plat,
located on the west side of the Gateway Town Center at
Gateway Grove Loop and Bass Pro Parkway.
4. S-369-A McPherson Addition Preliminary Plat Lot 1R, located at
8701 West Markham Street.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
5. S-1590-A Otter Creek Multi-family Subdivision Site Plan Review,
located on the southwest corner of Baseline Road and
Wimbledon Loop.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-1735-A Orlando Heights Short-form PCD, located at 101 North
University Avenue.
7. Z-2246-B The Residence at Pettaway Short-form PD-R, located at
2020 Vance Street.
8. Z-2933-B SM Investments Midtown LLC Short-form PCD, located at
4520 West Markham Street.
9. Z-5817-H Little Rock Plastic Surgery Center Revised Short-form
PD-O, located at 15104 - 15122 Cantrell Road.
10. Z-6051-K Arkansas Systems PCD Revocation and Rezoning,
located at 17400 Chenal Parkway.
11. Z-6532-H The Villas at Chenal Revised Long-form PRD, located on
Chenal Valley Drive at LaMarche Drive.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
12. Z-6554-H Lowes at Kanis and Bowman Long-form PCD, located on
the northwest corner of Kanis and Bowman Roads.
13. Z-6720-A Riverside Properties PCD Revocation and Rezoning,
located at 16100 Chenal Parkway.
14. Z-6848-D Chandridge Park Development Revised Short-form PD-R,
located on Chandridge Park Drive.
15. Z-7022-E Pinnacle Creek Revised Long-form PCD, located at
14810 Cantrell Road.
16. Z-7603-H 14910 Cantrell Road Revised Long-form PCD, located at
14910 Cantrell Road.
17. Z-9119 CALS Parking Deck Short-form PCD, located at 333
President Clinton Avenue.
18. Z-9120 Rebel Kettle Brewery and Restaurant Short-form PCD,
located at 822 East 6th Street.
19. Z-9121 SCK Place LLC Short-form PD-R, located at 6819 – 6823
Honeysuckle Lane.
20. Z-9126 Donaghey Building Short-form PCD, located on the
northwest corner of West 7th and Main Streets.
IV. OTHER MATTERS:
Item Number:
File Number:
Title:
21. LA-0053-A Colonel Glenn Commercial Tract 27 Advanced Grading
Request, located on Colonel Glenn Plaza Loop and David
O Dodd Road.
22. LU16-19-01 A Land Use Plan Amendment in the Chenal Planning
District at 16100 Chenal Parkway from Commercial with
Special Conditions to Commercial.
April 7, 2016
ITEM NO.: A FILE NO.: Z-9108
NAME: Paul Short-form PID
LOCATION: Located at 1401 East 9th Street
DEVELOPER:
James Paul
1401 East 9th 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
actually hosting the training through the use of one (1) of Focus’s strategic
business partners.
April 7, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
2
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 9th
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 11th
Streets. In this area East 9th 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.
April 7, 2016
SUBDIVISION
ITEM NO.: A (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.
April 7, 2016
SUBDIVISION
ITEM NO.: A (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 9th 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
April 7, 2016
SUBDIVISION
ITEM NO.: A (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 9th 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.
April 7, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
6
H. ANALYSIS:
The applicant has provided additional information concerning the request as
noted at the February 3, 2016, Subdivision Committee meeting. The applicant
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.
April 7, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
7
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:
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 12th Street and Hanger Street. There are churches
located on the corner of East 10th and Shall Streets and on East 13th 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 9th 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.
April 7, 2016
SUBDIVISION
ITEM NO.: A (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.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. The item
was deferred by the Commission to allow the applicant to review options for providing
additional parking for the site.
April 7, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
9
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not been in contact with them since the
previous public hearing. Staff continued to present a recommendation of denial of the
request for rezoning to a PID to allow the use of the site as an events center.
Mr. James Paul addressed the Commission. He stated he had one written agreement
and one verbal agreement for the use of adjacent parking areas. He stated the written
agreement included ten (10) spaces and the verbal agreement also included
ten (10) spaces. He stated based on the two (2) agreements he had adequate parking.
Staff stated the off-site parking was to match the zoning. Staff stated the area was
zoned I-2, Light Industrial District as was Mr. Paul’s property which did not allow for a
special events center. Staff stated in addition they needed to review the site to
determine if the parking proposed to be used by Mr. Paul’s business would impact the
parking on the other two (2) sites.
Mr. Paul questioned why he was told to go out and secure parking from nearby property
owners but was not told they had to be zoned correctly. Staff stated Mr. Paul was
encouraged to contact staff after the last meeting but no contact was made by Mr. Paul.
Staff requested a deferral of the item to the May 19, 2016, public hearing to allow them
and Mr. Paul to work through the parking agreements and the zoning needed to allow
the parking.
A motion was made to defer the item to the May 19, 2016, public hearing. The motion
carried by a vote of 8 ayes, 0 noes and 0 absent.
April 7, 2016
ITEM NO.: B FILE NO.: Z-9048
NAME: 719 North Spruce Street Short-form PD-C
LOCATION: Located at 719 North Spruce Street
DEVELOPER:
Robert Roberts
3906 Hwy 5N
Bryant, AR 72022
SURVEYOR:
Kittler-Roberts Group
3906 Hwy 5N
Bryant, AR 72022
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Single-family residential and commercial parking
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the site from R-2, Single-family to PD-C to
allow the rear yard of this existing single-family home to serve as parking for
commercial businesses located along Kavanaugh Boulevard. The applicant has
removed an accessory structure and graveled the rear yard. The applicant
states this parking area serves six (6) to eight (8) vehicles. He states the home
has a parking pad in the front yard area and does not need the rear yard area
for parking.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
2
B. EXISTING CONDITIONS:
The property is one lot removed from Kavanaugh Boulevard. The site contains a
single-family home. The rear yard has been graveled to serve as parking for the
commercial businesses located to the north. This area of Kavanaugh has a
number of commercial and office uses with the primary activity being located on
Kavanaugh. Two (2) blocks to the east is the Kroger Grocery which is one block
deep with non-residential uses located across the street on the east side of
Kroger. The predominate use of all the property south of Kavanaugh and west of
Palm Street, with the exception of the Kavanaugh frontage is single-family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Hillcrest Residents 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
Spruce Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. The proposed parking area should be graded and paved with asphalt to not
damage adjacent properties from stormwater runoff.
3. The proposed parking area should be striped for vehicle parking.
4. With access desired from the alley and the increase in vehicle use, the alley
should be repaved with asphalt from Kavanaugh to F Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement if new service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal to use an existing parking lot
zoned residential as a commercial parking lot. There is a three phase overhead
power line running north and south in the alley on the east side of the parking lot.
CenterPoint Energy: No comment received.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
3
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 engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
4
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.
Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at
least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
5
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial fire
apparatus road and the building. Other obstructions shall be permitted to be
places with the approval of the fire code official.
Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet
shall be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
6
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock
Fire Marshal’s Office (Captain Tony Rhodes 501-918-3757). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The site is located just south of CATA Bus Route #1 – the Pulaski
Height 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.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
7
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. 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-2 (Single Family District) to PDC (Planned District Commercial) to allow
for the use of this site for the existing single-family home and a parking lot for a
nearby commercial uses. This site is within the Hillcrest Design Overlay District.
Master Street Plan: Spruce Street is shown as a Local Street 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. 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
questioned how the parking functioned. Staff also questioned if the parking area
would remain graveled or if the area would be paved.
Public Works comments were addressed. Staff stated if the applicant was
proposing to use the alley for access a minimum pavement width of 20-feet
should be installed from Kavanaugh to F Street. Staff stated if the area was to
be paved the parking area should be graded and paved with asphalt to not
damage adjacent properties from stormwater runoff.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no items raised at the June 24, 2015, Subdivision Committee
meeting in need of addressing via a revised site plan. The applicant is
requesting to utilize a graveled parking area behind the house at 719 North
Spruce Street to serve the commercial businesses located to the north along
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
8
Kavanaugh Boulevard. The applicant is not proposing any improvements to the
alley and requests to utilize the alley in its current condition and with the existing
pavement width. The applicant has indicated six (6) to eight (8) vehicles can
park in the lot. He states the driveway located on North Spruce Street serves the
single-family home.
Staff is not supportive of the request. Staff feels the placement of parking on this
single-family lot is an intrusion into this residential neighborhood. Although there
are a few parking spaces located across the alley to the east, the property is
zoned C-3, General Commercial District and the parking serves a business
located on North Palm Street. The commercial uses and zoning do not encroach
into the neighborhood past North Palm Street and are limited to the Kavanaugh
Boulevard frontage. Staff does not feel it is appropriate to allow the commercial
parking within this residential neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 16, 2015)
The applicant was not present. There was one registered objector present. Staff
presented a recommendation of deferral of the item to the August 27, 2015, public
hearing to allow the applicant to be present to present their case. There was no further
discussion of the item. The chair entertained a motion for approval of the item as
presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated July 29, 2015, requesting deferral of this item
to the October 8, 2015, public hearing. The applicant stated he would be out of the
Country on August 27, 2015. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 27, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 29, 2015,
requesting deferral of this item to the October 8, 2015, public hearing. Staff stated the
applicant had stated he would be out of the Country on August 27, 2015. Staff stated
they were supportive of the deferral request. There was no further discussion. The
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
9
item was placed on the consent agenda and approved as recommended by staff by a
vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
There has been no change in this application request since the previous staff write-up
and analysis. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 8, 2015)
Mr. Daniel Bryant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of denial.
Mr. Bryant addressed the Commission on the merits of the request. He stated he was
requesting to use an area for parking that had historically been used for parking. He
requested to reserve the remaining time to allow the opposition to voice their concerns.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the League was opposed to the request to allow the
commercial uses to encroach into the residential area. She stated this was a highly
inappropriate use for the site. She stated in the past when the Razorback football
games were held in Little Rock people allowed cars to park in their yards for a little extra
income. She stated that was different than allowing a commercial parking lot within the
rear yard of a home on a permanent basis. She stated with the parking area in the rear
yard this would increase traffic on the alley which would impact the residential homes to
the south. She requested the Commission deny the requested rezoning to allow the
parking area.
Mr. Bryant stated when he bought the property there were cars parking in the rear yard
of this home. He stated he removed a storage building, graveled the parking area and
placed some signs which he felt had created the concern. He stated he had attended
two (2) Resident Association meetings and one (1) Merchants Association meeting. He
stated the residents in the neighborhood were not concerned with the request. He
stated the HRA had indicated they would rather have parking on the lot which would
take parking off the streets.
There was a general discussion by the Commission concerning the development, the
impact and the potential for future impact of allowing the site to be used as a
commercial parking lot. Commissioner Berry stated if the parking was a great concern
to the area residents there would be more residents addressing the Commission and
stating their objection. The Commission questioned if the rezoning request was the
result of an enforcement action. Staff stated that was the case.
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
10
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 5 ayes, 4 noes and
2 absent.
STAFF UPDATE:
This item was on the Board of Directors agenda for March 1, 2016, (on an appeal of the
Planning Commission’s recommendation of denial) and was determined to be a
different application than presented to the Little Rock Planning Commission at their
October 8, 2015, public hearing. Since the Little Rock Board of Directors cannot review
an application that has been modified between the Commission’s hearing and their
review of the item staff requested the Board return the application request back to the
Planning Commission for review and consideration.
Section 36-454(c) states the board shall not consider an application that has been
modified by the applicant to a design other than that reviewed by the Commission. The
applicant has modified the site plan based on comments raised by staff, the
Commission and a registered objector and was to present the revised plan to the Board
at their March 1, 2016, meeting. Due to the modifications the Board could not consider
the request and is requesting the Commission review the site plan and the proposed
revisions and provide a recommendation based on the new site plan.
The applicant is proposing a rezoning of the rear 47-feet of this lot to PD-C, Planned
Development Commercial, to allow the use of the rear portion as parking for the
adjacent commercial businesses. The remainder of the lot will remain zoned R-2,
Single-family. The applicant is also proposing to replat the rear portion of the lot and
the commercial lot located to the north which will allow the commercial activities to be
located on a single lot.
The applicant has placed a six (6) foot wood fence along the western perimeter of the
site. Staff recommends fencing be installed along the southern portion of the parking
area also (it appears the southern fence was installed by the property owner to the
south) or should the existing fence be damaged or removed the applicant is to be
responsible for the installation of any new fencing.
Staff recommends the applicant provide proper landscaping within the parking area.
The site is located within the Designated Mature Area of the City which allows a
reduction in the required width of the landscape strips by both the buffer ordinance and
the landscape ordinance. Within the Mature Area the landscape strip may be reduced
to no less than 6-feet 9-inches. Staff recommends the typically required landscaping be
installed along the western and southern perimeters of the site which are located
April 7, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9048
11
adjacent to the residential homes. Staff recommends the planting of the typically
required trees and shrubs be installed to soften the visual impact of the fence as well as
provide additional screening of the homes both to the west and south of the
parking area.
Based on the modifications proposed by the applicant staff is now supportive of the
applicant’s request. Staff feels the applicant has done an adequate job in addressing
previous concerns raised by staff with regard to the potential impact of the adjacent
residential uses with the use of this area as parking for the adjacent commercial
businesses.
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 applicant prepare a replat of the rear portion of this lot and the
commercial lot located to the north.
Staff recommends the applicant provide landscaping along the western and southern
perimeters of the site.
PLANNING COMMISSION ACTION: (APRIL 7, 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 applicant prepare a
replat of the rear portion of this lot and the commercial lot located to the north. Staff
presented a recommendation the applicant provide landscaping along the western and
southern perimeters of the site. Staff presented a recommendation the applicant paved
the alley between Kavanaugh Boulevard and his parking lot. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: C 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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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:
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
April 7, 2016
SUBDIVISION
ITEM NO.: C (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
April 7, 2016
SUBDIVISION
ITEM NO.: C (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.
STAFF UPDATE:
This item has been deferred a number of times to allow the applicant and staff to work
through an agreement concerning the street improvements which would be required
with the redevelopment of the Mills School Campus. The applicant and staff have not
been able to reach an agreement due to staff’s request for street improvements and the
applicant’s desire to not provide any additional paving with the redevelopment of the
site. Due to the required approval of the Subdivision Site Plan (Section 31-13 of the
Little Rock Code of Ordinances) for the Mills School Campus the redevelopment is
subject to compliance with the Boundary Street Ordinance (Chapter 30 of the Little
Rock Code of Ordinances), which requires the adjacent boundary street, Dixon Road, to
be improved to a minor arterial street standard for the length of the property. The minor
arterial street standard requires the new back of curb to be placed 29.5-feet from the
centerline (an additional travel lane provided) with a sidewalk placed at the property
April 7, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1764
15
line. Instead of constructing the typically required one-half street improvements for a
minor arterial street standard, staff feels the widening, for this portion of Dixon Road,
should include additional paving and to allow striping of a center turn lane for the length
of the property with sufficient stacking and transitions.
Although the improvements do not appear to be necessary at this time a similar issue is
currently occurring on South Bowman Road near West 36th Street. A large number of
apartments have been approved and additional apartments are currently being
considered by the City for rezoning. Like Dixon Road, South Bowman Road, is a minor
arterial street. Currently the major complaint by area residents on South Bowman Road
is the condition of South Bowman Road (narrow lanes with open ditches for drainage)
from West 36th Street to Kanis Road. Staff’s research of the past developments
adjacent to South Bowman Road has found that several developments adjacent to
South Bowman Road were approved with the condition of compliance with the
Boundary Street Ordinance requirements but the improvements were not installed.
It appears decisions were made by previous staff members to not require South
Bowman Road to be improved with the development of the adjacent sites. It is staff’s
opinion that the street improvements were not required to be constructed because at
that time the improvements were not needed nor would they be needed in the near
future due to the traffic counts in the area at that time. This is no longer the case and
South Bowman Road is in need of widening.
Dixon Road is a State Highway which is governed by the Arkansas State Highway and
Transportation Department (AHTD). Staff has contacted AHTD and it was stated if the
City required improvements to the roadway as a part of the approval process of the site
plan for the Mills School Campus then their agency would permit these improvements.
Staff feels the improvements to the roadway should be installed as per the Boundary
Street Ordinance requirements and as indicated above.
Staff recommends the Commission take two (2) votes on this application; one vote
on the site plan review request and the other for a waiver of the Boundary Street
Ordinance requirements.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had revised the site plan and proposed to install
an east bound left turn lane at the western most driveway on Dixon Road. Staff stated
the left turn lane would provide 80 feet of stack with at least 320 feet of tapers. Staff
stated the taper section of the street would extend beyond the west property line. Staff
stated the left turn lane had been approved to be permitted by AHTD since Dixon Road
was a State controlled roadway provided the street improvements were constructed per
April 7, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1764
16
AHTD street standards. 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 of approval of the
variance requests from Sections 30-43 and 31-210 to allow the drive on Dixon Road
nearer the property line than typically allowed per ordinance. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: D 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.
April 7, 2016
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE:
The applicant has contacted staff and stated they do not desire to do activities at this
location which are not allowed under the current zoning. The applicant has stated the
site will not be used as an events center or as a private club. The applicant is
contacting the State Alcohol Licensing Board to determine the activities which must take
place to be considered a restaurant or a bar, tavern or lounge, which are allowed per
the C-3, General Commercial District zoning classification, assuming there is sufficient
parking. Staff recommends withdrawal of this item, without prejudice, due to the
rezoning no longer being requested by the applicant.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted them stating they did not desire
to do activities at this location which were not allowed under the current zoning. Staff
stated the applicant had stated the site would not be used as an events center or as a
private club. Staff stated the applicant was contacting the State Alcohol Licensing
Board to determine the activities which were to take place to be considered a
restaurant, bar, tavern or lounge, which were allowed per the C-3, General Commercial
District zoning classification, assuming there was sufficient parking. Staff presented a
recommendation of withdrawal of the item, without prejudice, due to the rezoning no
longer being requested 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
8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: E FILE NO.: Z-8503-D
NAME: Herrick Heights Long-form PD-R
LOCATION: Located on the west side of South Bowman Road between Brodie Creek
Subdivision and the Pointe at Brodie Creek Apartments
DEVELOPER:
The Pointe at Brodie Creek, LLC
9800 Maumelle Boulevard
North Little Rock, AR 72113
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 70+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family, Multi-family, O-1, Quiet Office District
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of the entire multi-family development site with the development of the first
phase of the apartments.
BACKGROUND:
On October 8, 2015, the Planning Commission denied a request to rezone 23 acres of
an overall larger tract from R-2, Single-family to Planned Development Residential to
allow construction of 400+ units of multi-family housing. The developer had indicated
an overall development plan including boundary street improvements to South Bowman
Road and a commitment to develop the northern portion of the property as single-family.
The rezoning request did not include the entire 70+ acres and there were no measures
for staff to enforce the developer’s proposal.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the entire site (73.95-acres) to Planned
Development Residential to allow for an overall development plan of the entire
acreage. The proposal includes the entire tract the developer is proposing to
purchase. The plan indicates the northern portion of the site with single-family
detached homes. There is an area located along South Bowman Road which is
indicated for future development with a use other than multi-family. The plan
indicates single-family residential contained within 27.25 acres, the multi-family
development contained on 23.45 aces, floodway and open space containing
11.75 acres and O-1, Quiet Office District uses containing 11.50 acres.
The multi-family development will be accessed from the existing development
located on South Bowman Road. The multi-family portion of the development is
proposed with 408 units. The units will be developed in phases with 120 units
open for leasing in 2017, 96 units in 2018, 96 units in 2019 and 96 units in 2020.
B. EXISTING CONDITIONS:
The overall site contains 70+ acres located on the west side of South Bowman
Road. The entire site is heavily wooded and is occupied by one single-family
home. The area proposed for rezoning to Planned Development Residential is
located to the rear of this acreage and is not visible from South Bowman Road.
In this area there are 600 units constructed to the south of this site in the Pointe
at Brodie Creek. There are an additional 500 units approved located across
South Bowman Road. Clearing and grading has been completed and there are
currently buildings under construction. Across from the 70-acre parcel is
a nursing home and single-family homes located in the Sandpiper Subdivision.
North of the parcel are single-family homes located in the Brodie Creek
subdivision. South Bowman Road is an unimproved roadway with open ditches
for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site along
with the Woodlands Edge Community Association and the John Barrow
Neighborhood Association were notified of the public hearing.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
3
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. Is a variance
requested to advance grade future phases of construction with construction
of Phase 1?
2. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
5. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation of Building 6 and 7 should be shown on grading plans.
6. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide drainage and access easement is required adjacent to the floodway
boundary.
7. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
8. 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. 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 at
501.371.4646 mglasgow@littlerock.org for more information. Show the
trash and recycling locations on the site plan.
10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
11. Bowman 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.
12. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Bowman
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
4
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline. A left turn lane
should be provided for all driveways.
13. 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. Study should
include: Roadway Level of Service Analysis for 2-lane sections of Bowman
Road. (Existing and projected), and signal warrant analysis for Bowman at
Cherry Side and Brodie Creek.
14. If the north driveway will be used for more than secondary emergency
access, provide a letter prepared by a registered engineer certifying the
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. If the driveway will be used other than secondary emergency access, the
driveway should be paved with asphalt, curb and gutter.
16. Show the proposed driveways or access locations to the proposed
residential and proposed non-residential use areas.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Capacity fee analysis required. Contact Little
Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the east side of Bowman Road on the east side of this property.
Another 3 phase line exists to the north of the property. There do not appear to
be any conflicts with existing Entergy facilities. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
5
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 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.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
6
Fire Department:
Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
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.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial fire
apparatus road and the building. Other obstructions shall be permitted to be
places with the approval of the fire code official.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
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.
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.
Multi-Family Residential Developments. As per Appendix D, Section
D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having
more than 100 dwelling units. Multiple-family residential projects having more
than 100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
8
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with
two separate and approved fire apparatus access roads regardless of whether
they are equipped with an approved automatic sprinkler system.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The area is not currently served by METRO. We would like
to emphasize maintaining the sidewalk connections to the neighborhood for
transit rider access to jobs and shopping. The area is part of our future plans for
the West Little Rock express and community shuttle/flex service. METRO has
plans to continue to serve near the area on Route 9 and plans to provide service
enhancements.
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 Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) and Residential Medium
Density (RM) for this property. Residential Low Density allows for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes, provided that the
density remain less than 6 units per acre. Residential Medium Density
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and twelve (12) dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single Family
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
9
District) to PDR (Planned District Residential) to allow the construction of an
apartment development at 17.4 units per acre, 27 acres of single family at an
undetermined density and 11.5 acres of unknown non-residential uses on
the site.
Master Street Plan: Bowman Road 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 of traffic and
pedestrians on Bowman Road. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. 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. The north, south, and east properties are zoned R-2. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required along these
perimeters of the site.
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. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
5. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
6. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
10
G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. Daters
provide details of the proposed development including the proposed street
construction plan. Staff requested he provide the proposed signage plan, the
proposed phasing plan and the future uses of the area identified as
non-residential.
Public Works comments were addressed. Staff stated a grading plan was
required prior to any development of the site. Staff also stated a traffic impact
study was required for the proposed development. Staff questioned the driveway
access between the existing and new development. Mr. Daters stated the drive
would serve as the construction access and upon completion of the project the
drive would provide exit only service to the residence. Staff requested Mr. Daters
provide a sketch grading and drainage plan.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the sites northern, western and eastern perimeters. Staff stated
screening was also required along the same perimeters. Staff stated an
automatic irrigation system to water landscape areas was required at the time of
development. Staff stated a minimum of eight percent (8%) of the interior paved
areas was to be landscaped.
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 raised at the October 28, 2015,
Subdivision Committee meeting. The applicant has provided the proposed
building elevations, the construction materials, location and material of any
proposed fencing and the location of any proposed signage. The applicant has
also provided the proposed phasing plan and indicated the development would
not be subdivided into separate lots.
The project is approximately 70-acres located on the west side of South of
Bowman Road between the Brodie Creek Subdivision and the Pointe at Brodie
Creek apartments. The request is a rezoning of this site from R-2, Single-family
to Planned Development Residential to allow the approval of the zoning and a
site plan for 408 units of multi-family housing, future development of age
restricted residential or single-family and O-1, Quiet Office District.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
11
The multi-family portion of the development is an addition to the existing
600 units located to the south of this site. The acreage of this area is
23.45-acres. This development is proposed containing 408 units. There is an
emergency access which will also serve as an exit drive along this property’s
southern boundary to allow egress for the residents of this development.
All ingress is from the existing drive serving the Pointe at Brodie Creek
apartments.
An area along the northern perimeter is indicated on the site plan for future
development of single-family or age restricted housing. The area of this portion
of the site contains 27.25-acres. The development of this area will include
detached homes, which will conform to the development criteria of the R-2,
Single-family zoning district. If developed as attached age restricted housing the
density will not exceed six (6) units per acre.
The applicant has indicated the future use of the non-residential portion of the
site. The acreage of this area is 11.50-acres. The applicant has indicated this
area will develop with uses as allowed within the O-1, Quiet Office Zoning
District. In addition to O-1, the applicant is requesting the allowance of a nursing
home or convalescent home or attached residential homes at a density not to
exceed six (6) units per acre.
Within the 70+ acre tract the proposal includes maintaining 11.75-acres which is
located within the floodway or has been designated as open space. These buffer
areas are along the northern, eastern and western perimeters of the proposed
multi-family development area. The minimum width of the open space buffer will
be 50-feet. The plan also includes an area along South Bowman Road which will
be retained as an open space buffer should the area develop with a residential
use. The open space buffers for the most part are to remain in their natural state
unless approved for modification by the City. Within the buffer areas recreational
use by the adjacent residents will be allowed. Construction of walks, walking
paths, parks and playgrounds will be allowed. Utilities will be allowed to cross
the open space buffers provided the utilizes are placed in a manner so as to
minimize the disturbance to existing vegetation and work necessary to maintain
underground utilities. Any work authorized by the City for any necessary
maintenance related to stormwater drainage will be allowed. Should it become
necessary in the future to provide access across the street the applicant will work
with the City and FEMA to determine the best access with the least disturbance.
The development is proposed with materials similar to the existing apartments.
The building materials will include brick, stone, drivit and/or siding. The roof will
be asphalt architectural shingles. The building is proposed with a maximum
building height of 45-feet. The buildings are proposed as three (3) story
buildings.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
12
The site plan indicates the placement of dumpsters in various locations
throughout the site. The dumpsters will be screened per the typical ordinance
requirement or a minimum of two (2) feet above the height of the trash container.
Recycling will also be provided for the development. Recycling containers will
also be screened per the minimum ordinance standard. The hours of dumpster
service have been limited to daylight hours.
The site plan notes wood fencing will be placed along the site’s, northern,
eastern and western perimeter. The site plan also notes an 8-foot tall vinyl fence
will be installed on the north and eastern perimeter. The note states all fencing
and locations will match the fencing installed within the existing development.
The applicant has indicated no new signage is proposed for this development.
The development does not have street frontage and signage and the placement
of signage would be of no benefit to the development. All ingress to the site is
from the existing drive entrance which has signage within an entrance feature
along South Bowman Road.
The development is proposed in four (4) phases. Phase I includes the
construction of five (5) buildings and a pool and pool house. Phase II includes
the construction of two (2) additional buildings, Phase III will include the
construction of seven (7) buildings and in the final phase three (3) buildings will
be constructed. The development contains 17 buildings with 24 units per
building. Within the development there are 190 units with one (1) bedroom,
170 units with two (2) bedrooms and 48 units have three (3) bedrooms.
Construction of the units will begin in June 2016 with the final phase of
construction beginning in June 2019. The plan includes the construction of
120 units in 2016, 96 units in each of the years from 2018 to 2020.
The development is proposed with 890 parking spaces. The plan indicates
102 garage spaces, 198 carport spaces and 590 uncovered spaces. Parking for
a multi-family development is based on one and one-half parking spaces per unit.
Based on this calculation 612 parking spaces would typically be required to serve
a development containing 408 units.
With the construction of the first phase of the apartments the street
improvements to South Bowman Road will be completed adjacent to the 70+
acre site. These improvements include one-half street construction to Master
Street Plan standard. The certificate of occupancy for the first phase of the
apartments will not be issued until the street construction is completed.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
13
The request includes a variance from the City’s Land Alteration ordinance to
allow grading of the entire site with the development of the first phase. The
applicant has stated the grading is necessary to allow the site to balance with
regard to cuts and fill. The applicant has stated the grading will not be visible
from South Bowman Road and any visual impact of the clearing will only be seen
from within the existing and the proposed new development area. The tract
adjacent to South Bowman Road will not be cleared or graded until the area is a
part of a development plan where construction is imminent.
The applicant has engaged a traffic engineer to review and prepare a traffic
analysis for this development and the potential impact of this development on
South Bowman Road. Staff and the traffic engineer are currently reviewing the
traffic analysis and will provide additional information at the public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015)
The applicants were present. There were a few registered objectors present. Staff
presented the item with a recommendation of approval.
Mr. Tim Daters of White Daters and associates addressed the Commission on behalf of
the application. Mr. Daters stated the development was a mixed use development
including single-family and multi-family residential, non-residential and/or a combination
of both. He stated the non-residential would be limited to density as allowed in the
MF-6 zoning district. He stated there was a 700 foot buffer along the western perimeter
of the site. Stated all other areas would be buffered with a minimum buffer width of
50 feet. He stated the land use for the property was RM, Residential Medium, which
allowed a density between 6 and 12 units per acre.
Mr. Keith Richardson addressed the Commission as the potential developer of the
property. He stated he was not actively seeking to purchase additional property. He
stated the property owner contacted him to see if he was interested in purchasing the
land. He stated his primary objective for buying the land was to protect his existing
development. He stated the property was shown for multi-family on the City’s land use
plan. He stated at some point the property would be developed as multi-family. He
stated his company had a substantial investment in the area and his goal was to protect
his investment.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
14
Ms. Ruth Bell addressed the Commission in opposition of the request. She questioned
the number of units being built on substandard roads. She stated the Commission had
heard from residents on South Bowman and on Kanis Road both expressing their
concern with the growing traffic on these streets. She stated there was a concern with
placing a large number of apartments within one area. She stated this area appeared to
be ripe for apartment development. She requested the Commission to direct staff to
review the overall development plan for the area and determine the number of units
which could be expected and the carrying capacity of the roads in the area.
Devo Shipley addressed the Commission in opposition of the request. He stated he
was elected spokesman for the Woodlands Edge Neighborhood. He stated although
the Commission had received a letter of support from the POA Board not all residents
were in support of the development. He stated the POA Boards of both Brodie Creek
and Woodlands Edge had elected to not inform the residents of the proposed
development. He stated there were a number of concerned residents in the area who
were very opposed to the request. He stated traffic was a concern. He stated the
number of units concentrated in one area would decrease property values. He stated
there was a meeting with the residents on Wednesday November 18th. He stated a
number of the residents felt this was a done deal and there was no way to oppose the
future development of the multi-family units. He stated he understood the land
was zoned for single-family and requested the Commission not rezone the property
for multi-family.
Mr. Richardson addressed the Commission stating there was a meeting with the
neighborhood. He stated he had worked with both the POA’s for three (3) months and
modified the plan a number of times to address their concerns. He stated he felt the
property would develop with multi-family and he was the better developer to develop the
property based on his existing investment. He stated other developers would develop
the entire project without regard to occupancy rates in the City. He stated there were
40 to 45 residents in attendance at the meeting and there were only two (2) person here
today to address the Commission in opposition.
There was a general discussion by the Commission concerning the proposed
development and the areas to be set aside for green space. Mr. Richardson stated the
floodway would be placed in an open space zoned buffer. He stated all other areas
would be set aside for green space as well. Commissioner Bubbus questioned if the
open space areas were included in the multi-family portion of the development to
reduce the density. Mr. Richardson stated they were included in the multi-family portion
of the development and would remain as green space.
There was a general discussion by the Commission concerning multi-family and the
overall longevity of multi-family developments. Mr. Richardson stated the difference in
his development and others was he had a substantial reserve for maintenance and
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
15
upkeep of the units. He stated the difference in Reservoir Road and his development
was maintenance and design. He stated the construction materials were superior to the
older development and the units were well maintained.
Ms. Joy Fugarsky addressed the Commission. She stated there were a number of
residents opposed to the development. She stated the residents had not been informed
of the development until earlier in the week. She stated the residents could not change
plans on such short notice. She stated residents had to work and could not get off and
there were commitments with others that could not be changed. She stated the
residents moved to Woodlands Edge because of the quality of the subdivision and the
large areas of green space. She stated a number of the residents at the meeting felt
the development was already approved and did not feel coming down to address the
Commission would change anything.
Mr. Janes Aronson addressed the Commission in opposition. He stated he felt the lack
of communication from the Brodie Creek POA Board was the reason there were not a
great number of residence in attendance. He stated he understood this was
neighborhood politics and not something the Commission could address. He stated
traffic in the area was heavy and it was difficult to exit the subdivision during the
AM rush. He stated he felt the traffic engineer had under projected the future traffic on
the street. He requested Mr. Richardson fund a traffic signal at the Bowman-Brodie
Creek intersection.
