pc_05 30 2013sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 30, 2013
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Tom Brock
Alan Bubbus
Janet Dillon
Rebecca Finney
Keith Fountain
Obray Nunnley, Jr.
Amy Pierce
Bill Rector
Members Absent: Open Position
William Changose
J. T. Ferstl
City Attorney: Cindy Dawson
III. Approval of the Minutes of the April 18, 2013 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 30, 2013
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-8849 Kum and Go Store #162 Short-form PD-C, located on the
Southeast corner of Rodney Parham Road and
Breckenridge Drive, 10115 and 10121 Rodney Parham
Road.
B. Z-8851 Pleasant Ridge Lot 3C Short-form PD-C, located at 11701
Pleasant Ridge Road.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1487-B The Ridge Estate Preliminary Plat, located North of
Pleasant Hill Road, West of Vimy Ridge Road.
2. S-1636-C Beau Rivage Addition Revised Preliminary Plat, located
East of South Ridge Drive, just South of the Walton
Heights Subdivision and North of Trinity Assembly of God
Church.
3. S-1668-B Brunson Addition Preliminary Plat, located at 17901 Agee
Lane.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. Z-3371-VV The Shoppes at Colonel Glenn Zoning Site Plan Review,
located at 4600 Colonel Glenn Road.
5. Z-4336-LL Arkansas Children’s Hospital Zoning Site Plan Review
and Alley Abandonment (G-23-437), located South of 12th
Street between Battery and Wolfe Streets.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-2246-A Paradise Group LLC Short-form PCD, located at 2020
Vance Street.
7. Z-3875-C Richard’s Auto Repair Short-form PCD, located at 12819
I-30.
8. Z-4343-DD Parkland Heights Revised PRD, located on the North end
of Chenonceau Boulevard.
9. Z-4403-H Nabholz Construction Revised POD, located at 1700
Aldersgate Road.
10. Z-4653-I Powell Brothers Revised Short-form PCD, located at 1308
S. Bowman Road.
11. Z-4807-N Wellington Park Short-form POD, located on the
Northeast corner of Wellington Village Road and Kirk
Road.
12. Z-4923-N Shackleford Crossing Revised Long-form PCD, located
on the Southwest corner of I-430 and Shackleford Road.
13. Z-5803-B Mini of Little Rock Short-form PCD, located at 12601
West Markham Street.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
14. Z-7780-B Little Rock Quarries Long-form PID, located at 16220
Lawson Road.
15. Z-7898-C Cross Street Elderly Housing Revised Short-form PD-R,
located at 1012 and 1022 Cross Street.
16. Z-8503-B The Pointe at Brodie Creek Revised Long-form PRD,
located at 3400 South Bowman Road.
17. Z-8815-A Nature Conservancy of Arkansas Revised Short-form
POD, located at 601 N. University Avenue.
18. Z-8860 Hansen Short-form POD, located at 400 Van Buren
Street.
IV. OTHER ITEMS:
Item Number:
File Number:
Title:
19. LA-0053 I-430 Colonel Glenn Commercial Tract 27 Advanced
Grading Request, located South and East of Colonel
Glenn Plaza Loop.
May 30, 2013
ITEM NO.: A FILE NO.: Z-8849
NAME: Kum and Go Store #162 Short-form PD-C
LOCATION: Located on the Southeast corner of Rodney Parham Road and
Breckenridge Drive
DEVELOPER:
Kum and Go, LC
6400 Westtown Parkway
West Des Moines, IA 50266
ENGINEER:
CEI Engineering
3108 SW Regency Parkway, Suite 2
Bentonville, AR 72712
AREA: 3.52 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and R-2,
Single-family District
ALLOWED USES: General Retail and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Convenience Store with gas pumps
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow drives nearer the property line than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Kum and Go, LC is proposing the rezoning of 3.5 acres from C-3, General
Commercial District (0.96 acres+) and R-2, Single-family District (2.4 acres+) to
PCD, Planned Commercial Development. The rezoning would allow the
redevelopment of two existing lots of record with a single development containing
a 4,958 square foot convenience store building and a 24-foot by 220-foot fuel
center canopy. The development proposes eight fueling stations with a total of
16-fuel pumps.
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
2
B. EXISTING CONDITIONS:
The area along Rodney Parham Road is mainly characterized by commercial
uses including restaurants, retail shopping, food store and a convenience store
which is located to the east. The corner of this property contains a multi-story
office building and there is a single-family home located on the second lot. To
the south of this site along Breckenridge are office uses and a multi-family
complex. To the south and southeast are single-family homes. There is also a
City of Little Rock Park located to the southeast of the proposed development
area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls, a number of
phone calls in opposition and numerous letters in opposition from area residents.
All property owners located within 200 feet of the site, the Breckenridge
Neighborhood Association, the Colony West Homeowners Association, the
Sturbridge Property Owners Association, the Treasure Hill Property Owners
Association and the Walnut Valley Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Rodney Parham 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. Breckenridge Drive is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
An additional 10 feet is required by the Master Street Plan to be dedicated
at collector/arterial intersections.
3. A 20 foot radial dedication of right-of-way or right-of-way dedication needed
for street curb alignment is required at the intersection of Rodney Parham
Road and Breckenridge Drive.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Breckenridge
Drive including 5-foot sidewalks with the planned development. A right turn
lane should be provided.
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
3
5. Five (5) foot sidewalks with appropriate handicap ramps are required to be
installed along Rodney Parham Road in accordance with Section 31-175 of
the Little Rock Code and the Master Street Plan. The handicap ramps on
the west driveway should better align.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
9. Stormwater detention ordinance applies to this property.
10. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
11. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
12. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
13. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
14. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
15. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
16. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
17. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing variances
are required to be obtained for the north and west driveways. The required
spacing is 300 feet from the Rodney Parham Road/Breckenridge Drive
intersection. The required spacing is 125 feet from the property line on
Breckenridge Drive. The width of driveway must not exceed 36 feet.
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
4
18. Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be
protected during construction by protective fencing and shall not be used for
material storage or for any other purpose.
19. Erosion controls must be installed to reduce discharge of polluted
stormwater.
20. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
21. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction.
22. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
23. A minimum undisturbed strip 25 feet wide except for reasonable access
shall be provided along each side of streams having a 10 yr storm >150 cfs.
The undisturbed strip should be measured from the top of the bank.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Electric utility easement and service specifics will be determined at time
of extension is request. Overhead line already exists on site. Contact Entergy for
additional information.
Center-Point 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. Contact Central Arkansas
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
5
Water regarding the size and location of the water meter. 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. 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 Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #8, the Rodney Parham Route.
Parks and Recreation: Without a full size drawing the Parks Department cannot
conduct a full review. Please submit plans to include the property boundaries.
Also provide the drainage calculations to the Parks Department for review.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Commercial (C) and Office (O) 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 Office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. The applicant has applied for a
rezoning from C-3 (General Commercial District) and R-2 (Single Family
Residential District) to PDC (Planned District Commercial) to allow for the
development of a convenience store with gas pumps on this site.
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
6
Master Street Plan: Rodney Parham Road is a Minor Arterial and Breckenridge
is a Collector on the Master Street Plan. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Rodney Parham Road
since it is a Minor Arterial. The primary function of a Collector Street is to provide
a connection from Local Streets to Arterials. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Rodney Parham Road.
Bike Lanes provide a portion of the pavement for the sole use of bicycles. There
is a Class III Bike Route shown along Breckenridge. Bike Routes require no
additional right-of-way or pavement markings, but only a sign to identify and
direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Without a legal survey reflecting the sites entirety a full review cannot
commence.
3. Overall, site appears deficient in all areas of the landscape and buffer
ordinances, Chapters 15 and Chapter 36.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013)
The applicant was present representing the request. Staff presented an
overview of the development stating there were a number of technical issues
associated with the request. Staff requested the engineer provide a drawing
which represented the entire boundary of the property. Staff stated without
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
7
knowing the entirety of the development the required buffers could not be
computed. Staff stated in addition the Parks Department could not provide a full
review of the proposed development.
Staff requested the proposed signage plan including building signage and ground
signage. Staff stated if signage would be placed on the eastern façade of the
canopy the PCD would need to address the issues since the façade was located
without public street frontage. Staff questioned if the store would operate
24-hous per day. Staff also questioned if there would be an independent
restaurant located within the building.
Public Works comments were addressed. Staff stated dedication of right of way
to 45-feet from center line would be required on Rodney Parham Road. Staff
also stated dedication on Breckenridge would be required to 30-feet from
centerline. Staff stated a radial dedication would be required at the intersection
of the two streets. Staff stated stormwater detention would apply to the proposed
development. Staff stated a variance would be required to allow the drives on
both Rodney Parham and Breckenridge nearer the property line than typically
allowed by City ordinance.
