pc_08 13 2015
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
AUGUST 13, 2015
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Jennifer Martinez Belt
Craig Berry
Tom Brock
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Bill May
Members Absent: Scott Hamilton
Paul Latture
City Attorney: Shawn Overton
III. Approval of the Minutes of the July 2, 2015 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
AUGUST 13, 2015
4:00 P.M.
I. OLD BUSINESS:
A. Z-1465-E NuLife Christian Fellowship Church – Conditional Use
Permit
4601 S. University Avenue
B. Z-8570-C Verizon Wireless – Tower Use Permit
20001 Kanis Road
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-5936-M Rezoning from R-2 and OS to C-3
West of 17901 Chenal Parkway
2. Z-9055 Rezoning from R-2 to R-4
2004 Junior Deputy Road
3. Z-9056 Rezoning from O-3 to R-3
109 N. Palm Street
4. Z-1611-A 5909 S. University Impound Lot and Vehicle Self
Storage – Conditional Use Permit
5909 S. University Avenue
5. Z-6909-A Longley Baptist Church Family Life Center –
Conditional Use Permit
9900 Geyer Springs Road
6. Z-9057 Arkansas Veterinary Specialists – Conditional Use
Permit
11619 Pleasant Ridge Road
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number:
File Number:
Title:
7. Z-9058 Verizon Tower Use Permit
3016 S. Pulaski Street
8. Z-9059 Space Storage at Riverdale Mini-Warehouse –
Conditional Use Permit
Southwest corner of Brookwood and Riverdale
9. G-25-217 Mara Lynn Road Street Name Change to Napa Valley
Drive that portion of Mara Lynn from the Mara
Lynn/Bowman intersection to where Mara Lynn
becomes Napa Valley
August 13, 2015
ITEM NO.: A FILE NO.: Z-1465-E
NAME: NuLife Christian Fellowship Church –
Conditional Use Permit
LOCATION: 4601 S. University Avenue
OWNER/APPLICANT: Rick Middleton/Windsor Williams, NuLife Church
PROPOSAL: A conditional use permit is requested to allow a
church to occupy up to 6,000 sq. ft. of the existing
building on this C-4 zoned property.
1. SITE LOCATION:
The site was developed and previously occupied by an automobile
dealership. The property is located on the east side of S. University
Avenue, a little less than ½ mile south of Asher Avenue.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located along the University Avenue Commercial corridor.
Shopping centers are located to the north at the major intersection. An
automobile dealership and other commercial uses are located across
University to the west. Areas of floodway bound the property on the north,
south and east. Since this large building was vacated by the dealership, it
has been used for a mixture of smaller uses. Allowing the church to
occupy a portion of the building appears to be compatible with uses in the
area and a reasonable reuse of a portion of the building.
Notice of the public hearing was sent to all owners of properties within
200 feet of the site and the SWLR United for Progress Neighborhood
Association.
3. ON SITE DRIVES AND PARKING:
Access to the property is via a single driveway off of S. University Avenue.
The northern portion of the site is occupied by a single use; a used vehicle
sales business. The southern portion is occupied by two buildings
containing a total of 39,500 square feet of area. The entirety of the
smaller building and a portion of the larger building contain automobile
service uses. The church is to occupy 6,000 sq. ft. of the larger building.
The maximum stated seating capacity of the church’s main worship area
is 195 persons; requiring 48 parking spaces. There are 119 parking
spaces on the site which is sufficient to accommodate the uses.
August 13, 2015
ITEM NO.: A (Cont.) FILE NO.: Z-1465-E
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s landscape and buffer ordinance
requirements.
If building rehabilitation exceeds fifty percent (50%) of the replacement
cost then the landscaping and buffer must also come into compliancy
accordingly.
5. PUBLIC WORKS COMMENTS:
1. Show the floodplain and/or floodway delineations on the survey.
2. It appears a substantial area of the site lies within the regulated
floodway and/or floodplain of Fourche Creek and Rock Creek. No
future construction of any structures, improvements to the interior of
the structures over 50% of the market value of the structure, parking
areas, or placement of fill materials are allowed in the floodway.
Additions or improvements to the interior of structures in the floodplain
of 50% or more of the market value of a structure must comply with the
CLR floodplain regulations.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to the conditional use permit whereby
the applicant is requesting to use 6,000 +- square feet of the existing
building. The building is already supplied with electric service. The
customer should contact Entergy in advance if changes in the electrical
service requirements to the building are required.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
August 13, 2015
ITEM NO.: A (Cont.) FILE NO.: Z-1465-E
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.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water regarding the size and location of the
water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
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 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.
Building Codes: Project is a change in occupancy and is therefore subject
to current building code requirements. Review and approval is required by
Building Codes Division before occupancy takes place. For information on
submittal requirements and the review process, contact a commercial
plans examiner:
August 13, 2015
ITEM NO.: A (Cont.) FILE NO.: Z-1465-E
4
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 10, 2015)
The applicant, Windsor Williams, was present. Staff presented the item and
noted some additional information was needed. Staff requested a signage plan
and asked if there would be any outdoor activities. Staff noted that the
application stated the church currently had 50 members. Staff asked what the
maximum seating capacity of the main worship area would be. Staff noted that
the CUP was for only this 6,000 square foot area and any future expansion would
have to be brought back to the Commission.
Public Works Comments were discussed. Staff requested that floodplain and/or
floodway delineations be indicated on the survey. Staff noted the restrictions on
construction and remodeling on properties in the floodplain/floodway.
Other Agency Comments were noted.
The applicant was advised to provide responses by June 17, 2015. The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
The C-4 zoned, 8.5± acre tract located at 4601 S. University Avenue was
previously occupied by various automobile and truck sales and service
businesses. Since the last of the new car sales businesses left the site several
years ago, it has been occupied by a mixed variety of uses; including used
vehicle sales and service companies. A relatively recent effort was made to
reuse the site and buildings for a mixed use retail development. That proposal
did not succeed. A used vehicle sales business is located on the northern
portion of the site. The southern portion of the site contains two buildings;
32,285 square feet and 7,280 square feet. The smaller building is occupied by a
couple of automobile service type businesses. The southern portion of the larger
building is also occupied by a similar use.
August 13, 2015
ITEM NO.: A (Cont.) FILE NO.: Z-1465-E
5
The applicant is requesting approval of a conditional use permit to allow a church
to occupy up to 6,000 square feet in the northern portion of the larger building.
NuLife Fellowship Christian Church will be conducting Sunday worship services,
Monday Leadership meeting and Wednesday Bible Study. There will be other
events from time-to-time as are typical for a church. NuLife currently has 50
members. The maximum seating capacity in the proposed new worship area is
195 persons. No outside activities are planned. Signage will consist of wall
signage on the building façade facing S. University and a possible ground sign.
Signage will comply with that allowed in commercial districts. Only cosmetic type
work to the building is proposed to accommodate the new use.