Mr. Ernie Peters of Peters and Associates addressed the Commission with regard to the
traffic study which had been prepared. He stated traffic in the area was currently heavy
and would continue to be heavy. He stated with this development the level of service
was not impacted significantly. He stated a review was made to determine the need for
traffic signals at various street intersections with South Bowman Road. He stated
Brodie Creek did meet the AM warrant but did not meet warrants any other time of day.
The Commission questioned the location and the desire for the number of units being
built and projected for the area. Mr. Richardson stated the area was convenient to
shopping and work. He stated there were a number of medical personnel who lived in
his apartments as well as residents who worked downtown. He stated this location was
convenient to interstate access. He stated the residents of the area also felt safe.
He stated the one bedroom units rented for $1,000 per month up to $1,600 for a
three bedroom. He stated with the rents being paid most of the residents could afford to
make a house payment but chose to rent instead.
A motion was made to approve the request as recommended by staff. The motion
carried by a vote of 7 ayes, 4 noes and 0 absent. A motion was made to approve the
advanced grading request. The motion carried by a vote of 7 ayes, 4 noes and
0 absent.
April 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8503-D
16
STAFF UPDATE:
This item was on the Board of Directors agenda for March 1, 2016, at which a lengthy
discussion took place. During the discussions the applicant offered three (3)
amendments to the application which the Board of Directors determined were significant
modifications and requested the item be returned to the Commission for review and
consideration of the three (3) amendments. The three (3) amendments included the
construction of a round-about on South Bowman Road at the Brodie Creek entrance,
the commitment to develop single-family homes along the northern portion of the
development area and that the single-family homes would have a minimum lot width
of 80-feet and there would a green space buffer of a minimum of 50-feet
between the proposed single-family homes and the existing homes located in the
Brodie Creek Subdivision.
The applicant contacted staff on March 25, 2016, stating additional time was necessary
to provide concise details of the proposed layout of the development and the
proposed round-about. Staff recommends deferral of this item to the May 19, 2016,
public hearing.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted them on March 25, 2016, stating
additional time was necessary to provide concise details of the proposed layout of the
development and the proposed round-about. Staff presented a recommendation of
deferral of the item to the May 19, 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 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: F 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
April 7, 2016
SUBDIVISION
ITEM NO.: F (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.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. Staff
recommends deferral of this item to the May 19, 2016, public hearing.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating there had been no contact by the applicant since the
previous public hearing. Staff presented a recommendation of deferral of this item to
the May 19, 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
8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: G 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: 29 lots and 1 tract as a building site and
3 tracts to be maintained by the POA for access and detention
FT. NEW STREET: 1,900 LF
CURRENT ZONING: R-2, Single-family
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.19
VARIANCE/WAIVERS:
1. A variance from the Master Street Plan to allow a minor residential street to be
constructed with a running slope of 18 percent.
2. A variance from the City’s Land Alteration Ordinance to allow advanced grading of
the lots with the installation of the basic infrastructure and/or streets.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a proposed subdivision
containing 10-acres and 29-lots and 1 tract as a building site and 3 tracts to be
maintained by the Property Owners Association for access and detention. The
lots will be developed by extending Beckenham Drive from the northwest.
Currently, Beckenham Drive is a collector street with a 60-foot right of way and a
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
2
36-foot pavement width. The Board of Directors adopted Ordinance No. 20,689
on January 22, 2013, which removed Beckenham Drive from the Master Street
Plan as a collector street. Since the street is no longer classified as a collector
street the applicant is proposing the extension to be tapered down to a 27-foot
pavement width within a 50-foot right of way. Beckenham Drive will terminate
near the western property line of this 10-acre development. 1,900 linear feet of
new street is proposed which will be gated and maintained as a private street.
The proposed 29-lots are similar in size to those within the Pebble Beach Estates
development. The average lot size proposed is 80-feet by 150-feet. The tract is
proposed containing over five (5) acres. The development will utilize Little Rock
Wastewater for sanitary sewer and Central Arkansas Water for water service.
The development is proposed in a single phase.
The request includes a variance from the Master Street Plan to allow a minor
residential street to be constructed with a running slope of 18 percent with
approval by the Planning Commission. The Master Street Plan states the
maximum slope for a minor residential street is 16 percent but may be increased
to 18 percent with approval. The request also includes a variance from the City’s
Land Alteration Ordinance to allow advanced grading of the lots with the
installation of the basic infrastructure and/or streets. The applicant has indicated
grading will take place outside the right of way and outside the designated
easement with the placement of the retaining walls, streets, water and sewer.
B. EXISTING CONDITIONS:
The property is located at the end of Beckenham Drive South of Pebble Beach
Estates and West of the Garrett Glen Subdivision. Belle Pointe Drive is located
to the south of this site and runs along a ridge with homes located on each side
of the street. This area of the City has developed with a number of single-family
subdivisions including the Villages of Wellington and Garrett Glen to the west,
Pebble Beach to the north and Hillsborough to the east. Beckenham has been
constructed with curb, gutter and sidewalk. The street ends at the property line
of this property.
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 along with the Hillsboro
Neighborhood Association and the Marlowe Manor Property Owners Association
were notified of the public hearing.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All previous comments apply.
a. 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. Is
the applicant requesting an advanced grading permit to grade the lots
or beyond the lots at the time the right of way and easements are
graded?
b. 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.
c. Stormwater detention ordinance applies to this property.
d. Show the proposed unobstructed access to the detention pond.
e. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
f. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to this street
including 5-foot sidewalks with the planned development.
g. 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.
h. 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.
i. All public drainage easements must be unobstructed and access
provided to the public right-of-way by constructed infrastructure and/or
documented on the final plat.
j. 100 year overflow swales must be constructed and placed within public
drainage easements.
k. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer
and/or local property owners’ association.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
4
2. Access should be provided to the stormwater detention ponds for
maintenance from the right of way access easement by excavation
equipment. If access cannot be provided, an additional strip of unfenced tract
land between lots should be provided.
3. Prior to issuance of a grading permit, an erosion control plan and grading and
drainage plan should be provided to staff due to the downstream properties.
4. Staff recommends approval of the variance for a minor residential street
constructed with a running slope not to exceed 18%.
5. City of Little Rock does not provide deicing or snow removal maintenance to
private streets.
6. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
7. If the retaining wall is 4 feet or taller, A City of Little Rock "Engineer
Certification/Indemnification of Retaining Wall Design" form found at
www.littlerock.org/citydepartments/publicworks.aspz must be signed by a
licensed engineer in the State of Arkansas.
8. Is a variance from the land alteration regulations needed to grade outside the
right of way or easements prior to platting of the lots?
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Contact Little Rock Wastewater for additional
information.
Entergy: Entergy does not object to this proposal. A combination of
single-phase overhead and underground lines exist in the vicinity of these platted
lots. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
5
2. A water main extension will be needed to provide water service to the
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 contract 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:
1. 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.
2. 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.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 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
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
6
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.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
a. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system
in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of
the Arkansas Fire Code, access from two directions shall not be
required.
b. The number of dwelling units on a single fire apparatus access
road shall not be increased unless fire apparatus access roads
will connect with future development, as determined by the fire
code official.
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 (Captain Tony Rhodes 501.918.3757 or Captain 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 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 by building codes.
Fire Review for access is required.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
7
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 an overview of the item stating there
were additional items necessary to complete the review process. Staff
questioned the responsible party for the indicated tract land. Staff also requested
the proposed plat include the source of title of the land owner.
Public Works comments were addressed. Staff stated a grading permit in
accordance with Section 29-186 was required prior to any land clearing on the
site. Staff also stated damage to public and private streets due to hauling
operations or operation of constructed related equipment was to be repaired prior
to the issuance of a certificate of occupancy. Staff questioned if a variance was
being requested to advance grade the lots with the construction of the streets.
Staff requested Mr. White provide a sketch grading and drainage plan for the plat
area.
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: (March 16, 2016)
Mr. Joe White of White-Daters and Associates was present. Staff presented an
overview of the item stating the applicant had revised the proposed preliminary
plat to include 29-lots and 1 tract as a building site and 3 tracts to be maintained
by the Property Owners Association for access and detention in-lieu of the
previously proposed 13-lots. Staff stated there were few outstanding technical
issues associated with the request. Staff stated the plat as presented included a
variance for two (2) of the lots to allow a depth to width ratio variance. Staff
stated the development was proposed as a gated subdivision served by private
streets. Staff stated per the ordinance the Commission could approve the
request to allow the development of lots with private streets.
Public Works comments were addressed. Staff stated access to the indicated
stormwater detention facilities from the right of way was to be provided via an
access easement or within tract land. Staff stated retaining walls in excess of
four (4) feet were required to complete an engineer certification/indemnification of
retaining wall design form and the form was to be signed by a licensed engineer.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
8
Staff questioned Mr. White if an advanced grading request to allow grading
outside the right of way or easements prior to the platting of the lots was a part of
the application request. Staff noted the street grade was indicated at 18 percent.
Staff stated per the Master Street Plan the Commission had the authority to
approve the request to allow street grades in excess of 16 percent.
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 preliminary plat to staff addressing comments
made at the March 16, 2016, Subdivision Committee meeting. The applicant has
adjusted the lot lines to remove the depth to width ratio variance request. The
request is for preliminary plat approval for a proposed subdivision containing
10-acres and 29-lots and 1 tract as a building site and 3 tracts to be maintained
by the Property Owners Association for access and detention. The lots will be
developed by extending Beckenham Drive from the northwest. The lots are
indicated with an average lot size of 80-feet by 150-feet with an average lot area
of 12,000 square feet. The applicant has indicated the new lots will be served by
private streets. Tract A is indicated at the entrance to the subdivision and will be
held as green space. Tract B is indicated at the end of the proposed new street
and is indicated for future access to the property to the west and Tract C is
indicated for detention. Access to each of the tracts has been included from the
proposed new street.
Section 31-207 states private streets for residential development shall be
discouraged. However, private streets may be approved by the Planning
Commission to serve isolated developments. The design standards are to
conform to public street standards as specified in the subdivision ordinance.
Private streets are permissible only in the form of culs-de-sac and short loop
streets and only when it has been determined that these streets can be
adequately served by all public service vehicles. Such streets will not be
permitted where there is a possibility of through traffic or eventual connection to
another public street. It is very unlikely this street will be extended due to the
Board of Directors removing Beckenham Drive from the Master Street Plan with
the intent being there would not be a connection of the existing terminuses of
Beckenham Drive with Rahling Road or with Hinson Road.
Currently, Beckenham Drive is designed to a collector street design standard
with a 60-foot right of way and a 36-foot pavement width. Since the street is no
longer classified on the Master Street Plan as a collector street the applicant is
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
9
proposing the extension be tapered down to a 27-foot pavement width within a
50-foot right of way. Beckenham Drive will terminate near the western property
line of this 10-acre development. 1,900 linear feet of new street is proposed
which will be gated and maintained as a private street.
The request includes a variance from the Master Street Plan to allow a minor
residential street to be constructed with a running slope of 18 percent. The
Master Street Plan states the maximum slope for a minor residential street is
16 percent but may be increased to 18 percent with approval by the Planning
Commission. Staff is supportive of the variance request.
The development is proposed in a single phase. The request includes a variance
from the City’s Land Alteration Ordinance to allow advanced grading of the lots
with the installation of the basic infrastructure and/or streets. The applicant has
indicated grading will take place outside the right of way and outside the
designated easements with the placement of the retaining walls, streets, water
and sewer. Staff is supportive of the variance request.
Staff is supportive of the applicant’s request to allow the subdivision of this
10-acre parcel into 29 single-family lots and 1 tract. The lots are proposed with
an average lot size of 12,000 square feet and a density of three (3) units per
acre. The lots are being developed with a variance from the Master Street Plan
to allow an increased street grade, which is permissible if approved by the
Commission. The applicant is not proposing to clear from property line to
property line but to be allowed to advanced grading outside the right of way and
easements to install the utilities and required stormwater detention facilities. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the development of the subdivision as proposed by
the applicant 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 the Master Street Plan
to allow a minor residential street to be constructed with a running slope of
18 percent.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow advanced grading of the lots with the installation of
the basic infrastructure and/or streets.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
10
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.
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.
PLANNING COMMISSION ACTION: (APRIL 7, 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. Staff presented a recommendation of approval of the variance request from the
City’s Land Alteration Ordinance to allow advanced grading of the lots with the
installation of the basic infrastructure and/or streets. Staff stated the applicant had
removed from the request the allowance of an increased street grade which was a
variance from the Master Street Plan thus making it a variance from the Subdivision
Ordinance. Staff stated there were no variances associated with the proposed
preliminary plat from the subdivision ordinance. Staff stated the only variance being
requested was from the City’s Land Alteration Ordinance.
Mr. Shawn Overton, Deputy City Attorney, addressed the Commission stating the
Commission had no discretion in approving the plat. He stated the Commission had no
right to deny the plat if the developer was complying with the City Ordinances. He
stated the Courts had determined that if a plat met all the technical requirements of the
various ordinances the Commission was bound to approve the plat request. He stated
this was based on Richardson vs. the City of Little Rock an Arkansas Supreme Court
ruling which ruled in favor of the developer.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
11
Mr. Mike Childress addressed the Commission on behalf of the applicant. He stated the
request was a 29 lot and one (1) tract for the future development of single-family
homes. He stated the site was located on Beckenham Drive. He stated Beckenham
Drive would be extended to allow the development of the new homes. He stated the
property was located within the area referenced in Ordinance No. 20,689 which did not
allow for Beckenham Drive to be extended to allow a connection with Rahling or Hinson
Roads. He stated the ordinance did not preclude this property from being developed.
Mr. Dane Justice addressed the Commission in opposition of the request. He stated his
concern was drainage and runoff from this site. He stated his property was located
downhill from this property stating drainage was already a problem and with the
development of the site the drainage would become a bigger issue. He stated he felt
the intent of the Board with the adoption of Ordinance No. 20,689 was to prohibit
development of any property in the area. He stated Section 1 was very clear and it
stated no development was to occur by the extension of Beckenham Drive.
Ms. Sheila Galatowitsch addressed the Commission in opposition of the request.
She stated her home was on Dorado Beach Drive and would be greatly impacted by the
development of 30 lots as proposed. She stated she had only learned of the proposed
subdivision only five (5) days prior to the hearing. She stated notification should include
more than just the property owners which abutted the development area. She stated
there was a larger impact than just those few people. She stated traffic and safety
were the primary concerns. She stated cars traveling Dorado Beach Drive drove with
excessive speeds. She stated the City had conducted a traffic count to determine
volume and speed but the counters were placed near a stop sign. She stated there
were other locations that should be tested to determine a true test of speed in the area.
She stated the original plat included 13 lots and now the developer was requesting
30 lots. She stated the neighborhood could live with 13 lots but not the 30 as proposed.
She stated the Commission had been presented with a petition containing over
160 signatures from residents of the neighborhood that did not want the subdivision as
proposed. She stated there should be some middle ground for the neighborhood and
the developer to allow for the development of the property but to lessen the impact on
the area homeowners.
Ms. Galatowitsch questioned Mr. Overton’s statement concerning the approval.
She stated there were variances associated with the plat request. Staff stated the
variance was related to the Land Alteration Ordinance and not to the subdivision plat
request. Staff stated the variance related to the plat was to allow the increased street
grade which the applicant had removed from their request and eliminated any variances
from the plat request. Staff stated the ordinances adopted by the City were the guides
used by developers to determine what was best to do on a particular project or property.
Staff stated the developer was meeting the requirements of the Subdivision Ordinance
and was not seeking any variances therefore the Commission was obligated to approve
the plat request.
April 7, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1767
12
A motion was made to approve the preliminary plat request to allow the subdivision as
proposed including all staff recommendations and comments. The motion carried by a
vote of 8 ayes, 0 noes and 3 absent.
A motion was made to approve the variance request from the Land Alteration Ordinance
to allow grading outside the right of ways with the installation of the basic infrastructure.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 1 FILE NO.: S-1277-D
NAME: Riverside Properties Revised Preliminary Plat
LOCATION: Located at 16100 Chenal Parkway
DEVELOPER:
Riverside Properties, LLC
P.O. Box 3157
Little Rock, AR 72203
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.74 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3 & PD-C – Request as a separate item a revocation of
the PD-C zoning and a Rezoning to C-3, General Commercial District
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.18
VARIANCE/WAIVERS:
1. A variance from Section 36-301 (d) to allow building height in excess of 35-feet.
2. A variance from Section 31-207 (b) to allow a private commercial drive to serve Lots
1C and 3.
3. A variance from Section 31-231 to allow the creation of lots without public street
frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A preliminary plat was approved for a five (5) lot subdivision in April 2000. Lots
1, 4 and 5 were final platted between April 2000 and July 2001. The area
proposed as Lots 2 and 3 was not final platted. The applicant is requesting a
replat of Lot 1 and a revision to the preliminary plat for Lots 2 and 3. The
applicant has indicated each of the areas will be platted into three (3) lots each.
Lot 1 is proposed as Lots 1A, 1B and 1C. Lots 2 and 3 are proposed as Lots 2A
and 2B and Lot 3. Lots 1C and 3 are indicated as lots without public street
frontage; a variance from Section 31-231, of the Little Rock Code of Ordinances.
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
2
A 60-foot cross access easement was previously platted from Chenal Parkway
extending north 261-feet. This access easement will be extended north to
connect with an east/west cross access easement which is proposed across the
rear of proposed Lot 3. The easement will then connect to a previously platted
cross access easement which allows a driveway connection to Kirk Road. All
easements, cross access easements and cross parking agreements will be
recorded with the final platting of the lots and the development of the lots to
ensure proper placement of any and all easements. This request includes a
variance from Section 31-207 (b) to allow private commercial drive to serve
Lots 1C and 3.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District. The building is
proposed as a three (3) story building with parking under a portion of the
structure. It is anticipated the building height will be near 55-feet. To allow the
increased height requires a variance from Section 36-301 (d).
As a separate item on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A). The applicant is also seeking an amendment to the City’s
Future Land Use Plan for this site to remove a special conditions previously
imposed on this site (LU19-16-01). The current Future Land Use Plan requires
all rezoning requests to be filed as a Planned Zoning Development.
B. EXISTING CONDITIONS:
The site is the former Riverside Motors which has recently moved to the Colonel
Glenn Road area. There are several buildings located on the site which were
used for sales and service of the Riverside Motors vehicle brands. North of the
site is an Entergy Transmission line which is located within a 100-foot easement.
South of the Entergy easement there is a 50-foot Central Arkansas Water
easement. East of the site is a wooded property owned by the Highland Valley
United Methodist Church. The church campus is located to the east of the
wooded property. West of the site is Kirk Road which has developed with a
branch bank, a dentist office and a convenience store with gas pumps. South of
the site, across Chenal Parkway, is the Kroger Shopping Center. There are a
number of uses located in the center including restaurants, fitness center, retail
shopping and a Kroger Super Store.
Chenal Parkway is a divided roadway along the frontage of this proposed plat
area. There is not a median break located along the frontage of this plat area.
There is sidewalk in place along the lot frontages which were previously platted.
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
3
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 along with the Parkway
Place Property Owners 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. The 60 foot access easement should extend along the east and north sides
of Lot 3.
3. The proposed access easement does not follow the existing street.
4. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60-feet is required and street
width of 31-feet from back of curb to back of curb.
5. Sidewalks with appropriate handicap ramps are required on both sides of
the private street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
6. Sidewalks with appropriate handicap ramps are required adjacent to Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. 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.
9. Show the proposed driveway locations.
10. 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.
11. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
4
12. 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.
13. 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. A sewer main extension may be
required to serve the newly created lots. Contact Little Rock Wastewater Utility
for additional information.
Entergy: The Distribution part of Entergy does not object to this proposal.
Service is already provided to structures on Lots 1A and 1B of the revised plat,
but will eventually need to be extended to lots 1C, 2A, 2B and 3. An overhead
distribution line exists on the west side of Kirk Road and on the north side of this
platted property. Contact Entergy in advance regarding future service
requirements to the development and future facilities locations as this project
proceeds.
Also, please note that there is a transmission line extending across the northern
edge of this property and there are very stringent requirements about what can
be done around and under a transmission line. This proposal and drawings have
been forwarded to our transmission group so they can take a look at it as well.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Water objects to the subdividing of Lots 1A and 1B. Private
fire services shall not cross property lines.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. A water main extension will be needed to provide water service to this
property.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
5
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.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. 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 not served by METRO however it is
part of our future West Little Rock express service. No objections to the plan as
shown.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters, the applicant, was present representing the request. Staff
presented an overview of the item stating there were three (3) items associated
with the request. Staff stated the applicant was seeking a replat and a revision to
a previously approved preliminary plat, a revocation of a PCD zoning and a
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
6
rezoning to C-3, General Commercial District zoning and an amendment to the
City’s Future Land Use Plan. Staff stated the current land use plan required
applications for rezoning be approved as a planned zoning development. Staff
stated the applicant was requesting to remove that requirement. Staff stated
there were few outstanding technical issues associated with the request.
Public Works comments were addressed. Staff stated a 60-foot access and
utility easement through the site was required to connect Chenal Parkway to Kirk
Road. Staff stated the plat indicated a 60-foot easement extending from Chenal
into the site but at the common lot line of Lots 1C and 3 the easement reduced to
30-feet. Mr. Daters stated the easement would be increased to 60-foot in all
areas the easement was proposed. Staff requested the applicant provide the
location of the proposed driveways. Staff also stated streetlights were required
prior to the issuance of final plat approval.
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 preliminary plat to staff addressing a number of
the issues raised at the March 16, 2016, Subdivision Committee meeting.
The revised plat has included the access easement as requested by staff. The
revised plan has also indicated the placement of the driveways proposed to
serve the new lots.
The request is to revise a preliminary plat which was approved for a five (5) lot
subdivision in April 2000. Of the approved preliminary plat Lots 1, 4 and 5 were
final platted between April 2000 and July 2001. The area proposed as Lots 2
and 3 was not final platted and remains in a metes and bounds legal description.
The applicant is requesting a replat of Lot 1 and a revision to the preliminary plat
for Lots 2 and 3. The applicant has indicated each of the areas will be platted
into three (3) lots. Lot 1 is proposed as Lots 1A, 1B and 1C. Lots 2 and 3 are
proposed as Lots 2A, 2B and Lot 3.
Lots 1C and 3 are indicated as lots without public street frontage, which requires
a variance from Section 31-231, of the Little Rock Code of Ordinances. Lots 1C
and 3 will be served by the common drive between Lots 1B and 2A. The
common drive will be 31-feet wide, sidewalks constructed on each side and be
centered in a 60-foot wide public access easement. The common drive will
terminate at the south line of Lots 1C and 3. Beyond the south line of these
two (2) lots and across the site in general, as the properties develop additional
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
7
cross access easement and cross parking easements will be provided. The
applicant has not addressed how access to Lot 1A will be achieved. Staff feels a
proper access drive and easement should be provided to access this lot. Staff
does not feel access to the lot should be through the parking lot of Lot 1B and the
applicant should provide an access easement designed per the typical standards
of City code which includes eliminating the backing of cars into the access
easement.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District (Section 36-301(d)).
The building is proposed as a three (3) story building with parking under a portion
of the structure. It is anticipated the building height will be near 55-feet. The
applicant is seeking approval with the subdivision plat to allow the height
variance.
The applicant is also seeking the allowance of signage on Lots 1C and 3 as per
Section 36-557(a) to allow signs on the south side of the buildings of Lots 1C and
3 without public street frontage. The ordinance states 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. The
signage as proposed is within the limits allowed per the zoning ordinance.
As separate items on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A) and an amendment to the City’s Future Land Use Plan for this
site to remove a special condition previously imposed on this site that all
rezoning requests be filed as a Planned Zoning Development (LU19-16-01).
Staff is supportive of the applicant’s request. Staff feels the preliminary plat
approval to allow the creation of the six (6) lots as proposed is appropriate for
this site. The average lot size proposed is 1.6-acres with the minimum lot size
being 0.90-acres. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requests 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 36-301(d) to
allow building height in excess of 35-feet.
April 7, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1277-D
8
Staff recommends approval of the variance request from Section 31-207(b) to
allow a private commercial drive to serve Lots 1C and 3.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of lots without public street frontage.
Staff recommends the applicant provide proper access for Lot 1A designed per
the typical standards of City code.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of deferral. Staff stated the applicant had requested a
deferral on April 6, 2016, which would require a waiver of the Commission’s By-laws
with regard to the late deferral request. A motion as made to approve the By-law waiver
with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 2 FILE NO.: S-1073-J
NAME: Arkansas Systems Tract 4 Preliminary Plat
LOCATION: Located at 17400 Chenal Parkway
DEVELOPER:
Arkansas Systems Land Company, LLC
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD - Request as a separate item a revocation of the PCD
zoning and a Rezoning to C-3, General Commercial District
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.16
VARIANCE/WAIVERS:
1. A variance Section 36-341 to allow parking over the box culvert and in
the floodway.
2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems
Drive nearer the property line than typically allowed per ordinance.
3. A variance from the City’s Land Alteration Ordinance to allow grading of both lots
with the issuance of a grading permit for the first lot.
BACKGROUND:
On December 21, 1998, the Board of Adjustment reviewed and approved a request to
allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit
construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems
Office Park Addition. The applicant proposed construction of an office building on Lot 5,
which has been constructed. The applicant proposed to contain the drainage in
underground culverts and to utilize the area designated as floodway for parking and
driveways. As a condition of approval, the applicant was required to provide CORPS
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
2
approval of hydraulic calculations containing the 100-year floodway in the proposed
underground structure, conditional letter of approval from FEMA, parking lot elevation to
allow storm events above the 100 year to pass without endangering the building and
dedication of a drainage easement to contain the floodway. No development was
proposed for Lot 4 and the site remains undeveloped.
Ordinance No. 19,578 adopted by the Little Rock Board of Directors on
August 15, 2006, rezoned the site from O-2, Office and Institutional District to PCD,
Planned Commercial Development. The approval allowed the development of this 5.11
acre tract with a two (2) lot plat and the construction of a branch bank facility and a
three (3) story mixed use building on the individual lots through a Planned Commercial
Development. The office building was proposed for Lot 4A consisting of a total of
60,750 square feet of space with 20,250 square feet of potential retail space, all retail
space was contained on the first floor and 40,500 square feet of office space. A total of
213 parking spaces were proposed to serve the office building. Lot 4B was proposed
for the branch bank facility with a total of 2,600 square feet of space and 47 parking
spaces. Cross access and parking would be provided between the two (2) lots.
Ordinance No. 20,821 adopted by the Little Rock Board of Directors on
December 17, 2013, allowed a revision to the previously approved PCD (Z-6015-A).
The approval allowed the creation of a two (2) lot plat. An office building was approved
for one lot and a small restaurant with drive through service was proposed for the
second lot. The two (2) lots were to share a common drive and parking area. All
driveways on the site were to be included in a cross access easement.
Lot 4A was proposed containing 3.7-acres, 184 parking spaces, 18,375 square feet of
building coverage and a maximum of three (3) stories and 55,125 square feet of
building area. The site plan included the option for placement of a pick-up window on
the eastern end of the building. Lot 4B was proposed containing 1.4-acres, 67 parking
spaces and 4,300 square feet of building area. The use was proposed as a restaurant
with drive through service. The applicant requested a waiver of the screening
requirement for the order menu boards.
The uses proposed for the development were as follows: All permitted uses identified
within the C-3, General Commercial Zoning District and the following additional items -
Food store under five thousand (5,000) square feet of gross floor area, with the sale of
beer or wine, private club with dining or bar service, hospital, medical clinic with
ambulatory service. The proposal excluded the following uses: Animal clinic
(enclosed), Auto parts and accessories, Cabinet and woodwork shop, College
dormitory, College fraternity or sorority, Convenience food store with gas pumps,
Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist.
The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A.
The redevelopment of the site has not occurred.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
3
Ordinance No. 21,103 adopted by the Little Rock Board of Directors on
October 5, 2015, allowed a revision to the previously approved PCD zoning. The
approval allowed the creation of two (2) lots and identified the uses allowed for the site.
The uses approved for the development are as follows: All permitted uses identified
within the C-3, General Commercial Zoning District and the following additional items -
Food store under five thousand (5,000) square feet of gross floor area, with the sale of
beer or wine, private club with dining or bar service, hospital, medical clinic with
ambulatory service. The proposal excluded the following uses: Animal clinic
(enclosed), Auto parts and accessories, Cabinet and woodwork shop, College
dormitory, College fraternity or sorority, Convenience food store with gas pumps,
Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist.
The lot sizes and layouts were identified on the approved plan. The plan also approved
proposed building layouts, setbacks and minimum and maximum square footages for
the proposed new construction. The request also included variances from Section
36-341 to allow vehicle parking over the box culvert and in the floodway. The request
also included a variance from the City’s Land Alteration Ordinance to allow grading of
the entire site with construction of the proposed box culvert and creek relocation, as per
an approved 404 permit. The request included a variance from Sections 30-43 and
31-210 to allow the drive on Arkansas Systems Drive nearer the property line than
typically allowed per ordinance
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of
two (2) lots from this 5.11 acre parcel. Lot 4A is proposed containing 3.3-acres
and Lot 4B is proposed with 1.4-acres. The applicant has indicated all building
setbacks and heights will comply with the typical setbacks and building heights
allowed per the C-3, General Commercial Zoning District.
The request includes a variance from Section 36-341 to allow vehicle parking
over the box culvert and in the floodway. The request also includes a variance
from the City’s Land Alteration Ordinance to allow grading of the entire site with
construction of the proposed box culvert and creek relocation, as per an
approved 404 permit. The request includes a variance from Sections 30-43 and
31-210 to allow the drive on Arkansas Systems Drive nearer the property line
than typically allowed per ordinance.
B. EXISTING CONDITIONS:
The site is a partially wooded site located at the southeast corner of Arkansas
Systems Drive and Chenal Parkway. The area has developed as an office
complex with a retail center located to the south. The area to the northwest is a
C-2, Shopping Center District zoned site developed as a shopping center. To the
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
4
west of the site is vacant property zoned Planned Commercial Development for
the placement of a branch bank facility and a restaurant. Further west is property
developing as St. Vincent’s West Medical campus.
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 along with the Parkway
Place Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway 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 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalks should be installed along Chenal Parkway and the existing south
driveway.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. Is an advanced grading variance requested to
grade Phase 2 with construction of Phase 1 of the project?
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
8. The existing curb along Arkansas Systems Drive and the median at Chenal
Parkway has been painted red and signed as a "Fire Lane". No records
show the public street functions as a fire lane. The paint should be
removed.
9. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
5
10. The minimum Finish Floor elevation of at least one (1) foot above the
proposed base flood elevation is required to be shown on plat and grading
plans for Lot 4A and 4B. At time of construction and prior to issuance of the
final certificate of occupancy, an elevation certificate will be required to be
provided.
11. 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 access easement is required adjacent to the floodway boundary.
12. The base flood elevations show to be below the bottom of the ditch. The
majority of the channel adjacent to the subject property shows to be in the
floodplain with the channel upstream shown to be in the floodway. Prior to
issuance of a grading permit, a hydraulic study should be conducted to
show the new base flood elevations and confirm the stream remains within
the channel. The expected storm flows should be obtained from the FTN &
Associates current working model. A "No Rise Certification" based on the
proposed conditions must be provided to staff for review and approval prior
to the issuance of a grading permit.
13. Per City Code, Section 36-341, vehicle parking is restricted from being
provided in the floodway. A variance must be requested?
14. 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.
15. Design plans for piping system must be submitted to staff for approval prior
to issuance of a grading permit. The proposed piping and open ditch
section must be placed within a drainage easement. What is the proposed
ditch section design?
16. 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. Streetlights do not appear to be installed along Arkansas
Systems Drive.
17. The vehicle stack lane should be separated from the vehicle drive aisle to
not block parking and improve pedestrian safety.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Easements must be retained for
existing sewer mains.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
6
Entergy: Entergy does not object to this proposal. An underground, 3-phase
power line exists on the north side of Arkansas Systems Drive and to the east of
this development. Contact Entergy 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
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
7
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives area
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. Please provide a continuous
pedestrian path along Chenal and adjacent Arkansas Systems Drive. Also
provide internal sidewalks between developments for use by patrons and
employees to access different buildings within the campus and the perimeter
sidewalks
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated in addition
to the preliminary plat approval the applicant was requesting a revocation of
an existing PCD zoning and the rezoning of the site to C-3, General
Commercial District.
Public Works comments were addressed. Staff stated a dedication of right of
way to 55-feet from centerline was required with the final platting of the lots.
Staff stated the base flood elevations were shown to be below the bottom of the
ditch and the majority of the channel upstream and downstream were shown to
be in the floodway. Staff requested the applicant provide a hydraulic study to
show the new base flood elevation and confirm the stream would remain within
the channel at the time of requests for a grading permit. Staff stated a number of
the comments provided were related to the future development of the site which
would be reviewed at the time of building permit request.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
8
Rock Region Metro stated the site was not currently served by METRO but was a
part of the future West Little Rock express service route. Staff requested the
applicant provide a continuous pedestrian path along Chenal and adjacent to
Arkansas Systems Drive to provide safe pedestrian access to 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 preliminary plat to staff addressing the
technical issues raised at the March 16, 2016, Subdivision Committee meeting.