Landscaping comments were addressed. Staff noted a land use buffer would be
required along the southern perimeter where abutting residentially zoned
property. Staff stated within this area screening would also be required. Staff
stated an automatic irrigation system would be required to water landscaped
areas. Staff stated at the time of development a landscape plan stamped with
the seal of a registered landscape architect.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues raised at the March 27, 2013, Subdivision Committee meeting. The
applicant has indicated the store will have 24-hour access. The dumpster
location has been identified on the site plan. The hours of dumpster service have
not been limited to daylight hours. The revised plan indicates the entirety of the
site. The signage plan has been provided and the right of way and radial
dedications have been included on the revised plan.
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
8
The site contains 3.52 acres and is zoned C-3, General Commercial District and
R-2, Single-family. The proposal is to allow the construction of a convenience
store with fuel pumps on the property. The site plan indicates the placement of
25 parking spaces. The maximum building height is proposed at 22-feet. The
plan indicates the building will contain 4,958 square feet. There are eight fuel
islands for a total of 16 pumps identified on the site plan. A note on the plan
indicates all site lighting will be low level and directional, directed downward and
into the site.
The site plan indicates a pole sign located at the intersection of Breckenridge and
Rodney Parham Road. The sign is indicated with a maximum height of 30-feet
and a maximum sign area of 131 square feet. The canopy includes signage on
the north, east and west facades. The signage on the north façade is proposed
25.12 square feet or 3.80 percent. The signage on the east and west facades is
indicated at 25.12 square feet of sign area or 34.7 percent. Building signage is
allowed on the front/north façade and the western façade. The sign area on the
front façade/north façade is 39 square feet and on the west façade is
25.12 square feet. The signage proposed is consistent with signage allowed in
commercial zones with the exception of the signage on the east façade of the
canopy which does not have public street frontage.
The site plan proposes maintaining an existing vegetated buffer along the
southern portion of the site where adjacent to the single-family homes. The site
plan indicates the limits of the clearing, the detention pond, the floodway
easement and the 25-foot access easement adjacent to the floodway. The
floodway easement is a minimum of 50-feet in width. Within the area to be
maintained as an undisturbed buffer a note on the plan indicates the number of
trees to be preserved. There are 19 trees 10” – 12”, 21 trees 13”-18”, 9 trees
19”-24” and 7 trees greater than 25-inches. The plan indicates shrubs will be
installed per the requirements of the City’s Landscape and Buffer Ordinances.
The plan indicates the placement of a street buffer along Rodney Parham Road
ranging from 10-feet in front of the convenience store to over 50-feet adjacent to
the part of the site not being developed. The street buffer on Breckenridge Drive
is 25-feet. The street buffer required on Rodney Parham Road is to average
15.75-feet and on Breckenridge Drive is to average 28.8-feet.
The site plan indicates the circulation for the fuel truck. It appears the trucks will
enter the site from the driveway located on Rodney Parham Road and exit onto
Breckenridge Drive. The request includes a variance for the driveway located on
Breckenridge Drive. The ordinance states the spacing is to be 300 feet from the
Rodney Parham and Breckenridge Drive intersection and 125-feet from the
property line. The drive appears to be 40-feet from the property line and 220-feet
May 30, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8849
9
from the intersection of Rodney Parham Road and Breckenridge Drive (center of
the intersection to the center of the driveway).
Staff is not supportive of the request. Although a portion of the property is zoned
C-3, General Commercial District which would allow the development of a
convenience store with gas pumps, the remainder of the property is zoned R-2,
Single-family and is identified on the City’s Future Land Use Plan for office.
Staff feels an office development would allow for a transition between the
commercial uses along Rodney Parham Road and the residential homes located
to the south. Staff feels the proposed development of the site with a
convenience store with gas pumps will have a significant impact on the abutting
residential homes. Staff does not feel the proposed development is appropriate
for this site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 18, 2013)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated April 2, 2013, requesting
deferral of the item to the May 30, 2013, Public Hearing. Staff stated they were
supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was not present. There were registered objectors present. Staff
presented the item stating the applicant submitted a request dated May 24, 2013,
requesting withdrawal of this item. Staff stated they were supportive of the withdrawal
request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: B FILE NO.: Z-8851
NAME: Pleasant Ridge Lot 3C Short-form PD-C
LOCATION: Located at 11701 Pleasant Ridge Road
DEVELOPER:
Pleasant Ridge LLC
11601 Pleasant Ridge Road, Suite 300
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.4 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PD-C
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is proposing the rezoning of this site to allow construction of a
4-story hotel with 130 guest rooms and parking to meet code. The brand has yet
to be determined but the anticipation is a “high end” hotel with all the amenities.
Currently, the site plan includes a covered “drop-off” canopy, outdoor pool with
an optional indoor pool, sports court and two outdoor patio areas. The hotel will
also have a full service restaurant and a bar.
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
2
B. EXISTING CONDITIONS:
There are multi-family and condo developments located to the north, west and
south of this site. East of the site is a vacant office building which was previously
the US Post office. Southeast of the site are two single-family residences.
Southwest of the site is a commercial center containing restaurant, retail and
office uses. Also located in the general area is the Pleasant Ridge Towne
Center, a City of Little Rock Fire Station, a single-family subdivision (Pleasant
Forest) and three places of worship.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Walton
Heights Candlewood Property Owners Association, the Pleasant Forest
Neighborhood Association, the Piedmont Neighborhood Association and the
Pleasant Valley Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
3
7. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
8. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
9. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Analysis is
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Electric utility easements will be acquired at time of line extension
when final service requirements and location are known. Contact Entergy for
additional information.
Center-Point 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. 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. 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. Contact
Central Arkansas Water regarding the size and location of the water meter. A
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
4
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 meter 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 (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water requires that
upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 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 a Customer Owned
Line Agreement is required.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Office (O) for this property. The Office
category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. The applicant has applied for a rezoning from O-3 (General Office
District) to PD-C (Planned Commercial District) to allow the development of a
hotel on this site.
Master Street Plan: Pleasant Ridge Road is a Collector on the Master Street
Plan. The primary function of a Collector Street is to provide a connection from
Local Streets to Arterials. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
5
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area. These islands must be evenly distributed throughout the site.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
4. Land use buffer shown to code.
5. A small amount of building landscaping will be required.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff stated there were a number of outstanding technical issues
associated with the request in need of addressing prior to the Commission acting
on the request. Staff questioned the maximum building height for the structures.
Staff also questioned the proposed signage plan including building and ground
signs. Staff questioned the location of the proposed dumpster facilities and if the
hours of dumpster service would be limited to daylight hours.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to development of the site. Staff stated the stormwater detention
ordinance would apply to the future development. Staff requested Mr. White
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
6
provide an engineer’s certification of the sight distance for the proposed driveway
location. Staff noted streetlights would be required to be installed prior to the
issuance of a certificate of occupancy.
Landscaping comments were addressed. Staff stated screening would be
required along the perimeters where the site abutted residential zoning or use.
Staff stated a small amount of building landscaping would be required and a
minimum of eight percent of the paved areas were to be landscaped with interior
islands.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised cover letter to staff addressing a number of the
issues raised at the March 27, 2013, Subdivision Committee meeting. The
applicant has indicated signage will be placed on the north and east facades of
the building. The applicant has also stated there will be a full service restaurant
and bar associated with the proposed hotel use. The site plan includes a
covered “drop-off” canopy, outdoor pool with an optional indoor pool, sports court
and two outdoor patio areas.
The rezoning request is to allow the development of a 4-story hotel containing
130 guest rooms on this 4.39 acres parcel. The maximum height proposed for
the hotel is 60-feet.
The plan indicates the placement of a monument sign within the landscaped area
along Pleasant Ridge Road. The sign is proposed with a maximum height of six
(6) feet and a maximum sign area of 64 square feet. Building signage is
proposed on the north façade, fronting on Pleasant Ridge Road and on the east
façade, which is located without public street frontage. The applicant has
indicated the sign area will not exceed ten (10) percent of the façade on which
the sign is placed.
The plan indicates the placement of 143 parking spaces to serve 130 guest
rooms. The zoning ordinance typically requires the placement of one parking
space per guest room plus an additional ten (10) percent of the total of all parking
spaces required for the development to be used for employees, non-guest users
patronizing meeting rooms, restaurants and other facilities. The development
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
7
would require 130 parking spaces to serve the guest rooms plus an additional
13 parking spaces to serve the non-guest rooms for a total of 143 parking
spaces.
The applicant has located the proposed dumpster facilities on the site plan near
the southern portion of the development. The applicant has indicated the
dumpster will be screened per ordinance requirements. The hours of dumpster
service have been limited to 7 am to 6 pm daily.
A note on the site plan indicates the maximum pole height for the parking lot
lighting is 30-feet. The plan also notes all site lighting will be low level and
directional, directed downward and into the site.
There are retaining walls proposed within the development. A note on the site
plan indicates the maximum height of the retaining walls will not exceed 15-feet
in height.
Along the southern boundary of the development the plan includes a 20-foot land
use buffer, 70 percent of which is to remain undisturbed. The plan indicates an
overhead power line along the southern boundary. The survey does not indicate
this area as an easement. Per Section 36-521(f) the right of way of any utility
easement shall not be used in computing the depth or area of land use buffer in
developments abutting property used or zoned for R-1, R-2, R-3, R-4, PRD and
PDR. The property to the south is zoned PRD.