To staff’s knowledge, there are no outstanding issues. The proposal to allow use
of a portion of this existing building for a small church appears to be a reasonable
request. There is no bill of assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 2, 2015)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had failed to send the required notices and the
item needed to be deferred. There was no further discussion. The item was
placed on the consent agenda and deferred to the August 13, 2015 meeting by a
vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
Staff informed the Commission that on July 22, 2015 the applicant had requested
deferral of the item to the September 24, 2015 meeting. Staff recommended
approval of the deferral request. The item was placed on the consent agenda
and approved for deferral with a vote of 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: B FILE NO.: Z-8570-C
NAME: Verizon Wireless – Tower Use Permit
LOCATION: 20001 Kanis Road
OWNER/APPLICANT: John Bale/Jim Curley – BTE Management Group
represented by Randal Frazier
PROPOSAL: A tower use permit is requested to allow for the
addition of 15 feet to the height of this existing
150 foot tall monopole cellular tower.
1. SITE LOCATION:
The site is located outside the city limits, within the City’s Zoning
jurisdiction. The WCF site is located 500± feet south of Kanis Road, west
of Chenal Downs.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The existing WCF site consists of a tower and equipment within a fenced,
50 ft. X 50 ft. lease area in a 200± acre tract. This portion of the parent
tract is heavily wooded. The parent tract extends for several hundred feet
to the south and west. Properties to the north and extending west are
wooded and undeveloped. The Chenal Downs neighborhood, consisting
of larger homes on 5+ acre tracts, is located to the east. The WCF site is
150 ft. from the common property line between the 200± acre parent tract
and Chenal Downs. The center of the tower is 185 ft. from that property
line. The tower itself is a stealth design with the antennae not extending
out.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the boundary of the 200± acre parent tract. There is no
neighborhood association in the area that is registered with the City.
3. ON SITE DRIVES AND PARKING:
A gravel driveway within a 30 foot access easement provides access to
the WCF site off of Kanis Road. A gate is located across the driveway at
Kanis. A concrete driveway apron will be installed as required by Public
Works.
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
2
4. SCREENING AND BUFFERS:
Landscaping and screening are to comply with the provisions of Chapter
36, Article XII, Section 36 – 593 as follow:
(1) All existing and new WCF shall be screened and landscaped as
follows:
(a) All WCF subject to this section shall contain a permanent
six-foot landscape strip parallel with all sides of the primary use
area and outside of the opaque fence but within the lease area,
except for a space for ingress and egress to the primary
use area.
(b) An eight-foot opaque fence shall be constructed, finished side
facing outward, around the primary use area to provide
screening and a background for required landscaping within the
six-foot landscape strip.
(c) The opaque fence shall also satisfy the security fence shall also
satisfy the security fence requirement of subsection (f).
The landscape strip on each side of the primary use area shall
be planted with two (2) trees of a two-inch caliper which will
grow to a spacing of fifteen (15) feet which will grow to a
minimum twenty (20) feet in height at maturity. Each landscape
strip shall also be planted with evergreen shrubs of thirty (30)
inches height at planting, with a maximum spacing of forty-eight
(48) inches on center and which will grow to a minimum height
of sixty (60) inches at maturity.
5. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. The driveway should be constructed with a concrete apron per City
Ordinance.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Outside service boundary, no comment.
Entergy: Entergy does not object to the height of the existing cell tower as
long as the electrical distribution facilities serving the existing tower are
not impacted.
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
3
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No Comments.
Building Codes: Project is subject to full commercial plan review approval
prior to issuance of a building permit. For information on submittal
requirements and the review process, contact a commercial plans
examiner: Structural Plan/Calculations required.
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No Comments.
CATA: Site located outside of CATA service area.
SUBDIVISION COMMITTEE COMMENT: (JUNE 10, 2015)
Attorney Randal Frazier was present representing the application. Staff
presented the item. At staff’s request, Mr. Frazier briefly discussed the Spectrum
Act and the Federal Communications Commission final rule implementing the
statutory requirements of the Spectrum Act. He stated the FCC’s ruling
mandates that the City approve the proposed height increase. Staff stated the
City Attorney’s office was reviewing the issue and any information received from
that office would be forwarded to the Commission. The various agency
comments were noted.
The Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
A Wireless Communication Facility (WCF) is located within a 50 ft. X 50 ft. lease
area on the 200± acre tract at 20001 Kanis Road. The property is outside of the
city limits but within the City's zoning jurisdiction. The property is zoned AF.
The WCF was approved at staff level on June 24, 2010. The proposed WCF
complied with all ordinance standards, allowing the staff level approval. The WCF
is comprised of the 50 ft. X 50 ft. lease area containing a 150 ft. tall, stealth-style,
monopole tower and an equipment shelter for the one wireless carrier currently
occupying the site. The compound is enclosed by a screening fence and
landscaping.
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
4
A second carrier, Verizon Wireless, is proposed to locate on the WCF site. In
addition to placing an equipment shelter and generator in the compound, Verizon
is proposing to extend the tower height by 15 feet; from 150 feet to 165 feet. The
proposed tower height extension above 150 feet requires approval from the
Planning Commission through the Tower Use Permit process. Verizon has
submitted the following justification in support of the request to increase the
tower height:
Verizon is currently attempting to improve its coverage in and
around the Chenal Downs subdivision. The current coverage in
the area is relatively weak, which results in drop calls, slow data
speeds, and in extreme cases not being able to make or receive
calls. This site will greatly improve outdoor coverage and
provide good in-building coverage for the Chenal Downs area.
Verizon Wireless desires to deploy LTE and XLTE service in the
Sellette area off of Kanis Road in West Little Rock. The existing
tower, while in an adequate location, currently is not tall enough
to provide sufficient in-building coverage to the homes in the
area. Therefore, Verizon Wireless is requesting to extend the
tower to meet this need.
The tower will have setbacks from the boundaries of the parent tract of 185'5"
East, 1,421'8" West, 527'11" North and 783'1" South. The lease area and WCF
compound will not be enlarged. Access to the site off of Kanis Road will remain
where it is. A concrete driveway apron will be installed and right-of-way for Kanis
Road will be dedicated as noted in Public Works Comments.
On December 4, 2014, the Planning Commission reviewed a tower use permit
application to allow the existing tower to be increased in height from 150 feet
to 170 feet. There was opposition from an adjacent property owner in the
Chenal Downs Subdivision. Staff recommended approval of the request. The
Commission denied the application with a vote of 4 ayes, 4 noes and 3 absent.
The applicant appealed the Commission’s action to the Board of Directors. On
February 3, 2015, the Board denied the application with a vote of 5 ayes and
5 noes.
The current application was filed after the effective date of the Federal
Communications Commission Implementation of Statutory requirements.
Although the application was filed less than one year after the Commission
and Board’s denial of the 2014 application, typically not allowed per the
Commission’s Bylaws, staff believes the change in circumstance justifies the
new application.
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
5
The applicant has provided the following summary of the issue:
On February 22, 2012, Congress passed the Middle Class Tax
Relief and Job Creation Act of 2012, 47 U.S.C. 1455. §6409(a) of
that statute is commonly known as the "Spectrum Act" and states
in Subsection (a)(1): “...notwithstanding section 704 of the
Telecommunications Act of 1996 [codified as 47 U.S.C. 332(c)(7)]
or any other provision of law, a State or local government may
not deny, and shall approve, any eligible facilities request for a
modification of an existing wireless tower or base station that does
not substantially change the physical dimensions of such tower or
base station" (emphasis added). Subsection (a)(2) of the Spectrum
Act further defines an "eligible facilities request" as a collocation of
new transmission equipment. The Applicant is proposing to collocate
new transmission equipment on an existing tower—the specific
purpose of the Spectrum Act.