The applicant has provided the right of way dedication along Chenal Parkway.
The applicant has also indicated prior to the request for a grading permit a
hydraulic study to show the new base flood elevation and to confirm the stream
would remain within the channel would be provided.
The request is for preliminary plat approval to allow the creation of two (2) lots
from this 5.11 acre parcel. The lots are proposed in the same configuration as
previously approved through the PCD, Planned Commercial Development, and
site plan approval. Lot 4A is proposed containing 3.3-acres and Lot 4B is
proposed with 1.4-acres. The applicant has indicated all building setbacks and
heights will comply with the typical setbacks and building heights as allowed per
the C-3, General Commercial Zoning District.
The request includes a variance from Section 36-341 to allow vehicle parking
over the box culvert and in the floodway. The request also includes a variance
from the City’s Land Alteration Ordinance to allow grading of the entire site with
construction of the proposed box culvert and creek relocation, as per the
approved 404 permit. The variances were approved with the previous request
for the PCD zoning and will be completed in accordance with the approval of City
staff and the Corp of Engineers.
The request includes a variance from Sections 30-43 and 31-210 to allow the
drive on Arkansas Systems Drive nearer the property line than typically allowed
per ordinance. The ordinance typically requires driveways on commercial streets
to be constructed 125-feet from the adjacent property line. The drive as
indicated is 10-feet from the property line. Staff is supportive of the driveway and
the placement due to the location of other drives on Arkansas Systems Drive and
staff does not feel there will be any conflicting movements from adjacent
properties if constructed as proposed.
April 7, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1073-J
9
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the preliminary plat to allow for future development of the site. In addition as a
separate item to the preliminary plat approval the applicant is requesting a
revocation of the existing PCD zoning and the rezoning of the site to C-3,
General Commercial District (Z-6051-K). The lots as proposed comply with the
typical development standard of the requested zoning district. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the preliminary plat as proposed is appropriate for the
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 Section 36-341 to allow
parking over the box culvert and in the floodway.
Staff recommends approval of the variance requests from Sections 30-43 and
31-210 to allow the drive on Arkansas Systems Drive nearer the property line
than typically allowed per ordinance.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of both lots with the issuance of a grading
permit for the first lot.
PLANNING COMMISSION ACTION: (APRIL 7, 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 36-341 to allow parking over the box culvert and in the floodway.
Staff presented a recommendation of approval of the variance requests from Sections
30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line
than typically allowed per ordinance. Staff presented a recommendation of approval of
the variance request from the City’s Land Alteration Ordinance to allow grading of both
lots with the issuance of a grading permit for the first lot. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 3 FILE NO.: S-1538-K
NAME: Gateway Town Center Tract C Revised Preliminary Plat
LOCATION: Located on the west side of the Gateway Town Center at Gateway Grove
Loop and Bass Pro Parkway
DEVELOPER:
Gateway Creek LLC
P.O. Box 30441
Little Rock, AR 72260
SURVEYOR:
Rasburry Surveying
306 West South Street
Benton, AR 72015
ENGINEER:
McGetrick and McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
AREA: 33.82 acres NUMBER OF LOTS: 11 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03
VARIANCE/WAIVERS:
A variance from Section 31-231 to allow the creation of lots without public street
frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A preliminary plat was approved for the Gateway Town Center in October 2006.
The approval allowed the creation of 16 lots from a 176-acre tract. A revision to
the preliminary plat was approved in August 2008. This approval allowed the
creation of 57 lots from the 176-acre site. The applicant is now proposing a
revision to the previously approved preliminary plat for a portion of the
development site. Tract C or Phase 4 of the previously approved preliminary plat
April 7, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1538-K
2
included the creation of 25 lots, all served by public streets. The applicant is now
proposing the creation of eleven (11) lots, two (2) of which will be served by
private access easements. This will require a variance from the City’s
Subdivision Ordinance, Section 31-231, to allow the creation of lots without
public street frontage. The lots range in size from 1.36-acres to 6.52-acres. The
lots will be developed per the typical development standards of the C-4, Open
Display zoning district.
B. EXISTING CONDITIONS:
The area is developing as the Otter Creek Shopping Center including a truck
stop, an Outlet Mall, the Bass Pro Shop, restaurants and banks. The streets are
in place around the development. Many of which have been accepted by the
City as public rights of way. There is a floodway located to the north of this site
and within this area are properties owned by the Arkansas Game and Fish
Commission. A regional detention facility is located to the northwest of this site
which has been constructed as a lake.
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 along with Southwest
Little Rock United for Progress 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. Show the proposed driveway locations. Driveway locations and widths
must meet the traffic access and circulation requirements of Sections 30-43
and 31-210. Some lots may share a single driveway access centered on
the property line. The width of driveway must not exceed 36 feet.
3. Show proposed driveways and/or private streets. Private access is
proposed for these lots. In accordance with Section 31-207, private streets
must be designed to the same standards as public streets. A minimum
access easement width of 60 feet is required and minimum street width of
31 feet without many turn movements is required from back of curb to back
of curb. A standard 80 foot cul-de-sac or tee type turnaround is required.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1538-K
3
5. Due to the property being adjacent to the floodplain, the minimum Finish
Floor elevation of at least 1 foot above the base flood elevation is required
to be shown on plat and grading plans.
6. In accordance with Section 31-210 (h) (12), access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street.
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. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
9. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
10. 100 year overflow swales must be constructed and placed within public
drainage easements.
11. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Contact Little Rock Wastewater for additional
information.
Entergy: Entergy does not object to this proposal. Underground power lines are
in the vicinity along the north side of Bass Pro Parkway, but may need to be
extended to the each of the properties contained within the platted area as they
develop. Contact Entergy 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1538-K
4
2. A water main extension will be needed to provide water service to this
property.
3. 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.
4. 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.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. Contact Central Arkansas Water regarding the size and location of water
meter.
Fire Department: No comment received.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by Route 23. We expect to
continue to serve this location for access to jobs and services. No comments at
this time.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Access review by Fire Marshal required.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
April 7, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1538-K
5
the review process. Staff requested Mr. McGetrick provide the proposed phasing
plan, the names of owner of all abutting lands and the zoning classification of the
abutting properties.
Public Works comments were addressed. Staff requested Mr. McGetrick provide
on the plat the proposed driveway locations. Staff also stated private streets
were to be built to public street standards. Staff stated access driveways running
parallel to the street should not create a four-way intersection within 75-feet of
the future curb line of the street.
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 preliminary plat to staff addressing most of
the issues raised at the March 16, 2016, Subdivision Committee meeting. The
applicant has provided the proposed phasing plan, the names of owners of all
abutting lands and the zoning classification of the abutting properties.
The revised plat has indicated the drives but the drives have not been indicated
with the minimum spacing as required per City ordinance. Staff recommends the
drives be limited to the typical spacing requirement of 250-feet between drives
measured centerline to centerline and/or centerline to the right of way of an
intersecting collector street.
The applicant is seeking approval of a revision to a previously approved
preliminary plat for Gateway Town Center. Tract C or Phase 4 of the previously
approved preliminary plat included the creation of 25 lots, all served by public
streets. The current request would allow the creation of eleven (11) lots, two (2)
of which will be served by private access easements and be developed as lots
without public street frontage. This will require a variance from the City’s
Subdivision Ordinance, Section 31-231, to allow the creation of lots without
public street frontage.
The lots range in size from 1.36-acres to 6.52-acres. The lots will be developed
per the typical development standards of the C-4, Open Display zoning district.
The lots will be developed in three (3) phases, based on market demand, with
Lots 23 – 27 developed in the first phase, Lots 20 – 22 developed in the second
phase and Lots 28 – 30 developed in the final phase. The driveway locations
have been indicated on the plat. The drives are proposed as shared access
between the lots.
April 7, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1538-K
6
Staff is supportive of the requested preliminary plat including the variance
request to allow the creation of lots without public street frontage. To staff’s
knowledge there are no outstanding issues associated with the request. Staff
feels the creation of the lots as proposed will not significantly impact the
development or the area. The lots as proposed exceed the lot widths and lot
areas of the C-4, Open Display Zoning District.
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 drives be limited to the typical spacing requirement of
250-feet between drives measured centerline to centerline and/or centerline to
the right of way of an intersecting collector street.
PLANNING COMMISSION ACTION: (APRIL 7, 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 drives be limited to the
typical spacing requirement of 250-feet between drives measured centerline to
centerline and/or centerline to the right of way of an intersecting collector street. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 4 FILE NO.: S-369-A
NAME: Clyde McPherson Addition Replat Plat Lot 1R
LOCATION: Located at 8701 West Markham Street
DEVELOPER:
Simon CRE
5111 North Scottsdale Road, Suite 200
Scottsdale AR 85250
SURVEYOR:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.76 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
WARD: 6 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.03
VARIANCE/WAIVERS:
1. A variance from Section 36-301(e) to allow a reduced rear yard setback.
2. A variance from Sections 30-43 and 31-210 to allow the drive on West Markham
Street nearer the eastern property line than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a replat of the Clyde McPherson Addition to the City
of Little Rock to allow the creation of one (1) lot from the previously platted Lots 1
and 2 and a small tract containing 0.07 acres which has not previously been
platted. The developer is proposing to remove the two (2) existing buildings from
the site to allow the construction of a new building. The request includes a
setback variance from the rear property line for a portion of the proposed new
building. The rear yard setback is indicated at seven (7) feet.
April 7, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-369-A
2
B. EXISTING CONDITIONS:
West Markham Street is a four (4) lane roadway. There is not a center turn lane
located in front of this property. East of the site is a shopping center and west of
the site is a floodway/creek. South of the site is an office use and southeast is a
plumbing company. North of the site, across West Markham, are single-family
homes. Within the general area there are mini-warehouse, office and
commercial uses.
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 along with the Windgate
Property Owners Association and the Briarwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial. With special design standards. A dedication of right-of-way 35 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 these streets including
5-foot sidewalks with the planned development. The new back of curb should
be moved within 2-feet of the existing power poles to provide a future center
left turn lane. The sidewalk should be placed behind the power poles.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Stormwater detention will not apply to the proposed development.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The proposed driveway location
creates left turn conflicts with Fairbrook Drive. The driveway should be
moved near the west property line.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Sewer main is located across West
Markham Street. Verify sewer service for the new construction proposed.
Contact Little Rock Wastewater Utility for additional information.
April 7, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-369-A
3
Entergy: Entergy does not object to this proposal. However, there is a power
line containing both distribution and transmission facilities along the front of this
property along West Markham Street. If the road is widened at this location then
the existing two (2) poles at this site will end up in the middle of the sidewalk as
exists in other locations along West Markham Street. It is unlikely that these
poles will be able to be relocated as this is a main artery for transmission and
distribution in this vicinity. The poles consequently will be a few feet closer to the
traveled roadway. This is not unusual, but just a caution of the circumstances
which will exist after the work is done. Contact Entergy in advance regarding
future service requirements to the development if the electrical needs change
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. 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 METRO on route 5. Provide
sidewalks along West Markham Street creates a pedestrian path to the front on
the business for access to other modes of transportation such as transit,
bicycling and walking.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. Daters provide the proposed phasing plan, the names of owners of all
abutting lands and the zoning classification of the abutting properties.
April 7, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-369-A
4
Public Works comments were addressed. Staff stated a dedication of right of
way to 35-feet from centerline was required along West Markham Street. Staff
stated street widening should be completed with the new development.
Staff stated the new back of cub should be moved to within 2-feet of the existing
power poles to provide a future center left turn lane. Staff stated the sidewalk
should be placed behind the power poles. Staff stated the driveway did not meet
the typical spacing requirements of Sections 30-43 and 31-210. Staff stated the
driveway as indicated on the site plan created left turn conflicts with Fairbrook
Drive and requested the driveway location be moved to near the west
property line.
Rock Region Metro comments were addressed. Staff stated the site was served
by METRO on Route #5. Staff stated providing a sidewalk in front of the
businesses created a safe access for pedestrians for all modes of transportation.
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 revised plan indicates the
owners of all abutting lands, the zoning classification of this property and
the abutting parcels and indicated the lots will be final platted in a single phase.
The request is for approval of a replat of the Clyde McPherson Addition to the
City of Little Rock to allow the creation of one (1) lot from the previously platted
Lots 1 and 2 of the Clyde McPherson Subdivision and a small tract containing
0.07 acres which has not previously been platted. The developer is proposing to
remove the two (2) existing buildings from the site to allow the construction of a
new building.
With the preliminary plat approval the applicant tis requesting a setback variance
along the rear property line for a portion of the proposed new building. The
property is zoned C-3, General Commercial District which typically requires a
rear yard building setback of 25-feet. The rear yard setback as proposed by the
applicant is seven (7) feet. According to the applicant the depth of the property
does not allow for the construction of two (2) bays of parking and the drive aisle
which are necessary to allow for maneuvering on the site for deliveries.
April 7, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-369-A
5
The original request included a variance to allow a reduction in the street right of
way dedication and the street improvements. The applicant has indicated the
required right of way dedication to 35-feet from center line will be provided with
the redevelopment of the site. The applicant has also indicated street widening
will be provided as requested by staff to include a 5-foot sidewalk with the
redevelopment. The new back of curb will be placed within 2-feet of the existing
power poles to provide a future center left turn lane at this location. The sidewalk
will be placed behind the power poles. Staff originally had concerns with the
placement of the driveway on the eastern side of the site. Staff has met with the
applicant and now feels based on the traffic generated from Fairbrook Drive there
will be few if any conflicting traffic movements in this area.
The driveway as indicated on the plan does not meet the typical minimum
spacing requirement of Sections 30-43 and 31-210. The drive should be located
a minimum of 150-feet from the side property line on an arterial street
classification. Staff is supportive of the applicant’s proposal. The drive is being
placed to allow for truck traffic maneuvering on the site which expects to have
large vehicles delivering goods to the site.
Staff is supportive of the request. The applicant is requesting approval of a replat
for this site to allow the creation of a single lot and to allow a reduced rear yard
setback for the proposed new building on the site. To staff’s knowledge there are
no outstanding technical issues associated with the request. Staff feels the
requested replat and setback variance 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 Markham Street nearer the eastern property
line than typically allowed.
Staff recommends approval of a variance from Section 36-301(e) to allow a
reduced rear yard setback.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There was one person present indicating concerns. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-369-A
6
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 drive on West Markham
Street nearer the eastern property line than typically allowed. Staff presented a
recommendation of approval of a variance from Section 36-301(e) to allow a reduced
rear yard setback of 5-feet.
Mr. Tim Daters of White-Daters and Associates was present representing the request.
He stated the request was to allow the redevelopment of the site. He stated
two (2) buildings and a billboard would be removed from the site and in its place a
single new building would be constructed. He stated landscaping and buffers were
being placed around the perimeters to comply with the typical ordinance requirements.
Mr. Rick Rogers addressed the Commission with concerns. He stated there was a
platted alley located between his business and the adjacent property. He stated the
alley was necessary to allow access to the rear of his building for service and
maintenance. He stated his concern was if the site was redeveloped he would lose his
only access to the rear of his property. He stated he was not opposed to the
development but was opposed to losing his access.
There was a general discussion by the Commission concerning the use of the property
and if there was a platted alley. Mr. Daters stated in the property research it did not
appear there was a platted alley but there was a platted utility easement. He stated the
easement was 5-feet on each property for a total of 10-feet. The Commission
questioned if Mr. Rogers would still be able to access his property. Mr. Daters stated
there would still be access from the south to his building. Mr. Rogers stated to access
the property from the south would require him to cross three (3) other properties.
Mr. Daters stated there would be a 10-foot drive located behind Mr. Rogers building and
this would allow access for any vehicle that would fit within the 10-foot drive lane. It was
noted the utility companies would access the site as necessary by any means
necessary. Mr. Rogers stated as long as he could still access his building he was not
concerned with the redevelopment of the site.
There was no further discussion. A motion was made to approve the request as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
A motion was made to approve the variance request from the various ordinances to
allow the driveway on West Markham Street to be located nearer the property line than
typically allowed. The motion carried by a vote of 8 ayes, 0 noes and 3 absent
A motion was made to approve the reduced rear yard building setback to 5-feet.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 5 FILE NO.: S-1590-A
NAME: Otter Creek Multi-family Subdivision Site Plan Review
LOCATION: Located on the southwest corner of Baseline Road and Wimbledon Loop
DEVELOPER:
Otter Creek Land Company
c/o McGetrick and McGetrick Engineers
P.O Box 30441
Little Rock, AR 72260
ENGINEER:
McGetrick and McGetrick Engineers
P.O Box 30441
Little Rock, AR 72260
AREA: 6.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-24
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
On November 8, 2007, the Little Rock Planning Commission was to hear a
request for a subdivision site plan review application, multiple-building site plan
review, for this property to allow the development of 6.77-acres with 156 units of
multi-family housing. Prior to the public hearing the applicant requested
withdrawal of the item, without prejudice.
The applicant is now requesting a subdivision site plan review for the placement
of 156 units of multi-family housing on this 6.77-acre tract resulting in a density of
23.04 units per acre. The buildings are proposed two (2) and three (3) stories in
height with a maximum building height of 35-feet. The site plan indicates
252 parking spaces of which 186 parking spaces will be surface parking,
30 spaces will be covered parking, 12 spaces are proposed as garage parking
and 24 spaces are proposed with carport covers.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
2
Right of way to 30-feet from centerline will be dedicated along West Baseline
Road. The right of way from Wimbledon Loop varies with the closest being
approximately 33-feet from center line and to the widest width being 41-feet from
centerline. Ingress and egress to the units will be from Wimbledon Loop. The
plan indicates an emergency access only drive located along West Baseline
Road which will serve the development as a point of access for emergency
vehicles only.
B. EXISTING CONDITIONS:
This site is a tree covered site located at the “rear entrance” to the Otter Creek
Subdivision. The Otter Creek Subdivision is located to the west, south and
southeast of this site. The Eagle Hill Community is located across West Baseline
Road from the site. Wimbledon Green Apartments are located to the east of the
site, across Wimbledon Loop. The gate for the Otter Creek Subdivision is
located along the eastern boundary of this site.
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 Otter Creek Homeowner Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan adjacent
to Baseline Road and Wimbledon Loop.
3. 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 the
development be constructed in more than 1 phase? If so, is an advanced
grading permit being requested to grade future phases with construction of
Phase 1?
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
3
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
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 association.
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. Show proposed gate locations.
9. 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.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing of at least
300 feet is required on Baseline Road measured from the right of way of
Wimbledon Loop to the center of the proposed driveway. The width of
driveway must not exceed 36 feet.
11. Show the driveway location on the east side of Wimbledon Loop.
12. 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
Baseline Road with the proposed driveway.
13. If gates are proposed, a turn-around must be provided for a SU-30 vehicle
attempting to enter development.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
16. 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 at
371-4646, mglasgow@littlerock.org, for more information.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
4
17. The subject property drains to the existing pond to the east. Construction in
the area has resulted in water quality issues in the pond in the past.
Sufficient erosion and sediment controls should be installed to prevent
damage to the pond from this project.
18. If the Baseline Road driveway is proposed to provide all vehicle
movements, a left turn lane should be striped on Baseline Road. The
tapers may extend beyond the property frontage.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Capacity fee calculation required. Contact
Little Rock Wastewater for additional information.
Entergy: Entergy does not object to this proposal. An overhead, 3-phase
electrical line runs along the north side of Baseline Road in front of this property
from which electrical service may be provided to the new development. 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. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
5
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 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. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
6
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.
6. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
7
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Multi-Family Residential Developments. As per Appendix D, Section
D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects
having more than 100 dwelling units. Multiple-family residential projects
having more than 100 dwelling units shall be equipped throughout with
two separate and approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout with
approved automatic sprinkler systems installed in accordance with
Section 903.3.1.1 or 903.3.1.2
8. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than 200 dwelling units.
Multiple-family residential projects having more than 200 dwelling units
shall be provided with two separate and approved fire apparatus access
roads regardless of whether they are equipped with an approved
automatic sprinkler system.
9. One- or Two-Family Residential Developments. As per Appendix D,
Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or
Two-Family dwelling residential developments. Developments of one-
or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access
roads, and shall meet the requirements of Section D104.3.
Exceptions:
a. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system
in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be
required.
b. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will
connect with future development, as determined by the fire code
official.
10. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012
Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little
Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
8
Captain 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 not currently served by METRO, however the
neighborhood is in our future plans. Service along Stagecoach Road is nearby.
Provide sidewalks on the perimeter of the property along Baseline Road and
Wimbledon Loop. Create an interior development pedestrian path for access to
sidewalks and nearby transit routes.
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.
Fire Access/lane widths should be reviewed by the Fire Marshall.
Planning Division: No comment.
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 south and west are zoned R-2. As a
component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City,
Section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
9
4. The average depth of the lot is approximately three hundred and ninety
(390) feet a minimum twenty-three (23) foot buffer will be required adjacent
to the Baseline right-of-way.
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. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
6. 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.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area shall
be three hundred (300) square feet. Interior islands must be a minimum of
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
8. 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.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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: (March 16, 2016)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
10
questioned if there would be a managers residence or leasing office located on
the site. Staff also requested information concerning the proposed dumpster
locations and the hours of dumpster service.
Public Works comments were addressed. Staff stated the driveway on Baseline
Road did not meet the minimum spacing requirement of the Subdivision and
Boundary Street ordinances. Staff stated Baseline Road was classified on the
Master Street Plan as a principal arterial. Staff stated right of way dedication to
55-feet from centerline was required. Staff stated streetlights were required
along Baseline Road and Wimbledon Loop. Staff questioned the driveway on
Baseline Road. Mr. McGetrick stated the driveway was for emergency access
only and would not be used by the residents for entering and exiting the
development.
Landscape comments were addressed. Staff stated the average depth of the lot
required a minimum street buffer along Baseline Road of 23-feet and a minimum
land use buffer along the southern perimeter of 23-feet. Staff stated screening
was required along the southern and western perimeters of the site. Staff stated
an automatic irrigation system and a stamped landscape plan were required with
the request for a building permit for the site.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by METRO but the neighborhood was in the future plans for
service. Staff requested the developer install sidewalks along Baseline Road but
to also pay attention to internal circulation and the placement of a man-gate
along the street to allow pedestrians safe access without walking in the drive
lanes/entrances and exit lanes of the development.
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 raised at the March 16, 2016, Subdivision Committee meeting.
The revised plan has indicated the manager’s residence/leasing office, the
dumpster locations and hours of service and indicated the drive on Baseline
Road will not be used by the residents and will only serve as emergency access
for the site.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
11
The site plan indicates the placement of landscaping, buffering and screening as
required by the landscape and zoning ordinance. The street buffer width of
thirty-five (35) feet and in no case less than half or seventeen feet along Baseline
Road has been indicated. The street buffer along Wimbledon Loop has been
indicated with average width of forty-two (42) feet as required by the zoning
ordinance.
The zoning buffer ordinance requires a land use buffer of forty-two (42) feet
along the western perimeter and thirty-five (35) feet along the southern perimeter
of the site next to the residentially zoned property. Seventy percent (70%) of this
area is to remain undisturbed. The plan indicates the minimum buffering
requirements.
The site consists of six (6) two story and six (6) three story buildings with covered
parking, carports, garages and surface parking. Building A3 and B3 are
designed with garages on the first level and living on the second floor. There are
a total of six (6) units proposed within the A3 and B3 buildings (12 units total).
Building A2 is proposed with three (3) levels and eight (8) units per level for a
total 24 units per building. There are four (4) A2 buildings proposed with a total
of 96 units. Building design B2 is also proposed as three (3) stories with eight
(8) units per floor and a total of 24 units per building. There are two (2) B2
designed buildings proposed for a total of 48 units. There are 102 one-bedroom
units and 54 two-bedroom units.
The parking is indicated with 186 open spaces, 30 covered parking spaces,
24 carport spaces and 12 garage spaces for a total of 252 parking spaces.
Based on the typical minimum parking required for a multi-family development,
234 parking spaces would be required to serve the development.
The site plan indicates a single sign located near the intersection of Wimbledon
Loop and Baseline Road. The signage proposed is consistent with signage
allowed in multi-family zones or a maximum of six (6) feet in height and thirty-two
(32) square feet in area.
Fencing is proposed along the perimeters of the site. The fencing along the
southern and western perimeters is proposed as a solid faced screening fence
with an eight (8) foot fence located along the southern perimeter (as requested
by the adjacent property owners) and a six (6) foot fence located along the
western perimeter. The southern fence will be placed at the edge of the required
land use buffer and not on the property line. The fencing proposed along the
street sides is proposed as brick and metal with a maximum height of six (6) feet
and eight (8) foot columns.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
12
The property consists of 6.77 acres, and is currently zoned MF-24. The request
is for approval of a site plan review for the placement of 156 units or 23.04 units
per acre; consistent with the density allowed per the current zoning. The project
will share the amenities with the development located across Wimbledon Loop
including the leasing office. The entrance is proposed from Wimbledon Loop
with a gated entrance off of Baseline Road for emergency access only. Staff
has determined since this access is for emergency access only the driveway
location does not have to comply with the typical spacing requirements of the
Subdivision and Master Street Plan ordinances.
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 (3) 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.
According to the applicant construction will begin in the summer 2016 with
completion in early 2017.
To staff’s knowledge, there are no outstanding technical issues associated with
the request. The applicant has adequately addressed the various elements of
the various ordinances related to the site plan review and does not appear to be
seeking any variances or waivers related to the proposed development. The
property was zoned for multi-family development in 1980 and has set vacant
since that time. Staff feels the development of the site is consistent with the
current zoning and adequately addresses the various ordinances related to site
development criteria.
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: (APRIL 7, 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1590-A
13
Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated
the development was proposed at the density allowed under the current zoning.
He stated the property was zoned in the 1980’s to MF-24 as was the property on the
east side of Wimbledon Loop. He stated the only variance was to allow the placement
of an eight (8) foot fence along the southern property line which was being installed at
the request of the adjacent property owners. He stated the drive on West Baseline was
being placed as an emergency access only and would not be used by the residents of
the apartment complex. He stated the area between the fence and the adjacent
property owner’s fence would remain undisturbed in a similar manner as the buffer with
the homes and the existing apartment complex to the east. He stated this development
would share the amenities with the complex to the east including the leasing office,
clubhouse and pool.
Commissioner Laha stated he had received phone calls and e-mails concerning the
development of the site. He stated he was not sure why no one from the neighborhood
was present to speak against the proposed development. He requested City Board of
Director member B.J. Wyrick if she would like to address the Commission with
conversations she may have had with the Otter Creek residents.
Director Wyrick addressed the Commission stating she had receive a number of phone
calls and the residents of Otter Creek did not want the apartment complex accessing
the development behind the gate funded by the Otter Creek Homeowners. She stated
the gate was a security gate. She stated gates were placed on each end of the Otter
Creek Subdivision to deter crime. She stated Mr. McGetrick had worked with the
Homeowners Association and had reached a compromise with the Association
concerning the development. She stated the compromises could be why there was not
a collective effort to come down and oppose the request.
There was no further discussion. A motion was made to approve the request as
recommended by staff. The motion carried by a vote of 7 ayes, 1 noes and 3 absent.
A motion was made to approve the variance request to allow the construction of an
eight (8) foot fence along the southern perimeter of the site. The motion carried by a
vote of 7 ayes, 1 noes and 3 absent.
April 7, 2016
ITEM NO.: 6 FILE NO.: Z-1735-A
NAME: Orlando Heights Short-form PCD
LOCATION: Located at 101 North University Avenue
DEVELOPER:
Golden Cakes, Inc.
Susan P. North
21620 Highway 10, Suite 110
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.77 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant – Redevelopment of the site within the Mid-town Design
Overlay District
VARIANCE/WAIVERS:
1. A variance to allow a reduction in the radial dedication required at the intersection
of West Markham Street and North University Avenue.
2. A waiver of the boundary street improvements to West Markham Street to construct
a right turn lane from West Markham Street onto North University Avenue.
3. A variance from Sections 30-43 an d31-210 to allow the drives on West Markham
Street and North University Avenue nearer the property line and intersections than
typically allowed.
4. A variance to allow a reduction in the required right of way dedication for West
Markham Street.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the site from C-3, General Commercial
District to PCD, Planned Commercial District, to allow the redevelopment of this
site with a new restaurant. The existing structure will be removed and a new
building will be constructed in a similar footprint as the existing restaurant.
The site is located within the Mid-town Design Overlay District which has specific
development criteria related to site layout/parking and building placement. The
applicant is proposing to maintain the existing paved areas within the front yard
of the site, along West Markham Street and place the building on the rear portion
of the site, 17-feet from the rear property line. The Overlay typically places the
building along the street frontage and parking on the side and rear of the
building.
The existing drive on West Markham Street will continue to function as a full
access drive. The drive on North University Avenue will be redesigned to allow
for a right-in/right-out drive. The grade will be adjusted to allow easier ingress
and egress to minimize the slowing of vehicles entering the site.
The applicant has indicated the hours of operation are seven (7) days per week
24-hours per day. The existing dumpster will be screened as per typical
ordinance requirements.
The building is proposed containing 5,200 square feet of floor area. The site plan
includes the placement of 41 parking spaces.
B. EXISTING CONDITIONS:
The site contains an IHOP restaurant with parking located in front of the building
along West Markham Street. The site sits on the northeast corner of West
Markham Street and University Avenue which is fully developed with shopping
malls (Park Avenue, Mid-town and Park Avenue), a hospital (St. Vincent’s),
restaurants (IHOP, McDonalds, Chipotle) and a high rise apartment complex.
At this location North University Avenue has a median allowing customers exiting
the site on North University Avenue to only travel north. West Markham Street is
constructed with two (2) left turn lanes onto South University Avenue and two (2)
through west bound lanes as well as two (2) east bound through lanes.
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
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
3
the Briarwood Neighborhood Association and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 63 feet
from the curb island instead of 56 feet will be required with the sidewalk
placed at the back of curb. A variance must be requested for a reduction in
right-of-way dedication.
2. A 75 foot radial dedication of right-of-way is required at the intersection of
West Markham Street and University Avenue per the Master Street Plan for
arterial/arterial intersection designs. A variance must be requested for the
reduced right-of-way dedication.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to West
Markham Street including 5-foot sidewalks with the planned development.
The new back of curb should be located to provide 5 - 11 foot west bound
lanes and a 2 foot curb and gutter section on the north side of the center
curb island. The sidewalk should be placed at the back of curb.
4. Appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
7. 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 at 501. 379.1805, Travis Herbner, therbner@littlerock.org, for
more information.
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. If waiver of boundary street improvements is approved, new compliant
access ramps should be constructed along with sidewalk adjacent to West
Markham Street.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
4
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Waivers must be requested for
the existing driveway locations on University Avenue and West Markham
Street to be located within 300 feet of the intersecting right-of-way. Due to
the minimum driveway spacing at a signalized intersection, the West
Markham Street driveway should be reconstructed with an island and
signage preventing left turn movements in and out of the subject property.
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. A 3-phase power line exists
along the west side of the property along University Avenue which could be
utilized to provide service. There do not appear to be any conflicts with existing
Entergy facilities. However, extreme caution should be used to remove the old
and construct the new building as it will be very close to the existing overhead
power line. All NESC and OSHA clearance requirements are to be maintained
during this process. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
5
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.
Fire Department: Full plan review required.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on multiple routes at this key
midtown location for route 5. Please provide continuous pedestrian path for
access to transit and the front entrance of the business. Adding turning
movements to this busy intersection impedes access to transit from the street.
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 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,
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
6
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 C-3 (General Commercial District)
to PCD (Planned Commercial District) to allow the demolition of the existing
restaurant and construction of a new restaurant in a similar footprint. The site is
within the Midtown Design Overlay District.
Master Street Plan: The south side of the property is West Markham Street and
it is a Minor Arterial, west side of the property is North University Avenue and it is
a Primary 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. 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 both West Markham Street and North
University Avenue. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along North University Avenue.
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 and the Midtown 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. 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. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
7
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. 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.
8. A variance will be required from the City Beautiful Commission if the
perimeter, screening, parking, and building, landscape requirements cannot
be met for this site.
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: (March 16, 2016)
Mr. Tim Daters of White Daters and Associates and Ms. Susan North of Golden
Cakes Inc. 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 Mid-town
Design Overlay District which had specific site development criteria related to
building placement, parking and architectural elements related to the
building/massing/customer entrances. Staff requested the applicant provide the
proposed building materials, the massing of the structure, the total height and the
number of floors proposed for the building and the proposed color palette.
Public Works comments were addressed. Staff stated right of way dedication
was required along West Markham Street to 63-feet from the curb island to the
back of curb. Staff stated the sidewalk could be placed at the edge of the right of
way. Staff stated with the redevelopment of the site the new back of curb should
be located to provide five (5) 11-foot west bound lanes and a 2-foot curb and
gutter section on the north side of the center curb island. Staff stated a variance
for the required radial dedication should be requested. Staff stated the typical
radial dedication required was 75-feet for an arterial/arterial intersection. Staff
stated the driveway on West Markham Street should be designed as a
right-in/right-out only drive.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
8
Landscaping comments were addressed. Staff stated the site was located within
the designated Mature Area of the City which allowed a reduction in the required
street buffer to 6-feet 9-inches. Staff stated a minimum of eight percent (8%) of
the vehicular use area was required to be landscaped. Staff stated a small
amount of building landscaping was required between the paved area and the
building. Staff stated a perimeter planting strip of 6-feet 9-inces was required
around the sites perimeters.