Staff is not supportive of the request. The property is currently zoned O-3,
General Office District which typically allows a transition between more intense
traffic generated by the non-residential uses located to the east and the
residential areas located to the north, south and west. Within transition areas the
intent is to provide for uses which are characterized by a low or infrequent
volume of direct daily customer traffic and typically operate during normal
business hours (8 – 5 Monday through Friday). Staff feels the hotel user will
generate traffic during times which will most impact the residents. In addition the
applicant has indicated the hotel will have a full service restaurant and bar which
in staff’s opinion will add to the amount of traffic in the area and could further
impact the nearby residents.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
8
PLANNING COMMISSION ACTION: (APRIL 18, 2013)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated April 8, 2013, requesting
deferral of the item to the May 30, 2013, public hearing. Staff stated they were
supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. Lucas Hargraves addressed the Commission on behalf of the owner. He stated the
request was a rezoning from O-3 to PCD to allow the construction of a 4-story hotel with
up to 130 rooms. He stated the Pleasant Ridge Development had proved to be an
enhancement to the area. He stated with the hotel and the existing development the
area will continue to be a mixed use development and a great success for the City. He
stated the Commission had been provided several letters of support from area
businesses. He stated Easter Seals and Christ the King Church were on-board with the
proposed rezoning. He stated the hotel was a logical addition to the existing mixed use
development.
Mr. Scott Schallhorn representing the Logue Family addressed the Commission in
opposition of the request. He stated the Logue Family owned property at
11909 Fairview Road. He stated the property abutted the proposed rezoning area
along their northern boundary. He stated the property would be impacted by the
rezoning of the property to allow the hotel. He stated his clients were not opposed to
commercial development but felt the property should be developed as specified in the
existing zoning and the future land use plan. He stated the hotel was a commercial use
and was being proposed in a residential area. He stated there were four (4) apartment
complexes with approximately 750 units which generated a great deal of traffic. He
stated the addition of the hotel would increase traffic and possibly conflict with the
residential traffic in the area. He stated the lighting from the hotel as well as the noise
from the swimming pool and athletic courts would impact this client’s property. He
stated there was nothing in the application which would limit the hotel to not being a rent
by the hour hotel. He stated the request was to rezone the property to C-3 which was
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
9
typically allowed at the intersections of arterials. He stated Pleasant Ridge Road was a
collector street. He stated the property was zoned O-3 which was appropriate for the
area. He stated circumstances had not changed to allow the rezoning.
Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the
request. She stated the League was opposed to intense commercial zoning and more
intense traffic generators in the area. She stated the traffic for the hotel would come
and go during am and pm peak times. She stated the restaurant would draw local traffic
to the site as well. She stated with the rezoning this would only dump additional traffic
onto Cantrell with no definite time as to when proposed improvements and widening of
Cantrell were to be completed.
Ms. Lynne Logue Dowler addressed the Commission in opposition of the request. She
stated her family owned property adjacent to the site proposed for rezoning. She stated
she was in complete agreement with her legal counsel and was opposed to the
rezoning request.
Mr. Chris Cassidy addressed the Commission in opposition of the request. He stated
he lived across the street in the Pleasant Ridge Apartments. He stated he worked
½ mile from his home and the travel time could take as much as 20 minutes to travel the
short distance. He stated the proposed hotel would add traffic onto Pleasant Ridge
Road as well as Cantrell Road. He stated the hotel would add to the noise and light
pollution in the area. He stated the height of the hotel would impact the adjacent
apartments. He stated this was his home. He stated he was not moving anytime soon
and felt the rezoning should be denied.
Mr. Hargraves addressed the Commission stating he was amending his application to
only allow nightly rental. He stated the request was not a rezoning to C-3 but a
rezoning to allow a hotel. He stated if developed as an office development the site
could handle 30,000 to 40,000 square feet. He stated traffic from an office building
would more likely conflict with the residential traffic in the neighborhood. He stated he
felt the development was a good development allowing a mixed use development were
the residents of the apartments could walk for services. He stated there were a number
of restaurants in the area and the addition of the hotel with a restaurant would be an
added amenity to the area.
Mr. Joe White addressed the Commission stating the lighting would not over spill the
site. He stated based on the grades the hotel would be set at 470 and the Logue
property was at a 580 contour. He stated the hotel was located in the valley but above
the town center. He stated there was approximately 600 feet of property between the
development and the Logue property. He stated the Logue property contained
approximately 400 feet of woods. He stated the long term use of the property as a hotel
was the highest and best use for the property.
May 30, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8851
10
Mr. Ernie Peters addressed the Commission stating an office use would generate
similar traffic as the hotel development. He provided the Commission with the vehicle
trips per day for a 30,000 square foot office building, a 40,000 square foot office building
and the proposed hotel use stating there was little difference when comparing the two
uses.
There was a general discussion by the Commission and the applicant of the proposed
use of the property. Commissioner Nunnley stated in a recent visit to Atlanta he noticed
several hotels within close proximity to high end neighborhoods. He stated he felt the
hotel was a good fit for the area. The Commission questioned if the Neighborhood
Associations had indicated opposition to the request. Mr. Hargraves stated he was not
aware of any opposition from the Neighborhood Associations. Mr. Hargraves stated the
Commission had been provided a letter of support from Christ the King as well as
Easter Seals and a number of other property owners in the area.
The Chair entertained a motion for approval of the item including all staff
recommendations and comments except that of denial. The motion carried by a vote of
8 ayes, 0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 1 FILE NO.: S-1487-B
NAME: The Ridge Estates Preliminary Plat
LOCATION: Located North of Pleasant Hill Road, West of Vimy Ridge Road
DEVELOPER:
First Community Bank, Trustee of the District
1325 Harrison Street
Batesville, AR 72501
ENGINEER:
Laha Engineering
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 59.6 acres NUMBER OF LOTS: 204 FT. NEW STREET: 8500 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
Variance/Waivers: None requested.
BACKGROUND:
On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to
allow the subdivision of this 59 acres into 198 single-family lots. The approval allowed a
minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant
indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the
Property Owners Association designated for buffering of the subdivision from the
adjoining roadways. The applicant also indicated a 25-foot platted building line along
the front yard and side yard and rear yards to meet the minimum ordinance
requirement. A phasing plan was not approved for the subdivision and the development
was proposed in a single phase.
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
2
The Little Rock Planning Commission approved a request to revise the preliminary plat
for the subdivision on June 19, 2008. The revision modified the phasing plan for the
subdivision to include five (5) phases. The street construction to Vimy Ridge Road and
the internal street construction were to correspond to the phasing plan.
The request also included a variance from the Master Street Plan and the Boundary
Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy
Ridge Road and along the internal residential streets. The applicant indicated the
ground at the right of way on Vimy Ridge Road and on some of the internal lots was
eight to ten feet above or below the curb. According to the applicant the sidewalks
would be more likely utilized if the walks were placed at grade with the street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to reestablish the previously approved
preliminary plat to allow the development of 204 single-family lots from this
59.6 acres. The applicant has indicated the lots will be developed in five phases.
The plat indicates 66 lots and two tracts in Phase I. Phase 2 includes 44 lots.
Phase 3 includes 11 lots and 1 tract. Phase 4 includes 42 lots and 2 tracts and
Phase 5 includes 41 lots. A 10-foot open space tract has been included along
Vimy Ridge Road and Pleasant Hill Road to avoid double frontage lots. A note
on the plat states no access will be granted through the open space tract. The
plat also includes the placement of a 10-foot no right of vehicular access
easement within the open space tract and along the street right of way on
Pleasant Hill Road and Vimy Ridge Road.
B. EXISTING CONDITIONS:
The majority of the trees have been removed from the site. Portions of the
infrastructure for the Phase I lots were previously installed but were not accepted
by the various utility companies. North of the site the uses include residential,
commercial and industrial. The area to the west of the site is vacant and was
previously cleared of trees. The Quail Run Subdivision is located south of the
site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill
Road to the southwest of the site. There is an area zoned MF-6 located on the
southwest corner of Pleasant Hill Road and Vimy Ridge Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Alexander Road Neighborhood
Association, the Quail Run Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge 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. Pleasant Hill Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Vimy Ridge Road and Pleasant Hill Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from the centerline. The back of
the sidewalk should be located at the property line.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Pleasant Hill
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 18 feet from centerline. The back of the
sidewalk should be placed at the property line.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the streets including 5-
foot sidewalks prior to final platting. Residential streets should be
constructed per Public Works detail PW-22. The maximum width of
residential streets is 26 feet from back of curb to back of curb with sidewalk
on one side. The back of the sidewalk should be placed at the property line.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to these streets including
5-foot sidewalks with the planned development. Residential collector
streets should be constructed per Public Works detail PW-23. Sidewalk is
required to be installed on one (1) side of the street with the back of the
sidewalk at the property line.
8. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. With
the sidewalk moved from the back of curb Type 2 and Type 3 access ramps
should be installed per Public Works detail PW-50 and PW-51 respectively.