On January 8, 2015, the Federal Communications Commission
("FCC") issued its Final Rule implementing the statutory
requirements of the Spectrum Act which is entitled "Acceleration
of Broadband Deployment by Improving Wireless Facilities Siting
Policies." This Final Rule became effective April 8, 2015 and defines
what constitutes "substantially change". The ruling became effective
April 8, 2015. It holds that for towers outside the public rights-of-way
(the existing tower which is the subject of the Application is outside
of the public right-of-way) a modification of an existing tower
"substantially changes" the physical dimensions of a tower if it meets
either of the following criteria: 1) it increases the height of the tower
by more than ten percent (10%) or 2) it increases the height of the
tower by the height of one additional antenna array with separation
from the nearest existing antenna not to exceed twenty feet (20');
whichever is the greater.
Applying the FCC's ruling, the existing tower which is the subject of
the Application can be increased by twenty feet (20'). The Application
seeks a height increase of only fifteen feet (15') which is ten percent
(10%) of the tower's existing height of one hundred fifty feet (150').
The requested extension does not constitute a "substantial change"
under the Spectrum Act and the FCC's Final Rule. Consequently,
the City of Little Rock "may not deny and shall approve" the height
increase.
Furthermore, pursuant to those portions of the Spectrum Act
highlighted above, the City of Little Rock cannot rely on "any other
provision of law" to deny the Application. This prohibition would
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
6
include any local procedural rules or regulations of the City of Little
Rock that prohibit substantially similar applications from being
filed within one year of the denial of a previous application. The
Application hereby submitted is a separate and distinct one from a
previous application filed by the Applicant which sought a Tower Use
Permit for a twenty foot (20') increase in the tower height under the
City of Little Rock's Wireless Communications Facilities ordinances,
Article XIII, Sec. 36-590 et. seq. The current Application is being filed
pursuant to the rights afforded the Applicant under the Spectrum Act
and the Final Rule and seeks only a fifteen foot (15') increase in
height of the existing tower.
As stated above, federal law states that the City "may not deny, and
shall approve" an eligible facilities request. The Application
represents an eligible facilities request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Tower Use Permit subject to
compliance with the following conditions:
1. Compliance with the comments and condition outlined in Sections 4, 5 and 6
of the agenda staff report.
STAFF REPORT AND RECOMMENDATION:
On June 15, 2015, the applicant requested deferral of this item to the August 13,
2015 meeting to allow an opportunity to address a neighbor’s concerns. Staff
supports the deferral request.
PLANNING COMMISSION ACTION: (JULY 2, 2015)
The applicant was not present. There were no objectors present. Staff informed
the commission that, on June 15, 2015, the applicant had requested deferral of
the item to allow an opportunity to address a neighbor’s concerns. There was no
further discussion. The item was placed on the consent agenda and deferred to
the August 13, 2015 meeting by a vote of 10 ayes, 0 noes and 1 absent.
August 13, 2015
ITEM NO.: B (Cont.) FILE NO.: Z-8570-C
7
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
Staff informed the Commission that on August 4, 2015 the applicant had
requested withdrawal of the item. Staff recommended approval of the withdrawal
request. The item was placed on the consent agenda and approved for
withdrawal with a vote of 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: 1 FILE NO.: Z-5936-M
Owner: Deltic Timber Corporation
Applicant: Tim Daters, White-Daters and Associates
Location: West of 17901 Chenal Parkway
Area: 2.75 Acres
Request: Rezone from R-2 and OS to C-3
Purpose: Future commercial development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Undeveloped property, golf course and single family residences; zoned R-2
South – Undeveloped property and mixed commercial uses; zoned C-3 and C-2
East – Bank and multifamily use; zoned C-3 and PD-R
West – Undeveloped property and single family residences; zoned R-2, MF-18
and C-3
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site were notified of the
public hearing. There were no established neighborhood associations in the
immediate area to notify.
August 13, 2015
ITEM NO.: 1 (Cont.) FILE NO.: Z-5936-M
2
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use Plan
shows Commercial (C) and Residential Low Density (RL) 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 Residential Low Density (RL) category provides for single family
homes at densities not to exceed 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 6 units per acre. The applicant has applied for a rezoning from R-2 (Single-
Family Residential) to C-3 (General Commercial District) to allow for the
construction future commercial development of this land with land to the south
currently zoned C-3, General Commercial.
Master Street Plan:
There are no public streets currently or proposed adjacent to or through this
property.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Deltic Timber Corporation, owner of the 2.75 acre property located west of 17901
Chenal Parkway, is requesting to rezone the property from “R-2” Single Family
District and “OS” Open Space District to “C-3” General Commercial District. The
property is located near the northwest corner of Chenal Parkway and Rahling
Road. The rezoning is proposed in order to incorporate the property into the
existing adjacent C-3 zoned property for future development.
The property is currently undeveloped and mostly tree-covered. The existing C-3
zoned property to the south is also undeveloped. Undeveloped property, a golf
course and single family residences are located to the north. A large commercial
development is located across Rahling Road to the south. A bank and
multifamily development are located to the east along Chenal Parkway.
Undeveloped property and single family residences are located to the east.
The City’s Future Land Use Plan designates this property as Commercial and
Residential Low Density. Given the facts that the land use plan is general in
August 13, 2015
ITEM NO.: 1 (Cont.) FILE NO.: Z-5936-M
3
nature and that the Commercial/Residential Low Density designations split the
property, the requested C-3 zoning will not require an amendment to the plan.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property is comprised of 2.75 acres and will be incorporated into
the existing C-3 zoned property to the south/southeast for future development.
Therefore, the request includes the expansion of an existing C-3 zoned property
and not the introduction of a new C-3 zoned tract. The requested C-3 zoning is
consistent with the existent zoning pattern for this general area at the intersection
of Chenal Parkway and Rahling Road. Staff believes rezoning this property to C-3
will have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: 2 FILE NO.: Z-9055
Owner: Nichols and Dimes, LLC
Applicant: Kenny Whitfield
Location: 2004 Junior Deputy Road
Area: 0.155 Acre
Request: Rezone from R-2 to R-4
Purpose: To construct one (1) duplex structure
Existing Use: Single family residential
SURROUNDING LAND USE AND ZONING
North – Two (2) new duplex structures (under construction) and single family
residences; zoned R-4 and R-2
South – Single family residences (including manufactured homes); zoned R-2
East – Undeveloped property (across Junior Deputy Road) ; zoned OS and MF-12
West – Undeveloped lots, single family residences and duplexes; zoned R-2 and R-4
A. PUBLIC WORKS COMMENTS:
1. Junior Deputy Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 25 feet from centerline will be required.
2. At the time of construction, the proposed driveway cannot exceed 20 ft. wide.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Bus Route #3 (Baptist Medical
Center Route) runs along Kanis Road to the north.
August 13, 2015
ITEM NO.: 2 (Cont.) FILE NO.: Z-9055
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the John Barrow,
Twin Lakes and Twin Lakes “B” Neighborhood Associations were notified of the
public hearing.