Rock Region Metro comments were addressed. Staff stated the site was located
on various METRO routes. Staff requested the developer provide a continuous
pedestrian path for access from the transit stop to the front entrance of the
business.
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 building materials, the massing of the structure, the total height and
the number of floors proposed for the building and the proposed color palette.
The applicant is requesting to rezone the site from C-3, General Commercial
District to PCD, Planned Commercial District, to allow the redevelopment of this
site with a new IHOP restaurant. The Mid-town DOD states the planned zoning
district process is required for a new development, redevelopment exceeding fifty
(50) percent of the structure's current replacement value based on its
configuration at the time of the DOD's adoption, and for expansion of existing
development exceeding fifty (50) percent of the structure's current gross
square-footage at the time of the DOD's adoption. Routine repairs, maintenance
and interior alterations to accommodate existing, expanding or new tenants
within the existing building envelope shall not require compliance with the
Midtown Design Overlay District. The proposed planned zoning development
reviewed is used to realize a development plan that is consistent with the
purpose and intent of the Midtown Design Overlay.
The Overlay states parking for small building development, 5,000 square feet or
less, the parking is not to wrap the building, but be limited to the side and rear
areas. The parking as presented keeps the parking as currently exists along
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
9
West Markham Street and places the building to the rear of the site in close
proximity to the existing building foundation.
Small building developments are limited to a building height of thirty-five
(35) feet. The building as presented does not exceed the building height limit per
the DOD. The DOD states for new construction a minimum of 60 percent
glass-windows, entry features or displays are required and the primary façade of
the building is to be oriented parallel with the street. The buildings are to
maintain a distinction between upper and lower levels; any elevation greater than
eighteen feet in height should contain an architectural treatment, which visually
divides the structure into stories. A portion of the building is proposed as two
(2) stories with windows and openings along the street frontages but the rear of
the building is a solid face wall. The primary entrance to the building will be from
West Markham Street. Windows and doors are indicated on the North University
Avenue side of the building, also considered a primary entrance.
Exterior building materials and colors shall be aesthetically pleasing and
compatible with materials and colors used in neighboring developments.
Predominate exterior building materials shall be high quality materials such as
brick, wood, stone, tinted stucco, EIFS, concreate masonry units. Façade colors
should be low reflectant, subtle, neutral or earth tone with trim and accents
brighter colors. Predominant exterior building materials shall not be smooth faced
concreate block, tilt-up concreate panels or prefabricated steel panels.
The applicant has indicated the colors and materials will comply with the typical
DOD standards.
All driveways and internal streets shall have minimum 5-foot sidewalks on both
sides located away from the back of curb. The applicant is proposing to dedicate
additional right of way on West Markham Street and to place a five (5) foot
sidewalk adjacent to the curb within an easement. A protect pedestrian walkway
will be added to the site through parking lot from West Markham Street.
The applicant has not provided details concerning the proposed signage plan.
Per the Overlay signage is limited to six (6) feet in height and 24 square feet in
area for lots less than 1-acre. All signs are to be monument signs. Building
signage is allowed on the facades with public street frontage. The size of the
building signage is limited to a maximum of ten (10) percent of the façade area.
Landscaping and land use buffers are to be provided per ordinance requirements
of Chapter 36 (buffer ordinance) and Chapter 15 (landscape ordinance). The
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
10
DOD states no street buffer or landscaping is required along streets classified
less than an arterial when the structure is built to the property line, landscaping is
required in the area between the building and property line up to that required in
the landscape ordinance. The DOD also states surface parking lots must meet
all current landscape requirements of the landscape ordinance which would
include the placement of landscape islands within the interior of the parking lot.
The DOD also requires street trees to be placed along the streets with a four (4)
foot planter strip maintained.
The site is located in the designated Mature Area of the City which allows a
reduction in the street buffer requirement. The landscape strip width along the
abutting streets may be reduced to six (6) feet nine (9) inches. The site plan as
currently presented does not include the placement of a street buffer along West
Markham Street. The plan does not include the placement of interior
landscaping within the parking area and the plan does not include the placement
of street trees along West Markham Street. The perimeter planting strips along
the eastern and northern perimeters has been provided.
In addition the applicant is requesting a variance from the City Beautiful
Commission to allow reduced perimeter planting strips, reduced screening of the
paved areas, reduced interior landscape for the parking area and the site to not
provide the required building landscaping. This item will be heard by the CBC at
their April 7, 2016, hearing.
The existing drive on West Markham Street will become a right-in/right-out
driveway with the extension of the median in West Markham Street. The drive on
North University Avenue will be redesigned to allow for a right-in/right-out drive.
The grade will be adjusted to allow easier ingress and egress to minimize the
slowing of vehicles entering the site. The request includes a variance to allow a
reduced radial dedication at the intersection of West Markham Street and North
University Avenue. The Master Street Plan states a minimum radial dedication of
right of way is required at the intersection of an arterial/arterial street. Due to the
existing utilities and improvements in the right of way staff supports the request
for a reduction in the radial dedication at this location.
The applicant has indicated the hours of operation are seven (7) days per week
24-hours per day. The existing dumpster will be screened as per typical
ordinance requirements. The hours of dumpster service have not been
indicated. Staff recommends the hours of dumpster service be limited to daylight
hours or from 7 am to 6 pm Monday through Friday.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
11
The building is proposed containing 5,300 square feet of floor area; 4,000 square
feet of restaurant space and 1,200 square feet of office and storage space. The
site plan includes the placement of 41 parking spaces. The Mid-town DOD
states parking requirements within the Overlay District are to be at least fifty
(50) percent of that required by the zoning ordinance. The maximum allowed
parking is to be the minimum standard established in ordinance. The building
contains 5,200 square feet of floor area which would typically require the
placement of 52 parking spaces. As noted the site contains 41 parking spaces.
The request includes a reduction in the required right of way dedication for West
Markham Street and a reduction in the radial dedication for the intersection.
The required right of way dedication for West Markham Street is 63-feet. The
applicant is proposing to dedicate 56-feet and place the sidewalk in a 5-foot
sidewalk easement. The radial dedication required at an arterial/arterial
intersection is 75-feet. Due to the location of utilities and the traffic light poles
this dedication cannot be achieved. Staff is supportive of the request for a
reduction in the right of way dedication and the reduced radial dedication.
The applicant is seeking a waiver of the boundary street ordinance requirements
on West Markham Street by requesting to not construct the right turn lane from
West Markham Street to North University Avenue. Staff is not supportive of this
request. Staff feels the right turn lane is necessary to keep traffic flowing at
this very congested intersection. Staff recommends should the Commission
approve the waiver of the boundary street ordinance request to construct the
right turn lane the Commission require the developer to install the sidewalk and
access ramps as indicated on the site plan currently under consideration by the
Commission.
The request includes a variance from Sections 30-43 and 31-210 to allow the
driveways on North University Avenue and on West Markham Street nearer
the property lines and nearer the intersections than typically allowed. Staff is
supportive of the driveway placement on each of the streets. The applicant has
indicated the drive on North University Avenue will be redesigned to allow for
easier access into and out of the site. Staff recommends with the redevelopment
the existing concrete median located in West Markham Street be extended to the
eastern property line of this development to limit left turns into and out of this site
from West Markham Street.
Staff is not supportive of the applicant’s request. Staff feels the right turn lane
onto North University Avenue should be constructed with the redevelopment of
this site. In addition staff feels some upgrades to the existing landscaping should
be provided with the total redevelopment of this site. The plan indicates right of
way dedication which will allow the right turn lane to be constructed. The
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
12
developer is requesting a waiver of the requirement. Even if the waiver is
approved and without the developer constructing the right turn lane at some point
the right turn lane will most likely become a City project and any green spaces
(located within the proposed right of way dedication area) which may exist on the
site today will be eliminated with the construction of the future right turn lane.
Staff feels the developer should make additional efforts to come more closely in
compliance with the minimum development standards of the various City
ordinances.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There was one registered objector and one registered
supporter of the item present. Staff presented the item with a recommendation of denial
of the request and the associated variance and waiver requests.
Mr. Tim Daters of White Daters and Associates and Ms. Sue North of Golden Cakes
were present representing the request. Mr. Dater stated the request was to allow the
redevelopment of the site located within the Mid-town Design Overlay District.
He stated if not for the overlay the request would not be before the Commission and
would simply be a case for the zoning board of adjustment. He stated if the site was
larger the site could be reworked to come more closely into compliance with the DOD.
He stated based on the depth of the property there was no room to shift the building
around. He stated the hours of dumpster service could not be during the daylight hours.
He stated the dumpster needed to be serviced off peak hours to not interfere with
parking and access to the site. He stated the owner and he had met with staff prior to
submission of the application and felt they had reached an agreement concerning the
right of way dedication but that had not been the case. He stated it was felt if the right
of way dedication was provided then public work would not request installation of the
right turn lane. He stated the applicant had agreed to dedicate a portion of the required
right of way to allow for the construction of a right turn lane in the future. He stated
Golden Cakes did not own the property and the owner would not allow the entire right of
way dedication to be provided. He stated based on the redevelopment cost of the site
the Golden Cakes could not afford to install the right turn lane.
Ms. Sue North addressed the Commission on the merits of the request. She stated her
lease with the property owner was due in May. She stated it was time to either build a
new building or to move from the site. She stated she had looked for other sites in the
Mid-town area and had not been able to find an alternate location. She stated the
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
13
customers of IHOP wanted the business to stay in Mid-town. She stated the lease
agreement would be for 30 years which would allow for reinvestment and the
construction of a new building. She stated the building was a customized building for
the site. She stated for this site within the Overlay there were a number of things that
could not be achieved based on site constraints. She stated parking was very critical to
the business. She stated the business could not afford to give up any parking.
She stated at this point her and her partner were reviewing the cost of remodeling vs
the cost of replacement. She stated it was not economically feasible to remodel the
store due to the number of issues in need of replacing. She stated the plan did include
landscape islands on West Markham Street and with an agreement with City Beautiful
Commission additional trees would be planted along West Markham Street in areas
which would not impact the parking layout.
Ms. Ruth Bell, League of Women Voters of Pulaski County, addressed the Commission
with concerns. She questioned how pedestrians were going to access the site.
She stated this was a very unsafe intersection for pedestrians and bicyclist. She stated
University Avenue cut off pedestrian access for this part of Mid-town. She questioned
how the employees were going to get across North University Avenue and/or West
Markham Street to access any off-site parking the business would utilize.
City Director B. J. Wyrick addressed the Commission in support of the request.
She stated the business had been at this location for 45 years. She stated the business
was the same size as in the past. She stated the request had been reviewed by the
Mid-town Design Review Committee and the City Beautiful Commission and both had
approved the plan as presented. She stated the cost to replace the building was near
the cost of renovation. She stated the sales tax generation from the business was
significant. She stated she was not sure of any other business that could go in at this
location and do as well as IHOP. She stated she would like to work with the business to
keep IHOP at this location.
Mr. Daters stated there would be site improvements completed with the redevelopment
of the site. He stated a sidewalk would be added along West Markham Street.
He stated right of way dedication would be provided and the sidewalk would be placed
in an easement which was not uncommon in other areas of town. He stated the
sidewalk would be placed at the back of curb along West Markham Street. He stated if
and when the right turn lane was added there would not be any landscaping located
along West Markham Street between the street and the sidewalk.
There was a general discussion by the Commission concerning the site plan, the need
for a right turn lane and the impacts of no landscaping. There was a question
concerning the extension of the median in West Markham Street and who would be
responsible for the cost of extending the median. Mr. Daters stated the applicant was
not proposing to extend the median but if the City were to extend the median the
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
14
developer would not take issues. He stated the development cost of the site prohibited
Golden Cakes from providing infrastructure such as the right turn lane or the placement
of the median.
Staff stated the median needed to be extended to prohibit left turns into the site. Staff
stated the request was for the developer to construct the median extension. Staff stated
the right turn lane was needed. Staff stated there were 720 right turns onto North
University Avenue and 377 of the turns were within the two (2) hour peak. Staff stated
the right turn lane was warranted.
The Commission questioned if the right of way dedication proposed allowed for
sufficient right of way to install the right turn lane. Staff stated there was sufficient area
to install the turn lane but there would not be any landscaping. Staff stated the curb
would be at the sidewalk and the sidewalk would be at the edge of the parking.
Ms. North stated her fear was the closeness of the travel lanes to the customers
entering and leaving their vehicles. She stated traffic in the area traveled with
excessive speeds. She stated with the additional paving this would diminish safety for
both motorist and pedestrians. She stated in addition Rock Region Metro had stated at
the Subdivision Committee meeting the turn lane would add to congestion and they had
concerns with the safety of their riders exiting the buses at locations which were
currently constructed with an excessive numbers of lanes.
Staff stated there was some school of thought that crossing fewer travel lanes was safer
for pedestrian access. Staff stated but based on the traffic numbers a turn lane was
warranted at this location.
There was a general discussion by the Commission concerning the development of the
site and mitigation which could allow for redevelopment of the site. It was noted if
the turn lane was not installed by this applicant it would eventually become a cost the
tax payers would bear. The Commission questioned the ULI Study and the plans for
this intersection. Staff stated they felt the study did not single out this site but included
the site with an overall development area along North University Avenue. It was noted
that not all streets are to be built for capacity for the peak hours of traffic.
The Commission questioned Mr. Daters as to the cost of the right turn lane. Mr. Daters
stated the cost would be $80,000 to $100,000. The Commission questioned the cost of
the redevelopment of the site. Ms. North stated the estimated cost for the new
construction was $1.5 million to $2 million. The Commission noted the cost of
improvements was ten percent (10%) percent of the total cost. Mr. Daters stated if the
developer was responsible for widening the street then that developer was responsible
for the cost of relocation of the utilities. He stated if the widening was a City project then
the utilities were moved at the expense of the utility company.
April 7, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1735-A
15
The Commission questioned Mr. Daters if his client was willing to extend the median at
their cost. Mr. Dates conferred with his clients and stated his clients were willing to
extend the median on West Markham at their cost.
A motion was made to approve the request for the reduction in the right of way
dedication and the reduction in the radial dedication. The motion carried by a vote of
7 ayes, 1 no and 3 absent.
A motion was made to approve the request for a waiver of the boundary street
ordinance requirement for installation of the right turn lane on West Markham Street.
The motion carried by a vote of 7 ayes, 1 no and 3 absent.
A motion was made to approve the variance request for the driveway spacing on both
West Markham Street and University Avenue. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
A motion was made to approve the PCD request including all staff recommendations
and comments except that of denial. The motion carried by a vote of 7 ayes, 1 no and
3 absent.
April 7, 2016
ITEM NO.: 7 FILE NO.: Z-2246-B
NAME: The Residence at Pettaway Short-form PD-R
LOCATION: Located at 2020 Vance Street
DEVELOPER:
LEDIC Realty Company, LLC
105 Tallapoosa Street, Suite 300
Montgomery, AL 36104
Mitchell Williams
Harry Hamlin
425 West Capitol Avenue, Suite 1800
Little Rock, AR 72201
SURVEYOR:
Harbor Environmental, Inc.
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 2.16 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 46
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
ALLOWED USES: Office and Retail
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly housing
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
An application to rezone the site from the existing C-3, General Commercial
District and O-3, General Office District to PCD to allow the redevelopment of the
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
2
site with a mixed use development including residential and retail was withdrawn
from the Commission’s July 11, 2013, agenda.
The applicant is now requesting to rezone the site from C-3, General Commercial
District and O-3, General Office District to PD-R, Planned Development
Residential, to allow the remodeling and reuse of this existing building as elderly
housing. The development is proposed with 77 units and 116 parking spaces.
The units are proposed as two (2) bedroom (4-units) and one (1) bedroom
(73-units). Amenities are to include a community room, picnic area, fitness
center, transportation, computer room, laundry facility, on-site management,
on-site maintenance, limited access gate, video surveillance, library and gazebo.
The building is 75-feet in height. An existing building located along Vance Street
will be removed from the site and the area will be developed as open space with
picnic tables.
B. EXISTING CONDITIONS:
The building was constructed as a hotel and was subsequently occupied by
Job Corps. The building has been vacant for a number of years and is currently
boarded for security. The retail building is also unoccupied. Around the site are
single-family homes on Vance, Bragg and East 21st Streets. Access to the
property from I-30 is very limited. There is an Interstate overpass at East 21st
Street allowing access to the middle school located on the I-30 Frontage Road
and a bus yard located on Barber and East 21st Streets. North of the site on
Vance and East 17th Streets is an elementary school and south of the site on
Roosevelt Road and Barber Street is also an elementary school.
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 MacArthur Park POA, the Community Outreach Neighborhood Organization
and 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
Vance 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
Vance Street and East 21st Street.
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Remove the driveway apron on Bragg Street north of the stormwater inlet
near the north property line.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A 3-phase power line exists
along the south side of East 21st Street near this property which could be utilized
to provide service. There do not appear to be any conflicts with existing Entergy
facilities. 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. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
4
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
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:
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. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
5
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.
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 (Captain Tony Rhodes 501.918.3757 or Captain 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 Route 6. Provide
pedestrian improvements along all perimeters of the property. Provide direct
pedestrian path to street and transit from the interior of the property. Pedestrian
access is critical to walkable downtown neighborhoods as is this location.
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:
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
6
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
rezoning from C-3 (General Commercial District) to a PD-R (Planned District
Residential) to rehab former hotel building into residential housing.
Master Street Plan: East side of the property is Vance Street, the south side of
the property is East 21st Street and they are both shown as 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
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. Any exiting landscape or irrigation disturbed by construction shall be repaired
or replaced before completion and final acceptance of the project.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Scott Foster was present representing the request. Staff presented an
overview of the item stating there were a few outstanding technical issues
associated with the request. Staff stated all site lighting was to be low level and
directional, directed downward and into the site. Staff requested information
concerning any proposed dumpster facilities including the location, proposed
screening and the hours of dumpster service.
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
7
Public Works comments were addressed. Staff stated a dedication of right of
way to 30-feet from centerline was required along Vance Street. Staff stated the
intersection of Vance and East 21st Streets would require a radial dedication of
20-feet. Staff requested the driveway apron on Bragg Street near the northern
property line be removed with the redevelopment of the site.
Landscaping comments were addressed. Staff stated landscaping upgrades
based on the rehabilitation cost would be required with the redevelopment of the
site. Staff stated any existing landscape or irrigation disturbed by the
construction was to be repaired or replaced before completion and the final
acceptance of the project.
Rock Region Metro comments were addressed. Staff stated the site was served
by METRO on Route #6. Staff stated pedestrian improvements along all
perimeter of the property were requested to provide direct pedestrian paths to the
street and transit from the interior of the property.
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 addressing staff comments raised
at the March 16, 2016, Subdivision Committee meeting. The applicant is
requesting to rezone the site from C-3, General Commercial District and O-3,
General Office District to PD-R, Planned Development Residential, to allow the
reuse of this existing building as elderly housing. The development is proposed
with 77 units of elderly housing. Within the building there will be 4-units with two
(2) bedrooms and 1.5 baths and 73 units with one bedroom and one bath.
Amenities are to include a community room, picnic area, fitness center,
transportation, computer room, laundry facility, on-site management, on-site
maintenance, limited access gate, video surveillance, library and gazebo. The
building is 75-feet in height. An existing building located along Vance Street will
be removed from the site and the area will be developed as open space with
picnic tables.
Each of the units will be designed with a kitchen. There does not appear to be a
common dining facility to serve the development. The zoning ordinance defines
elderly housing as three (3) or more dwelling units specifically designed and
intended for occupancy by the elderly. This use typically provides ancillary
services on-site, such as transportation, recreation, and common dining facilities.
Density of development shall be the measure of private sleeping
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
8
accommodations or beds. In no instance shall the unit density per acre exceed
that provided in the R-5 district. Although the site does not indicate a common
dining facility the occupancy of the units are proposed for elderly housing.
The site plan indicates 127 parking spaces. Parking for elderly housing is based
on ½ space per unit. The parking typically required for 77 units of elderly
housing is 38 spaces. The parking as provided is more than adequate to serve
the proposed use. The applicant is proposing to utilize the existing paved areas
with minor modifications to serve the development.
The applicant has indicated signage will comply with signage allowed in multi-
family zones. The ordinance allows multi-family developments a sign six (6) feet
in height and 24 square feet in area. Building signage is allowed on the facades
with public street frontage limited to ten (10) percent of the façade area. The
applicant has indicated all wall signage will comply with the typical ordinance
allowances.
The site plan indicates the placement of the dumpsters along East 21st Street.
A note on the site plan indicates the dumpsters will be screened per typical
ordinance requirement. The hours of dumpster service have not been noted.
Staff recommends the hours of dumpster service be limited to daylight hours or
from 7 am to 6 pm Monday through Friday.
The site plan indicates the building footprint is 15,250 square feet. Floors 2
through 8 contain 59,220 square feet for a total building square footage of
74,470. The site currently contains 90,000 square feet of landscaping. With the
redevelopment of the site additional green space will be added for a total of
101,220 square feet of green space.
Staff is supportive of the applicant’s request to rezone the site from C-3, General
Commercial District and O-3, General Office District to PD-R, Planned
Development Residential, to allow the redevelopment of this site with elderly
housing. The site has historically been used as residential, most recently as
housing for Job Corp. Staff feels the rezoning to allow the use of the building for
elderly housing 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 hours of dumpster service be limited to daylight hours,
7 am to 6 pm, Monday through Friday.
April 7, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-B
9
PLANNING COMMISSION ACTION: (APRIL 7, 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. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 8 FILE NO.: Z-2933-B
NAME: SM Investments Midtown LLC Short-form PCD
LOCATION: Located at 4520 West Markham Street
DEVELOPER:
Sean Miller
4210 East McCain Boulevard, Suite 108
North Little Rock, AR 72117
SURVEYOR:
DCI – Development Consultants Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-1, Neighborhood Commercial
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant/C-1, Neighborhood Commercial –
Redevelopment within the Mid-town Design Overlay District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
SM Investments Mid-town, LLC is requesting the rezoning of this site from the
current C-1, Neighborhood Commercial to PCD, Planned Commercial
Development. The property located at 4520 West Markham Street contains a
2,020 square foot building currently occupied by One Banc. The intent is to
renovate the existing bank building for use as a fast casual restaurant with a
drive-thru window. The existing canopy and drive-thru lanes for the bank will be
removed. The proposed occupant is Jimmy John’s Gourmet Sandwiches. The
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
2
site plan includes the placement of 15 parking spaces. The business has
approximately 35 employees and is open for business from 11:00 am to
10:00 pm seven (7) days per week. The proposed site plan outlines a
slight redevelopment of the parking lot by closing one (1) entrance on
Beechwood Street.
B. EXISTING CONDITIONS:
The site contains One Banc located on the northeast corner of West Markham
and Beechwood Streets. East of the site are two (2) restaurants, Slim Chickens
and KFC/Taco Bell. West of the site, across Beechwood Street, is an office use
and single-family homes. To the north of the site along Beechwood Street are
single-family homes. To the south, across West Markham Street, is the UAMS
Campus including the schools residential housing.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners and residents. A number of the callers have indicated concerns
and/or opposition to the request. All property owners located within 200-feet of
the site along with the Hillcrest Residents Neighborhood Association and the
Capitol View Stifft Station 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 Beechwood 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
West Markham Street and Beechwood Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The radius of the driveways cannot extend beyond the projection of the side
property line to the adjacent street.
5. Appropriate handicap ramps are required to be installed at the intersection
of Beechwood Street and West Markham Street in accordance with City of
Little Rock Standard Details.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
3
6. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35 feet
from centerline will be required.
7. Due to the proposed more intense use and the absence of a center turn
lane on West Markham Street, the West Markham Street driveway should
be modified with an island and signage provided to restrict left turns into and
out of the subject property.
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. Due to high pedestrian traffic in the area, pedestrian access should be
provided from the public sidewalk to the front door of the structure.
10. Insufficient drive aisle width is proposed on the southside of the building.
11. The radius is insufficient on the southeast corner of the building for a vehicle
drive thru lane.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. EAD, Environmental Assessment Division,
pretreatment review required. Contact Little Rock Wastewater if additional
information is required.
Entergy: Entergy does not object to this proposal. A 3-phase electrical line runs
along the north side of West Markham Street in front of this property and a line
also exists on the east side of the property. Electrical service may need to be
reworked to the renovated structure. Contact Entergy in advance regarding any
required service alterations required as the project develops. Future discussion
may require decisions regarding desired line extensions and 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
4
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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 5 the busiest route
in Little Rock. Please provide pedestrian path to front door of the business.
Sidewalks maintain a path for those using other modes of transportation such as
transit, biking and walking.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
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 Heights Hillcrest Planning
District. The Land Use Plan shows Office (O). 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 C-1 (Neighborhood Commercial District) to PCD
(Planned Commercial District) to renovate the existing bank building to be used
as a fast food restaurant. The request is within the Midtown Design
Overlay District.
Master Street Plan: South side of the property is West Markham Street and it is
a Minor Arterial and west side of the property is Beechwood Street and it is Local
Street on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on West Markham Street.
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 and the Midtown Overlay District.
2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer requirements must also come into
compliancy accordingly.
3. Any exiting landscape or irrigation disturbed by construction shall be repaired
or replaced before completion and final acceptance of the project.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
6
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Sean Miller, the developer, was present representing the request. Staff
presented an overview of the item stating there were additional items necessary
to complete the review process. Staff stated the site was located within the
Mid-town Design Overlay District which had specific site development criteria
related to building placement, parking and architectural elements related to the
building/massing/customer entrances. Staff requested the applicant provide the
proposed building materials, the massing of the structure, the total height and the
number of floors proposed for the building and the proposed color palette
Public Works comments were addressed. Staff stated right of way dedications
were required along West Markham and Beechwood Streets to 30-feet from
centerline. Staff stated a 20-foot radial dedication of right of way was required at
the intersection of West Markham and Beechwood Streets. Staff stated due to
the more intense use and the absence of a center turn lane on West Markham
Street, the West Markham Street driveway was to be modified with an island and
signage provided to restrict left runs into and out of the site. Staff stated due to
the high volume of pedestrian traffic in the area, pedestrian access should be
provided from the public sidewalk to the front door of the building.
Landscaping comments were addressed. Staff stated if the building rehabilitation
cost exceeded fifty percent (50%) of the replacement cost then the landscaping
and buffer requirements were to come into compliancy accordingly. Staff stated
the site plan indicated the northern edge of the paving to be moved to the
property line eliminating the existing land use buffer along this perimeter. Staff
requested the four (4) parallel parking spaces be removed thus allowing the land
use buffer to remain.
Rock Region Metro comments were addressed. Staff stated the site was served
by METRO Route #5 which was the busiest route in the City. Staff requested
sidewalks be provided for a pedestrian path to the front door of the business.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
7
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 the
proposed color palette for the remodeling of the building and provided the height
of the building.
The request is a rezoning of this site from the current C-1, Neighborhood
Commercial zoning district to PCD, Planned Commercial Development to allow
the remodeling of an existing branch bank into a fast food restaurant with an
order board and pick-up window. The building contains 2,020 square feet and
17 parking spaces. The site is located within the Mid-town Design Overlay
District which states the minimum parking typically required per the zoning
ordinance is the maximum parking allowed per the Overlay. Based on the
2,020 square foot restaurant 20 parking spaces would typically be required.
The DOD states for new construction a minimum of 60 percent glass-windows,
entry features or displays are required and the primary façade of the building is to
be oriented parallel with the street. The buildings are to maintain a distinction
between upper and lower levels; any elevation greater than eighteen feet in
height should contain an architectural treatment, which visually divides the
structure into stories. The building is a single story building with windows and
openings along the street frontages but the rear of the building is a solid face
wall. The applicant is not proposing any modifications to the windows or doors at
the site. A parapet wall will be extended upward to conceal the existing raised
roof. The existing canopy and drive-thru lanes for the bank will be removed.
The primary entrances to the building should be oriented to the street or to the
principal vehicular or pedestrian route of travel within a development and have a
clearly defined and visible customer entrance with features to define the
entrance. The primary street at this location is West Markham Street. The
primary entrance to the building is from Beechwood Street.
Exterior building materials and colors shall be aesthetically pleasing and
compatible with materials and colors used in neighboring developments.
Predominate exterior building materials shall be high quality materials such as
brick, wood, stone, tinted stucco, EIFS, concreate masonry units. Façade colors
should be low reflectant, subtle, neutral or earth tone with trim and accents
brighter colors. Predominant exterior building materials shall not be smooth faced
concreate block, tilt-up concreate panels or prefabricated steel panels. The
applicant has indicated the colors and materials will comply with the typical
DOD standards.
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
8
All driveways and internal streets shall have minimum 5-foot sidewalks on both
sides located away from the back of curb. The applicant is proposing to
dedicate an additional 5-feet of right of way on West Markham Street and
Beechwood Street but is not proposing to relocate the existing sidewalk in place.
Pedestrian walkways will be added to the site through the parking lot from
Beechwood Street.
The applicant has not provided details concerning the proposed signage plan.
Per the Overlay signage is limited to six (6) feet in height and 24 square feet in
area for lots less than 1-acre. All signs are to be monument signs. Building
signage is allowed on the facades with public street frontage. The size of the
building signage is limited to a maximum of ten (10) percent of the façade area.
Landscaping and land use buffers are to be provided per ordinance
requirements. The site is located in the designated Mature Area of the City
which allows a reduction in the street buffer requirement. The landscape strip
width along the abutting streets may be reduced to six (6) feet nine (9) inches.
The development is required to provide a land use buffer along the northern
perimeter of the site. In this area the buffer is indicated at 10-feet with the fence
located on the commercial side of the buffer area. The buffers as indicated
appear to comply with the typical minimum requirements.
The Zoning Ordinance requires each speaker to be mounted so that it is baffled
on all sides in a manner which will direct the sound produced to the vehicle
served and each speaker location is to be designed to provide for a solid wall at
least six (6) feet in height and twenty (20) feet in length along the opposite lane
line. The wall is to be constructed of masonry or wood with a textured finish to
diminish sound deflection. The applicant has not provided the location of any
proposed order menu board screening.
The site is zoned C-1, Neighborhood Commercial which allows an eating place
inside. The zoning ordinance defines an eating place inside as an establishment
where food is available to the general public for consumption within a building on
the premises. The design of the building shall not include provision for the sale of
foods by the use of a drive-through window, nor the consumption of foods by
customers within vehicles parked on-site.
Staff is not supportive of the applicant’s request. Although the site is zoned C-1,
Neighborhood Commercial which would allow for a restaurant the type of
restaurant is not as intense as the restaurant being proposed by the applicant.
The applicant is requesting to rezone the site to allow for a fast food restaurant
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
9
with an order menu board and pick up window. The pickup window is proposed
along the Beechwood Street side of the building which is directly across the
street from single-family homes. To the north of the site there are also
single-family homes. This site is one (1) of the primary entrances into the
Hillcrest Neighborhood. Staff does not feel the placement of a fast food
restaurant at this location is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
Mr. Sean Miller was present representing the request. There were registered objectors
present. Staff presented an overview of the item with a recommendation of denial.
Mr. Miller addressed the Commission on the merits of his request. He started the
drive-through window had been moved from the western side of the building as
currently existed to the eastern side of the building. He stated the speaker would also
be located on the east side of the building which would buffer the noise from the order
board. He stated the current zoning allowed for a restaurant with no limits on hours.
He stated based on the size of the building the site could easily seat 120 customers.
He stated his business did not generate near the volume as a typical fast
food restaurant.
Mr. Miller stated the request for the rezoning was triggered by the need for a
drive-through window and the investment of more than 50 percent of the value of the
building with renovations to improve the lot and improve the look of the building.
He stated 80 percent of his business was generated Monday through Friday and
53 percent of the business was from 10 am to 2 pm. He stated the business served
approximately 60 cars from 10 am to 2 pm with 13 percent of the business from 7 pm to
10 pm. He stated the average transaction rate was 221 tickets per day. He stated the
business averaged 113 cars per day with drive through sales. He stated the average
time to serve a vehicle was less than one (1) minute.
Mr. Stewart Mackey addressed the Commission in support of the request. He stated his
firm was looking along West Markham for locations for the placement of eating places.
He stated the site was zoned for a restaurant use. He stated this business and the
bank would have similar traffic patterns. He stated this facility would not be a 24-hour
facility. He stated the bank had an ATM machine which generated traffic even after the
bank was closed. He stated the fast food industry was looking at this location because
of the daytime population. He stated many of the customers would walk up to the
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
10
business from the adjacent medical facilities. He stated he felt this was a good location
for the proposed use.