9. A no right of vehicle access easement should be platted along the rear of
the lots adjacent to Vimy Ridge Road and Pleasant Hill Road.
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
4
10. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
11. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. If additional
grading is requested in future phases or outside of future right-of-ways or
drainage easements, a variance must be obtained to advanced grade those
areas. Provide plan showing area to be advanced
12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
13. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions.
14. Stormwater detention ordinance applies to this property.
15. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
16. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
17. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
18. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537).
19. Vegetation must be established on all disturbed area within 21 days of
completion of grading activities and prior to approval of final plat.
20. Erosion controls must be installed to reduce discharge of polluted
stormwater.
21. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
22. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles or round-a-bouts are suggested at regular intervals
and at main intersections. Other suggestions are less wide streets, street
narrowing, speed humps, and raised pedestrian tables. Contact Travis
Herbner, Traffic Engineering at 379-1805 for additional information.
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
5
23. Side slopes of proposed drainage ditches should not exceed a 3:1 slope.
24. Temporary turn arounds must be provided at the end of streets terminated
at mid-block.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project. No
detention basin can be constructed over or within ten feet of the proposed or
existing sewer main for this project. Contact Little Rock Wastewater Utility for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. This development previously had water mains installed in 2007; these mains
were not accepted or tied into the Central Arkansas Water distribution system
since the development was not completed; to complete the installation and
acceptance the fill assembly will need to be reinstalled and new sterilization
samples taken. After satisfactory sterilizations samples are obtained and the
necessary drawings GPS information and a filed copy of the final plat are
obtained the subdivision could again be placed in service.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. Contact Central Arkansas Water regarding the size and location of water
meter.
4. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. There must
be two ways to exit and enter the subdivision. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
6
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Troy Laha and Mr. Matt McDonald were present representing the request.
Staff presented an overview of the development stating there were few
outstanding technical issues associated with the request. Staff questioned if
there was a tract running the length of Vimy Ridge Road and who would be
responsible for the maintenance of the tract. Staff also questioned if there would
be fences located within the required setback along Pleasant Hill Road.
Mr. Laha stated there would be an open space tract adjacent to both the abutting
streets.
Public Works comments were addressed. Staff stated the street widths and
design were larger than the ordinance typically required. Mr. Laha stated the
entrance road would be constructed as a collector street. He stated
round-abouts would be placed on the street in two locations to slow traffic. He
stated the remaining residential streets would be narrowed to 24 and 26-feet as
typically allowed by ordinance. He stated measures to calm traffic would be
placed in these areas as well. Staff stated the sidewalk should be placed at the
property line and not the back of curb. Mr. Laha stated the developers were
considering transferring the cost of improvements from Pleasant Hill Road to
Vimy Ridge Road and completing dollar for dollar improvement cost to Vimy
Ridge Road which would allow both sides of a portion of the roadway to be
widened.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant provided responses from comments raised at the May 8, 2013,
Subdivision Committee meeting. The proposal before the Commission is to
reestablish a previously approved preliminary plat. The development is proposed
in five (5) phases with the abutting arterial street construction being completed
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
7
with the corresponding phase. The interior street construction will also be
phased with the development.
Sixty-six lots and two tracts for detention are proposed in the first phase along
with the street improvements to Vimy Ridge Road abutting Phase 1. Temporary
turn-arounds will be provided to accommodate City service vehicles on the
interior City streets. During Phase 1 two accesses to Vimy Ridge Road will be
provided. During the second phase 44 lots will be developed. Phases 3 and 4
are located along Vimy Ridge Road and will include internal street construction
and the corresponding improvements to Vimy Ridge Road. A third access to
Vimy Ridge Road will be constructed and the improvements to Pleasant Hill
Road will be completed. During the final phase (Phase 5) the improvements to
Pleasant Hill Road will be completed to Master Street Plan standard.
The plan includes the development of 204 lots from this 59.6 acre parcel. This
results in a density of 3.4 units per acre. The plat is indicated with a minimum lot
size of 7,000 square feet as typically required by the Subdivision Ordinance.
Between the lots and the abutting streets is a 10-foot open space buffer tract.
Within the open space tract along Vimy Ridge Road and Pleasant Hill Road the
plat includes a 10-foot no right of vehicular access easement within the open
space tract. The plat indicates the placement of setbacks to comply with the R-2,
Single-family zoning district.
The plat indicates fences may be constructed within the required rear yard
setback of the abutting streets but not within the open space tract. The
developer has indicated a desire to allow the construction of a six foot fence
within the rear yard setback of the homes abutting Vimy Ridge Road and
Pleasant Hill Road. No variance is required since there is a separate tract
between the lots and Vimy Ridge Road and Pleasant Hill Road. Staff
recommends all fences at intersections be constructed as required in
Section 36-516(f)(2) which states any fence erected along a property line corner
or within the fifty (50) foot triangle formed by the property line intersection
shall comply with the obstruction provisions of Section 32-8 of the Code
of Ordinances.
The revised plan indicates the placement of sidewalks to comply with the
ordinance. The sidewalks will be placed adjacent to the right of way and not at
the back of curb.
Staff is supportive of the applicant’s request. The applicant is proposing the
subdivision of 59 acres into 204 single-family lots. The applicant has indicated
8,500 linear feet of new street constructed to Master Street Plan standard. The
applicant has indicated sidewalks will be placed along the interior roadways and
along Vimy Ridge Road and Pleasant Hill Road. The revised plat includes traffic
May 30, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B
8
calming devices as requested by Public Works staff. The applicant has indicated
the majority of the lots proposed will be 70-feet by 100-feet or 7,000 square feet.
The applicant has indicated a 25-foot platted building line along the front yard
and has indicated side yard and rear yards will meet the minimum ordinance
requirement. To staff’s knowledge there are no outstanding technical issues
associated with the requests. Staff feels the development as proposed is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the request would require a By-law waiver with regard to
the number of days the notices were mailed in relation to the requirement of the
By-laws. Staff stated the notices were mailed 14 days as opposed to the typically
required 15 day notification. Staff presented a recommendation of approval of the
By-law waiver.
Staff presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-laws waiver to allow the 14 day notification of the abutting property
owners. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
The Chair entertained a motion for approval of the item as presented by staff. The
motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 2 FILE NO.: S-1636-C
NAME: Beau Rivage Addition Revised Preliminary Plat
LOCATION: Located East of South Ridge Drive, just South of the Walton Heights
Subdivision and North of Trinity Assembly of God Church
DEVELOPER:
Shollmier Family Limited Partnership
13925 Beau Vue Drive
Little Rock, AR 72223
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 14.438 acres NUMBER OF LOTS: 9 FT. NEW STREET: 569.5 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-232(b) to allow lots more than three times as deep as
it is wide.
2. A variance from the City’s Land Alteration Ordinance to allow clearing outside the
right of way with the installation of the street.
BACKGROUND:
On September 3, 2009, the Little Rock Planning Commission reviewed a request to
allow the development of this site with 30 single-family lots. The plat included variances
which the Commission did not approve.
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
2
On December 3, 2009, the Little Rock Planning Commission approved a request to
allow a preliminary plat containing 16.43 acres to develop with 30 single-family lots and
four (4) Tracts. Tract A was proposed as a conservation easement with a nature trail
containing 8.0 acres. Tracts B and C were indicated along Southridge Drive containing
0.056 and 0.179 acres and proposed as open space and buffering along the existing
street. Tract D was indicated as open space containing 0.46 acres along the south
side of the development.
The subdivision was proposed with lots averaging 0.224 acres with a minimum lot size
of 0.164 acres. The overall density was 1.825 units per acre. A new public cul-de-sac
street would be constructed to serve the new homes. The street was indicated with
1,341.39 linear feet constructed to City standard for a minor residential street.
Beau Rivage Drive was indicated with a centerline grade of 17.6 percent. The Master
Street Plan allows for a maximum centerline grade of 16 percent but allows staff to
administratively approve a variance in the design standard of up to ten percent. The
Master Street Plan states this variance in design standard does not require an
amendment to the Master Street Plan. With the administrative variance the street is
allowed a maximum centerline grade of 17.6 percent, as proposed by the developer
August 8, 2010 the Little Rock Planning Commission approved a request to amend the
previously approved preliminary plat to allow 30 residential lots and two cul-de-sacs.
The subdivision contained 16 acres and was proposed with 8.2 acres dedicated as
open space. The average lot size proposed with the plat was 0.227 acres and the
minimum lot size proposed was 0.164 acres. The development was proposed with an
overall density of 1.825 units per acre.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing the subdivision of the 16+ acres into nine (9)
residential lots and one tract. The tract is proposed containing 6.2 acres and will
be dedicated to a conservancy agency. The street will be platted as a public
street 570-feet in length. The lots range in size from 0.63 acres to 1.8 acres.
There is a variance associated with the proposed plat. Lots 3 – 6 exceed the
maximum depth to width ratio allowed per the Subdivision Ordinance. The
subdivision has a single access point from Southridge Drive.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading outside the right of way with the installation of the proposed street.