D. LAND USE ELEMENT:
This request is located in the I-430 Planning District. The Land Use Plan shows
Residential Low Density (RL) for this property. The Residential Low Density (RL)
category provides for single family homes at densities no to exceed 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 6 units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to R-4 (Two Family
District) to allow for development of a duplex on the site.
Master Street Plan:
Junior Deputy Road 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. 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.
E. STAFF ANALYSIS:
Nichols and Dimes, LLC, owner of the 0.155 acre property located at 2004 Junior
Deputy Road, is requesting to rezone the property from “R-2” Single Family
District to “R-4” Two-Family District. The property is located on the west side of
Junior Deputy Road, south of West 20th Street. The rezoning is proposed to
allow the construction of one (1) duplex structure on the site.
The property is comprised of one (1) platted lot. An old mobile home structure is
located near the center of the property. There is a gravel driveway from Junior
Deputy Road, with a gravel parking area on the west side of the mobile home.
August 13, 2015
ITEM NO.: 2 (Cont.) FILE NO.: Z-9055
3
Single family residences, including mobile/manufactured homes, are located
south of the subject property. Two (2) new duplex structures are located
immediately to the north, with single family residences further north. Vacant lots,
single family homes and duplexes are located to the west. Undeveloped
property, zoned OS and MF-12, is located across Junior Deputy Road to the
east.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). The requested R-4 zoning does not require an amendment to the
plan.
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable. The lot is comprised of one (1) platted single family lot. One (1)
duplex structure will only be a minor increase in the original platted density. New
duplex structures have been recently developed within this neighborhood, at the
northeast corner of Wilson Road and West 22nd Street, south along the west side
of Wilson Road, and along West 20th Street (at Nichols and Jr. Deputy Roads).
Staff believes the applicant’s plan to construct one (1) new duplex will be a quality,
in-fill type, development for this general area south of West 18th Street. Staff
believes rezoning this property to R-4 will have no adverse impact on the adjacent
properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: 3 FILE NO.: Z-9056
Owner: Willmark Homes, LLC
Applicant: Mark Caruthers
Location: 109 N. Palm Street
Area: 0.16 Acre
Request: Rezone from O-3 to R-3
Purpose: To construct a new single family residence.
Existing Use: Single family residential
SURROUNDING LAND USE AND ZONING
North – Single family residences; zoned R-3
South – Single family residences; zoned O-3
East – Single family residences and office uses; zoned R-3, O-3 and C-1
West – Single family residences and office use; zoned R-3 and O-3
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Bus Route #5 (West Markham
Route) runs along West Markham Street to the south and Route #8 (Rodney
Parham Route) runs along Lee Avenue to the north.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Hillcrest
Residents Association were notified of the public hearing.
August 13, 2015
ITEM NO.: 3 (Cont.) FILE NO.: Z-9056
2
D. LAND USE ELEMENT:
This request is located in the Heights/Hillcrest Planning District. The Land Use
Plan shows Office (O) for this property. The Office (O) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from O-3 (General Office District) to R-2 (Single Family
District) to allow for the development of a single-family house on this residentially
platted parcel. This is the last parcel (furthest from Markham) with the Office
designation to the north is all Residential Low Density. This is the boundary line
between two categories and this slight variation to the south should not be
considered to be in conflict with the Land Use Plan which is intended to be
general in nature. The site is within the Hillcrest Design Overlay District.
Master Street Plan:
Palm Street 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. 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.
E. STAFF ANALYSIS:
Willmark Homes, LLC, owner of the 0.16 acre property located at 109 N. Palm
Street, is requesting to rezone the property from “O-3” General Office District to
“R-3” Single Family District. The property is located on the east side of N. Palm
Street, approximate 100 feet north of West Markham Street. The rezoning is
proposed to allow the construction of a new single family residence.
The property is comprised of one (1) platted lot. A small residential structure is
located at the northeast corner of the lot, with a small accessory building at the
southeast corner. There is a concrete drive from N. Palm Street, with gravel
parking within the west half of the property.
August 13, 2015
ITEM NO.: 3 (Cont.) FILE NO.: Z-9056
3
Single family residences, zoned R-3, are located north, east and west of the
subject property. There are two (2) single family homes, zoned O-3, immediately
to the south. Office/institutional-type uses are located across West Markham
Street to the south. Office and commercial uses are located to the southwest
and southeast, along the north side of West Markham Street.
The City’s Future Land Use Plan designates this property as Office. Given the fact
that the land use plan is general in nature and the property immediately north is
designated as Residential Low Density, the requested R-3 zoning will not require
an amendment to the plan.
Staff is supportive of the requested R-3 rezoning. Staff views the request as
reasonable. The property is comprised of only one (1) platted single family size lot.
There are single family homes located along all sides of the subject property. The
rezoning of this lot to allow construction of a new single family residence will be
consistent with the existing zoning pattern for this neighborhood. Staff believes
rezoning this property to R-3 will have no adverse impact on the adjacent
properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-3 rezoning.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval. There was no further discussion. The item was
placed on the consent agenda and approved. The vote was 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: 4 FILE NO.: Z-1611-A
NAME: 5909 South University Impound Lot and Vehicle
Self-Storage –Conditional Use Permit
LOCATION: 5909 S. University Avenue
OWNER/APPLICANT: LL Ark Properties, LLC/Morris Mitchell
PROPOSAL: A conditional use permit is requested to allow the
use of this existing, developed, former automobile
sales property for a vehicle impound lot and vehicle
self-storage facility. The property is zoned I-2
and C-3.
1. SITE LOCATION:
The site is located on the east side of S. University Avenue, two properties
south of West 57th Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located along a portion of S. University Avenue that is
characterized by open display and auto-related uses. The property itself
has a long history of use for vehicle sales. Other uses in the area include
auto sales and service uses, home sales and display and some currently
vacant commercial buildings. The proposed uses of auto sales and auto,
boat and RV self-storage are permitted uses on the I-2 zoned portion of
the site. The impound lot is located so that it is shielded from view by the
buildings on the site, other than from the east. If screening is installed
where the impound lot area is visible from the east, the proposed use
should be compatible with uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress and
Meadowcliff-Brookwood Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Primary access to the site is via a single driveway off of S. University
Avenue. A secondary access is located on Geyer Springs Road. The
second access will be used by the company to bring the vehicles onto
the impound lot. The property has historically been used for vehicle sales
and there are over 250 paved parking spaces on the site. It appears that
70 – 80 of the spaces are within the fenced area designated for the
impound lot.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
If building rehabilitation exceeds fifty percent (50%) of the replacement
cost then the landscaping and buffer must also come into compliancy
accordingly.
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.
5. 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. Geyer Springs is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
LR Wastewater: Sewer available to this project. Sewer Easement(s)
must be retained.
Entergy: Entergy does not object to the use of this property as requested
as long as 24 hour vehicular access by Entergy vehicles to its electrical
facilities on the property is still available for future maintenance and
upkeep.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
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.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
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.
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.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
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.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
4
Fire Department:
Main 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.
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.