Ms. Neilann Brown addressed the Commission in support. She stated she was a
30+ year resident of Hillcrest. She stated she felt Jimmy John’s was a good addition to
the neighborhood because of the food served. She stated the food was a health
alternative to fast food allowing for an option other than fried. She stated young
mothers with children would welcome the chance to provide their family with a healthy
alternative and not have to get the children in and out of the car to pick up dinner on
their way home. She stated she loved Hillcrest and would not welcome anything that
would detract from the neighborhood.
Mr. Paul Charton addressed the Commission in opposition of the request. He stated his
home was on the west side of Beechwood within 50 feet of the site. He stated along
Beechwood there was an architectural office on the corner of Beechwood and West
Markham Street and the remainder of the street was single-family homes. He stated
directly north of the site on the east side of Beechwood there was a single-family home.
He stated traffic exiting the site would be within 50-feet of his child’s bedroom window.
He stated the traffic, lights, sound, music, loud mufflers and just noise in general
as customers were waiting to pick up their food would be an impact on the area.
He stated the logo on the delivery vehicles stated the service was “Freaky Fast”.
He stated his concern was drivers exiting the site to make these freaky fast deliveries
would potentially speed through the neighborhood streets. He stated there were a
number of small children on Beechwood and Palm Streets. He stated the Commission
had been provided a petition from the area residents stating their opposition to the
rezoning request.
Ms. Karina Clemmons addressed the Commission in opposition. She stated the site
was covered under the Mid-town and the Hillcrest DOD’s. She stated the purpose and
intent section of the Midtown Design Overlay District focused on the creation of a
medium-density urban neighborhood that offered people the opportunity to live, work,
shop, and recreate in a compact, pedestrian-friendly environment. She stated the DOD
was intended to encourage compatibility of existing and proposed land uses, the
protection of established neighborhoods and the creation of strong linkages between
major developments. She stated the business was proposed to be open 35 hours more
than the existing bank. She stated most of the homes did not have parking on-site.
She stated street parking for the residents was the only options. She stated C-1 was
compatible with the neighborhood. She stated a restaurant without a pick up window
was not compatible.
Ms. Judy Nelson addressed the Commission in opposition of the request. She stated
there were already a number of fast food options in the neighborhood. She stated the
fire truck used Beechwood Street to access Lee and Kavanaugh. She stated she had
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
11
been in contact with two (2) real estate agents which sold new homes in the area.
She stated both had indicated a fast food restaurant would hurt property values. She
stated the Mid-town and Hillcrest DOD’s provided peace of mind to the home buyers
when weighing their decision to purchase a home in the Hillcrest Neighborhood. She
stated according to Mr. Selva a change in the zoning of the property would directly
violate the purpose and intent of the overlay districts. She stated a quiet business was
more in keeping with the area.
Mr. Gregory Ferguson addressed the Commission in opposition of the request.
He stated his home was at 204 Beechwood Street. He stated this was in the first block
north of West Markham Street. He stated he had lived in the area for near 30 years and
had watched as business and commercial establishments had eaten away the south
edge of the neighborhood. He stated where was once was a nice neighborhood bar
was now a Taco Bell. He stated where once were single-family homes was now a
Wendy’s and a Slim Chickens. He stated what was locally owned businesses was not
giving way to regional and national franchises with high volumes of traffic. He stated
the intersection of West Markham and Beechwood was a dangerous intersection.
He stated cars traveled at great speeds along West Markham Street and there has a hill
half a block west of the intersection which created additional conflicts. He stated some
spots were not conducive to certain activities and the corner of West Markham and
Beechwood was one that should not be allowed to have a drive-through. He stated a
doctor’s office, walk in clinic or other quiet office or quiet retail would be a good addition
and not a disruption to the neighborhood. He stated the building style was out of
character with the neighborhood. He stated litter from the site was a concern.
He stated he felt the rezoning should not be granted nor should the property ever be
rezoned to include such an obvious safety/traffic hazard at this location.
Ms. Margaret McLellan addressed the Commission in opposition of the request.
She stated her home was located at 310 Beechwood. She stated the intersection of
Beechwood and West Markham was very dangerous. She stated there were a number
of accidents at this intersection on a regular basis. She stated within four (4) blocks
there were four (4) sandwich shops. She stated considering a larger area within
one (1) mile there were a great many more. She stated it was not good planning to
place a high concentration of fast food restaurants within one location.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated due to traffic concerns on West Markham a number of the
vehicles exiting the site would turn right and go through the neighborhood to access
Kavanaugh and or Lee. She stated residents of the area typically only had
one (1) parking space in their driveway and the remainder of the cars were delegated to
the street. She stated families were no longer one (1) car families but most were
two (2) and three (3) car families. She stated the business was located to near
residential homes. She stated the order board, drive through stacking lane and the
April 7, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2933-B
12
pick-up window were all located in an area that would impact the adjacent residential
homes both to the north and to the west. She stated headlights waiting to pick up
orders and the vehicles exited the site would shine directly into the homes across
Beechwood. She stated the bank was a low volume traffic generator. She stated the
hours of operation were not conducive with the adjacent residential homes nor
the neighborhood.
Mr. Miller stated the property was zoned for a restaurant. He stated his business model
required cleaning of the parking lot a minimum of five (5) times per day. He stated the
dumpster would be kept clean and all attempts would be made to keep the odor at a
minimum. He stated the area was in high demand for fast food and restaurants.
He stated the site would become a restaurant even if the current request was
not approved.
There was a general discussion by the Commission concerning the request.
Commissioner Bubbus questioned if a grease trap would be required. Mr. Miller stated
he would be installing a grease trap with the renovations of the building. Commissioner
Bubbus cautioned Mr. Miller as to the cost of remodeling the building. Mr. Miller stated
he was leasing the building and the owner was not in favor of allowing the building to
be removed.
There was a general discussion concerning the bank and if the bank was still in
operation. Mr. Mackey stated the bank had been put on notice that the lease would not
be renewed. Mr. Mackey stated the owners did not want to sell the building and would
only offer a lease of the property.
There was once again a general discussion by the Commission concerning the location
the potential impact of the use on the nearby homes and the potential for overflow
parking into the neighborhood. Staff noted per the DOD the site contained ample
parking to meet the criteria of the overlay district. Staff stated the minimum parking per
the zoning ordinance was the maximum parking allowed per the overlay and the parking
could be reduced to 50 percent of the typical minimum parking requirement.
There was no further discussion of the item. The chair entertained a motion for
approval of the item including all staff recommendations and comments except that of
denial. The motion failed by a vote of 1 ayes, 7 noes and 3 absent.
April 7, 2016
ITEM NO.: 9 FILE NO.: Z-5817-H
NAME: Little Rock Plastic Surgery Center Revised Short-form PD-O
LOCATION: Located at 15104 - 15122 Cantrell Road
DEVELOPER:
ITR Construction, LLC
5014 Saron Drive
North Little Rock, AR 72118
ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 2.53 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.12
CURRENT ZONING: PD-O
ALLOWED USES: Medical office/clinic
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Medical office/clinic – Increase the building square footage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994,
established South Hills Terrace Addition Short-form POD containing 1.27 acres.
Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required
detention and the front yard landscaping for three years or to within sixty days of
completion of the sewer main which was proposed for constructed along the Highway
10 frontage of the property. The proposal included (Phase I) the utilization of an
existing residential structure located at the rear of the site as an office use for a civil
engineering company and (Phase II) was to consist of the construction of a second
office building (5,080 square feet) at the front of the property. The Phase I proposal
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
2
included the remodeling of the existing structure and the utilization of the existing
12-foot driveway. The Phase II portion included the abandonment of the
existing driveway, closure of the existing curb cut, and construction of a new driveway
and curb cut. The new curb cut was to be 24-feet. A new septic system was proposed
on the site with connection to city sewer when service became available. The applicant
indicated upon availability of sewer service Phase II would be initiated.
Ordinance No. 18,211 adopted by the Little Rock Board of Directors on
February 15, 2000, established the Childress Short-form POD on property adjacent to
the east containing 1.5 acres. The site contained a 9,400 square foot, two-story brick
building which was previously used as a non-conforming photography studio. The
applicant proposed the rezoning to allow redevelopment of the site with building and
parking lot additions. The applicant proposed O-1, Quiet Office District uses as
allowable uses for the site. The applicant proposed a two phased development for the
property: Phase I included the construction of an asphalt drive extending from Cantrell
Road, construction of 24 parking spaces on the south side of the existing building,
dumpster location, and use of the exiting building for O-1 permitted uses. Phase II was
to consist of the construction of an 8,000 square foot addition to the existing building,
extend the driveway along the east side of the building, construction of 32 additional
parking spaces on the north side of the building, relocation of the dumpster area. The
applicant noted a single sign would be placed near the entrance to the property, which
would conform to the Highway 10 Design Overlay Standards.
An application was filed for Lots 2 and 3 of the Boydston Subdivision to rezone the
property from R-2, Single-family to C-3, General Commercial District. The area is
located west of the South Hills Terrace Addition POD. The request was withdrawn prior
to the legal ad being placed for the June 11, 1985, Planning Commission Public
Hearing.
Ordinance No. 18,564 adopted by the Little Rock Board of Directors on
September 18, 2001, rezoned Lots 1, 2 and 3 of the Boydston Subdivision from R-2,
Single-family to POD. The approval was later revoked by the Board of Directors on
April 20, 2004, restoring the previously held R-2, Single-family zoning classification. The
property contained 1.29 acres.
Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006,
rezoned two previously approved POD’s and expanded the area to property located to
the west of the POD zoned property (the expanded area was zoned R-2, Single-family)
to POD to allow the development of four buildings containing on three lots. O-3,
General Office District uses were approved as allowable uses for the site. The approval
did allow the placement of ten percent of the total gross floor area as an accessory use
as identified in the O-3, General Office Zoning District. The lots ranged in size from
1.18 acres to 1.53 acres. The construction of a single story building was proposed for
Lots1 and 2 and Lot 3 was proposed with two buildings, a single-story building and a
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
3
two level building utilizing the slope of the site. The building located on Lot 1 contained
9,000 square feet. The building on Lot 2 contained 12,600 square feet and the building
on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The
overall development plan was in compliance with the Highway 10 Design Overlay
District with the exception of the rear yard setback which was approved with a 25-foot
setback (40-feet typically required per the DOD). The dumpster service hours were
limited to 7 am to 7 pm.
Ordinance No. 20,453 adopted by the Little Rock Board of Directors on
August 16, 2011, revoked the POD zoning and restored the previously held R-2, Single-
family zoning district.
Ordinance No. 21,160 adopted by the Little Rock Board of Directors on
January 19, 2016, rezoned the site from R-2, Single-family to Planned Development
Office to allow the construction of a new medical office clinic on this site which contains
2.53 acres. The clinic was proposed to contain 8,622 square feet of floor area. The site
plan indicated the placement of 46 parking spaces. The plan also included a covered
drop-off canopy. The approved plan indicated the placement of a 100-foot building
setback and a 40-foot landscape strip along the Cantrell Road frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD-O,
Planned Development Office, to allow the construction of a building containing
11,000 square feet of floor area. The site plan indicates the placement of
45 parking spaces. The site is located within the Highway 10 Design Overlay
District. The building is indicated with a 100-foot plus building setback from
Cantrell Road. The plan includes the 40-foot landscape strip along the Cantrell
Road frontage. The plan also includes the placement of the required side and
rear yard setbacks (40-foot and 30-foot respectively) and the required side and
rear yard landscape strips (25-feet). The development as proposed fully
complies with the typical development standards of the DOD. All other aspects
of the previous approval continue to apply.
B. EXISTING CONDITIONS:
The site is vacant. The former driveway locations are still in place. There is
undeveloped property located immediately north of the site and there is a
single-family residence located immediately west of the site adjacent to Rummel
Road. To the east of the site is a branch bank facility and medical office uses.
Further west is a drive-through restaurant and vacant commercially and office
zoned property. There are single-family residences in the Westchester
Subdivision located across Cantrell Road to the south and southwest. An office
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
4
use, a pet grooming/boarding facility and a private school are located to the
southeast.
Cantrell Road is a five-lane roadway with curb and gutter in place. There is no
sidewalk located adjacent to the site being proposed for rezoning. There is a
sidewalk located immediately east of the site in front of the branch bank facility.
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 Tulley Cove Neighborhood Association, the Westchester Neighborhood
Association and the Pinnacle Valley 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 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. The
sidewalk should be placed at least 5 to 7 feet off the back of curb.
The sidewalk can meander to the back of curb to avoid obstructions for
short stretches.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Remove all curb cuts not proposed to be used by this development.
6. 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.
7. Stormwater detention ordinance applies to this property.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
5
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A 3-phase power line exists
along the north side Cantrell Road on the south side of this property. There do
not appear to be any conflicts with existing Entergy facilities. 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.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
6
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.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 25. Please provide
sidewalks for pedestrian access to the transit as well as the front door of the
business. Sidewalks maintain a path for those using other modes of
transportation such as transit, biking and walking.
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 River Mountain 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 Revision to an existing PD-O (Planned District Office) to allow the construction
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
7
of a new building with a larger square footage than previously approved to
be used as a medical clinic. 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
shown as a Principal Arterial on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication
of right-of-way and may require street improvements for entrances and exits
to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
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. 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 north and east are zoned R-2. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
8
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
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: (March 16, 2016)
Mr. Vernon Williams and Mr. Brian Carney were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request in need of addressing
related to the proposed site plan. Staff questioned if the development would
continue to have the covered canopy on the east side of the building.
Mr. Williams stated that had been eliminated. Staff also requested information
concerning the number of doctors proposed for the facility.
Public Works comments were addressed. Staff stated a dedication of right of way
to 55-feet from centerline was required along Cantrell Road. Staff stated
sidewalks with appropriate handicap ramps were required along the street
frontage. Staff stated a grading permit was required prior to any land clearing or
grading activities on the site. Staff requested any existing curb cuts not proposed
for use by the development be removed.
Landscaping comments were addressed. Staff stated the site was located within
the Highway 10 Design Overlay District which had specific development criteria
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
9
related to building placement and landscaping. Staff stated the front yard
landscape strip was to be minimum of 40-feet with a minimum building setback of
100-feet. Staff stated the minimum landscape strip per the Overlay around the
remaining perimeters was to be 25-feet.
Rock Region Metro comments were addressed. Staff stated the site was located
on METRO Route #25. Staff stated sidewalks for pedestrian access to the transit
as well as the front door of the business was desired. Staff stated sidewalk
maintained a path for those using other modes of transportation such as transit,
biking and walking.
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 site plan and cover letter to staff addressing
comments raised at the March 16, 2016, Subdivision Committee meeting. The
applicant has provided the number of doctors and indicated the canopy will not
be constructed as previously proposed.
The request is a revision to a previously approved PD-O to allow the construction
of a new medical office clinic on the site containing 2.53 acres. The clinic is
proposed to contain 11,000 square feet 2,378 square feet larger than the
previously approved building (8,622 square feet of floor area previously
approved). The site plan indicates the placement of 45 parking spaces. The
plan indicates the placement of a 100-foot building setback and a 40-foot
landscape strip along the Cantrell Road frontage.
The applicant has indicated the hours of operation are from 8:00 am to 5:00 pm
Monday through Friday. Approximately four (4) times per year the facility will be
open until 7:00 pm for promotional events. These are direct marking events at
which time former and prospective clients are invited to drop by to hear of
specific skin care products and/or procedures. No overnight stay is proposed
with the business. The site plan includes the placement of a dumpster.
The dumpster service hours are between 7:00 am and 6:00 pm Monday
through Friday.
The applicant has indicated there is one (1) doctor, one (1) dentist and fifteen
(15) employees of the business. Parking for a medical office is typically based
on the number of doctors and typically requires the placement of six (6) parking
spaces per doctor. The site plan indicates 46 parking spaces. The applicant has
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
10
indicated the number of spaces indicated are needed to allow for adequate
parking for the promotional (direct marketing) activities.
The site plan indicates the placement of a ground sign along Highway 10. The
sign is proposed as a monument sign with a maximum height of six (6) feet and a
maximum sign area of 72 square feet. Building signage will be limited to the front
façade, facing Cantrell Road. The sign area will not exceed ten (10) percent of
the façade area.
The maximum building height proposed is 25-feet. All lighting on the site will be
low level and directional, directed downward and into the site. Screening will be
provided on the perimeters where abutting the residentially zoned property
and/or used property. The applicant has indicated the screening material will be
a six (6) foot opaque fence, evergreen plantings or a combination of each.
The site plan has indicated landscape strips and building setbacks as per the
Highway 10 Design Overlay District. The plan includes a minimum building
setback of 40-feet along the rear yard and 30-feet on the side yards. The front
building setback is 100-feet. The landscape strips are indicated with a 40-foot
landscape strip along Cantrell Road. The sides and rear yard landscape strips
are indicated at 25-feet. The applicant has indicated within the front yard area a
combination of materials, potentially berming, will be used to provide screening of
the vehicular use area from view of Cantrell Road.
Staff is supportive of the applicant’s request. The applicant is proposing to
develop the site with a new medical office building which is consistent with the
City’s Future Land Use Plan. The development as proposed is in compliance
with the typical development standards of the Highway 10 Design Overlay
District. Staff feels the development as proposed is in keeping with the intent of
the Overlay and the City’s Future Land Use Plan. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff
feels the request as proposed is appropriate for the 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-H
11
PLANNING COMMISSION ACTION: (APRIL 7, 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 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 10 FILE NO.: Z-6051-K
NAME: Arkansas Systems Tract 4 Revocation and Rezoning
OWNER: Arkansas Systems Land Company, LLC
APPLICANT: Tim Daters – White-Daters and Associates
LOCATION: Located at 17400 Chenal Parkway
AREA: 5.11 acres
REQUEST: PCD Revocation and Rezoning to C-3, General Commercial District
PURPOSE: Allow future development of the site
EXISTING USE: Vacant
Surrounding Land Use and Zoning:
North – Developed O-2, Office and Institutional zoned property
South – Developed PD-O zoned property containing a mixed use development
including office and retail
East – Developed PD-O zoned property containing an office building
West – Across Chenal Parkway undeveloped PCD zoned property
A. PUBLIC WORKS COMMENTS:
1. Chenal Parkway 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 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalks should be installed along Chenal Parkway and the existing south
driveway.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Site
grading, and drainage plans will need to be submitted and approved prior
to the start of construction. Is an advanced grading variance requested to
grade Phase 2 with construction of Phase 1 of the project?
April 7, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6051-K
2
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
8. The existing curb along Arkansas Systems Drive and the median at Chenal
Parkway has been painted red and signed as a "Fire Lane". No records
show the public street functions as a fire lane. The paint should be
removed.
9. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
10. The minimum Finish Floor elevation of at least one (1) foot above the
proposed base flood elevation is required to be shown on plat and grading
plans for Lot 4A and 4B. At time of construction and prior to issuance of the
final certificate of occupancy, an elevation certificate will be required to be
provided.
11. 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 access easement is required adjacent to the floodway boundary.
12. The base flood elevations show to be below the bottom of the ditch. The
majority of the channel adjacent to the subject property shows to be in the
floodplain with the channel upstream shown to be in the floodway. Prior to
issuance of a grading permit, a hydraulic study should be conducted to
show the new base flood elevations and confirm the stream remains within
the channel. The expected storm flows should be obtained from the FTN &
Associates current working model. A "No Rise Certification" based on the
proposed conditions must be provided to staff for review and approval prior
to the issuance of a grading permit.
13. Per City Code, Section 36-341, vehicle parking is restricted from being
provided in the floodway. A variance must be requested?
14. 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.
15. Design plans for piping system must be submitted to staff for approval prior
to issuance of a grading permit. The proposed piping and open ditch
section must be placed within a drainage easement. What is the proposed
ditch section design?
April 7, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6051-K
3
16. 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. Streetlights do not appear to be installed along Arkansas
Systems Drive.
17. The vehicle stack lane should be separated from the vehicle drive aisle to
not block parking and improve pedestrian safety.
B. PUBLIC TRANSPORTATION:
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. Please provide a continuous
pedestrian path along Chenal and adjacent Arkansas Systems Drive. Also
provide internal sidewalks between developments for use by patrons and
employees to access different buildings within the campus and the
perimeter sidewalks
C. PUBLIC NOTIFICATION:
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 Parkway Place Property Owners Association were notified of the public
hearing.
D. Land Use Element: This request is located in the Chenal 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.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial and
Systems Drive is shown as a Collector on the Master Street Plan. A Principal
Arterial is to serve through traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Chenal Parkway since it
is a Principal Arterial. 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: A Class I Bike Path is shown along Chenal Parkway. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-
April 7, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6051-K
4
of-way or an easement is recommended. Nine-foot (9’) paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
E. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated in addition
to the revocation and rezoning request the applicant was seeking approval of a
preliminary plat as a separate item on this agenda.
Public Works comments were addressed. Staff stated a dedication of right of
way to 55-feet from centerline was required with the final platting of the lots.
Staff stated the base flood elevations were shown to be below the bottom of the
ditch and the majority of the channels upstream and downstream were shown to
be in the floodway. Staff requested the applicant provide a hydraulic study to
show the new base flood elevation and confirm the stream would remain within
the channel. Staff stated a number of the comments provided were related to the
future development of the site which would be reviewed at the time of building
permit request.
Rock Region Metro stated the site was not currently served by METRO but was a
part of the future West Little Rock express service route. Staff requested the
applicant provide a continuous pedestrian path along Chenal and adjacent to
Arkansas Systems Drive to provide safe pedestrian access to 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.
F. ANALYSIS:
Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August
15, 2006, rezoned the site from O-2, Office and Institutional District to PCD,
Planned Commercial Development. The approval allowed the development of
this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank
facility and a three (3) story mixed use building on the individual lots.
Ordinance No. 20,821 adopted by the Little Rock Board of Directors on
December 17, 2013, allowed a revision to the previously approved PCD (Z-6015-
A). The approval allowed the creation of a two (2) lot plat. An office building was
approved for one lot and a small restaurant with drive through service was
April 7, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6051-K
5
proposed for the second lot. Selected C-3, General Commercial District uses
were approved as potential uses for the site.
Ordinance No. 21,103 adopted by the Little Rock Board of Directors on
October 5, 2015, allowed a revision to the previously approved PCD zoning. The
approval allowed the creation of two (2) lots and identified the uses allowed for
the site. The uses approved for the development were all permitted uses
identified within the C-3, General Commercial Zoning District and several
of the uses identified in the C-3, General Commercial Zoning District as
Conditional Uses.
Ordinance No. 21,119 adopted by the Little Rock Board of Directors on
November 3, 2015, amended the City’s Future Land Use Plan for this site
changing the classification from Mixed Office Commercial to Commercial.
Staff is supportive of the revocation request as well as the rezoning request.
Staff views the request as reasonable. Staff feels that the proposed rezoning
represents a continuation of the existing zoning pattern for this area.
Additionally, the City’s Future Land Use Plan designates this property as
Commercial (C). Staff believes revocation of the existing PCD zoning and the
rezoning of this property to C-3, General Commercial District will have no
adverse impact on the adjacent properties or the general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the requested revocation of the currently
approved PCD zoning and the rezoning of the property to C-3, General
Commercial District.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested revocation of
the currently approved PCD zoning and the rezoning of the property to C-3, General
Commercial District. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 11 FILE NO.: Z-6532-H
NAME: The Villas at Chenal Revised Long-form PRD
LOCATION: Located on Chenal Valley Drive at LaMarche Drive
DEVELOPER:
Pickering- Allwine LLC
P.O. Box 241186
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 1,800 LF (Private)
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family residential
ALLOWED USES: Single-family
PROPOSED ZONING: PRD
PROPOSED USE: Townhomes – Age restricted
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading grading off-site within a slope easement provided by the adjacent property
owner.
BACKGROUND:
Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20,
1999, rezoned a site to the east from R-2 and MF-18 to PRD to allow the establishment
of a Planned Residential Development titled Arkansas Teachers Retirement Village –
Long-form PRD. The proposal included the rezoning of 71.9 acres from R-2 and MF-18
to PRD to allow for the development of the Arkansas Teachers Retirement Village, a
stepped-care retirement facility. The development would house retired persons with
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
2
facilities including independent living, assisted living, skilled nursing facilities and
Alzheimer facilities.
Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010,
rezoned the property to the east of this site to PRD to allow the development of
96 units of elderly housing located on 18.48 acres. The development was proposed
with access from Chenal Heights Drive with a secondary access also from Chenal
Heights Drive. The development has been constructed and the developer wishes to
expand the site with a revision to the existing PRD zoning for this site. This site is not a
part of the original Teacher Retirement property and is currently zoned R-2,
Single-family.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The application consists of 10.8-acres located at the northeast corner of Chenal
Valley Drive and LaMarche Drive. The project is proposed as an expansion of
the original Villas at Chenal PRD to the east (containing 96 units) and the new
construction will add 96 units to the existing project. This expansion will be age
restricted in keeping with the original development. This project will use the
existing gated entrance and the emergency access which is located off Chenal
Heights Drive. 1,800 linear feet of new private streets will be constructed with
the development. A temporary construction entrance will be used at the
northwest corner of the property off LaMarche Drive. Near the end of the
construction, the temporary access will be eliminated with an additional unit
constructed in this location as indicated on the plan.
With the development of the site Deltic Timber will grant a slope easement along
the north side of the property similar to the slope easement granted with the
original Villas development. The limits of the easement are indicated on the site
plan. The grading request will require a variance from the City’s Land Alteration
Ordinance to allow off-site grading. The existing stormwater detention facility will
be expanded to the west to accommodate the new development.
The units within this phase will be two (2) story buildings with four (4) units per
building. The buildings will have two (2) sizes with the smaller size (65 x 80)
allowing one (1) garage per unit and the larger buildings (75 x 90) having two (2)
garages per unit. The upper floors will have a foyer with stair case and a private
elevator for each unit. Floor plans, elevations and a landscape plan have been
approved by the Chenal ACC.
The expansion will include an exercise building at the northeast corner of this
phase which will be available to all residents including the residents of the
original phase. A dog park will also be constructed across the street to the south.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
3
The original clubhouse facility and all other amenities will be shared by both
phases.
B. EXISTING CONDITIONS:
The site is tree covered and zoned R-2, Single-family. The area to the east has
developed with age restricted residential housing. To the south is a
condominium development which was not fully developed. The areas to the
north and west are wooded sites. Chenal Valley Drive is constructed to Master
Street Plan standard as is LaMarche Drive. Sidewalks are in place along the
Chenal Valley Drive frontage of this property. There are no sidewalks in place
along the frontage of LaMarche Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
property owners. All property owners located within 200-feet of the site were
notified of the public hearing. There is not a neighborhood association registered
with the City located in this area.
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. Is a variance
requested to advance grade within and/or outside of the subject property?
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. 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 owner's association
and detailed in the bill of assurance.
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. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
4
to platting/certificate of occupancy. Contact Traffic Engineering,
501.379.1813, Greg Simmons, gsimmons@littlerock.org for more
information.
7. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371.4537, ghaley@littlerock.org.
8. What is the expected slope of the cut face? Provide line of site illustration
from adjacent streets of the proposed north cut slope. Is any landscaping or
vegetation other than trees proposed on the terrace?
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
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. 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 at
501.371.4646, mglasgow@littlerock.org for more information.
12. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
13. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Capacity fee analysis required.
Entergy: Entergy does not object to this proposal. An underground 3-phase
power line exists along the west side of LaMarche Drive and another one along
the south side of Chenal Valley Drive in the vicinity of this development. There
do not appear to be any conflicts with existing Entergy facilities. Contact Entergy
in advance regarding future service requirements of the development, desired
line extensions, and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
5
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department: Two (2) means of access into the development.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
6
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
Multi-Family Residential Developments. As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple-family residential projects having more than
100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building, including
nonresidential occupancies are equipped throughout with approved
automatic sprinkler systems installed in accordance with Section
903.3.1.1 or 903.3.1.2
6. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with
two separate and approved fire apparatus access roads regardless of
whether they are equipped with an approved automatic sprinkler system.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Captain 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 not served by METRO however it is
part of our future West Little Rock express service along Chenal Parkway.
Provide access for pedestrians and cyclists to Chenal Parkway. Provide a
continuous pedestrian path interior to the development and sidewalks at the
street fronts on Chenal Valley Drive and La Marche Drive Plan for future
paratransit service for seniors along a transit route. Vehicles will need clear
turning radii and residential curbside pick-up.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
7
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.
Fire Access must be as per Fire Marshal review.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low (RL) for this property. The Residential
Low Density (RL) category provides for single family homes at densities not to
exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PRD (Planned Residential District) to allow new
construction of elderly housing.
Master Street Plan: South side of the property is Chenal Valley Drive; the west
side of the property is La Marche Drive and they are both Collector Streets on the
Master Street Plan. 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 sites.
Bicycle Plan: A Class II Bike Lane is shown along LaMarche Drive. These Bike
Lanes provide a portion of the pavement for the sole use of bicycles. There is a
Class III Bike Route shown on Chenal Valley Drive. 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. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
8
3. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the north is zoned R-2. As a component
of all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the
land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81.
4. The average depth of the lot is approximately six hundred and twenty
(620) feet deep, a minimum thirty-seven (37) foot land use buffer will be
required adjacent to the property to the north.
5. An irrigation system shall be required for developments of one (1) acre or
larger.
6. The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the site plan. Staff
questioned the location of any proposed dumpster facilities. Staff questioned the
proposed building materials and the proposed signage plan. Staff requested
details of any proposed fencing. Staff stated there should be an additional
emergency access to the newly constructed units from LaMarche or Chenal
Valley Drive.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading of the site. Staff requested a sketch
grading and drainage plan for the site. Staff also stated the plan indicating off-
site grading which would require a variance from the City Land Alteration
Ordinance. Staff stated access to the detention ponds was to be provided and
placed in a public easement for future maintenance by the developer and/or local
property owners association.
Landscaping comments were addressed. Staff stated a perimeter planting strip
was required along the side of any vehicular use area that abutted adjoining
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
9
property and or a street right of way. Staff stated a land use buffer was required
along the northern perimeter of the site. Staff stated a minimum of 70 percent of
the buffer was to remain undisturbed. Mr. White stated he would seek a variance
for this requirement. He stated the development was grading off-site in this area
within a slope easement provided by Deltic to this developer. He stated the
entire buffer would be eliminated but would be replanted as required by City
ordinance.
Rock Region Metro comments were addressed. Staff stated the development
was not located on a METRO route but since the population was elderly then the
site would most likely be served by Paratransit. Staff requested the development
provide a continuous pedestrian path within the interior of the development and
sidewalks at the street fronts on Chenal Valley Drive and LaMarche Drive to
allow for access to future transit stops.
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 and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
indicated there will be no dumpsters, provided the proposed materials and
indicated no additional signage is being requested. The developer has submitted
plans to the Chenal ACC which reviewed the request on Wednesday March 2nd.
The applicant has provided a letter from the ACC approving the development as
proposed.
The application consists of 10.8-acres located at the northeast corner of Chenal
Valley Drive and LaMarche Drive. The project is an expansion of the original
Villas at Chenal PRD to the east (containing 96 units – 18.48 acres) and the new
construction will add 96 units to the existing project. This expansion will be age
restricted in keeping with the original development. This project will use the
existing gated entrance and the emergency access which is located off Chenal
Heights Drive. An additional fire access will be added as required by the Fire
Marshal’s office.
The units within this phase will be two (2) story buildings with four (4) units per
building. The buildings will have two (2) sizes with the smaller size (65 x 80)
allowing one (1) garage per unit and the larger buildings (75 x 90) having
two (2) garages per unit. The upper floors will have a foyer with stair case and a
private elevator for each unit.
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
10
The expansion will include an exercise building at the northeast corner of this
phase which will be available to all residents of the Villas. A dog park will also be
constructed across the street to the south. The original clubhouse facility and all
other amenities will be shared by both phases of the Villas.
The applicant has provided elevations for the proposed units. The units are
proposed to be constructed of a variety of construction materials including brick,
siding, stucco, rock and precast accents to add visual interest to the
neighborhood. The roofs are proposed with various degrees of pitches also to
add visual interest to the development. Parking will be provided within the
driveway for each unit. Each of the units will be provided an outdoor patio area.
The interior fences will be allowed with a maximum height of six (6) feet and
constructed of wood, wrought iron or vinyl.
1,800 linear feet of new private streets will be constructed with the development
of this phase. A temporary construction entrance will be used at the northwest
corner of the property off LaMarche Drive. Near the end of the construction, the
temporary access will be eliminated with an additional unit constructed in this
location as indicated on the plan.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading off-site within a slope easement provided by the adjacent property
owner. Deltic Timber will grant a slope easement along the north side of the
property similar to the slope easement granted with the original Villas
development. The limits of the easement are indicated on the site plan. The
stormwater detention facility will be expanded to the west to accommodate this
expansion.
The land use buffer along the northern perimeter is indicated at 20-feet. The
ordinance would typically require the placement of a 37-foot land use buffer in
this area. As noted the applicant is requesting to grade in this area and is
proposing to grade off site in this area onto the adjacent property. The applicant
has indicated the area will be replanted. Due to the grade change as the
property to the north is developed the development (the north property) will be
above this site which retaining a buffer would be of little benefit. Staff is
supportive of the request.