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
3
B. EXISTING CONDITIONS:
The site is heavily wooded and appears to contain a significant slope from north
to south. The site abuts the Walton Heights Subdivision to the north and to the
south an area zoned Open Space. Along the southern boundary the site is
adjacent to a City of Little Rock Fire Station, vacant property, an office building, a
church and single-family homes located on large lots all in excess of five (5)
acres which are accessed from River Mountain Road. Pleasant Ridge Towne
Center is located to the south and across Cantrell Road. The Center has
developed with a number of retail and restaurant uses. Within the general area
are a number of apartments, commercial and office uses located to southeast
and southwest of the site, along and across Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners along with the Walton Heights
Candlewood Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to public street
standards with planned development. The street should be constructed per
City details. The curb shown on the typical section does not meet City
code. See Public Works detail PW-29.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. If the lots are
desired to be graded, a variance for an advanced grading permit is required
to be requested.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186. Provide
the profile of the proposed street showing centerline grade, sight distance,
and horizontal radius of the centerline. Minor residential street slope cannot
exceed a 16% slope and with a variance to not exceed 18%.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan. With this
being a private subdivision, all drainage easements are also private.
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
4
5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Due to the private street, private
streetlights will be installed prior to platting/certificate of occupancy. CLR is
not responsible for payment of the utility bill. Contact Traffic Engineering
379-1813 (Greg Simmons) for more information.
7. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
8. Erosion controls must be installed to reduce discharge of polluted
stormwater.
9. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection complies with 2004 AASHTO Green Book
standards.
10. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side. City of Little Rock
signage will not be provided on private streets.
11. Are retaining wall proposed to be installed?
12. Access should be provided to tract land.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A main extension will be required to provide water to this property.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
5
3. Please submit plans for water facilities 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.
Approval of plans by Central Arkansas Water, the Arkansas Department of
Health and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Mark Redder of the Holloway firm was present representing the request.
Staff presented an overview of the development stating there were few
outstanding technical issues associated with the request. Staff stated if the
development was gated then the streets were to be private. Staff noted the City
would not be responsible for maintenance of the private street. Mr. Redder
stated the desire was to dedicate the street to the City and the gates would be
removed from the plan.
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
6
Public Works comments were addressed. Staff asked if any clearing beyond the
right of way would take place with the installation of the street. Mr. Redder stated
it would be necessary to clear a portion of the lots beyond the right of way to get
the street installed due to the terrain. Staff stated this would require a variance
from the City’s Land Alteration Ordinance. Staff questioned if there were any
retaining walls. Mr. Redder stated there were no retaining walls proposed which
would require a variance from the Land Alteration Ordinance. Staff also
requested the revised plan indicate access to the proposed tract land.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the May 8, 2013, Subdivision Committee meeting. The applicant has
indicated the street will be dedicated as a public street and has provided access
to the proposed conservation easement area.
The request is to allow the subdivision of the 16+ acres into nine (9) residential
lots and one tract. The tract is proposed containing 6.2 acres and will be
dedicated as a conservation easement and the intent is to donate the area to a
conservancy agency or foundation.
The street will be platted as a public street 570-feet in length. The applicant has
provided a certification of sight distance at the street intersection with Southridge
Drive as requested by staff.
The lots range in size from 0.63 acres to 1.8 acres. There is a variance of the
typical standards of the Subdivision Ordinance associated with the proposed plat.
Lots 3 – 6 exceed the maximum depth to width ratio allowed per Section
31-232(b) of the Little Rock Code of Ordinances. The ordinance states no
residential lot shall be more than three times as deep as it is wide, except lots
approved under paragraphs (g) or zero lot line lots in the R-2, R-3, PRD and
PD-R zoning district. (Paragraph (g) states in residential subdivisions where lots
abut a freeway, expressway or occupied mainline railroad right of way, such lots
shall have an overall depth of not less than 175-feet in order to ensure proper
separation of residences from adjacent thoroughfare or railroad line.)
The request includes variances from the City’s Land Alteration Ordinance to
allow grading of a small area outside the right of way with the installation of the
streets. The applicant has indicated the new street will be constructed on a ridge
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
7
and the advanced grading will allow the installation of the street to meet City
specifications.
The subdivision has a single access point from Southridge Drive. Section D107
of the 2006 International Building Code states one or two family residential
developments where the number of dwelling units exceeds 30 a separate and
approved fire apparatus access road must be provided. The development is
proposed with nine (9) lots therefore a secondary access is not required to meet
this section of the International Building Code.
Staff is supportive of the request and the associated variances. To staff’s
knowledge there are no remaining outstanding technical issues associated
with the request. The lots are indicated ranging from just over ½ acre to just
under 2 acres.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232(b) to
allow the lots to develop with an increased lot depth to width ratio.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading outside the right of way with the installation
of the proposed street.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-232(b) to allow the lots to develop with an increased lot depth
to width ratio. Staff also presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading outside the right of
way with the installation of the proposed street.
Mr. Mark Redder addressed the Commission on the merits of the request. He stated
the developer was proposing to develop the subdivision with upscale homes. He stated
the original approval was to develop the site with 30 homes. Mr. Redder stated the
May 30, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C
8
current request limited the number of homes of nine. He stated the developer
requested his firm limit the dirt work and save as many trees as possible.
Mr. Adam Doty addressed the Commission in opposition of the request. He stated when
he bought his home he was told the area would not develop. He stated along the rear
of his home was a bank of windows with panoramic views. He stated if the
development occurred it would be in his back yard. He stated traffic on Cantrell Road
was too intense to handle any additional vehicles. He stated he enjoyed his privacy and
did not want his view to go away.
Chairman Rector stated the development was currently approved with 30 lots. He
stated the request would significantly reduce the amount of developed area.
Mr. Ron Rowen addressed the Commission in opposition. He questioned the current
approval and if the developers could in fact build 30 homes. Chairman Rector stated
the currently approved preliminary plat would allow the development of 30 homes and
two streets within the same area proposed for subdivision into nine (9) residential lots.
Mr. Redder stated the developer felt the current proposal of nine (9) lots was an
improvement from the original approval. He questioned why anyone would object to the
reduced number of lots.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 3 FILE NO.: S-1668-B
NAME: Brunson Addition Preliminary Plat
LOCATION: Located at 17901 Agee Lane
DEVELOPER:
Matt Brunson
415 Shamrock Drive
Little Rock, AR 72205
SURVEYOR:
Central Arkansas Surveying
1926 Salem Road
Benton, AR 72019
AREA: 12.06 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-231 to allow the development of lots utilizing private
streets.
2. A variance from Section 31-232(a) to allow the development of lots with a reduced
lot width.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is preliminary plat approval to allow this 12.46 acre parcel to be
subdivided into three residential lots. The property is located outside the City
limits but within the City’s Extraterritorial Planning Jurisdiction. Lot 1 is proposed
containing 3.00 acres, Lot 2 containing 5.07 acres and Lot 3 containing 3.99
acres. The lots currently utilize access from a 62-foot ingress egress easement
located along the northern boundary, Agee Lane. An existing drive extending
May 30, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1668-B
2
from Agee Lane will serve as access to the new lots. The lots will be final platted
in phases. Only Lot 1 will be final platted at the time of approval of the
preliminary plat.
Lot 1 is proposed with a variance from the Subdivision Ordinance to allow the lot
width at Agee Lane less than the minimum lot width required per the zoning
district. The ordinance typically requires the placement of a minimum lot width of
60-feet. The request also includes a variance from the Subdivision Ordinance to
allow the development of the lots utilizing private streets.
B. EXISTING CONDITIONS:
The site is located on Agee Lane which is a narrow gravel drive extending from
Stewart Road. There are four to five homes who take access from Agee Lane.
The majority of the area is developed with single-family homes located on
acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners were notified of the public hearing. There is not an
active neighborhood association located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide the septic certification for
the proposed subdivision.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A water main extension will be required to provide water service to Tracts 2
and 3.
May 30, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1668-B
3
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. A water main extension is needed to provide water service to this property.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. 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.
6. 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.
7. Contact Central Arkansas Water regarding the size and location of water
meter.
8. 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.
9. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. Add amendment provision and renewal clause to Bill of Assurance.
2. Show state plane coordinates for two property corners.
3. Provide AHD or DR approval of septic system.
4. Obtain approval letter from volunteer fire department.
5. County Oaks Drive should be shown south of Agee Lane in Vicinity Map
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
May 30, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1668-B
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicant was present representing the request. Staff stated there were few
outstanding technical issues associated with the request. Staff noted comments
from County Planning and Central Arkansas Water. Staff also requested
Mr. Brunson provide the septic certification and a letter from the area volunteer
fire department indicating their knowledge of the proposed subdivision.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the May 8, 2013, Subdivision Committee meeting. The request is
preliminary plat approval for this 12.46-acre parcel to be subdivided into three (3)
residential lots. Lot 1 is proposed containing 3.00 acres, Lot 2 containing
5.07 acres and Lot 3 containing 3.99 acres. The lots currently utilize access from
a 62-foot ingress egress easement located along the northern boundary, Agee
Lane. An existing drive extending from Agee Lane will serve as access to the
new lots. Section 31-231 of the Little Rock Code of Ordinances states all lots
shall abut upon a public street, except where private streets are explicitly
approved by the Planning Commission.