Building Codes: No comment.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
5
County Planning: No comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide information on
any new fencing. Staff commented that screening was needed on the east
perimeter of the impound storage area, as that area is visible from Geyer Springs
Road. The applicant was asked to provide the days and hours of operation of
the various proposed uses, a site lighting plan, a signage plan and
to locate the dumpster and required screening. Staff asked how long impounded
vehicles would be kept on the site. Staff also noted that no outside vehicle repair
would be permitted, no salvaging or parting-out of vehicles would be permitted
and no outside storage of vehicle parts, including tires, would be permitted.
Public Works and Landscape Comments were discussed. The applicant was
instructed to review the other agency comments and to contact then if there
were questions.
The applicant was advised to submit responses to the staff issues. The
Committee determined there were no other issues and forwarded the item to
the full commission.
STAFF ANALYSIS:
The I-2 and C-3 zoned property located at 5909 S. University Avenue has
historically been occupied by automobile sales businesses. The vehicle sales
and service aspect of those business has been located on the larger, I-2 zoned
portion which fronts onto S. University Avenue. The C-3 zoned portion which
fronts onto Geyer Springs has never been developed for a commercial use and
has only been used as access to the rear of the vehicle sales lot. The I-2 portion
contains paved parking for 250+ vehicles as well as four buildings. The C-3
zoned portion to the rear used to be occupied by a residence but is now vacant
other than for the driveway through the site from Geyer Springs Road.
The applicant proposes to use the property for auto sales, self-storage of
automobiles, boats and RV’s, a wrecker service and an impound lot. All uses will
take place on the I-2 zoned property. The auto sales, self-storage and wrecker
service are permitted by-right. The proposed impound lot use requires a
conditional use permit.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
6
The impound lot is proposed to be located within a fenced area located behind
the buildings. Due to the positioning of the buildings and the slope of the
property, the impound lot area is not readily visible from S. University. It is
however somewhat visible from Geyer Springs, some 300 feet to the east. The
applicant proposes to install a commercial grade privacy mesh screen on the
security fencing where the impound area could be seen from Geyer Springs.
The wrecker service will operate 24 hours a day, seven days a week. The
impound facility is open from 8:00 a.m. – 5:00 p.m. Monday through Friday and
10:00 a.m. – 2:00 p.m. Saturday and Sunday. The used car sales are proposed
to operate from 9:00 a.m. – 6:00 p.m. Monday through Saturday. Hours have not
been set for the self-storage facility which is to be located in one of the buildings
on the site. No changes to the existing site lighting are proposed. Signage will
consist of reusing the existing ground sign and installing a wall sign on the
building façade facing S. University Avenue. A dumpster will be placed behind
the buildings and screened to comply with code requirements.
Impounded vehicles are held at the facility anywhere from a few hours to up to
90 days, after which any abandoned vehicles may be auctioned.
Staff is supportive of the requested CUP. The uses proposed are not out of
character with uses in the area. Neither the 1925 plat – bill of assurance for the
subdivision nor the 1963 replat address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Screening is to be installed on the security fencing around the vehicle
impound lot so that the impound area is not visible from Geyer Springs. The
screening method is to be approved by staff prior to installation.
3. There is to be no outside vehicle repair. There is to be no salvaging or
parting out of vehicles. There is to be no outside storage of vehicle parts,
including tires.
4. The premises is to be kept clean and free of all debris, trash and litter.
5. The C-3 zoned portion of the site is to be used solely for the driveway to
provide access from Geyer Springs Road.
August 13, 2015
ITEM NO.: 4 (Cont.) FILE NO.: Z-1611-A
7
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the “staff recommendation” above. There was no further
discussion. The item was placed on the consent agenda and approved,
including all staff recommended comments and conditions, by a vote of 9 ayes,
0 noes and 2 absent.
August 13, 2015
ITEM NO.: 5 FILE NO.: Z-6909-A
NAME: Longley Baptist Church Family Life Center –
Conditional Use Permit
LOCATION: 9900 Geyer Springs Road
OWNER/APPLICANT: Longley Baptist Church/Phillip Lewis
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for the addition of a new,
family life center building on this R-2 zoned church
property.
1. SITE LOCATION:
The site is located on the west side of Geyer Springs Road, one block
south of the McClellan High School campus.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The CUP for the church was approved in 2000 and the church was
constructed not long after. It is located in an area that consists primarily of
single family and multifamily uses and zoning. Other uses in the
immediate area include other churches. The McClellan High School
campus and the Africa Heritage House (adjacent to the north). An
undeveloped, wooded, 30± acre tract is adjacent to the north. Allowing
the addition of a family life center building to this existing 16± acre tract
should not affect the church’s continued compatibility with the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and SWLR United for Progress, OUR and Santa
Monica Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Access to the site is via two driveways off of Geyer Springs Road.
There are currently 295 paved parking spaces on the site. 66 of the
spaces will be relocated to accommodate placement of the new building
and an additional 49 new spaces will be added, resulting in a new total
of 344 parking spaces. The original CUP approval indicated the total
seating in the church sanctuary would be 700, requiring 175 parking
spaces (1 space/4 seats). The new parking will be located behind (west)
the church.
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
Any new parking or redevelopment of existing parking areas shall comply
with the current landscape code. 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.
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.
An irrigation system shall be required for developments of one (1) acre
or larger.
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.
5. 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. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
3. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
4. Show proposed gate on the plan. Gates should be placed at least 20
ft. from the street curb and open inward.
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
3
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
LR Wastewater: Sewer available to this project. Sewer plan review
required.
Entergy: Entergy does not object to this proposal. However, there are a
few different locations on site where Entergy facilities may need to be
adjusted to accommodate the construction of the proposed building and
associated parking lots. A three phase power line exists on the north side
of the property and extends south to serve the existing structure. There
are lights and poles in other locations which may need to be relocated and
clearances to overhead wires checked. The most critical location may be
the location of the building relative to the overhead power line on the very
north edge of the property. NESC and OSHA clearance requirements
must be maintained. Contact Entergy in advance regarding future service
requirements and additional facilities location(s) as this project proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
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.
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
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.
Contact Central Arkansas Water regarding the size and location of the
water meter.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
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.
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
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
• 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals Office (Capt. Tony Rhodes 501-918-3757). Number and
Distribution of Fire Hydrants as per Table C105.1.
Regards, Captain Rhodes and Captain Hogue
Office: 918-3710
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
6
Building Codes: 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.
County Planning: No comments
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide a signage plan and
to provide the building height and materials. The applicant stated he would
provide building elevations that include that information. He stated the building
was designed to complement the existing building. Staff asked for a site lighting
plan or a commitment that all lighting would be low-level and directional, aimed
downward and into the site. The applicant was asked indicate any dumpster and
required screening and any proposed fencing. The applicant stated he was not
aware of any plans to put up any fencing.
Public Works Landscape Comments were discussed. The applicant was
instructed to review the other agency comments and to contact them if there
were any questions.
The applicant was instructed to submit responses to staff issues. The Committee
determined there were no other issues and forwarded the item to the full
Commission.
STAFF ANALYSIS:
On September 14, 2000, the Commission approved a conditional use permit to
allow for construction of a new church on this R-2 zoned, 16.06 acre tract. The
development consisted of a single building and associated parking. The building
contained a 700 seat sanctuary, classrooms, offices and other use areas typical
to a church. No additional use such as a day care or private school were
requested. Subsequently the church received a one year deferral of the paving
requirement for the parking lot. The building and paved parking have been
constructed.