Staff is supportive of the request. The development is proposed as a multi-family
development developed with an architectural style to allow the units to have
individuality. According to the developer the units will be marketed to residents
55 years and older who want to maintain independence but no longer want to
maintain a large home. The total site area when added with the original
development is 29.26 acres. The total number of units proposed, 96 existing and
96 new is 192 units. The development is indicated as Residential Low Intensity
April 7, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6532-H
11
on the City’s Future Land Use Plan. This classification allows for single-family
homes at a density not to exceed six (6) dwelling units per acre. The
development is proposed with 6.56 units per acre and is proposed with a density
consistent with the City’s Future Land Use Plan. To staff’s knowledge there are
no outstanding technical issues associated with the request. Staff feels the
development of the site as proposed is appropriate for the 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 northern land use buffer as proposed.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading off-site within a slope easement as provided by the
adjacent property owner.
PLANNING COMMISSION ACTION: (APRIL 7, 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
northern land use buffer as proposed. Staff presented a recommendation of approval of
the variance request from the Land Alteration Ordinance to allow grading off-site within
a slope easement as provided by the adjacent property owner. There was no further
discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 12 FILE NO.: Z-6554-H
NAME: Lowes at Kanis and Bowman Long-form PCD
LOCATION: Located on the northwest corner of Kanis and Bowman Roads
DEVELOPER:
Lowe’s
1000 Lowe’s Boulevard
Mooresville, NC 28697
SURVEYOR:
Caster and Associates Land Surveying, Inc.
5208 Village Parkway, Suite 10
Rogers, AR 72758
Cedar Creek Consulting, Inc.
P.O. Box 14534
Oklahoma City, OK 73113
AREA: 20.57 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: C-3, General Commercial District, O-3, General Office District
and POD, Expired
ALLOWED USES: Commercial and Office
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and a Home
improvement center
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow the proposed
retaining wall to have a continuous run without jogs and a variance to allow grading
off-site within a grading easement.
2. A variance to allow the creation of a 4-way stop within 75-feet of the intersecting
street.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
2
BACKGROUND:
Ordinance No. 15,163 of the City of Little Rock rezoned the POD zoned property within
the proposed development from O-3, General Office District and C-3, General
Commercial District to PCD on September 3, 1986. The applicant proposed the
development of a commercial shopping center on the site, which contained
approximately seven (7) acres. The shopping center was proposed as a 63,657 square
foot commercial building with approximately 242 parking spaces. On October 17, 1989
the Board of Directors approved a one-year time extension for the development of the
site.
On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850
rezoning an 11.25-acre tract to O-3, General Office District and C-3, General
Commercial District on the northwest corner of Kanis and Bowman Roads. The
proposal included the development of the site with a 300 foot by 150 foot no build area
at the intersection of Kanis and Bowman Roads. The site had limited driveways onto
Kanis Road. The eastern drive, located approximately 200-feet west of the
Kanis/Bowman Road intersection was proposed as a right-turn exit only. The western
driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was
to be a service entrance/exit only. The approval also limited the permitted uses to
those listed in the C-2, Shopping Center District.
On September 7, 1999, the Board of Directors approved Ordinance No. 18,095 to
rezone the site from PCD to POD and established McShane – Long-form POD. The
applicant proposed the placement of an assisted senior living center and associated
office buildings. The proposed living center was to be three (3) stories in height with
approximately 120,000 square feet of floor area. The living center would be located
within the northern two-thirds of the property and contain 136 rooms.
The applicant also proposed the placement of an office building adjacent to Kanis Road.
The office building was to be utilized by the living center and medical facilities and other
associated office uses to support the living center
A proposal which included this tract of land was reviewed and approved by the
Commission on March 20, 2003, but was not forwarded to the Board of Directors for
final action. The applicant proposed to rezone the site from various zoning
classifications to PCD to allow the development of a home center on the site. The
applicant proposed a three (3) lot plat and to rezone the site from various zoning
classifications to PCD to allow the construction of three (3) commercial buildings. The
building to be placed on Lot 1 was a 116,000 square foot Lowe’s store, on Lot 2 a
68,600 square foot retail center and on Lot 3 a 14,000 square foot retail center.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
3
Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis
Retail Center Long-form PCD. The applicant proposed a seven-lot plat through the
Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and
Lot 7 was zoned O-3, General Office. The applicant proposed a USA Drug to locate on
Lot 1 (an allowable use under the C-3 zoning classification) but the building was
proposed to be located within the area previously approved as a no-build zone (300-foot
by 150-foot). The applicant indicated only one lot would be developed under the
proposed development plan and requested Lot 1 be designated with PCD zoning (with
C-3 uses as alternative uses) retaining the C-3 and O-3 zoning on the other six lots.
Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously
held R-2, O-3 and C-3 zoning classification. The revocation request was considered by
the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little
Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public
hearing.
Ordinance No. 19,477 adopted by the Little Rock Board of Directors on
February 7, 2006, allowed a revision to the PCD zoning. The approval allowed the
removal of the previously imposed conditions for the property located at the “hard
corner” of Kanis and Bowman Roads. USA Drug, owners of the 2.05 acre property
located at the northwest corner of Kanis Road and Bowman Road, requested the
rezoning of the property from C-3, with Conditions to C-3, with Conditions reducing the
previously imposed no build area. The proposed rezoning was to allow future
developments to construct nearer the “hard corner” of Kanis and Bowman Roads. The
previous approval required a 150-foot by 300-foot no build area. The approval allowed
the no build area to be reduced to 90-feet by 200-feet.
On February 7, 2006, by the adoption of Ordinance No. 19,479 allowed a rezoning of
this 11.85-acre tract which was zoned R-2, O-3 and C-3 to PCD. A two-lot plat was also
approved as a part of the development plan with proposed Lot 1 remaining zoned C-3,
General Commercial District. Clearing has taken place on the site but no other
development has occurred.
Ordinance No. 19,733 adopted by the Little Rock Board of Directors on April 3, 2007
revoked the PCD zoning. Ordinance No. 19,734 adopted by the Little Rock Board of
Directors also on April 3, 20074 rezoned the property from the underlying zoning
classifications to C-3, General Commercial District and O-3, General Office District.
The underlying zoning of the property was C-3 (9.84 acres), O-3 (1.18 acres) and R-2
(2.88 acres). The request was a rezoning to C-3 (10.74 acres) and O-3 (3.16 acres).
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
4
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from C-3, General Commercial
District (10.74 acres), O-3, General Office District and POD (3.16 acres), Expired
to PCD, Planned Commercial Development (7.01 acres), to allow the site to be
developed with a commercial building and allowing C-3, General Commercial
District uses and a Home Improvement Center as allowable uses for the site.
The property is located at the northwest corner of Kanis and Bowman Roads.
The property contains 11.89-acres. The site has various challenges that require
special consideration by the City of Little Rock and Lowe’s Home Improvement in
order for a successful development. The building footprint has been modified to
fit the site and will be the first of its kind. During the construction development
plans it was realized that particular characteristics of the site created challenges
that cannot be overcome without some variances from the City codes. The
applicant is seeking a variance to allow the street buffers along both Kanis and
Bowman Roads to be less than the typical standard. The site plan as presented
does comply with the minimum standards of the Landscape Ordinance. The
applicant is seeking a variance from the City’s Land Alteration Ordinance to allow
a continuous segmental block retaining wall longer than the 200-foot typical
without changing direction. The request also includes the allowance to grade
off-site within a grading easement along the western portion of the site. The
applicant is also requesting a variance to allow the drives creating a four (4) way
intersection with a stacking depth less than 75-feet.
B. EXISTING CONDITIONS:
The site is a barren site with varying degrees of slope. The property is located in
an area of mixed zoning and extremely varied uses. The intensely commercial
Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in
this area include a wide variety of retail commercial businesses such as Sam’s,
Wal-Mart, Hank’s Furniture Store and at Home, a home design store. Across
Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which
has developed as an office/warehouse/retail center. The C-3, General
Commercial District and PCD zoned properties to the south contain a variety of
uses including offices, office/warehouse and mini-warehouses. To the west is the
Timber Ridge Subdivision and to the south is the Cherry Creek Subdivision.
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 John Barrow Neighborhood Association and the Woodlands Edge Property
Owners Association were notified of the public hearing.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
5
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. The
proposed right-of-way agrees with the right-of-way needed for the City of
Little Rock Kanis Road project.
2. Bowman 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. At
arterial/arterial intersections. The applicant shall dedicate an additional 10
feet of right-of-way, measured from the centerline of the right-of-way, for a
right turn lane. The additional right-of-way shall be 250 feet in length
measured from the intersecting right-of-way.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. A land alteration
variance should be requested for the 40 foot cut west of the building.
Provide a detail of the proposed cut at the west terraced area.
5. Provide a line of sight illustration of the west cut terrace from Bowman Road
and Bowman Road/Kanis Road intersection.
6. Boundary street improvements are adequate.
7. 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
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. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
10. 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 S. Broadway, Travis Herbner,
501.379.1805, therbner@littlerock.org for more information.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
6
11. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. A mountable curb should be installed on the west side
of the Kanis Road driveway. The area behind the curb can be a colored,
textured concrete for the additional width needed.
12. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
13. 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.
14. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A 3-phase power line exists
along the south side of Kanis Road on the south side of the property from which
service can be provided. There do not appear to be any conflicts with existing
Entergy facilities. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
7
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
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: Full plan review required.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 5 at Bowman Road
in the Wal-Mart PCD adjacent. The location is an important part of our future
transit plans. Sidewalk infrastructure is critical in this area for access to services
and jobs. Provide a continuous pedestrian way along Bowman Road and Kanis
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
8
Road. A pedestrian path through the parking area to the front of the business is
important as a pedestrian safe zone. The critical pedestrian elements will keep
available access to other forms of transportation such as transit, bicycling and
walking giving residents the opportunity for employment and services.
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 Ellis Mountain 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 C-3 (General Commercial District),
O-3, General Office District and POD to PCD (Planned Commercial
Development) for the new construction of a home improvement center.
Master Street Plan: The south side of the property is Kanis Road and the east
side of the property is Bowman Road and they are shown as Minor Arterial on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Kanis and Bowman Roads since they are
Minor Arterial. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There 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. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
9
3. The average depth of the lot is approximately nine hundred and ten
(910) feet deep, a maximum fifty (50) foot street buffer will be required
adjacent to the South Bowman Road right-of-way.
4. The average width of the lot is approximately five hundred (500) feet deep,
a minimum (30) foot street buffer will be required adjacent to the
Kanis Road right-of way.
5. 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.
6. 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.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area shall
be three hundred (300) square feet. Interior islands must be a minimum of
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
8. 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
9. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
10
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff requested the applicant provide the location of any proposed
dumpsters and the dumpster service hours. Staff requested the applicant
provide details of all proposed ground mounted signs. Staff also requested the
applicant provide the quantitative data for the site including the building
coverage, landscape area and paved area.
Public Works comments were addressed. Staff stated the right of way for Kanis
Road was 45-feet from centerline. Staff stated the right of way for South
Bowman Road was 45-feet from centerline and an additional 10 feet of right of
way for a right turn lane was required. Staff stated a grading permit was required
prior to any land clearing or grading of the site. Staff stated prior to the
construction of retaining walls an engineer’s certification of design and plans was
to be submitted to Public Works for approval. Staff stated after construction, an
as-built certification was required for construction of the retaining walls.
Landscaping comments were addressed. Staff stated a minimum street buffer of
50-feet, and no less than one-half, was required along South Bowman Road to
meet the typical minimum ordinance standards of the buffer ordinance. Staff
stated the average width of the lot was appropriately 500-feet which would
typically require the placement of a street buffer along Kanis Road of 30-feet.
Staff stated the buffer widths indicated on the plan did not meet this typical
minimum ordinance standard. Staff stated the reduced street buffers could be
approved by the Planning Commission and Board of Directors as a part of the
overall site plan.
Rock Region Metro comments were addressed. Staff stated the site was served
by METRO Route #5 at Bowman Road and in the adjacent Wal-Mart PCD site.
Staff stated the location was an important part of METRO’s future transit plans.
Staff stated sidewalk infrastructure was critical in this area for access to services
and jobs. Staff requested the developer provide a continuous pedestrian way
along Bowman Road and Kanis Road and a pedestrian path through the parking
area to the front of the business to provide safe pedestrian access to the new
business.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
11
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
the location of the proposed dumpsters, the location of the proposed signage and
the percentages of building coverage, landscaping and paved areas. The
applicant has also provided the requested sight line for the proposed retaining
wall to be located behind the building.
The request is a rezoning of the site from C-3, General Commercial District, O-3,
General Office District and POD, Expired to PCD, Planned Commercial
Development, to allow the site to be developed with a commercial building and
allowing C-3, General Commercial District uses and a Home Improvement
Center as allowable uses for the site. The property is located at the northwest
corner of Kanis and Bowman Roads. The property contains 11.89-aceres.
The applicant is seeking a reduction in the required street buffer along both Kanis
and South Bowman Roads. The ordinance would typically require the placement
of a 50-foot street buffer along South Bowman Road and a 30-foot street buffer
along Kanis Road. As noted the buffer is being proposed at 9-feet along each of
the streets. The buffer along Kanis Road is being reduced to the minimum
required by the landscape ordinance due to the planned widening of Kanis Road.
The centerline of Kanis Road is being shifted to the north requiring this
development to provide a 45-foot right of way dedication for Kanis Road. The
developer is being required to dedicate 55-feet from centerline along South
Bowman Road which results in a 20-foot+ buffer along South Bowman Road.
Staff is supportive of the buffers as indicated on the site plan.
The applicant is seeking a variance from the City’s Land Alteration Ordinance to
allow a continuous segmental block retaining wall longer than the 200-foot typical
without changing direction. Section 29-190 states no more than two hundred
(200) feet of terrace can be in a straight line and a minimum of a ten (10) feet
curved section, jog, or offset is required for each additional two hundred
(200) feet of terrace. The applicant is requesting the entire length of the retaining
wall located along the western perimeter be allowed as continuous run with no
off-set/breaks or jobs.
The request also includes a variance to allow grading within a grading easement
on the west site of the development. The applicant has indicated a 20-foot
grading easement will be provided along this perimeter to ensure the retaining
wall and all appropriate structural ties are in place.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
12
Section 31-210(h) states interior drives lying parallel to and less than seventy-five
(75) feet from a public street curb line are not to cross an access driveway, so as
to create a four-way intersection. The development as proposed has a reduced
stacking depth at the entrance on Kanis Road. The applicant states this is
necessary to allow the contractors entrance to the store to function properly.
The applicant notes there will not be dumpsters but the development will be
served with trash compactors. The applicant has stated the compactor is located
on the back side of the building and will be screened by the retaining walls and
landscaping. The applicant is requesting no additional screening be required due
to the planned improvements and the location of the compactor. The applicant
has indicated the hours of compactor service will be from 7 am to 6 pm Monday
through Friday. The site plan indicates an area along the southwestern portion of
the site, the location of the proposed generator, but has not detailed the activities
that will take place in this area. If the area is used as a service area for receiving
or storing of materials the area should be properly screened from the Kanis Road
view.
The site plan indicates a portion of the building within a 100-foot telephone
easement. Typically building construction is not allowed within a utility
easement. Prior to the issuance of a building permit the applicant must seek
approval of the abandonment of the easement in the area the building
encroaches.
The applicant has indicated all site lighting will be low level and directional,
directed downward and into the site away from residentially zoned properties.
The parking lot pole height proposed is 35-feet with a 3-foot base. The
photometric plan indicates cutoffs along the perimeter where needed to minimize
lighting spillover. The applicant has also indicated the site will sit below the
adjoining subdivision to the west and will be built up at the intersection of
Bowman and Kanis Roads. The applicant has stated there will be minimal
spill-over of lighting from the site to the adjoining properties.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the site from various zoning classifications to PCD, to allow the development
of this site with a Lowe’s Home Improvement Center. The site has a significant
grade change which is creating some variances from the typical development
standards of the various ordinances. There is also a large amount of right of way
dedication necessary for this site which creates issues with the typical street
buffer requirement. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the development of the
site as proposed is appropriate.
April 7, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6554-H
13
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 the City’s Land
Alteration Ordinance to allow grading off-site within a grading easement and the
variance request to allow the segmental block retaining wall to have a continuous
run and not have off-sets or jogs after the 200-foot run.
Staff recommends approval of the variance request from Section 31-210(h) to
allow the interior drive to be parallel to and less than seventy-five (75) feet from a
public street curb line.
PLANNING COMMISSION ACTION: (APRIL 7, 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 the City’s Land Alteration Ordinance to allow grading off-site within a
grading easement and the variance request to allow the segmental block retaining wall
to have a continuous run and not have off-sets or jogs after the 200-foot run.
Staff presented a recommendation of approval of the variance request from Section
31-210(h) to allow the interior drive to be parallel to and less than seventy-five (75) feet
from a public street curb line. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 13 FILE NO.: Z-6720-A
NAME: Riverside Properties PCD Revocation and Rezoning to C-3, General
Commercial District
OWNER: Riverside Properties
APPLICANT: Tim Daters – White-Daters and Associates
LOCATION: Located at 16100 Chenal Parkway
AREA: 4.7 acres
REQUEST: PCD Revocation and Rezoning to C-3, General Commercial District
PURPOSE: Allow for future redevelopment of the site
EXISTING USE: Vacant Automobile Sales Dealership
Surrounding Land Use and Zoning:
North – Undeveloped PCD, Expired zoned property
South – Across Chenal Parkway is the Kroger Shopping Center
East – Highland Valley United Methodist Church
West – A Bank, a dental office and across Kirk Road is a Convenience Store
A. PUBLIC WORKS COMMENTS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. The 60-foot access easement should extend along the east and north sides
of Lot 3.
3. The proposed access easement does not follow the existing street.
4. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60-feet is required and street
width of 31-feet from back of curb to back of curb.
5. Sidewalks with appropriate handicap ramps are required on both sides of
the private street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
April 7, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6720-A
2
6. Sidewalks with appropriate handicap ramps are required adjacent to Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. 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.
9. Show the proposed driveway locations.
10. 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.
11. 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.
12. 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.
13. 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.
B. PUBLIC TRANSPORTATION:
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. No objections to the plan as
shown.
C. PUBLIC NOTIFICATION:
As of this writing, staff has received an informational phone call from an area
property owner. All abutting property owners of the site along with the Parkway
Place Property Owners Association were notified of the public hearing.
D. Land Use Element: This request is located in the Chenal Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial
April 7, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6720-A
3
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.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial and
Systems Drive is shown as a Collector on the Master Street Plan. A Principal
Arterial is to serve through traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Chenal Parkway since it
is a Principal Arterial. 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: A Class I Bike Path is shown along Chenal Parkway. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-
of-way or an easement is recommended. Nine-foot (9’) paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
E. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters, the applicant, was present representing the request. Staff
presented an overview of the item stating there were three (3) items associated
with the request. Staff stated the applicant was seeking a replat and a revision to
a previously approved preliminary plat, a revocation of a PCD zoning and a
rezoning to C-3, General Commercial District zoning and an amendment to the
City’s Future Land Use Plan. Staff stated the current land use plan required
applications for rezoning be approved as a planned zoning development. Staff
stated the applicant was requesting to remove that requirement. Staff stated
there were few outstanding technical issues associated with the request.
Public Works comments were addressed. Staff stated a 60-foot access and
utility easement through the site was required to connect Chenal Parkway to Kirk
Road. Staff stated the plat indicated a 60-foot easement extending from Chenal
into the site but at the common lot line of Lots 1C and 3 the easement reduced to
30-feet. Mr. Daters stated the easement would be increased to 60-foot in all
areas the easement was proposed. Staff requested the applicant provide the
location of the proposed driveways. Staff also stated streetlights were required
prior to the issuance of final plat approval.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6720-A
4
F. ANALYSIS:
Ordinance No. 18,097 adopted by the Little Rock Board of Directors on
September 21, 1999, rezoned the site from MF-18 and O-2, Office and
Institutional District to PD-C, Planned Development Commercial, to allow a new
automobile dealership to be constructed on the site. The proposal included the
construction of two (2) buildings on the site which would be used by the Acura
Dealership. This dealership has since moved from this location to a site on
Colonel Glenn Road and the owners do not desire to place the site on the
market for sale of automobiles nor do they plan to place an automobile sales
business at this location. The applicant is requesting the revocation of the
currently approved PD-C and the rezoning of the site from the underlying O-2,
Office and Institutional District and MF-18 zoning districts to C-3, General
Commercial District.
Staff is supportive of the revocation request as well as the rezoning request.
Staff views the request as reasonable. Staff feels that the proposed rezoning
represents a continuation of the existing zoning pattern for this area.
Additionally, the City’s Future Land Use Plan designates this property as
Commercial (C). Staff believes revocation of the existing PCD zoning and the
rezoning of this property to C-3, General Commercial District will have no
adverse impact on the adjacent properties or the general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the requested revocation of the currently approved
PCD zoning and the rezoning of the property to C-3, General Commercial
District.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested revocation of
the currently approved PCD zoning and the rezoning of the property to C-3, General
Commercial District. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 14 FILE NO.: Z-6848-D
NAME: Chandridge Park Development Revised Short-form PD-R
LOCATION: Located at 2 – 12 Chandridge Park Drive
DEVELOPER:
Icon Homes
c/o McGetrick and McGetrick Engineers
11601 Bass Pro Parkway
Little Rock, AR 72210
SURVEYOR:
McGetrick and McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
AREA: 2.5 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.06
CURRENT ZONING: PRD
ALLOWED USES: Townhomes – 6-units
PROPOSED ZONING: Revised PRD
PROPOSED USE: Townhomes – creation of lot lines for each of the units
VARIANCE/WAIVERS: None requested.
BACKGROUND:
This 0.40 acres property located at the east end of Pickering Drive was dedicated to the
Pleasant Tree Property Owners Association with the development of the subdivision
to be used as a recreational area. A tennis court was constructed on the site.
The Property Owners Association was unable to maintain the tennis court and later
returned the property to the original developer.
April 7, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6848-D
2
Ordinance No. 18,298 adopted by the Little Rock Board of Directors on June 20, 2000,
rezoned the property from R-2, Single-family to PD-R to allow the removal of the tennis
court and the construction of a three unit attached single-family residential building. The
structure was to be similar construction as the existing attached single-family structures
located to the south and west.
Ordinance No. 20,428 adopted by the Little Rock Board of Directors on May 17, 2011,
allowed a revision to the previously approved PD-R to allow the construction of three
(3) single-family residential homes on individual lots. The proposed homes consisted of
two (2) bedrooms, great room, one full bath, dining area, kitchen with an attached single
car garage and two-car driveway. All homes were brick with vinyl siding on the exterior.
The homes were proposed with a 20-foot front setback and a 25-foot rear setback.
A privacy fence was proposed within the rear yard area of the homes. The homes
contained 1,200 square feet of heated and cooled space and an additional 250 square
feet of garage space. The homes were anticipated to lease in the $1,100.00 to
$1,200.00 price category. This development was never constructed.
Ordinance No. 20,584 adopted by the Little Rock Board of Directors on June 5, 2012,
allowed a revision to the PD-R zoning to allow the construction of a two-story single
building with six (6) units. The apartments were proposed as two (2) bedroom units with
living room, one full bathroom, dining area, kitchen and laundry room. The building was
proposed with two (2) entry doors to promote a residential appearance with an all brick
exterior to promote street appeal and a neighborhood friendly appearance.
The development has not occurred.
Ordinance No. 20,857 adopted by the Little Rock Board of Directors on March 18, 2014,
allowed a revision to a previously approved PRD to allow the development of three
(3) buildings containing duplex units. Each of the buildings was proposed on a lot
allowing the creation of a three (3) lot plat in addition to the new homes.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved PRD, Planned
Development Residential, to allow the creation of lot lines along the common
walls of the existing units. The previous approval allowed for the creation of
three (3) lots. With approval of the current request the three (3) lots will be
replatted into six (6) lots allowing each of the units to be contained on a lot. The
new lot lines will be located along the common walls of the units. No other
modifications are proposed with the requested revision to the PRD zoning.
B. EXISTING CONDITIONS:
The previously approved units have been constructed along with the parking and
access drive. This general area is developed with one and two family residences
April 7, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6848-D
3
and also with a six (6) unit multi-family residence. Uses to the east are multi-
family accessed from Rainwood and Green Mountain Drive. North of the site
along Rainwood Drive are three (3) detached single-family homes. The streets
are in place within the subdivision constructed to residential street standards per
the Master Street Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200-feet of the site along
with the Pleasantree Recreation 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. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal to allow the creation of lot
lines. However, a 3-phase power line exists along the eastern boundary line of
this development which is close to the area of the construction of the duplex on
lots 5R and 6R. Extreme caution should be used when working near power lines
and all NESC and OSHA required clearances must be maintained during and
after construction. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6848-D
4
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: Two (2) hour fire wall required between units. Full plan review
required.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. We have no
objection at this time.
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.
Note: Fire walls are required in Condo’s and part walls and the amount of
window/door openings is restricted depending on the distance between
structures and the type of construction materials used.
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Residential Low (RL) for this property.
The Residential Low Density (RL) category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a PRD (Planned
Residential Development) to allow the creation of lot line along the common walls
of this existing duplex development.
Master Street Plan: The south side of the property is Chandridge Park Drive and
it is a 25-foot Private Service Easement. It is connected to Pickering Drive and
Pickering Drive is a Local Street 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 require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
April 7, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6848-D
5
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff requested Mr. McGetrick provide the address for ICON Homes on the
survey.
Public Works comments were addressed. Staff stated any broken curb and gutter
or sidewalk was to be replaced prior to the issuance of a final plat. Staff stated
no residential waste collection would be provided on private streets unless the
property owners association signed a waiver of damage claims for operations on
private property.
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:
There were no outstanding technical issues in need of addressing from
comments raised at the March 16, 2016, Subdivision Committee meeting. The
applicant is proposing to amend the previously approved PRD, Planned
Development Residential, to allow the creation of lot lines along the common
walls of the existing units. The previous approval allowed for the creation of
three (3) lots. With approval of the current request the three (3) lots will be
replatted into six (6) lots allowing each of the units to be contained on a lot.
As noted in the Building Codes comments fire walls are required in condo’s and
party walls and the amount of window/door openings is restricted depending on
the distance between structures and the type of construction materials used.
Staff recommends prior to final platting of the newly created lots the applicant
work with the fire department and building codes staff to determine if in fact the
units as constructed are in compliance with the existing fire code regulations.
Staff is supportive of the applicant’s request provided the conditions related to
the fire code can be met. To staff’s knowledge there are no remaining
outstanding technical issues in need of addressing related to the site plan.
No other modifications are proposed with the requested revision to the
April 7, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6848-D
6
PRD zoning. Staff feels the request to allow the creation of the lots 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.
PLANNING COMMISSION ACTION: (APRIL 7, 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 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 15 FILE NO.: Z-7022-E
NAME: Pinnacle Creek Revised Long-form PCD
LOCATION: Located at 14810 Cantrell Road
DEVELOPER:
Rees Development, Inc.
11719 Hinson Road
Little Rock, AR 72212
SURVEYOR:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 2.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: Strip retail with C-3, General Commercial District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Strip retail with C-3, General Commercial District uses - Allow the
removal of the required rear yard landscape strip and land use buffer
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a proposed three lot
preliminary plat and recommended approval of a proposed rezoning request proposed
Lot 1 at their May 31, 2001, Public Hearing. The Little Rock Board of Directors adopted
Ordinance No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1)
Short-form PCD. The remainder of the site was zoned C-3, General Commercial
District and R-2, Single-family District. (Wal-greens)
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
2
On April 6, 2004, the Little Rock Board of Directors rezoned Lot 2 from C-3, General
Commercial District and R-2, Single-family District to PCD by the adoption of Ordinance
No. 19,073. The rezoning included the development of 4.265 acres through a Planned
Commercial Development with a strip retail center containing C-3, General Commercial
District uses as allowable uses for the site. The Little Rock Planning Commission
reviewed this request and made a recommendation of approval at their March 11, 2004,
public hearing. The proposal included the construction of a single building totaling
22,400 square feet. The applicant indicated a western side yard setback of 25-feet with
a 20-foot landscaped strip and a northern setback of 30-feet and a landscaped strip of
25-feet. The approved site plan included a six-foot wood fence in addition to plantings
at one and one-half times the required landscaping typically required along the northern
and western property lines. The applicant indicated the additional screening and
landscaping would be provided to protect the adjoining residentially zoned properties.
The applicant also indicated the rears of the building would act as screening and no
doors or windows would be place on the rear of the building other than those required
by fire code. The applicant indicated mechanical equipment would be placed in an area
that would not be intrusive to the adjoining single-family zoned properties. (lots 2 and 3
– not developed as approved)
On January 20, 2005, the Little Rock Planning Commission review a request to rezone
Lot 3 of the Cantrell Loops Subdivision from C-3, General Commercial District to PCD,
which would allow a the required rear yard buffer to be contained within an existing
30-foot easement. The Little Rock Board of Directors approved the request by the
adopted Ordinance No. 19,276 on February 15, 2005, which established Cantrell Loops
Subdivision (Lot 3) PCD. (Buffalo Wild Wings)
On April 14, 2005, the Little Rock Planning Commission recommended approval of a
request to allow a revision to the previously approved Lot 2 PCD to allow the
construction of a single building totaling 25,941 square feet along with 117 parking
spaces. The applicant’s site plan indicated a fifteen foot building setback along the
western property line and landscaping to be placed in a ten foot utility easement. The
site plan also included the placement of a ten foot landscaped strip along the northern
perimeter of the site contained within a 20-foot utility easement. The site plan included
the placement of 12 parking spaces behind the proposed building along with two trash
dumpsters. The applicant indicated the days and hours of operation from 7 am to
10 pm seven days per week. The site plan also included the placement of a pole sign
with a maximum of 36-feet in height and 160 square feet in area. The sign was
amended to allow a ground sign which complied with the Highway 10 Design Overlay
standards; 6-feet height and 64 square feet in area. The Little Rock Board of Directors
denied this request at their May 17, 2005, public hearing. (Pinnacle Station – the current
requested site plan revision)
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
3
Ordinance No. 19,377 adopted by the Little Rock Board of Directors on
August 16, 2005, allowed a revision to the approved PCD for Lot 2. The approval
allowed the construction of a single building totaling 25,941 square feet of floor area
along with 107 parking spaces. The building was proposed with 3,541 square feet or
16% larger than the original approval. The site plan indicated a 21-foot building setback
on the western perimeter and a 10-foot utility easement along this property line. The
plan also included a 49-foot 3-inch building setback along the northern perimeter.
Within this area there was a 10-foot utility easement along the property line. A 6-foot
wood fence was proposed along the north and western perimeters. A 25-foot rear
landscape area and buffer was approved with the approved site plan. No parking was
located behind the building. The dumpsters were indicated at the northeast corner of
the building; maintain a 25-foot setback from the north property line. C-3, General
Commercial District uses were approved as allowable uses. The days and hours of
operation were approved from 7:00 am to 10:00 pm seven (7) days per week. Included
within the approved conditions there was also a condition stating that all deliveries were
to be through the front entrances of the building. (The approved plan for Pinnacle
Station)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the northern land use buffer to be removed
and allow paving which has been installed within this area to remain. The
applicant wishes to allow this area to remain paved and to allow the area to be
used for parking, deliveries, and dumpsters. All dumpsters on the site will be
enclosed as per ordinance requirements.
The applicant has reached an agreement with the land owner to the north to
allow the 9-foot landscape buffer to be located in the undisturbed area on the
adjacent property. The buffer and easement agreements have been provided to
staff. The applicant is proposing to install additional landscaping in the buffer.
The applicant will also erect an 8-foot privacy fence between the shopping center
site and the adjacent residential property to the north.
B. EXISTING CONDITIONS:
The site is developed with a strip retail center. Also located within the
development area is a Wal-greens to the south and a restaurant, Buffalo Wild
Wings, to the southeast. These three (3) developments share an access drive to
Cantrell Road which has a traffic signal for the Cantrell Road/Taylor Loop Road
intersection. Across Cantrell Road to the southeast is a convenience store with
gas pumps. To the southwest across Cantrell Road is a former grocery store
which has been converted and is occupied by Easter Seals.
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
4
To the east of the site is a strip center containing a mix of commercial and office
uses. To the north of the site is vacant R-2, Single-family zoned property which
has been approved for a single-family subdivision with access from Pinnacle
Valley Road. To the west of the site is a site zoned PCD which is developing
with strip retail, a tire store, a home improvement store and a fast food
restaurant.
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 Tulley Cove Neighborhood Association, the Westchester Neighborhood
Association and the Pinnacle Valley Neighborhood Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. However, care should be
used in selecting the new dumpster location and the placement of fence posts as
there is an underground power line in the vicinity with an in-ground pull box. The
pull box lid is probably not traffic rated. Please check out the location of the
underground facilities by calling AR One Call before digging and placing fence
posts in the ground.