Lot 1 is proposed with a variance from the Subdivision Ordinance to allow the lot
width at Agee Lane less than the minimum lot width required per the Zoning
District. The ordinance for R-2, Single-family residentially zoned property a
typical minimum lot width of 60-feet at the building line is required. As proposed
the lot width for Lot 1 is 40-feet at the front building line.
Staff is supportive of the request. The area is developed with homes located on
acreage. Located on Agee Lane are four (4) existing homes. Staff does not feel
the allowance of the creation of these additional lots will adversely impact the
area.
May 30, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1668-B
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232(a) to
allow the development of lots with a reduced lot width.
Staff recommends approval of the variance request from Section 31-231 to allow
the development of lots utilizing private streets.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Staff presented a recommendation of approval of the variance request from Section
31-232(a) to allow the development of lots with a reduced lot width. Staff also
presented a recommendation of approval of the variance request from Section 31-231
to allow the development of lots utilizing private streets.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 4 FILE NO.: Z-3371-VV
NAME: The Shoppes at Colonel Glenn Zoning Site Plan Review
LOCATION: 4600 Colonel Glenn Plaza Drive
DEVELOPER:
LLEJI, LLC
c/o Leonard Bowen
P.O. Box 22407
Little Rock, AR 72221
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 1.73 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 11 – I-430 Planning District
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow the driveways on Colonel Glenn Plaza Drive and Colonel Glenn Road to develop
nearer the property line and the intersection than typically allowed.
BACKGROUND:
On July 1, 2010, the Little Rock Planning Commission approved a Site Plan for this
property located at the northwest corner of Colonel Glenn Road and Colonel Glenn
Plaza Drive. The request included a plat to allow the subdivision of the property to allow
the development of the property with two (2) uses, both with drive-through service.
Access was taken at the rear of the property off Colonel Glenn Plaza Drive. An
additional right-in/right-out drive was located near the front of the property to aid in
facilitation of the drive-through service and eliminate cars back tracking through the site
in order to exit onto Colonel Glenn Plaza Drive and ultimately Colonel Glenn Road. No
driveway was proposed off Colonel Glenn Road. The approval allowed a variance for
the two (2) lots from the zoning district to allow lots less than the five (5) acre minimum.
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
2
The variance allowed each building to stand on its own lot which would facilitate
financing and development of the property whether as a sale or ground lease.
Ordinance No. 20,461 adopted by the Little Rock Board of Directors on August 16,
2011, rezoned the property from C-2 to PCD to allow the construction of a 4,565 square
foot convenience store with ten (10) fueling pumps on this site. Access was proposed
from a right in/right out driveway on Colonel Glenn Road along with a full service
driveway at the northwest corner of the property on Colonel Glenn Plaza Drive. An
additional exit only driveway on Colonel Glenn Plaza Drive to allow traffic to exit directly
from the front of the store and turn east on Colonel Glenn Road was proposed.
On March 29, 2012, the Little Rock Planning Commission approved a request for a
revocation of the PCD zoning and a Zoning Site Plan Review for this site. The owner
proposed to develop two (2) restaurant uses with drive-in and drive-thru service.
Access was proposed from a full service driveway on Colonel Glenn Road along with a
full service driveway at the northeast corner of the property on Colonel Glenn Plaza
Drive. An additional right-in/right-out drive would be located near the front of the
property on Colonel Glenn Plaza Drive. Variances for the driveway placement were
approved with the site plan review request. The revocation request was not forwarded
to the Little Rock Board of Directors for final action and the property is currently zoned
PCD.
On November 29, 2012, the Little Rock Planning Commission approved a Conditional
Use Permit application request to allow the development of this site with an automobile
dealership. This development has not occurred.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing the development of the property with an
1,806 square foot Sonic restaurant with drive-thru service. There are 21 parking
spaces allotted with speakers for order/delivery to the vehicle. The Sonic will
also have a 50-foot by 60-foot outdoor playground and a 50-foot by 95-foot volley
ball area. The plan includes a 50-foot by 30-foot outdoor dining area between
the two play areas. These three outdoor areas will be lighted for evening use.
The driveway locations shown match those previously approved with other
applications for this site. Landscape buffers along the streets meet the six
percent average requirement for the lot depth.
The applicant is also requesting a revocation of the PCD zoning approved on
August 16, 2011, by the adoption of Ordinance No. 20,461.
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
3
B. EXISTING CONDITIONS:
The site has a number of trees scattered around the site. Colonel Glenn Plaza
Drive has been constructed to the northern property line of the newly constructed
Crain Ford automobile dealership. There are a number of non-residential uses
in the area including additional automobile dealerships on the south side
of Colonel Glenn Road, a movie theater, a nursing school and a strip
office/showroom/warehouse development. Further southwest of the site is a
public school, Fair High School, located on David O Dodd Road. Northwest of
the site are single-family homes located along South Bowman Road and West
36th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association, the Stagecoach Dodd Neighborhood Association, the
Crystal Valley Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalk should be installed north of north driveway off Colonel Glenn
Plaza Drive.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The south driveway off
Colonel Glenn Plaza Drive does not provide sufficient spacing distance from
other driveways and intersection and should be removed from plan.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance from the driveway
spacing requirements should be requested for the Colonel Glenn Road
driveway. The width of driveway should be reduced to 27 feet.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
4
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
10. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
11. A radial dedication of right-of-way is required at the intersection of Colonel
Glenn Road and Colonel Glenn Plaza Drive.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: A 10-foot utility easement is required for Entergy’s primary facilities.
Contact Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
5
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An automatic irrigation system is required.
3. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a registered landscape architect.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
6
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were
additional items necessary to complete the review process. Staff stated prior to
the issuance of a building permit a revocation of the existing PCD zoning would
be required. Staff stated the speaker for the drive-thru order board was to be
screened with a solid wall unless the Commission approved a plan which did not
include screening. Staff also requested the applicant provide details of the
proposed signage plan including building and ground signage.
Public Works comments were addressed. Staff stated the southern drive on
Colonel Glenn Plaza Drive should be removed. Staff also stated the driveway
located on Colonel Glenn Road could remain but was limited to 36-feet in width
to match the width of the driveway located to the south.
Landscaping comments were addressed. Staff stated an automatic irrigation
system would be required to water the landscaped areas. Staff also stated prior
to the issuance of a building permit it would be necessary to submit a landscape
plan prepared by a registered landscape architect.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter addressing
comments raised at the May 8, 2013, Subdivision Committee meeting. The
revised plan indicates the proposed signage plan. The applicant has also
requested to not screen the order menu board for the drive-through window. The
applicant has not removed the southern most drive on Colonel Glenn Plaza
Drive.
The plan includes the construction of a 1,806 square foot restaurant with drive-
through service. There are 22 covered spaces with menu boards included on the
plan along with the drive-through window.
The plan indicates the placement of a playground, seating area and volleyball
court along the west side of the property. The playground will be enclosed with a
5-foot wrought iron fence. The volleyball area will be enclosed with a 16-foot
black vinyl coated chain link fence. The applicant has indicated the fence height
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
7
is necessary to keep the volleyball inside the play area and not in the parking lot.
Within this area there are 17 parking spaces which are not covered.
The plan also includes the placement of 14 parking spaces along the northern
perimeter. The parking indicated on the site far exceeds the typical requirement
for a restaurant user.
The site plan notes signage will comply with signage allowed in commercial
zones. The plan includes the placement of a pylon sign near the drive on
Colonel Glenn Road. The sign is proposed 36-feet in height and 160 square feet
in area. Building signage is proposed on the front and east facades, which abut
public streets. The sign area on each façade will not exceed ten (10) percent of
the total façade area on which it is placed.
The site plan indicates the placement of a 12-foot by 16-foot storage building
near the volleyball court area. The applicant states the building will be a single
story building and used for storage of inventory.
The plan includes a variance from Sections 30-43 and 31-210 to allow the drives
on Colonel Glenn Plaza Drive and Colonel Glenn Road to be located nearer the
property line than typically allowed. The plan indicates the placement of two
drives on Colonel Glenn Plaza Drive and a single drive on Colonel Glenn Drive.
The south driveway off Colonel Glenn Plaza Drive does not provide sufficient
spacing from the other driveway on Colonel Glenn Plaza Drive and also the
intersection with Colonel Glenn Road. Staff is not supportive of the southern
drive and feels the drive should be removed from plan. Staff is supportive of the
variance to allow the northern drive on Colonel Glenn Plaza Drive and the drive
on Colonel Glenn Road nearer the property line than typically allowed.