August 13, 2015
ITEM NO.: 5 (Cont.) FILE NO.: Z-6909-A
7
The church is now requesting approval of a revision to the CUP to allow for
construction of a family life center building. The new building will be constructed
to the north of the existing church building and will be connected to the existing
building by a covered walkway. The new building will be constructed over a
portion of the existing parking lot. The parking will be reconfigured and new
parking will be added to the rear (west) of the church buildings. The reconfigured
parking will result in a net gain of 49 new parking spaces.
The family life center building will be constructed of materials to match the
existing church building. The new building will contain a gymnasium that will
double as a dining space for church dinners and events, classrooms, a warming
kitchen and restrooms.
The applicant submitted responses to the issues raised at Subdivision
Committee. The building height will not exceed the allowable height in R-2 of 35
feet. Signage will consist of a wall sign on the building’s east façade, facing
Geyer Springs Road. The applicant states the seating capacity in the existing
sanctuary is 614, slightly less than the previously approved capacity of 700. All
site lighting will be low-level and directional, aimed downward and into the site.
The existing dumpster is screened with a privacy fence. There is no fencing on
the site and no new fencing is proposed. The applicant has responded
affirmatively to all other comments.
To staff’s knowledge, there are no outstanding issues. Staff believes the
proposed family life center building is an appropriate addition to this existing
church site. There is no bill of assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the “staff recommendation” above. There was no further
discussion. The item was placed on the consent agenda and approved,
including all staff recommended comments and conditions, by a vote of 9 ayes,
0 noes and 2 absent.
August 13, 2015
ITEM NO.: 6 FILE NO.: Z-9057
NAME: Arkansas Veterinary Specialists – Conditional
Use Permit
LOCATION: 11619 Pleasant Ridge Road
OWNER/APPLICANT: Pleasant Ridge, LLC/Todd Tobias
PROPOSAL: A conditional use permit is requested to allow a
specialty animal clinic to occupy the existing building
on this O-3 zoned property.
1. SITE LOCATION:
The site is located on the south side of Pleasant Ridge Road, one property
west of Fairview Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed uses and zoning where the
uses transition from the commercial along Cantrell Road to the multifamily
extending west and south along Pleasant Ridge. Commercial shopping
centers are located to the north and east. Also to the east is an office
building. A PCD zoned site to the west was approved for a hotel. A single
family residence is located on the southern part of a 5 acre tract adjacent
to the south. The proposed animal clinic (enclosed) appears to be
compatible with the uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties within
200 feet of the site and the Walton Heights-Candlewood Neighborhood
Association.
3. ON SITE DRIVES AND PARKING:
The site contains 67 asphalt paved parking spaces. Access to the site is
via two driveways off of Pleasant Ridge Drive. There are not specific
parking requirements outlined in the Code for veterinary clinics. Utilizing a
variety of parking requirements would seem to indicate that there is
sufficient parking available. The 1/400 requirement for office uses
requires 21 spaces. The 1/300 requirement for general commercial use
requires 28 spaces. The requirement of 6 spaces per doctor in a medical
clinic would accommodate up to 11 practioners.
August 13, 2015
ITEM NO.: 6 (Cont.) FILE NO.: Z-9057
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
If building rehabilitation exceeds fifty percent (50%) of the replacement
cost then the landscaping and buffer must also come into compliancy
accordingly.
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.
5. 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.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
LR Wastewater: Sewer available to this project. EAD plan review
required.
Entergy: Entergy does not object to this proposed conditional use permit.
Entergy currently serves the existing structure. Contact Entergy if there is
a change in electrical service requirements due to the change in building
use.
Centerpoint Energy: No comment received
AT&T: No comment received
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
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.
August 13, 2015
ITEM NO.: 6 (Cont.) FILE NO.: Z-9057
3
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
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.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department: No comments
Building Codes: Due to change in occupancy the facility must comply with
all 2012 Arkansas Fire Prevention Codes. Contact Building Codes for an
on-site inspection to review conditions and requirements.
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No comments
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015)
The applicant was present. Staff presented the item and noted little additional
information was needed. In response to questions, the applicant indicated
signage would comply with that allowed in office zones, the business would
August 13, 2015
ITEM NO.: 6 (Cont.) FILE NO.: Z-9057
4
operate 24 hours a day, seven days and week and the dumpster would be
properly screened. Dr. Tobias briefly described the nature of his clinic,
describing it as “kind of like the Mayo Clinic where patients are referred by a
primary care doctor. He said this clinic would be the first of its kind in the state
and it was the only one of its kind in Memphis.
Public Works and Landscape Comments were discussed. The applicant was
instructed to take note of the other agency comments and to contact them if there
were questions.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The O-3 zoned property located at 11619 Pleasant Ridge Road is occupied by a
one-story, 8,622 square foot office building a 67 space, paved parking lot. The
building was previously occupied by a US Post Office but has been vacant for
several years. A conditional use permit is requested to allow the building to be
occupied by Arkansas Veterinary Specialists, an animal clinic (enclosed).
The veterinary clinic treats extremely sick or injured pets; including dogs, cats
and exotics. The business functions as a referral center for regional
veterinarians to send their toughest cases. The business does not perform
routine veterinary procedures such as vaccinations and routine check-ups. The
business will also function as an emergency veterinary hospital, open 24 hours a
day, 7 days a week. The clinic does not board animals, except the very sick,
injured and recovering. There will be no outdoor kennels or runs. Able pets will
be walked each day by hospital staff. Other than for interior remodeling to
accommodate the new use, there will be no changes to the site.
To staff’s knowledge there are no outstanding issues. The proposed enclosed
animal clinic appears to be an appropriate re-use of this site. The bill of
assurance for Pleasant Ridge Subdivision does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
August 13, 2015
ITEM NO.: 6 (Cont.) FILE NO.: Z-9057
5
2. Signage is to comply with that allowed in office zones.
3. Any dumpster on the site is to be screened on all sides to comply with code
requirements.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the “staff recommendation” above. There was no further
discussion. The item was placed on the consent agenda and approved,
including all staff recommended comments and conditions, by a vote of 9 ayes,
0 noes and 2 absent.
August 13, 2015
ITEM NO.: 7 FILE NO.: Z-9058
NAME: Verizon – Tower Use Permit
LOCATION: 3016 S. Pulaski Street
OWNER/APPLICANT: LRSD/James Curley
PROPOSAL: A tower use permit is requested to allow for the
construction of a wireless communication facility
consisting of a 120 foot tall tower and associated
ground equipment on this R-3 zoned property.
1. SITE LOCATION:
The site is located on the west side of S. Pulaski Street, between West
30th and West 31st Streets; across from the former Ish School campus.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a small area of mixed zoning and uses
surrounded by a larger neighborhood of one and two family residential.
The lease area is within the LRSD campus of the former Ish School, now
the Ish Instructional Resource Center. The Ish building is located to the
east. A parking lot is adjacent to the north. A church parking lot and the
MLK Legacy Center are located across MLK, ½ block to the west. An
undeveloped PRD, another church and a C-1 zoned building and property
are located to the north. The proposed cell tower is being designed as a
flag pole. The antennae are within the body of the tower and an American
flag will be placed on the tower. The proposed 120 foot tall flag pole – cell
tower appears to be compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the South End Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Access to the lease area will be via an access easement off of West 30th
Street, through the LRSD parking lot. There is no specific parking
requirement for a WCF site but there is sufficient space available within
the fenced compound to accommodate any technicians’ vehicles.