Centerpoint Energy: Please be advised that Centerpoint Energy owns and
operates existing underground gas facilities located within the 10’ utility
easement parallel to the northern property line of 14810 Cantrell Road, Little
Rock, AR. The Arkansas Public Service Commission mandates that no
permanent above ground structures be placed over existing underground gas
facilities. Therefore, Centerpoint Energy requests that Arkansas One Call be
contacted prior to any construction activity in order to determine the location of
said existing underground gas facilities. If a proposed permanent above ground
structure encroaches within a 5’ horizontal distance (1/2 of existing easement
width) from said underground gas facilities, then Centerpoint Energy rejects the
proposal for that request.
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
5
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: Maintain access.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 25. We have no
objections to the plan as shown.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the River Mountain 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 PCD (Planned Commercial District) to
allow the elimination of the rear yard buffer (north) and to allow the placement of
dumpsters within the rear yard setback (north). The request is in the Highway 10
Design Overlay District.
Master Street Plan: The south side of the property is Cantrell Road and it is
shown as a Principal Arterial on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road and at the east
side alley of the property. 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).
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
6
Landscape: The land use buffer along the northern perimeter has been
removed. The approved plan indicated the placement of a 25-foot land use
buffer along this perimeter. A minimum of 75 percent of a required land use
buffer must remain in its natural state.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were no additional items necessary to
complete the review process. Staff stated the developer had removed the land
use buffer along the northern perimeter which was approved with the original
PCD. The request also includes the removal of the screening fence previously
required along the western perimeter. Staff stated there were no other
modifications proposed for the approved site plan.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no additional items in need of addressing via a revised site plan from
comments raised at the March 16, 2016, Subdivision Committee meeting.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the northern land use buffer to be removed
and allow paving which has been installed within this area to remain. The
applicant wishes to allow this area to remain paved and to allow the area to be
used for parking, deliveries, and dumpsters. All dumpsters on the site will be
enclosed as per ordinance requirements.
The applicant has reached an agreement with the land owner to the north to
allow the 9-foot landscape buffer to be located in the undisturbed area on the
adjacent property. The buffer and easement agreements have been provided to
staff. The applicant is proposing to install additional landscaping in the buffer.
The plantings will be placed on the north side of a proposed fence. The plantings
are to include Chinese Pastiche and Dwarf Bufford Hollies. The applicant has
indicated the plantings will be grouped. 5 trees and 15 shrubs will be placed
within the landscape buffer area. The applicant will also erect an 8-foot privacy
fence between the shopping center site and the adjacent residential property to
the north.
Included in the request is to eliminate the previously required screening fence
along the western perimeter of the site. The fence was required at the time of
development of the property due to the adjacent property being zoned and used
April 7, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7022-E
7
as residential. This area has developed with a commercial development. The
screening fence is no longer needed since the area is no longer a residential use.
Staff is not supportive of the request. The site was developed as an overall
development plan which was included in the Highway 10 Design Overlay District.
The Highway 10 DOD has specific development criteria related to building
setbacks and landscape areas. The overlay states a minimum building setback
of 40-feet is required along the rear of the site with a minimum landscape strip of
25-feet. The previously approved plan included the building setback and
perimeter landscape strip along the rear of the site. The plan was approved with
a lesser building setback and landscape strip along the western perimeter.
The original approval of the PCD stated all deliveries were to be made through
the front of the building and was specifically called out in the recommendation of
approval. Staff feels the paving which has been installed within the rear of the
building should be removed and required landscaping be installed. The
dumpsters should be moved outside this area and placed along the service drive
along the eastern side of the building as was approved with the originally
approved site plan. Staff also recommends the dumpster placed within the
landscape area on the southwest portion of the site be relocated to the northeast
portion of the site, within the area previously approved as the service area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated April 6, 2016,
requesting deferral of this item to the May 19, 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 as made to approve
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 16 FILE NO.: Z-7603-H
NAME: 14910 Cantrell Road Revised Long-form PCD
LOCATION: Located at 14910 Cantrell Road
DEVELOPER:
PDC Companies
1501 N. University Avenue
Little Rock, AR 72207
ENGINEER:
The Holloway Firm, Inc.
Mr. Bob Holloway
200 Casey Drive
Maumelle, AR 72113
AREA: 7.93 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: O-3, General Office District and C-1, Neighborhood Commercial
District and All about Tire and Brakes as an allowable use
PROPOSED ZONING: Revised PCD
PROPOSED USE: O-3, General Office District and C-1, Neighborhood Commercial
District and All about Tire and Brakes as an allowable use – Allow the placement of
signage on the entry water feature and remove the requirement of the PCD that there
be no exposed metal
VARIANCE/WAIVERS: None requested.
BACKGROUND:
A request to rezone a portion of this site from R-2, Single-family to POD was filed and
withdrawn from consideration prior to the June 3, 2004, Planning Commission Public
Hearing. The applicant proposed a development to include office and commercial
activities on 3.6 acres located along the western portion of this site. (Z-7603)
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
2
Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005,
established PDC Company Short-form POD. The request included the development of
a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of
the proposed lots and an office building on the second lot. Lot 1 would develop with a
restaurant without drive-through service containing 4,500 square feet and Lot 2 would
develop with 29,200 square foot of office space. The overall percent for each use on
the site was eighty-seven percent office and thirteen percent commercial. The approval
established the hours of operation from 6 am to midnight seven days per week. The
development has not been constructed. (Z-7603-A)
On June 22, 2006, the Little Rock Planning Commission denied a request to allow
14910 Cantrell Road (adjacent to the east) and the PDC Company Short-form POD to
be rezoned from R-2, Single-family and POD to PCD to allow a four-lot subdivision with
a combination of sit-down and drive-through restaurants. The lots varied in size from
1.3 acres to 2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square
feet. A cul-de-sac would be constructed as a public street from Highway 10 through the
middle of the lots to provide public street frontage for each lot. The developer
requested the flexibility to shift lot area and restaurant size within the development to
accommodate a variety of tenants. A 40-foot access and utility easement was proposed
from the cul-de-sac to a property located to the east of the site. The site was approved
as a PCD to allow the construction of a strip retail center with no parking or access
located along the rear of the building. According to the applicant access to the site to
the east would allow circulation between developments and limit the need for vehicles to
access Cantrell Road from the development site. Placement of the access easement
would allow vehicles from as far west as Regions Bank to access the existing traffic
signal for protected left turns. The item was not appealed to the Board of Directors.
(Z-7603-B)
On January 18, 2007, the Planning Commission approved a rezoning of 14910 Cantrell
Road from R-2, Single-family to PCD which allowed the development of 4.2 acres as a
two lot development. The site plan indicated two buildings would be constructed on the
site. A building containing 7,200 square feet and 107 parking spaces was proposed on
the lot fronting Cantrell Road and a second building containing 6,300 square feet and
110 parking spaces was proposed for the rear lot. A maximum of 13,000 square feet of
restaurant space was approved. A selected list of commercial uses was approved for
the site other than a restaurant. The hours of operation for a restaurant facility were
limited to 10:00 am to midnight seven days per week. The lots were proposed each
containing in excess of two acres. Access to the development was proposed through a
24-foot drive located along the western perimeter of the site and was to be shared with
the property approved for PDC Short-form POD located to the west proposed for future
development with office and commercial uses. On February 6, 2007, the Little Rock
Board of Directors approved Ordinance No. 19,694 allowing the rezoning.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
3
The following uses were approved as allowable uses for the development: Bank or
savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or
optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture
store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry,
domestic cleaning, Office (general and professional), Optical shop, Photography studio,
Retail uses not listed (enclosed).
A definition of a “sit down restaurant” was also approved. A “sit down restaurant” is a
type of restaurant, which provides tables where one sits down to eat a meal, typically
served by wait staff. Historically called simply restaurants, following the rise of fast food
restaurants, a retronym for the older “standard” restaurant was created. Most
commonly, “sit down restaurant” refers to a casual dining restaurant with table service
rather than a fast food service where one orders food at a counter. Sit down
restaurants are often further categorized as “family style” or “formal”. (Z-7603-C)
Ordinance No. 19,946 adopted by the Little Rock Board of Directors on April 1, 2008,
rezoned both 14910 and the PDC development from POD and PCD to PCD.
The approval allowed a 3,400 square foot drive-through restaurant on Lot 1,
a 29,180 square foot office building on Lot 2, a 6,560 square foot restaurant on Lot 3
and a 6,000 square foot restaurant, a 10,500 square foot retail center and a
2,000 square foot bank on Lot 4. (Z-7603-D)
The hours of operation for the development were approved from 6:00 am to midnight
seven days per week for Lots 1, 2 and 4 and from 10:00 am to midnight seven days per
week for Lot 3. The hours of dumpster service and the service hours of supplies were
limited to daylight hours.
The approved uses were limited to the following: Bank or savings and loan, Book and
stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating
place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods
store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general
and professional), Optical shop, Photography studio, Retail uses not listed (enclosed).
The development was required to construct an earthen berm along the Cantrell Road
frontage within the 40-foot landscape strip constructed to a minimum height of
42-inches measured from the average grade of the site. Within the 40-foot landscape
strip an earthen sculpture and stone water feature would be constructed along with the
landscaping as typically required to comply with the Highway 10 DOD.
On September 18, 2008, the Little Rock Planning Commission denied a request to allow
the placement of an individual tenant sign on Lot 1 to serve the Burger King. The denial
was appealed to the Board of Directors and scheduled to be heard on January 5, 2009,
but was withdrawn by the applicant prior to the public hearing. (Z-7603-E)
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
4
On March 10, 2011, the Little Rock Planning Commission recommended for approval a
revision to the PCD for a modification to the site plan along the eastern portion of the
site (Lots 3 and 4). The applicant proposed to create an additional lot along the eastern
perimeter to allow the construction of an automotive service facility within this area in
addition to the sit down restaurant and stand-alone retail building. The revised site plan
allowed for a reduction of parking in an effort to create additional landscaped areas.
Lots 1 and 2 would remain unchanged from the originally approved site plan. Lots 3
and 4 would be subdivided into Lots 3, 4 and 5. A 6,560 square foot restaurant building
would locate on Lot 3. Lot 4 was proposed with a 7,200 square foot automotive service
facility and Lot 5 was proposed to develop with a 5,000 square foot restaurant building.
The Little Rock Board of Directors denied this request at their April 19, 2011, public
hearing. (Z-7603-F)
Ordinance No. 20,664 adopted by the Board of Directors on December 4, 2012, allowed
a revision to the previously approved PCD. The approval amended the previous
approval for Lots 3 and 4 of the proposed development. Lot 3 was originally approved
for a 6,500 square foot restaurant and Lot 4 was approved for a 10,500 square foot
retail center, a 6,560 square foot restaurant and a 2,000 square foot bank. The
2012 approval allowed Lot 3 to develop with a 12,000 square foot retail building with an
auto care facility. Lot 3 was proposed with four (4) lease spaces each containing
1,200 square feet and 7,200 square feet was proposed for All about Tire and Brakes.
Lot 4 was proposed with 16,500 square feet of retail lease space and a 5,600 square
foot restaurant.
Lots 1 and 2 remained the same as with the original site plan approval; a 3,400 square
foot restaurant with drive-through service on Lot 1 and a 29,180 square foot office
building located on Lot 2. The office uses proposed were those as allowed in the O-3,
General Office Zoning District. The applicant requested the allowance of the accessory
uses as allowed in the O-3, General Office Zoning District within the office building
proposed on Lot 2. The square footage of the accessory use would not exceed ten (10)
percent of the total floor area of the office building.
The approval also revised the allowable uses for the proposed development of Lots 3
and 4. The applicant approval allowed the uses as allowed in the C-1, Neighborhood
Commercial Zoning District as allowable uses for the lots. The hours of operation for
the four (4) lots were proposed from 6:00 am to midnight seven (7) days per week as
was originally approved for Lots 1, 2 and 4. The approval removed the limited hours of
operation for Lot 3 due to the request no longer included a stand-alone restaurant for
the lot. All other previous commitments continued to apply to the overall development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the previously approved building
materials for Lot 3. According to the applicant the development completed on
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
5
Lot 3 contains a 10-foot strip of ribbed metal siding located on the upper portion
of the rear of the building for the entire length of the rear wall. With the original
approval of the building for Lot 3 the developer indicated there would be no
exposed metal on the exterior of the building. The applicant states the intent of
the comment was to clarify to staff the building would be of high quality materials
and would not be constructed as a metal repair garage and constructed of
materials appropriate in a neighborhood setting.
The applicant notes through the building permit review process including
obtaining the final certificate of occupancy all inspections were made and
approved and no one took issue with the plans, or raised any concerns regarding
the exterior materials used on the building. The applicant is now requesting to
amend the approved PCD for Lot 3 to remove the requirement of no exposed
metal on the building. The applicant has indicated there is extensive landscape
screening on the north side of the building. A landscape buffer consisting of
50 eight (8) to ten (10) feet tall Nigari American Arborvitae were planted behind
the building along the property line that buffers a 50-foot self-imposed buffer
placed by the proposed single-family development to the north. At maturity the
trees will grow to reach 25 to 35-feet in height.
The applicant is also requesting signage identifying the development which was
placed on the water feature within the common area at the entrance to the
development be allowed to remain. The applicant has placed lettering “Cantrell
Falls” on the wall of the water feature. The identity of the development is the only
lettering which will be placed on the water feature.
B. EXISTING CONDITIONS:
The site has developed with three (3) buildings. One a strip center with All about
Tire and Brakes and additional space for retail users. The second is Kaufman by
Design, a home center and the third, Burger King. This site is located near the
Taylor Loop/Cantrell Road commercial node. To the east of the site is
Wal-Greens, a strip retail center and Buffalo Wild Wings. The area to the north is
undeveloped; currently zoned R-2, Single-family. To the west of the site is a
branch bank adjacent to Cantrell Road, with a dentist office and a medical office
located in the rear of the bank property on separate lots. South of the site are
vacant properties zoned R-2, Single-family, the Easter Seals Training and
Wellness Center, Branch Banks and a Montessori school.
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 Tulley Cove Neighborhood Association, the Westchester Neighborhood
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
6
Association and the Pinnacle Valley Neighborhood Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Adjacent to Lot 2 and south of Lot 1-R, sidewalks with appropriate handicap
ramps are required in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
2. On the plans, the right turn lane median located on the east side of the
Cantrell Road/private street intersection must be removed.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. The newly installed access ramp at the Burger King driveway should be
modified to not direct pedestrians into the center of the intersection.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. An underground 3-phase
power line exists to the east side of this property and to the south as well. There
do not appear to be any conflicts with existing Entergy facilities. Contact Entergy
in advance regarding future service requirements of 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
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
7
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
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: Full plan review.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
8
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
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
9
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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Captain 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 route 25. Provide a
continuous pedestrian path along Cantrell Rd and to the front entrances of each
business to allow access for employees and patrons from 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 River Mountain Planning
District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed
Use category provides for a mixture of residential, office, and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
PCD to allow the use of exposed metal on the rear of one of the buildings and
allow the placement of lettering on the entry feature to the development.
The request is within the Highway 10 Design Overlay District.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
10
Master Street Plan: The south side of the property is Cantrell Road and it is
shown as a Principal Arterial on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: 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).
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. Any plant material that is dead or does not meet the size or spacing
requirements will need to be replaced by the end of the growing season.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. John Johnson and Mr. Mark Redder were present representing the request.
Staff stated there were no outstanding technical issues associated with the
request. Staff stated the developer had originally included a revision to Lot 2 in
the submittal but had removed Lot 2 from the request and was asking only to
remove the requirement of the approved PCD for Lot 3 that there be no exposed
metal and to allow lettering, the name of the development Cantrell Falls, on the
water feature at the entrance to the development.
Mr. Redder stated the original statement was made to give an indication that the
building for All about Tires and Brakes would not be a standard metal building
like most auto related businesses but would be of a high quality material.
Mr. Johnson stated the material was noted on all plans submitted for building
permits and was in place during the review for the final certificate of occupancy.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
11
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:
There were no outstanding technical issues in need of addressing raised at the
March 16, 2016, Subdivision Committee meeting. The request is two-fold. One
(1) to allow the placement of lettering identifying the development on the water
feature which was installed at the entrance to the Cantrell Falls Development.
The second is to remove from the approved PCD the requirement that there be
no exposed metal on the rear of the building located on Lot 3, the building which
contains All about Tire and Brakes.
According to the applicant the development completed on Lot 3 contains a
10-foot tall strip of ribbed metal siding located on the upper portion of the rear of
the building. The lower portion has been faced with brick veneer. With the
original approval of the building for Lot 3 the developer indicated there would be
no exposed metal on the exterior of the building. The applicant states the intent
of the comment was to clarify to staff the building would be of high quality
materials and would not be constructed with the appearance of the traditional
metal building typically used in the construction of automobile repair garages.
The applicant is requesting to amend the approved PCD for Lot 3 to remove the
requirement of no exposed metal on the building. The applicant has indicated
there is extensive landscape screening on the north side of the building.
A landscape buffer consisting of 50 eight (8) to ten (10) feet tall Nigari American
Arborvitae were planted behind the building along the property line within the
required landscape strip. At maturity the trees will grow to reach 25 to 35-feet in
height. In addition the property owner to the north has placed a 50-foot
landscape buffer along their southern boundary to add additional buffering to the
future homes located north of this site
The applicant is also requesting signage identifying the development which was
placed on the water feature within the common area at the entrance to the
development. The applicant has placed lettering “Cantrell Falls” on the wall of
the water feature to distinguish the development. The sign will not allow the
individual businesses or tenants of the development signage space on the entry
feature. The applicant seeks an amendment to the approved PCD to allow this
additional sign to be located within the development.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
12
Staff is not supportive of the applicant’s request. The applicant is seeking relief
of a self-imposed condition which was offered during the public review process.
As noted the property to the north has an approved single-family plat and the
developer is currently working to install the required improvements to allow for
sale of the residential lots. Although there are plantings and the adjacent
property has provided a 50-foot buffer staff feels the view of the future residents
should be protected in the same manner as the view from Cantrell Road.
Staff is also not supportive of the applicant’s request to allow the lettering on the
water feature to remain. The Highway 10 Design Overlay District outlines design
criteria related to signage. The Overlay states one (1) development sign
identifying the commercial development is allowed and is not to exceed ten
(10) feet in height and one hundred (100) square feet in area. All signs that are
ground-mounted shall be of a monument type design. These signs may be
installed in the landscaped area of the front and side yards. The original
approval allowed the placement of a single development sign along Cantrell
Road and individual monument tenant signs on the rear two (2) lots, Lots 2
and 3. Within the purpose and intent section of the DOD it states one (1) of the
purposes is to create standards for signage and parking lot lighting along the
corridor which are in keeping with the intent of this article; to protect and enhance
the aesthetic and visual character of the lands surrounding Highway 10. Staff
feels the allowance of additional signage within this development is in direct
conflict with the provisions of the DOD.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
Mr. Mark Redder was present representing the request. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Redder addressed the Commission on behalf of the applicant. He stated the
request was to allow lettering which had been placed on the entry water feature to
remain. He stated the intent with the approval of the PCD zoning was to allow lettering
on the water feature, Cantrell Falls, to identify the development. He stated no business
would be allowed to place signage on the entry feature. He provided the Commission
with a clip from the Board of Directors meeting in which the developer and Director
Fortson were discussing the water feature and the proposed lettering. Mr. Hockersmith
stated the intent was to place the name of the development of the water feature which
would be a series of cascading falls hence the name Cantrell Falls.
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
13
Mr. Redder stated the request was also to eliminate the requirement that there be no
exposed metal on the rear of the building. He stated the statement was taken out of
context in that the intent was the view from Cantrell Road. He stated the intent was the
building would be of high quality materials and not a prefab metal building which is
sometimes used in the automobile repair industry. He stated the plans were approved
by staff and the final certificate of occupancy was issued for the property and no one
caught the incorrect material placement. He stated the exposed metal was located on
the rear of the building. He stated the developer had planted additional screening along
the rear of the building and within a few years the plant material would grow to a height
that the metal would no longer be visible from the adjacent property to the north. He
stated the placement of the metal was purely an oversight on the part of the architect
and staff.
Mr. Keith Wingfield addressed the Commission in opposition of the request. He stated
he owned the property to the north and was currently developing a single-family
subdivision. He stated he had placed a self-imposed 50-foot buffer along the southern
perimeter of his property to protect the view of the commercial developments to the
south. He stated the approval indicated the materials would be high quality materials
with no exposed metal. He stated the roof was to be a low pitch roof or have a parapet
to screen the mechanical equipment. He provided the Commission with photos of the
back of the building and stated he did not feel the materials, split face block, was a
residential style building material. He stated the parapet wall had not been constructed.
He stated the tire store was storing tires in a trailer outside the building. He stated the
approval did not include the allowance of tires outside during the daylight hours and
inside during the evening hours. He stated the approval stated there would not be any
outdoor storage of tires not that the tires would be moved in and out during the day
time. He stated the PCD zoning was approved with variations from the development
standards of the Highway 10 overlay with commitments made by the developer to the
City. He stated one of these commitments was to construct a high quality development
with sufficient landscaping to screen the property to the north. He stated the plant
materials provided did not offer this protection. He stated the plants had been placed
on the low side of the property which was six (6) to eight (8) feet below the parking
lot/service drive for the development. He provided the Commission with photos of the
rear of the building, the broken irrigation pipe and the level of the plant materials. He
also provided the Commission with a photo of the tire trailer located behind the building.
He requested the Commission encourage the developer to talk with him to see if an
amenable compromise could be reached.
Mr. Redder addressed the Commission stating the parapet wall was in the process of
being installed. He stated there was a treatment which would hold the parapet in place
but would not penetrate the roof and compromise the roof system in place. He stated a
number of options had been considered for the rear building material in-lieu of the metal
but there was not an option that would not jeopardize the structural integrity of the
April 7, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7603-H
14
building. He stated during the hearing approving the PCD when the statement was
made concerning the no exposed metal it was referring to the Cantrell Road side of the
building. He stated the building next door to this site had metal on the ends and the
back side of the building.
There was a general discussion by the Commission concerning the materials the
oversight of the materials and the placement of the sign identifying Cantrell Falls. Staff
stated the sign was no longer an issue. Staff stated based on the Board of Directors
meeting the sign was approved with the PCD request. Staff stated the allowance of the
placement of the metal on the rear of the building was an oversight. Staff stated when
the plans were submitted staff missed the note concerning the exposed metal. Staff
noted the applicant should bear some of the responsibility since they made the
commitment for no exposed metal and placed the material on the building.
The Commission questioned the options. Staff stated the options were to replace or to
cover the exposed metal.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item including all staff recommendations and comments except for that
of denial. The motion carried by a vote of 7 ayes, 1 no and 3 absent.
April 7, 2016
ITEM NO.: 17 FILE NO.: Z-9119
NAME: CALS Parking Deck Short-form PCD
LOCATION: Located at 333 President Clinton Avenue
DEVELOPER:
CALS
c/o Tim Heiple
319 President Clinton #201
Little Rock, AR 72201
SURVEYOR:
Central Arkansas Engineering
1012 Autumn Road, Suite #2
Little Rock, AR 72211
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: All enclosed activities
PROPOSED ZONING: PCD
PROPOSED USE: UU, Urban Use District uses - Allow the placement of a digital sign
within the River Market Design Overlay District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from UU, Urban Use District to
PCD, Planned Commercial District, to allow the placement of a digital
informational sign at 333 President Clinton Avenue, aka Market Row II, CALS
Parking Deck. The issue has been submitted to the River Market Design Review
Committee (DRC) and has been referred to the Planning Commission/Board of
Directors for a rezoning to allow the installation of a digital sign. The sign will be
April 7, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9119
2
on Rock Street and will provide information regarding parking and other pertinent
information concerning the library campus.
An application was approved by the DRC in early 2014 for a smaller digital sign,
based on the sign requirements of the River Market Design Overlay District.
Later the applicant went back to the DRC with a request to allow the placement
of a larger digital sign mounted on the wall of the parking deck on the Rock
Street side over the entrance to the public parking deck. The applicant stated
due to the increased functionality the proposed size of the sign was to be
26 square feet per face rather than 7.5 square feet as previously approved.
According to the applicant the signs are manufactured in 25-inch increments with
the sign proposed being 50-inches high by 75-inches wide and oriented
horizontally. The signs are 9-inches thick and require 18-inches of working
space behind the sign. With this being a double faced sign, the total thickness of
36-inches.
This item was placed on the Board of Adjustment and the River Market DRC
agendas for review and approval but was later withdrawn when it was
determined digital signage was only allowed in the River Market District as a
variance (in this case a rezoning to a PCD). The public library originally desired
a reasonably small sign that would direct visitors and patrons to the new parking
facility providing parking in the heart of the River Market, where it is greatly
needed. The sign also would need to be flexible so that information could be
updated and changed for the many events and special parking promotions to be
offered by the owner of the deck. As the parking deck design has developed the
desired use of the sign has also expanded. CALS sees this sign primarily
providing parking information, but also information concerning other important
items associated with the downtown CALS campus, including the Ron Robinson
Theater, the Arkansas Studies Institute, the Butler Center and the Main Library.
The signs will not have any flashing or strobing lights and will maintain lengthy
time between the changes of the digital sign information.
B. EXISTING CONDITIONS:
A new building is currently under construction, the CALS parking deck and retail
space. The library is located to the south of the new construction and
encompasses the entire block from Cumberland to the former Rock Street right
of way. The I-30 exit/entrance ramp is located to the south of the library. Along
President Clinton Avenue within this same block is a mixture of retail, restaurant
and residential uses. To the south across the entrance ramp is a high rise
residential tower. To the west is the Arkansas Territorial Restoration Museum
and to the east is a surface parking lot serving the library and the Arkansas
Studies Institute.
April 7, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9119
3
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 and River Market Neighborhood Associations were notified of the
public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Heiple was present representing the request. Staff presented an
overview of the item stating there were no outstanding technical issues in need of
addressing related to the site plan. Staff stated the request was to allow a digital
sign in the River Market Design Overlay District area. Staff stated per the
ordinance this type signage was prohibited by the River Market DOD but staff felt
through the PCD process the signage could be allowed if the Commission and
Board of Directors felt the signage appropriate. 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 raised at the
March 16, 2016, Subdivision Committee meeting. The applicant is proposing a
rezoning of the site from UU, Urban Use District to PCD, Planned Commercial
District, to allow the placement of a digital informational sign at 333 President
Clinton Avenue, aka Market Row II, CALS Parking Deck. The issue has been
submitted to the River Market Design Review Committee (DRC) and has been
referred to the Planning Commission/Board of Directors for a rezoning to allow
the installation of a digital sign. The sign will be on the former Rock Street right
of way and will provide information regarding parking and other pertinent
information concerning the library campus.
The sign proposed is 50-inches high by 75-inches wide and oriented horizontally
located on the façade of the parking deck. The sign is 9-inches thick and
requires 18-inches of working space behind the sign. With this being a double
faced sign, the total thickness of the sign is 36-inches. The total square footage
of the sign per face is 26 square feet. The new sign requires a review and
approval of the PCD, Planned Commercial Development, and zoning since the
sign does not fully comply with the various provisions of the River Market Design
Overlay District and the City’s sign ordinance.
Section 353(e)(1)(a), states projecting signs shall maintain a nine-foot clearance
in all pedestrian walkways and a thirteen-foot clearance over vehicular use
April 7, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9119
4
areas, i.e. alleys and driveways. The sign is below the 13-foot clearance line by
approximately two (2) feet.
Section 353(e)(1)(c), states projecting signs shall extend a maximum of three
(3) feet from the face of the building. The sign is proposed to extend six (6) feet
three (3) inches from the face of the building.
Section 353(e)(2)(a,) states projecting signs shall have a maximum of twenty-five
(25) feet of sign face per sign. The proposed sign has a face of 26 square feet.
Section 353(e)(2)(b), states thickness of projecting signs shall be limited to
twelve (12) inches. With two (2) sides of the sign (18-inches) and the space
between the signs to house the mechanics of the sign (18-inches) the total
thickness of the sign is 36-inches.
Section 353(e)(3)(a), internally lit signs are prohibited. When projecting signs are
externally lit, they shall be illuminated from a concealed source of light or a
decorative source that is integral to the design of the sign. The changeable
digital sign is considered to be internally illuminated.
All other aspects of the proposed development are in compliance with the River
Market Design Overlay District (DOD). The sign with its five (5) variations from
the DOD (vehicular area clearance, projection, size, thickness and being
internally lit) are the reason for the requested rezoning to PCD. In the past
where signage has been requested that is listed as prohibited in the ordinance
the Board of Directors with the adoption of the ordinance rezoning the property
has included an additional section to the ordinance. Typically the ordinance
language states, in this case, that Chapter 36 Section 353(e)(3)(a) be waived to
allow the proposed internally lit sign.
Section 36-553, signs permitted in institutional and office zones defines the
brightness allowed for signs. The ordinance states illumination is allowed but not
greater than two hundred (200) foot lamberts of luminance.
Section 36-55,7 special provisions for on-premises signs and other sale
promotion devices states 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. The Rock Street right of way was
previously abandoned.
Section 36-547, lighting states unless otherwise specified by this Chapter
(Chapter 36), all signs may be illuminated. However, no sign regulated by this
chapter may utilize:
April 7, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9119
5
(1) An exposed incandescent lamp with an external reflector and without
a sunscreen or comparable diffusion.
(2) Any exposed incandescent lamp in excess of three hundred
(300) watts.
(3) Any revolving beacon light.
(4) Any device that allows oscillating, rotating or flashing lights.
(5) Animation manifesting either kinetic or illusionary motion occasioned
by a natural manual, mechanical, electrical or other means.
(6) The illusion of movement by means of a preprogrammed repetitious
sequential switching action in which illuminated elements of the sign
are turned off or on to visually simulate the impression of motion
characteristic of chasing, running, blinking, oscillating, twinkling,
scintillating, or expanding and contracting light patterns.
On January 27, 1992, the Little Rock Board of Adjustment provided an
interpretive action establishing guidelines for electronic message signs. The
guidelines are as follows:
1. The signs must meet the size, area, placement, lighting and installation
requirements that currently exist within the sign code, required electrical
permit.
2. On single line display boards, there shall be no less than two (2) seconds
between message line changes.
3. On double line or greater display boards, there shall be no less than five
(5) seconds between message changes.
4. There shall be no traveling messages.
5. No messages or letters shall wide up, wipe down, double wipe, spell
messages by word or letter.
6. There shall be no flashing, movement or animation of letters and/or
messages.
7. Fixed graphics shall be allowed, but no animated graphics will be allowed.
8. Sign must be permitted and fees paid prior to erection.
Staff is supportive of the applicant’s request. The projection of the sign will not
extend beyond the curb line. As with most projecting signs the street trees over
time will diminish the effectiveness of the signage by blocking the view with
foliage or bare branches. If the trees are maintained or replanted along Rock
Street, the visibility of the sign will be reduced from President Clinton Avenue and
April 7, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9119
6
East Second Street and should fade into the background. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the rezoning to allow the placement of the digital sign as proposed is
appropriate.
F. STAFF RECOMMENDATION:
Staff recommends approval of the applicant’s request to rezone the property from
UU, Urban Use District to PCD, Planned Commercial Development, to allow the
placement of the signage as proposed by the applicant.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the applicant’s request to rezone the
property from UU, Urban Use District to PCD, Planned Commercial Development, to
allow the placement of the signage 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 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 18 FILE NO.: Z-9120
NAME: Rebel Kettle Brewery and Restaurant Short-form PCD
LOCATION: Located at 822 East 6th Street
DEVELOPER:
822 East 6th LLC
822 East 6th Street
Little Rock, AR 72201
SURVEYOR:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 0.51 acres NUMBER OF LOTS: 0 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 2
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: All enclosed activities
PROPOSED ZONING: PCD
PROPOSED USE: UU, Urban Use District uses - Allow outdoor entertainment within
an enclosed/fenced patio area – not to be used as a special events center
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Owner/Developer is currently under redeveloping the property located on the
northwest corner of East 6th and Collins Streets for Rebel Kettle Brewery and
Restaurant. The property contains approximately 0.52 acres and is currently
zoned UU, Urban Use District. The site is located within the Presidential Park
Design Overlay District. The current zoning allows the proposed use but the
applicant is requesting a variance to allow activities outside the scope of the
DOD. The owner desires to rezone the site to a Planned Commercial
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
2
Development, PCD, to allow the use of the site with outdoor entertainment
offering food and beverage service within an enclosed (fenced area).
The request does not include the allowance of the space for a special events
center.
The site has been reviewed and approved for redevelopment with ingress for
parking from Collins Street and egress onto East 6th Street pending the
construction of a false façade between the parking and East 6th Street to screen
the proposed parking spaces. The ingress/egress is one-way and will be posted
and marked as such. The 6,500 square foot structure will have 22 on-site
parking spaces and an additional three (3) public spaces along Collins Street will
be constructed.
B. EXISTING CONDITIONS:
The site contains a restaurant/brewery nearing the end of rehabilitation (the
business opened on March 25, 2016). This area of East 6th Street contains a
mixture of uses including warehousing, office, and a truck wash and supply
companies for plumbing and electrical contractors. East 6th Street is a two
(2) lane roadway with curb, gutter and sidewalk 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 MacArthur Park Property Owners Association and the Hanger Hill
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
East 6th Street and Collins Street.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Collins Street
including 5-foot sidewalks with the planned development as shown on plan.