Staff is generally supportive of the plan but staff does not support the placement
of the southern drive on Colonel Glenn Plaza Drive. Staff is in support of all
other aspects of the proposed development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the site plan as proposed.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had revised the site plan to limit the southern
driveway onto Colonel Glenn Plaza Drive to be a right-in only drive. Staff stated based
May 30, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-VV
8
on the revision to the site plan and limiting the driveway to a right-in only driveway staff
was now supportive of the request. Staff stated to their knowledge there are no
remaining outstanding technical issues associated with the request. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 5 FILE NO.: Z-4336-LL
NAME: Arkansas Children’s Hospital Zoning Site Plan Review and Alley
Abandonment (G-23-437),
LOCATION: Located South of 12th Street between Battery and Wolfe Streets. The alley
is a North/South alley located in Block 5 Centennial Addition
DEVELOPER:
Arkansas Children’s Hospital
Attn: Larry Beckius
One Children’s Way
Little Rock, AR 72202
ENGINEER:
Cromwell Architects and Engineers
100 South Spring Street
Little Rock, AR 72201
AREA: 0.82 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional
PLANNING DISTRICT: 8 – Central City
CENSUS TRACT: 45
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-280(1) to allow the building setbacks on 12th and
Battery Streets less than 25-feet.
2. A variance from Section 36-501 to allow the building to utilize parking within the
Children’s Campus.
3. A variance from Section 36-280(b) to allow coverage in excess of the typical
ordinance standard.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a Zoning Site Plan Review application to
allow the development of a new three story medical clinic containing
50,600 square feet. The existing parking lot on the southwest corner of 12th and
Wolfe Streets will be used to provide parking for the new building. The building
materials are anticipated to be brick, glass and composite siding.
There are variances associated with the new construction. The plan indicates a
setback variance along 12th Street and also along Battery Street. The variance is
necessary to maintain several large mature trees on the site and preserve a good
green space for both patients and employees.
The request also includes the abandonment of an alley and partial easement.
The request is to close the entire alley from 12th to 13th Street through the
property. Currently within the Children’s ownership the alley is grass with utility
poles extending from 12th to 13th Streets. Fronting on Battery Street the southern
lot is under an ownership other than Children’s and is currently operating as a
beauty salon. On the beauty salon property the alley has been paved for
parking. Electrical service to the salon is provided from the alley. The request is
to abandon the utility easement for the northern five (5) lots and maintain the
utility easement for only the southern lot.
B. EXISTING CONDITIONS:
The site is contained within a six foot chain link fence and has been used as a
storage/maintenance area for the hospital. There is a newly constructed parking
lot fronting Wolfe Street. North of the site is a parking lot, east of the site is an
office building which is a part of the Children’s campus. Southeast of the site is
the Westside Lofts Building which contains residential and office uses. On the
corner of 13th and Battery Streets is a beauty salon which has parking from 13th
Street. Across Battery Street is a large commercial building which was originally
built as a supermarket and is currently unoccupied.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Central High
Neighborhood Association, the Capitol Hill Neighborhood Association and the
Downtown Neighborhood Association with the were notified of the public hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
12th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
12th Street and Battery Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Remove all existing driveway curb cuts not proposed to be used.
5. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. No objection to the alley
abandonment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. 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.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
4
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
7. A short water main extension may be needed to provide water service to this
property.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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 Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3 – the Baptist Medical
Center route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street trees along 12th Street and Battery Street are recommended by both
the City of Little Rock and the City Beautiful Commission.
3. A small amount of landscaping will be required between the new building and
the parking lot.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
5
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicants were present representing the request. Staff presented an
overview of the item stating the request was a zoning site plan review and also a
right of way abandonment for a north/south alley running between the proposed
building and the existing parking lot. Staff stated the right of way and easements
were to be abandoned for the northern five (5) lots. Staff stated the easements
would be retained for the southern portion of the alley to maintain electrical
access to the adjacent beauty salon.
Staff questioned the proposed signage plan and if there would be a dumpster
located on the site. Staff also questioned if the building would be two or three
stories in height. Staff also questioned any fencing proposed along the street
sides.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Battery and 12th Streets. Staff also
stated any existing broken curb, gutter or sidewalk was to be replaced with the
proposed redevelopment of the site.
Landscaping comments were addressed. Staff stated street trees were
encouraged along both 12th and Battery Streets. Staff also stated a small
amount of building landscaping would be required between the new building and
the parking lot.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter and site plan to staff addressing
the issues raised at the May 8, 2013, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, the dumpster location and the
proposed fencing. The applicant has also indicated radial dedications will be
provided as requested by Public Works staff.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
6
The request is for approval of a Zoning Site Plan Review application to allow the
development of a new three story medical clinic containing 50,600 square feet.
The existing parking lot on the southwest corner of 12th and Wolfe Streets will be
used to provide parking for the new building. The request also includes the
abandonment of a north/south alley running through the applicant’s ownership.
There are variances associated with the new construction. The plan indicates a
setback variance along 12th Street and also along Battery Street. The variance is
necessary to maintain several large mature trees on the site and preserve a good
green space for both patients and employees. The building setback on 12th
Street is 15-feet and along Battery Street is 18.4-feet. The O-2, Office and
Institutional Zoning District typically requires the placement of a 25-foot building
line. The building materials are anticipated to be brick, glass and composite
siding.
The request includes a variance from Section 36-280(b). The ordinance states
all buildings shown on the required site plan shall cover an aggregate area of not
more than forty percent of the area of such site. The lot area is 33,687 square
feet and the building footprint is 17,250 square feet resulting in 51 percent of the
lot covered. If the parking lot and proposed building were calculated as a typical
single development, the building coverage would be 23-percent.
The applicant has indicated the building height will be 43-feet with a 2-foot
parapet wall placed at the roof level. In addition there will be a screen around the
mechanical equipment on the roof. The screen will be placed on all four sides
with the roof and the screen walls will be set back 30-feet from the edges of the
building. The total height of the building and screen will be 54-feet.
The request also includes the abandonment of an alley and partial easement.
The request is to close the entire alley from 12th to 13th Street through the
property. Currently within the Children’s ownership the alley is grass with utility
poles extending from 12th to 13th Streets. Fronting on Battery Street the southern
lot is under an ownership other than Children’s and is currently operating as a
beauty salon. On the beauty salon property the alley has been paved for
parking. Electrical service to the salon is provided from the alley. The request is
to abandon the utility easement for the northern five (5) lots and maintain the
utility easement for only the southern lot. The alley abandonment is 20-feet wide
and 330-feet in length for a total 6,600 square feet or 0.15 acres. The applicant
has received certification from the abstract company concerning the reversionary
rights. The entire 20-feet adjacent to Lots 1 - 5 and 8 – 12 will revert to the
applicant. The western 10-feet adjacent to Lot 6 will become the ownership of
the beauty salon owner. The eastern 10-feet will become the ownership of the
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
7
applicant. All the utility companies and Public Works have reviewed the
abandonment request for the right of way and easements. All the utility
companies and public works concur with the abandonment of the right of way
and the abandonment of the easement adjacent to Lots 1 – 5 and 8 – 12 and
maintaining the easement rights adjacent to Lots 6 and 7.
Previously the Commission approved an overall signage plan for the Campus.
The new construction will place signage, both ground and building signage,
consistent with the approved overall signage plan. A small directional sign will be
placed on the fence at the intersection of 12th and Battery Street directing
patients to the parking lot which will be accessed from Wolfe Street.
The site plan indicates the placement of a six (6) foot decorative steel fence
along 12th and Battery Streets and between this property and the beauty salon to
the south. The decorative fence will also be placed between the building and the
adjacent parking lot.
Staff is supportive of the request. Although there are variances associated with
the request staff feels the applicant has done an adequate job in limiting the
impact of the variances on the abutting properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the following variance requests:
1. A variance from Section 36-280(1) to allow the building setbacks on 12th and
Battery Streets less than 25-feet.
2. A variance from Section 36-501 to allow the building to utilize parking within
the Children’s Campus.
3. A variance from Section 36-280(b) to allow coverage in excess of the typical
ordinance standard.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
May 30, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-LL
8
Staff presented a recommendation of approval of the following variance requests:
a. A variance from Section 36-280(1) to allow the building setbacks on 12th and
Battery Streets less than 25-feet.
b. A variance from Section 36-501 to allow the building to utilize parking within the
Children’s Campus.
c. A variance from Section 36-280(b) to allow coverage in excess of the typical
ordinance standard.
Staff also presented a recommendation of approval of the abandonment request of the
right of way for the north/south alley located between 12th and 13th S t r e e t s . S t a f f
presented a recommendation of the abandonment request for the easement rights
adjacent to Lots 1 – 5 and 8 – 12 Block 5 Centennial Addition to the City of Little Rock.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 6 FILE NO.: Z-2246-A
NAME: Paradise Group LLC Short-form PCD
LOCATION: Located at 2020 Vance Street
DEVELOPER:
Paradise Group LLC
Julius J Larry III
2615 West 12th Street
Little Rock, AR 72202
ENGINEER:
Blaylock Threet
1510 S. Broadway Street
Little Rock, AR 72202
ARCHITECT:
Ron Woods Architect
2200 S. Main Street
Little Rock, AR 72206
AREA: 2.4176 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Mixed use including residential, office, commercial, restaurant
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning from C-3, General Commercial District and
O-3, General Office District to PCD to allow the redevelopment of the property
with a mixed use development utilizing the existing buildings. The gated
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
2
community will have 24-hour security on the premises and in the building. The
first floor will contain two entrances, including a front entrance lobby, vestibule,
commercial kitchen and restaurant. The area identified as the ballroom will be
used solely by the residents of the home. The area is no longer proposed as a
special events center. The ground floor will also contain the director’s office and
program administration offices for the Ida B. Wells Home for Pregnant Girls. The
restaurant will receive the contract to provide daily meals for the residents.