August 13, 2015
ITEM NO.: 7 (Cont.) FILE NO.: Z-9058
2
4. SCREENING AND BUFFERS:
Landscaping and screening are to comply with the provisions of Chapter
36, Article XII, Section 36 – 593 as follow:
(1) All existing and new WCF shall be screened and landscaped as
follows:
(a) All WCF subject to this section shall contain a permanent
six-foot landscape strip parallel with all sides of the primary use
area and outside of the opaque fence but within the lease area,
except for a space for ingress and egress to the primary
use area.
(b) An eight-foot opaque fence shall be constructed, finished side
facing outward, around the primary use area to provide
screening and a background for required landscaping within the
six-foot landscape strip.
(c) The opaque fence shall also satisfy the security fence shall also
satisfy the security fence requirement of subsection (f).
The landscape strip on each side of the primary use area shall
be planted with two (2) trees of a two-inch caliper which will
grow to a spacing of fifteen (15) feet which will grow to a
minimum twenty (20) feet in height at maturity. Each landscape
strip shall also be planted with evergreen shrubs of thirty (30)
inches height at planting, with a maximum spacing of forty-eight
(48) inches on center and which will grow to a minimum height
of sixty (60) inches at maturity.
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
LR Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. A three phase power
line exists on the north and east sides of the proposed tower site. Care
must be taken to abide by any OSHA or NESC clearance requirements as
the structure is erected. Contact Entergy in advance regarding future
service requirements and additional facilities location(s) as this project
proceeds.
August 13, 2015
ITEM NO.: 7 (Cont.) FILE NO.: Z-9058
3
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and
Distribution of Fire Hydrants as per Table C105.1.
Building Codes: 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:
Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
County Planning: No comments
August 13, 2015
ITEM NO.: 7 (Cont.) FILE NO.: Z-9058
4
CATA: A CATA bus route is located one block to the west of this site,
along MLK.
SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015)
Attorney Randal Frazier was present representing the application. Staff
presented the item and noted no additional information was needed. Staff
described the proposed flag pole tower and explained that the reduced setbacks
were from other LRSD-owned property. The Committee complemented Verizon
on the use of the stealth, flag pole tower design. In response to a question,
Mr. Frazier stated he did not know the size of the flag but it would be
proportionately–sized for the pole (tower).
Reviewing agency comments were noted.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
Verizon Wireless is requesting approval of a Tower Use Permit to allow for
construction of a wireless communication facility on the R-3 zoned property located
at 3016 S. Pulaski Street. The WCF will consist of a 60’ X 60” lease area on a
portion of the LRSD Ish Instructional Resource Center campus. The lease area
will contain a 120’ tall flag pole type stealth tower and associated ground
equipment. The WCF compound will be enclosed by an 8’ tall wood screening
fence and landscaping as required by the Code.
The cell tower will be designed to look like and function as a flag pole. The
antennae will be enclosed in canisters within the body of the tower. The tower will
be constructed to accommodate two additional carriers. The required ERP
(effective radiated power) statement has been providing indicating compliance with
FCC (Federal Communications Commission) standards.
The 120’ tall tower will have a setback from residentially zoned properties to the
east and south of 108± feet and 32± feet respectively. The reduced setback are
from other properties also owned by the school district and part of the Ish campus.
The least setback from any residential property not owned by the district is 150±
feet from a property across Short 31st Street to the south.
Other than for the reduced setbacks, the proposed WCF complies with all
standards of the Code. To staff’s knowledge, there are no outstanding issues.
The plat – bill assurance for Bowman’s Addition does not address use issues.
August 13, 2015
ITEM NO.: 7 (Cont.) FILE NO.: Z-9058
5
STAFF RECOMMENDATION:
Staff recommends approval of the requested TUP subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There was one interested party present. Staff
presented the item and a recommendation of approval subject to compliance with
the conditions outlined in the “staff recommendation” above.
Randy Frazier addressed the commission and briefly described the specifics of
the proposal. He presented a photograph of a similar construction in Conway.
Lance Beamon, of 10601 Facts Court, stated he supported the applicant’s
proposal to add service but he had concerns about the possible health effects.
Mr. Frazier responded that the ERP was regulated by the Federal Government
and the effects of ERP’s were not to be considered in a local land use decision.
He stated the proposed cellular tower complied with Federal regulations for ERP.
Mr. Frazier stated the technology had improved over the years and there should
be less concern over that issue than in the past.
A motion was made to approve the application, including all staff comments and
conditions. The motion was approved with a vote of 9 ayes, 0 noes and 2 absent.
August 13, 2015
ITEM NO.: 8 FILE NO.: Z-9059
NAME: Space Storage at Riverdale Mini-Warehouse –
Conditional Use Permit
LOCATION: SW corner of Brookwood and Riverdale
OWNER/APPLICANT: Winrock International/Danmar Enterprises
PROPOSAL: A conditional use permit is requested to allow for
the construction of a single-building, three-story,
mini-warehouse facility on this C-3 zoned property.
1. SITE LOCATION:
The property is located at the southwest corner of Brookwood and
Riverdale.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed uses and zoning. A raised
levee and railroad abut the west perimeter and separate the site from the
commercial and residential area extending west to Cantrell Road. Office-
warehouse uses occupy the I-2 and PID zoned properties to the north.
Office, warehouse and mini-warehouse storage uses are located on the I-
2 properties adjacent to the south. Other uses in the area include
multifamily, offices and a private school. The new headquarters for the
American Taekwondo Association is being constructed across Brookwood
Drive to the east. Staff believes the proposed use is compatible with the
neighborhood. The appearance of the development and how it fits in with
the development in the area; including the ATA campus, the school and
new and existing multifamily is important.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Riverdale Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Access to the site is via a single driveway off of Brookwood Drive. A
gated emergency access drive is located off of Riverdale. Fire
Department access only is permitted via the emergency driveway.
The Code does not provide a specific parking requirement for a
mini-warehouse development. Typically, parking is provided for the office
and customers accessing the storage units park on the site in the
proximity of the unit. The applicant is providing ten spaces for the office.
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
2
Other parking will occur in the site’s driveways as customers access their
storage spaces.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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.
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.
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.
An irrigation system shall be required for developments of one (1) acre
or larger. 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.
5. PUBLIC WORKS COMMENTS:
1. Sidewalks with appropriate handicap ramps are required in accordance
with Sec. 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
4. 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.
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
3
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
LR Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. There are both
underground and overhead electrical facilities in the area. An overhead
line exists on the west side of the property. An underground line exists on
the north side of the property behind the curb running along Riverdale
Road. Use care when digging in the area. The final grade over existing
underground facilities should not be altered without contacting Entergy
first as it may affect code-required burial depth of primary conductor.
Contact Entergy in advance to discuss load requirements, facilities layout
for future electrical service needs, and the time schedule for the
development.
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
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.
Contact Central Arkansas Water regarding the size and location of the
water meter.
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
4
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
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:
Main 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.
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.
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
5
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt.
Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per
Table C105.1.