Street improvements should include striping. Plans for construction should
be submitted to show positive drainage will be provided along with details of
improvements.
3. New access ramps should be installed at the intersection of East 6th Street
and Collins Street as shown on plans.
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
3
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements (fence,
front planting bed, and any other private improvements) located in the
right-of-way.
6. If the facility obtains a temporary certificate of occupancy or opens before
street improvements are installed, temporary barricades or barrels should
be placed along Collins Street to prevent vehicle parking along with a surety
bond posted for the street improvements.
7. Improvements shall include signage and striping. Public Works must
approve completed plans prior to construction.
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 proposed East 6th Street driveway apron should be improved to City of
Little Rock standard detail PW-34. This driveway will be exit only. Signage
and striping should be provided to notify drivers.
10. Sidewalks are required in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan to be installed adjacent to East 6th Street
to connect with existing sidewalk to the west.
11. The proposed parking lot and drive aisles should be striped and signed in
conformance with MUTCD standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: EAD, Environmental Assessment Division, review required for
grease traps and brewery discharge. Sewer available to the site. Contact Little
Rock Wastewater if additional information is required.
Entergy: Entergy does not object to this proposal. However, there is an
electrical service cable which runs from the west edge of the property to an
attachment point on the west side of the existing building. This service wire may
need to be raised to allow for proper clearance for parking/driving in the area.
Contact Entergy in advance so this can be investigated further, or if electrical
service needs change for the structure.
Centerpoint Energy: No comment received.
AT & T: No comment received.
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
4
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.
Fire Department: Canopy may have to be sprinkled. Full plan review required.
Parks and Recreation: No comment received.
County Planning: No comment received.
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
5
Rock Region Metro: Location is currently served by METRO on route 12 and is
a short walk from the River City Travel Center at Capital and Rock Streets.
Provide a continuous pedestrian path from the sidewalks at the property
perimeter to the front door of the business. It will allow access for customers and
employees using other modes of transportation such as transit, walking and
biking.
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.
Canopy may require fire sprinkler installations.
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
"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 outdoor
entertainment within the patio which was previously constructed. The request is
within the Presidential Park Design Overlay District.
Master Street Plan: South side of the property is East 6th Street and it is a
Collector; East side of the property is Collins Street 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
6
Landscape: The applicant must seek approval of variances related to the City’s
Landscape Ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. David Carpenter was present representing the request. Staff presented an
overview stating there were few outstanding technical issues in need of
addressing related to the site plan. Staff questioned the entertainment venues to
be held at the business and questioned if there would be cover charge for any of
these venues. Mr. Carpenter stated there would not be a cover charge and the
outdoor area was a patio related to the brewery and restaurant aspect of the
business. He stated the owner would pay the in-lieu fee for the required street
trees and street furniture required by the Overlay. He stated there was not
sufficient area to allow for the placement of these particular items.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
or right of way was required at the intersection of East 6th and Collins Streets.
Staff stated sidewalks were required in accordance with Section 31-175 of the
Little Rock Code of Ordinances. Staff stated the parking lot and drive aisles
should be striped and signed in conformance with MUTCD standards. Staff
stated new access ramps were to be installed at the intersection of East 6th and
Collins Streets.
Landscaping comments were addressed. Staff stated the applicant was
requesting a variance from the various provision of the Landscape Ordinance
from the City Beautiful Commission which was scheduled to be heard on
April 7, 2016.
There was a general discussion between the Commissioners, staff and
Mr. Carpenter concerning the screening mechanism for the parking lot along
East 6th Street. Staff stated the parking spaces should be screened from street
view. Mr. Carpenter stated there were safety concerns if the screen was too tall
or if the area could become a place to hide creating safety concerns by the
female customers and employees. Staff stated they would work with the
applicant to ensure screening but to also ensure the patrons were safe.
Rock Region Metro comments were addressed. Staff stated the site was served
by a number of transit routes and requested the applicant provide safe
pedestrian access to and from the site for all modes of transportation.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
7
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing most of
the technical issues associated with the request. The applicant has indicated the
outdoor dining area will be used for food and beverage service daily and various
forms of outdoor entertainment on occasion, including live entertainment and
outdoor sports activities such as bean bag toss, bocce ball, etc. On the occasion
there will be live entertainment but there will not be a cover charge for the
musical event.
The applicant has indicated the days and hours of operation Sunday through
Thursday are 9:00 am to 10:30 pm and Friday and Saturday from 9:00 am to
1:30 am or as permitted by State Law.
The property contains approximately 0.52 acres and is currently zoned UU,
Urban Use District. The applicant is seeking approval of a rezoning to PCD,
Planned Commercial Development, to allow the use of the site by Rebel Kettle
Brewery and Restaurant. The applicant is also seeking to maintain the
underlying UU, Urban Use Zoning District uses. The site is located within the
Presidential Park Design Overlay District (DOD). The current zoning allows the
proposed use but the applicant is requesting the rezoning to allow activities
outside the scope of the DOD.
The site has been reviewed and approved for redevelopment with ingress for
parking from Collins Street and egress onto East 6th Street pending the
construction of a false façade between the parking and East 6th Street to screen
the proposed parking spaces. No surface parking is allowed along 3rd Street
from I-30 east one thousand, one hundred fifty (1,150) feet, 6th Street, Bond
Street and College/College Street Extension. Parking structures along these
streets must either have non-vehicular uses on the first (ground) level or a false
facade along the street so as to appear to be a non-vehicular use area. The
screening fence should be 42-inches in height and constructed of a solid surface
material with landscaping/plantings placed on the street side of the screen wall.
The 6,500 square foot structure will have 22 on-site parking spaces and an
additional three (3) public spaces along Collins Street will be constructed. The
site is located within the UU, Urban Use Zoning District which does not require
on-site parking to be provided.
The site is located within the Presidential Park Design Overlay District. The DOD
has specific development criteria related to street furniture and trees. All
landscape requirements of the base zone shall be enforced, related to location,
plant size and spacing. Along Bond, 3rd, 6th, 9th, and College Streets, all the
standards delineated below apply in urban use-zoned areas the street trees
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
8
below apply. Any property owner, due to the spacing requirements, not required
to provide a "street tree" or "street furniture" shall pay an in-lieu fee based on the
percentage of frontage along the street divided by the cost of providing the
required street trees and furniture in the ordinance.
1. Street trees are to be species defined in the zoning ordinance (Section
36-414). - Street trees a minimum of three-inch caliper shall be
required (type of trees as listed in landscape ordinance [chapter 15] ).
The trees shall be located a minimum of two (2) feet off the back of a
curb and shall be thirty (30) feet on center and no closer than thirty
(30) feet to a street intersection with a water source provided. The tree
canopy shall be maintained at least eight (8) feet above the sidewalk.
2. Benches and receptacles shall be at a spacing of one hundred
(100) feet with none closer than fifty (50) feet to the intersection
The applicant has indicated payment in-lieu of placing the street trees and
furniture will be provided to the City.
A number of the improvements have been put in place including the parking
area. With the construction of the parking area the applicant did not provide the
required landscape strips along the northern and western perimeters. The
applicant has an application before the City Beautiful Commission which will be
also be heard on April 7, 2016, to allow the elimination of the required plantings.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PCD zoning to allow the use of the site with outdoor activities which does
not include a request for a special events center. The applicant has indicated
any outdoor entertainment will be provided to the customers as a curtesy and
there will not be a cover charge required to enjoy the entertainment. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the rezoning as requested 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.
PLANNING COMMISSION ACTION: (APRIL 7, 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
April 7, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9120
9
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 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 19 FILE NO.: Z-9121
NAME: SCK Place LLC Short-form PD-R
LOCATION: Located at 6819 – 6823 Honeysuckle Lane
DEVELOPER:
SCK Place LLC
c/o McGetrick and McGetrick Engineers
11601 Bass Pro Parkway
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
AREA: 2.5 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.06
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential, existing duplex and existing four-plex
PROPOSED ZONING: PD-R
PROPOSED USE: Allow the creation of lots to recognize the existing residential uses
on the property and allow the creation of a lot for construction of a new single-family
home
VARIANCE/WAIVERS: Plat variances - Lots without public street frontage, reduced
front yard setbacks, development of lots on private streets.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site from R-2, Single-family to
PD-R, Planned Development Residential, to allow the creation of five (5) lots,
four (4) of which contain existing residential structures. The fifth will be created
to allow the construction of a new single-family home. The tract contains
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
2
2.5-acres. The existing buildings are two (2) duplexes, a four-plex and one (1)
single-family home. The applicant is indicating right of way dedication on
Honeysuckle Lane to 30-foot from centerline and a 30-foot access and utility
easement to cover the existing drive that grants access to the existing homes
and proposed lots.
B. EXISTING CONDITIONS:
Honeysuckle Lane is a narrow unimproved public right of way extending from
Lanehart Road. The area is predominately single-family with the exception of the
duplexes and the four-plex located on this site. There are both site built and
manufactured homes located in this area. There is a newly developing
subdivision located to the north of this site on the north side of Lanehart Road.
There is a property located on the west side of Honeysuckle Lane zoned PD-R
which was approved to allow the construction of an accessory dwelling for an
aging family member.
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 Stagecoach Dodd Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Honeysuckle Lane is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 25 feet from centerline will be required.
2. Private access is proposed for these lots. The private street should be
widened to provide at least 20 feet of paved surface.
3. The proposed home will be addressed out of sequence.
4. All driveways shall be concrete aprons per City Ordinance.
5. With site development provide the design of street conforming to the Master
Street Plan. Provide at least 20 feet of paved surface on Honeysuckle Lane
adjacent to the subject property. A paved hammerhead turnaround should
be provided for vehicular use. The turnaround should be at least 40 feet
long and be located within public right-of-way.
6. 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
3
7. Show the limits of the 100-year floodway and floodplain on the survey.
8. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
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. All proposed utility and drainage easement will be platted as private since
access will not be provided from public right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Each separate residence must have
its own sewer service.
Entergy: Entergy does not object to this proposal. An overhead, single phase
electrical line runs along the north side of the road serving these lots – existing
structures and proposed new lot – from which electrical service may be provided
to the new development. 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
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
4
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.
Fire Department: Access to structure.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO, however the
neighborhood is in our future plans. Service along Stagecoach Road is nearby.
Provide sidewalks on the perimeter of the properties for access to other modes of
transportation.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the 65th Street West Planning
District. The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed sic (6) units per acre. Such residential development is
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
5
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PD-R (Planned District Residential) to allow the
creation of lots to recognize existing residential units and allow the construction
of a new single family home.
Master Street Plan: West side of the property is Honeysuckle Lane, and it is
shown as Local Street 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 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were no outstanding technical issues in need of addressing related to the site
plan. Staff stated the request was to allow the creation of five (5) lots to
recognize four (4) existing residential structures and allow the construction of a
new single-family home.
Public Works comments were addressed. Staff stated the minimum paving width
of Honeysuckle Lane was to be 20-feet of paved surface. Staff stated the
minimum paving width of the new access easement was to also be 20-feet. Staff
requested a right of way dedication of 25-feet from centerline of Honeysuckle
Lane. Staff stated a minimum access and utility easement of 30-feet should be
provided. Staff stated a hammerhead turn-around should be included at the end
of the driveway accessing the proposed lots and at the end of the public right of
way on Honeysuckle Lane.
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.
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The revised plan includes the right
of way dedications per the City’s Master Street Plan. The applicant has also
provided on the revised site plan the location of turn-arounds at the end of the
public right of way on Honeysuckle Lane and the end of the proposed driveway.
The request is to rezone this site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the creation of five (5) lots, four (4) of which
contain existing residential structures. The fifth lot will be created to allow the
construction of a new single-family home.
The tract contains 2.5-acres. The lots are indicated with an average lot size of
0.50 acres and a minimum lot size of 0.33 acres. The lots are indicated with a
15-foot building line off set from a 30-foot access and utility easement. The side
and rear yard setbacks are indicated well in excess of the typical building
setbacks allowed within the R-2, Single-family zoning district; 25-feet rear yard
and a maximum of 8-feet on each side of the structure.
The site contains two (2) duplexes, a four-plex and a single-family home. The
applicant is requesting to subdivide the property to allow for the creation of lots
around the existing structures but to also allow the creation of an additional lot for
future construction of a single-family home. The applicant has indicated on all
lots fences and accessory structures will comply with the typical development
standards per the R-2, Single-family zoning district.
The applicant is indicating right of way dedication on Honeysuckle Lane to
30-foot from centerline. The public right of way ends at the south property line of
this property. The applicant has indicated a turn-around will be constructed at
this location to allow service vehicles an area to turn-around while remaining the
public right of way. The site plan indicates the placement of a 30-foot access
and utility easement located along the existing drive to grant access and utility
service to each of the lots.
Section 31-207 states private streets for residential development shall be
discouraged. However, private streets may be approved by the Planning
Commission to serve isolated developments. The design standards are to
conform to public street standards as specified in the subdivision ordinance.
Private streets are permissible only in the form of culs-de-sac and short loop
streets and only when it has been determined that these streets can be
adequately served by all public service vehicles. Such streets will not be
permitted where there is a possibility of through traffic or eventual connection to
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
7
another public street. This street is not shown on the Master Street Plan to be
extended.
The request includes a variance from Section 31-231 to allow the creation of lots
without public street frontage. The lot layout as proposed creates lots to allow for
each of the existing units, and one (1) proposed new unit, to be located on an
individual lot. Staff does not feel the creation of the lots as proposed will have a
significant impact on the area.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the property to recognize the existing homes located on the site and to allow
the creation of parcels for each of the units.
Section 36-155 states if an application is made for rezoning, the applicant must
submit a planned development unless agreeing to satisfy building setbacks and
needed right-of-way to current City ordinance and Master Street Plan standards.
However, when property is vacant at the time of dedication or purchase, current
subdivision building setback requirements will apply, unless an application to the
Planning Commission or Board of Adjustment for a variance is approved. For
accessory buildings, the provisions of Subsection 36-156(a)(2)c. shall apply.
Section 36-158(a)(2)(c) - Accessory buildings or structures in the R-1 through
R-4A districts shall not be located closer than sixty (60) feet to the front property
line, fifteen (15) feet from a street side line and may not occupy more than thirty
(30) percent of the required rear yard area. For purposes of double front lots,
accessory buildings shall conform to front yard setback requirements on both
streets. Accessory buildings or structures shall in all instances be subordinate to
the principal structure on the lot and contain less gross floor area. Accessory
dwellings shall not exceed the permitted land coverage allowed by the district
regulations. Swimming pools and all appurtenant structures both above ground
and below grade of adjacent yard area shall be construed to be accessory
structures and conform to the standards of this section. The Planning Director
may authorize the encroachment of structures into a required yard setback
except when more than one (1) encroachment is proposed. The encroachment
shall be limited to ten (10) percent. With the approval of the PD-R zoning the
applicant is requesting all the provisions as typically allowed within the R-2,
Single-family zoning district be allowed for this development.
Staff is supportive of the applicant’s request. Staff does not feel the rezoning of
the property to PD-R, Planned Development Residential, to allow the creation of
the five (5) lots as proposed will have any adverse impact on the area.
April 7, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9121
8
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: (APRIL 7, 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 8 ayes, 0 noes
and 3 absent.
April 7, 2016
ITEM NO.: 20 FILE NO.: Z-9126
NAME: Donaghey Building Short-form PCD
LOCATION: Located on the southeast corner of 7th and Main Streets
DEVELOPER:
Jeannie Hilfiker (Owners Representative) of LRMU, LP
623 Herdon Parkway, Suite 360
Herndon, VA 20170
SURVEYOR:
Global Surveying Consultant, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.404 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: All enclosed activities
PROPOSED ZONING: PCD
PROPOSED USE: UU, Urban Use District uses including the allowance of multi-family
residential at a density greater than 72 units per acre
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from UU, Urban Use District to
PCD, Planned Commercial Development, to allow the conversion of this 14-story
structure at Seventh and Main Streets into a mixed use development. The
applicant is proposing the use of the basement with 154 on-site storage lockers,
77 bike storage racks, bike work bench and dog wash. The first floor is proposed
with a fitness center, laundry facilities, community room, 15 seat movie-theater,
meeting rooms and an outdoor patio with lawn. The ground floor will also include
an area that is proposed for retail and/or office lease space. The remaining
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
2
floors will be converted into 154 units of market rate apartments. The applicant
indicates an existing skywalk located over 7th Street will be opened to allow
residents to access parking spaces in a nearby parking deck.
B. EXISTING CONDITIONS:
This area of Main Street is primarily owned and used by the State. There are a
number of buildings currently under redevelopment in this area to include lease
space for residential and non-residential uses. The City’s project for improving
Main Street is nearing completion but stops at 6th and Main 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 Downtown Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. An appropriate handicap ramp constructed per City of Little Rock Detail are
required in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan. The new ramp should be installed at the intersection of
West 8th and Main Streets and at the alley on West 7th Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged or not in
conformance with City of Little Rock standard details in the public right-of-way
prior to occupancy.
3. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for any private improvements
proposed to be located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Capacity fee review required. Contact
Little Rock Wastewater for additional information.
Entergy: Entergy does not object to this proposal. Discussions with the
developer have already begun about electrical load and service requirements
and locations of new facilities to serve the building.
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: Fire command center and full plan review.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO in multiple ways
through downtown Little Rock. Mixed use development in downtown is supported
by and supportive of transit. METRO has objections.
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 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 rezone the
building to rehab as residential, office and commercial space uses.
Master Street Plan: South side of the property is West 7th Street and it is a
Collector, east side of the property is Main Street and it is a Minor Arterial on the
Master Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
4
to minimize negative effects of traffic and pedestrians on Main Street. 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 West 7th Street. These Bike
Lanes provide a portion of the pavement for the sole use of bicycles. There is a
Class III Bike Route shown on Main Street. 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, and the Urban Use District.
2. The property is located in the UU urban use district. Street trees a minimum
of three-inch caliper will be required. The trees shall be located a minimum of
two (2) feet off the back of a curb and shall be thirty (30) feet on center and
no closer than thirty (30) feet to a street intersection with a water source
provided. The tree canopy shall be maintained at least eight (8) feet above
the sidewalk. Street trees are to be provided on Main and 7th Streets.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff stated they would contact the applicant to secure any additional
items necessary to complete the review process. 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 staff with updated drawings and a revised cover letter
addressing most of the technical issues associated with the request. The
applicant is requesting a rezoning of the site from UU, Urban Use District to PCD,
Planned Commercial Development, to allow the conversion of this 14-story
structure at Seventh and Main Streets into a mixed use development. The
applicant is proposing the use of the basement with 154 on-site storage lockers,
77 bike storage racks, bike work bench and dog wash. The first floor is proposed
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
5
with a fitness center, laundry facilities, community room, 15 seat movie-theater,
meeting rooms and an outdoor patio with lawn. The ground floor will also include
an area that is proposed for retail and/or office lease space. The remaining
floors will be converted into 154 units of market rate apartments. The applicant
indicates an existing skywalk located over 7th Street will be opened to allow
residents to access parking spaces in a nearby parking deck. The approval of
the PCD would include the allowance of outdoor activities.
The units are proposed as studio units, 1-bedroom units and 2-bedroom units.
The plan includes 38 studio apartments. The units range in size from 402 square
feet to 561 square feet. There are 63, 1-bedroom units with sizes ranging from
654 square feet to 771 square feet. The plan includes 53, 2-bedroom units with
sizes ranging from 886 square feet to 1,121 square feet.
The requested rezoning to PCD will allow for additional density in the upper
floors for apartments. The property contains 0.040 acres and is proposed for
development of up to 157 unit which results in a density for the site of 388 units
per acre. The UU, Urban Use Zoning District allows for development of
multi-family at a density of 72 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required.
Parking, while not required under the UU zoning, will be provided within an
adjacent parking deck for tenants.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
The applicant has indicated signage will include a new illuminated blade sign at
the corner of 7th and Main Streets and is proposed 42-inches by 276-inches with
81 square feet of sign area on each side. Two (2) new fabric vertical banners are
proposed for 7th Street and two (2) new fabric vertical banners are proposed for
Main Street. Each banner will be 32-inches by 144-inches with 30 square feet of
signage on each side. Building banners and blade signage will be approximately
402 square feet of signage. There are currently no retail tenants proposed. The
applicant has indicated signage will be requested for the tenant as one is
secured.
The zoning ordinance for the UU, Urban Use Zoning District states off-premises
signs are not allowed. Ground-mounted signs are discouraged and may only be
permitted as a variance as per Division 2 of Chapter 36. Otherwise, permitted
signs shall be as in Section 36-553, signs permitted in institutional and office
zones. On the street level, the maximum area of signage may be doubled if at
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
6
least fifty (50) percent of the street-level office and retail space has direct access
to the street.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet.
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
sidewalk. The applicant has indicated they will work with the City in developing
the streetscape for this area.
The applicant has indicated fencing will be placed around the green spaced
property on the south side of the building. The fence will be eight (8) feet in
height and will be either horizontal wood slat fence with aluminum posts or black
steel picket fence. Any fencing located within the public right of way will require a
franchise agreement with the City.
Per the UU, Urban Use Zoning District all ground-mounted mechanical systems
and trash receptacles and pickup shall be oriented away from a primary street
side of the property and screened from the public right-of-way. Ground-mounted
mechanical systems and trash receptacles are to be placed adjacent to alleys if
alleys are available. This site has alley access. Staff recommends the dumpster
be placed and serviced from the alley. No trash collection will be allowed from
the Main Street frontage.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi-family for this site will
adversely impact the area. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
redevelopment of the site as proposed 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.
April 7, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9126
7
There will be no garage collection or servicing of dumpsters allowed from the
Main Street frontage.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
Ms. Jeannie Hilfiker was present representing the request. There was one person
present who wished to address the Commission with concerns. 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 stated there would be no garage collection or servicing of dumpsters
allowed from the Main Street frontage.
Mr. David Sterling, Chief Legal Counsel for the Department of Human Services,
addressed the Commission stating they were not opposed to the redevelopment of the
building as proposed by the applicant but did want the right to register their right for
appeal at a later meeting date if issues related to a pedestrian easement could not be
resolved. He stated currently the owners of the building had a pedestrian easement
over 7th Street, through the skywalk, to the second floor and down a corridor over an
alley and to the parking deck located east of Main Street. He stated the easement was
through DHS work space. He stated the easement was a corridor easement and the
details had not been fully resolved with the future tenants of the building. He stated he
did not object to the current project but felt the need to register a concerns at a future
date should an agreement not be reached concerning the pedestrian easement.
A representative of ADFA (Robert A?) stated he was owner of the building and DHS
was their primary tenant. He stated he was present as the owner of the building in case
DHS could not address the Commission as the tenant of the building.
There was no further discussion. A motion was made to approve the request as
presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 21 FILE NO.: LA-0053-A
NAME: Colonel Glenn Commercial, Tract 27 Advanced Grading
Variance Request
LOCATION: South of Colonel Glenn Plaza Loop and East of David O. Dodd Road
APPLICANT: Colonel Glenn Development Co.
APPLICANT’S REPRESENTATIVE: Tim Daters, White-Daters & Associates
AREA: Approximately 8.6 acres
CURRENT ZONING: C-3, General Commercial District
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and excavating approximately 3.7 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and excavating approximately 3.7 acres of a total of
approximately 8.6 acres adjacent to Colonel Glenn Plaza Loop and David O
Dodd Rd. Advanced grading is requested to occur on Tract 27 of the I-430
Colonel Glenn Commercial subdivision located at Colonel Glenn Plaza Loop and
David O. Dodd Road. The variance would allow staff to issue a grading permit
for the advance grading activities without imminent construction. Fill material is
proposed to be excavated from the site and trucked to nearby permitted
construction sites. A Land Alteration Regulations variance, LA-0053, was
previously approved for advance grading of this property in 2013. Not all of the
estimated fill material from this site was excavated.
B. EXISTING CONDITIONS:
The 8.6 acre area is sloped, tree covered with the area in the center being
previously excavated in 2014. East of Tract 27 is an undeveloped preliminary
platted property zoned C4. Beyond that property is Colonel Glenn Plaza Loop
and the recently opened Landers Chrysler Jeep dealership. South of Tract 27
are undeveloped preliminary platted properties zoned C-4 and J. A. Fair High
School.
West of Tract 27 is an undeveloped property zoned O-3. Beyond that property is
David O. Dodd Road. North of Tract 27 is Colonel Glenn Plaza Loop. Beyond
the street is the Rave Theater zoned C-3 and a car dealership zoned C-4.
April 7, 2016
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LA-0053-A
2
C. NEIGHBORHOOD COMMENTS:
As of the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Also as of the time of writing, staff has not received any
telephone calls or emails with questions or desiring additional information.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Stormwater detention ordinance applies to this property.
3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. 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.
5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
6. Provide visual screening of the completed area by providing undisturbed
buffer strips or earthen berms along Colonel Glenn Plaza Loop. Per Sec.
29-197(3) provide line of sight illustrations from adjacent street(s) and
properties for review by the Planning Commission.
7. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
8. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
9. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
April 7, 2016
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LA-0053-A
3
10. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the grading activities.
11. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
12. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
13. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access into these buffer areas.
14. At the completion of the land alteration activities, a minimum six (6 inches of
suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
15. A sign is required to be posted on site.
E. SUBDIVISION COMMITTEE:
Tim Daters of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
F. ANALYSIS:
The applicant is proposing to clear and grade approximately 3.7 of the 8.6 acres.
The one (1) year advance grading variance was approved for the property in
2013. The excavation activities occurred in 2013 and 2014. The applicant is
requesting the variance again because the soil volumes were far below the
volumes expected to be needed for the construction of the Glenn Ridge
Crossings subdivisions. The excavated fill material from this property will be
taken to a nearby permitted construction project.
The gravel construction entrance will be located off Colonel Glenn Plaza Loop.
The applicant has agreed that grading will occur expeditiously and the site will be
stabilized within 1 year of the issuance of the grading permit. Any damage to city
streets or infrastructure will be repaired by the applicant prior to the acceptance
and release of the 2 year maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. Maintenance of erosion controls, detention
facilities, and construction entrances will occur as needed during the grading
period. Within 14 days of completion of the final grading, the disturbed area will
April 7, 2016
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LA-0053-A
4
be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then
be removed.
The applicant proposes to provide a 50 ft. undisturbed buffer along the west
property line. The applicant also plans not to disturb approximately 2 acres on
the northwest corner of the site near David O. Dodd Road. An undisturbed 50 ft.
buffer will also be maintained adjacent to Colonel Glenn Plaza Loop to obstruct
the view of the area except at the existing construction entrance. The excavated
area is not viewable from Colonel Glenn Plaza Loop to the east.
All slopes will be final graded to 3:1 or flatter slope. Orange fencing will be
installed along all undisturbed buffers to prevent entry.
G. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraph D of the agenda staff report. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
April 7, 2016
ITEM NO.: 22 FILE NO.: LU16-19-01
Name: Land Use Plan Amendment – Chenal Planning District
Location: 16100 Chenal Parkway
Request: Commercial with Special Conditions to Commercial
Source: Riverside Properties LLC
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Commercial with
Special Conditions to Commercial. The Commercial category includes a broad
range of retail and wholesale sales of products, personal services, and general
business activities. Commercial activities vary in type and scale, depending on
the trade they serve.
EXISTING LAND USE AND ZONING:
The property is currently zoned PD-C Planned Development – Commercial and
O-2 Office and Institutional. The land currently has two vacant car dealership
buildings on it and is 5.3 acres ± in size. To the north and northeast is
undeveloped land that is partially wooded and zoned Planned Commercial
Development that extends to Wellington Hills Road, to the east is Highland Valley
United Methodist Church on land zoned R-2 Single Family and a vacant lot
owned by the church immediately next to the applicant site zoned O-2 Office and
institutional, to the south across Chenal Parkway is land zoned PCD Planned
Commercial Development for the Kroger/ Marshalls shopping center with
different outparcels and to the west is undeveloped land zoned C-3 General
Commercial.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20, 1999, this area was changed from Office to Commercial with a PZD
required. Later this would be termed “Special Conditions” when grouped with
other areas of town that had similar conditions attached.
On June 27, 2006, an area to the southwest of Kirk Road and Kanis was
changed from Multifamily to Mixed office Commercial.
On June 27, 2006, a large tract immediately north of this site was changed from
Low density Residential, Neighborhood Commercial and Office to Mixed Office
Commercial.
April 7, 2016
ITEM NO.: 22 (Cont.) FILE NO.: LU16-19-01
2
On August 19, 2014, an area at the northwest corner of Chenal Parkway and
Wellington Hills Road was change from Mixed Office Commercial to Commercial.
To the north of the site is land shown as Mixed Office Commercial on the Plan, to
the east is shown Public Institutional for the church, to the south across Chenal
and to the west is shown as Commercial.
MASTER STREET PLAN:
Chenal Parkway is shown as a Principal Arterial with Alternative Design
Standards on the plan. The Rock Creek Alignment was adopted in 1987 and the
four Lane “parkway Section” was adopted in 1994. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Chenal Parkway since it
is a Principal Arterial.
BICYCLE PLAN:
There is a Bikeway I - Bike Path proposed along this portion of Chenal parkway.
It would be built separate from or alongside a road. Additional paving and right of
way may be required.
PARKS:
According to the Master Parks Plan, this area is not in a service deficit area. The
Rock Creek parkway with trails is within eight blocks of the site.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
Many changes have happened in this area since the Land Use Plan amendment
placed the Special Condition of requiring a PZD on this parcel in 1999. At that
time, the land was home to a landscape company that had been on site for many
years with greenhouses and open display of plant materials. To the north was
undeveloped pastureland zoned MF18 and shown as MF on the Land Use Plan.
To the east of the site, across Kirk Road, were a newer Texaco Station and other
C3 property shown as Commercial. To the south was the new Kroger and
proposed shopping center that is shown as Mixed Office Commercial and a PCD.
April 7, 2016
ITEM NO.: 22 (Cont.) FILE NO.: LU16-19-01
3
To the east was the Highland Valley United Methodist Church zoned R2 CUP in
a Public Institutional Land Use classification.
At the time, the Office was a buffer between the Multi-Family to the north and the
Mixed Office Commercial area to the south. The requirement for the PZD
protected the anticipated multifamily to the north and the Public Institutional to
the east. The Special condition was applied to the entirety of the Office area
shown on the plan at that time.
Since that time, the Kroger Shopping center has more than doubled in size with
five outparcel buildings and a Kroger Mega Market. Offices have been built on
Kirk Road to the north of Chenal and Kirk Road itself has been extended to Pride
Valley Road to the south. Highland Valley Church had an expansion as well as
other commercial businesses being built at the intersection of Wellington Hills
Road and Chenal.
The Land Use Plan has changed significantly also. The Multi-Family to the north
is now Mixed Office Commercial and the Mixed Office Commercial to the south
across Chenal is now Commercial. The Multi-Family southwest of Kirk and
Chenal Parkway is now Mixed Office Commercial.
The rezoning action that is accompanying this application is to revoke the PCD
that allowed auto sales with outdoor display and to rezone the property C-3
General Commercial which does not allow outdoor display. The need for the any
special condition on this site would be moot if passed.
With the accumulation of changes in the Future Land Use Plan over the last 17
years, the current development of the surrounding neighborhood, and the
proposed zoning change to remove the by right outdoor display, there is no need
for the Special Conditions on this property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Parkway Place.
Staff has received no comments from area residents as of this writing.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
April 7, 2016
ITEM NO.: 22 (Cont.) FILE NO.: LU16-19-01
4
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to amend
the City’s Future Land Use Plan to remove the special condition previously
imposed on this site. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 8 ayes,
0 noes and 3 absent.
0
0
z
0
0
u
CL
ELI
LLJ
LLI
ac
p
m-
Ar.
WN
2-�
F-
z
LLI
L01)
co
LLI
z
6
LLJ
N
memo
Immom
looms
soon
MOORE
looms
moommommomm,
0
mmmm_mmmmm
1111101110110
01111011110111
misommumms
I
0
1011103111
sommommill
anqIMININNIVIN
NSIENNIMbil
NEIIIIIIININ
IIIIIINNIONE
mommmoffiffinum
Immommommo
LLJ
LLI
ac
p
m-
Ar.
WN
2-�
F-
z
LLI
L01)
co
LLI
z
6
LLJ
N
ri
0
"i
Ui
0
0
0
CL
LJi
IQk
111111111111.
loss
on
111111101
IIIII
i���i
■iiil
11110
11111
000110'iii
11110
111010110
NPNOMMINNIN
OINEEMNION
100111111011
IMMINSIMEMIN
11
=1:�
INIMMMINIMME
INIMMINNIMME
iiiAiiwiii
111111111111.
on
111111101
i���i
:::DIY:..
11
=1:�
iiiAiiwiii
ct
to
Q)
a;
LLJ
u
LU
2:
Ln
C30
LU
uj
April 7, 2016
There being no further business before the Commission, the meeting was adjourned
at 5.12 p.m.
Date
Chairman