Building Codes: 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.
County Planning: No comments.
CATA: The site is not located in a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015)
Joe White and Dan Lusk were present representing the item. Staff presented the
item and noted some additional information was needed. The applicants were
asked to provide a signage plan, a lighting plan, fence details and building height.
Staff stated it was their opinion that the use was appropriate for the site and the
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
6
biggest issue was the appearance of the building and site and how it would fit in
with development in the area.
The applicants presented a set of potential building elevations. The showed the
building to be built of brick, glass and a metal that was spray-coated with a finest
to give the appearance of EIFS. There were also a few, horizontal-metal
accents. Otherwise the colors were neutral and earth-toned. The applicants
stated signage would likely be less than what the City would allow since the
project was governed by the Riverdale Architectural design conditions. Staff
asked the applicants to submit the elevations to which they were committing.
They were encouraged to be sensitive to other development in the area.
Public Works and Landscape Comments were discussed. The applicant and
Public Works Staff agreed to further discussion of the stormwater detention
requirements. The applicants were instructed to review the other agency
comments and to contact them if there were questions.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a single-
building, three-story, self-storage facility on this vacant, C-3 zoned, 2.25 acre
tract. The property is located in an area of mixed zoning and uses; including
offices, office-warehouse and another self-storage facility. Other uses in the area
include multifamily, a private school and the new headquarters of the American
Taekwondo Association (under construction).
The facility is proposed with 104,000 sq. ft. gross area with 76,000 sq. ft. of net
leasable space. The ground level units will have direct access from the drive and
parking area. A covered drive through the building will provide access to
elevators for access to the units on the second and third floors. Office hours will
be Monday through Saturday, 9:00 a.m. – 5:00 p.m. There will be a full-time
manager on duty during normal business hours. There is no manager’s
apartment. The office hours could vary based on usage and time of year.
Typical gate access to the rental units will be 6:00 a.m. – 10:00 p.m. everyday.
The property will be gated with 24 hour gate access available with approval from
management. The facility will be approximately 85% climate controlled with the
remaining 15% non-climate controlled. No outside vehicle, boat or RV storage is
proposed.
August 13, 2015
ITEM NO.: 8 (Cont.) FILE NO.: Z-9059
7
Signage is proposed to consist of a single, monument style ground mounted sign
not to exceed the area allowed by the code and wall signage on the two building
facades facing the streets. Lighting will be low-level and directional, aimed
downward and into the site. The building will not exceed the allowable height of
35 feet, excluding architectural features. Building elevations have been
presented to staff and the Subdivision Committee. The building façade will be a
mix of brick and stucco pre-fabricated metal panels along with horizontal
decorative metals of various color tones to break up the larger elevations.
Overall colors will be earth tone. Glass is incorporated into the entry-way and
tower feature fronting onto Brookwood.
The total number of rental units has not been set and may change based on the
sizes needed. It is anticipated the number is in the 800 – 950 range. The
property will be fenced for security and aesthetics. The plan is wrought iron
fencing at a height of 6 – 8 foot with brick columns periodically spaced at a height
of 7 – 10 feet.
To staff’s knowledge, there are no outstanding issues. Staff believes the use to
be appropriate for the area and the applicant has committed to a building design
(including colors and materials for the facades) that is sensitive to development
in the area. A plat with a bill of assurance will be recorded at the time of
purchase.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. The building design (including colors and materials for the building facades) is
to be as presented by the applicant and described in the staff analysis.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the “staff recommendation” above. There was no further
discussion. The item was placed on the consent agenda and approved,
including all staff recommended comments and conditions, by a vote of 9 ayes,
0 noes and 2 absent.
August 13, 2015
ITEM NO.: 9 FILE NO.: G-25-217
Name: Mara Lynn Road Street Name Change to Napa Valley Drive
Location: That portion of Mara Lynn Road from the Mara Lynn/Bowman
Intersection to where Mara Lynn becomes Napa Valley
Petitioner: Bristol Park Apartments, LP/Baumann Property Company
Request: To change the name of this portion of Mara Lynn Road to
Napa Valley Drive.
Abutting Uses and Ownerships:
A small portion of the eastern end of the street abuts the north perimeter of the Bowman
Curve Shopping Center which has an address of 400 N. Bowman Road. The Napa Valley
Apartments with an address of 501 Napa Valley abut the street to the north. The applicant’s
property with an address of 12201 Mara Lynn abuts the street to the south.
Neighborhood Effect:
Only the address of the applicant’s property will be affected. Making the change effective at
the signalized intersection will reduce confusion.
Neighborhood Position:
No neighborhood position has been voiced. Notice was sent to abutting properties and the
St. Charles and Woodland Hills – Aspen Highlands Neighborhood Associations..
Effect on Public Services:
No opposition has been voiced by any of the reviewing agencies.
Staff Analysis:
Presently, North Bowman Road ends at the signalized intersection with Mara Lynn Road.
At that point, the street name changes to Mara Lynn Road and the street continues to the
west and north. Approximately ¼ mile later, the street name changes to Napa Valley Drive
at a point where the street turns to the north. Back at the signalized intersection, Mara Lynn
extends to the east to its intersection with Shackleford Road.
From the intersection to where the street becomes Napa Valley, only the Bristol Park
Apartments have a Mara Lynn address. The other two properties fronting this portion of
street take either a Bowman Road or Napa Valley address. This has lead to some confusion
August 13, 2015
ITEM NO.: 9 (Cont.) FILE NO.: G-25-217
2
since some people believe that Mara Lynn extends only to the east from the Mara
Lynn/Bowman intersection.
The applicants, the owners of the 224 unit Bristol Park Apartments, are requesting that the
name of their abutting portion of Mara Lynn Road be changed to Napa Valley Drive. The
name change will affect only their property.
Staff is supportive of the street name change. Making the change at the signalized
intersection makes sense and should reduce confusion for persons who now believe Napa
Valley Drive currently ends at the intersection.
STAFF RECOMMENDATION:
Staff recommends approval of the requested street name change for this portion of Mara
Lynn Road to Napa Valley Drive.
PLANNING COMMISSION ACTION: (AUGUST 13, 2015)
The applicant was present. There were no objectors present. Staff presented the item and a
recommendation of approval. There was no further discussion. The item was placed on the
consent agenda and approved with a vote of 9 ayes, 0 noes and 2 absent.
DATE
PLANNING COMMISSION VOTE RECORD
, _ _ A„ A-...
MEMBER
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BELT, JENNIFER MARTINEZ"
BERRY, CRAIG
BROCK, TOM
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BUBBUS, ALAN
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BYNUM, BUELAH
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COX, KEITH
DILLON, JANET
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FINNEY, REBECCA
V,
HAMILTON, SCOTT
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LATTURE, PAUL tk
MAY, BILL B.
MEMBER
BELT, JENNIFER MARTINEZ
BERRY, CRAIG
BROCK, TOM
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAM I LTON, SCOTT
LATTURE, PAUL
MAY, BILL B.
Meeting Adjourned Y" P.M.
_+ AYE NAYE ' ABSENT , ABSTAIN ^Z, RECUSE
August 13, 2015
There being no further business before the Commission, the meeting
was adjourned at 4:14 p.m.
Date - - 125E
Chairman