The second floor will contain law offices, a beauty salon, classrooms and a
non-denominational chapel. The beauty salon will serve the residents of the
building as well as private clients. There will also be administrative offices for the
Little Rock Sun Times, LLC.
The third through seventh floors will contain dormitory style living quarters
meeting specifications set out by DHS, including bathroom facilities. Each
dormitory floor will have a medical area in case of emergencies. Living quarters
for the adult floor supervisor and security offices will be located on floors three
through seven. There are 13 units per floor proposed. The living area will
consist of rooms with two girls per room and a common living area and bathroom
area. The seventh floor will be utilized as Phase 1 of the Community
re-integration program.
The eight floor will contain the caseworker offices. This floor will also have a
gym, exercise area and the offices for the Little Rock Sun Community
Newspaper.
The outlying building will be used for future retail. The swimming pool will remain
as is and will be used by the residents of the Home only.
B. EXISTING CONDITIONS:
The building was constructed as a hotel and was subsequently occupied by Job
Corps. The building has been vacant for a number of years and is currently
boarded for security. The retail building is also unoccupied. Around the site are
single-family homes on Vance, Bragg and East 21st Streets. Access to the
property from I-30 is very limited. There is an Interstate overpass at East 21st
Street allowing access to the middle school located on the I-30 Frontage Road
and a bus yard located on Barber and 21st Streets. North of the site on Vance
and 17th Streets is an elementary school and south of the site on Roosevelt and
Barber Street is also an elementary school.
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Community Outreach Neighborhood Association, the East Little Rock
Neighborhood Association, the Hanger Hill Neighborhood Association and the
Mac Arthur Park Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Vance Street and East 21st Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. The existing driveway curb cut on Bragg Street northwest of the subject
property should be removed at the time of redevelopment.
4. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy has no objections.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
4
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. 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
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #6 – the Granite Mountain
Route and #19 – the Hensley Express Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. This category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The applicant has applied for a rezoning from
C-3 (General Office District) and O-3 (General Office District) to PCD (Planned
Commercial District) to allow the redevelopment of the site to a home of pregnant
women and retail uses using the existing buildings on the site.
Master Street Plan: Vance and Bragg Streets are both Local Streets on the
Master Street Plan. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
5
or more intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An upgrade will be required if the rehabilitation of the structure exceeds fifty
percent (50%) of the current replacement cost of the building.
3. Asphalt/concrete must be removed in conjunction with this application.
4. Any new parking areas must comply with the City’s buffer and landscape
ordinances; it appears some of the parking may be new and located within
the street buffer and required landscape strip.
5. A land use buffer is required next to any residentially zoned property. It
appears existing parking areas are located within the land use buffer areas;
care to screen these areas should be taken.
6. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a registered landscape architect.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Ron Woods of Woods Architecture Group was present representing the
request. Staff presented an overview of the development stating there were a
few outstanding technical issues associated with the request. Staff questioned if
the development would be phased or if the entire building would be rehabbed at
one time. Mr. Wood stated the renovation would be phased with two to three
floors per phase. Staff also requested the applicant provide the proposed
signage plan, more specific listing of proposed commercial uses and the days
and hours of operation for the office and retail uses.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersecting streets. Staff also stated the
driveway on Bragg Street should be removed at the time of redevelopment of the
site.
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
6
Landscaping comments were addressed. Staff stated if the renovation cost of
the structure exceeded 50 percent of the replacement cost of the building then
landscaping was to be brought into compliance accordingly. Staff also stated it
appeared portions of the existing parking were located within the land use buffer
along the northern perimeter.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the issues raised at the May 8, 2013, Subdivision Committee meeting.
The applicant has eliminated the special events center, the community swimming
pool and the radio station. The application maintains the law office, the beauty
salon, the Laundromat, the offices for the Little Rock Sun Times, LLC and the
restaurant. The primary use of the building is for the Ida B. Wells Home for
Pregnant Girls. The special events banquet hall has been removed from the
current request as an allowable use. The space will be allocated as meeting
space for the occupants of the facility only. This area will not be leased to the
public.
The applicant is proposing to phase the rehabilitation of the building. There
entire building will be gutted, including the abatement of asbestos and mold, at
one time. The rebuilding will be done in phases. Phase I entails rebuilding the
first, second and third floors. Phase 2 includes restoring floors four, five and six.
Phase 3 will complete the restoration of floors seven and eight.
The building is proposed with a mixture of uses. The plan includes a restaurant
on the ground floor containing 5,367 square feet. A beauty salon with
537 square feet is proposed on the second floor. Within the building a total of
10,137 square feet of office space is proposed and an existing stand-alone
commercial building containing 4,795 square feet of space is proposed as a
Laundromat.
The restaurant is proposed on a portion of the first floor. The hours of operation
are from 11 am to 8 pm Monday through Friday with the option to add the same
hours on Saturday and Sunday in the future. The beauty salon is proposed
within a portion of the second floor. The salon will operate Tuesday through
Saturday from 8 am to 9 pm.
May 30, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2246-A
7
The site plan indicates 107 parking spaces. Based on the typical standards of
the zoning ordinance the beauty salon would require 2 spaces. The office space
would require 25 parking spaces. The restaurant would require 53 parking
spaces and the retail portion of the development would require 15 parking
spaces. As proposed a total of 95 parking spaces would be required for the
non-residential uses. Parking for the residential portion would typically be
calculated at 0.5 spaces per sleeping accommodation. The plan includes five
floors of housing with 13 beds per floor for a total of 65 sleeping spaces which
would result in 32 required parking spaces. Based on the parking for both uses a
total of 127 parking spaces would be required to serve the uses as proposed. As
noted the plan includes 107 parking spaces.
The applicant has indicated signage will comply with signage allowed in
commercial zones. A single pole sign with a maximum height of 36-feet and a
maximum sign area of 160 square feet will be placed on the site. Building
signage limited to 10 percent of the façade area will be placed on Vance, Bragg
and East 21st Streets.
Staff is not supportive of the plan. Staff does not feel this is an appropriate
location for the proposed use. There are three schools, 2 elementary and one
middle school, located within a few blocks of the site and the UALR Law School
is located north of the site. Staff feels the proposed uses of the site are too
intense. There is not sufficient parking to serve the proposed uses of the
building. Staff does not feel the redevelopment of the site as proposed by the
applicant is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were a number of registered objectors present.
Chairman Rector informed the applicant when there were eight or fewer Commissioners
present the applicant was offered the right of deferral to a later meeting date. Chairman
Rector questioned the applicant if he desired to defer to the July 11, 2013, public
hearing.
The applicant stated they did wish to defer the item to the July 11, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes,
2 absent and 1 open position.
May 30, 2013
ITEM NO.: 7 FILE NO.: Z-3875-C
NAME: Richard’s Auto Repair Short-form PCD
LOCATION: Located at 12819 I-30
DEVELOPER:
Mans Building Material Technology Co.
12825 I-30
Little Rock, AR 72210
ENGINEER:
GarNat Engineering LLC
P.O. Box 116
Benton, AR 72018
AREA: 3.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3 uses along with boat sales and display and motorcycle sales
and service (no outside storage or display)
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add automobile repair as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On June 5, 2001, the Board of Directors passed Ordinance No. 18,495 rezoning the
property from C-3 and R-2 to PCD to allow boat sales and display along with C-3
permitted uses on the site. The boat sales and display was in operation at the time of
the rezoning. As a part of the process the applicant was informed to remain covered by
the City’s National Flood Insurance Program the applicant was to flood proof the new
building, which was constructed on the eastern portion of the site. To staff’s knowledge
this requirement has not been met.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
2
Ordinance No. 18,641 adopted by the Little Rock Board of Directors on
February 5, 2002, allowed a revision to the PCD zoning. The approval allowed
motorcycle sales and service (no outside storage or display) as a permitted use.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to amend the PCD zoning to add automobile repair and
auto body repair as an allowable use for the property. The applicant is not
proposing to modify the existing building or parking on the site. Presently the
autos waiting repair are parked behind the building in an area that is not a paved
surface. The entirety of the property is located within the floodway.
B. EXISTING CONDITIONS:
The site contains an existing commercial building and asphalt parking between
the building and the I-30 frontage road. There is a second building (east of the
existing building), which is being used as auto repair and is the basis of the
rezoning request. The commercial building contains a second hand store and a
bingo parlor.
There is a mixture of commercial uses along I-30 to the east and west and
across I-30 to the north (the Pulaski Technical College). Property to the west
was recently redeveloped with an equipment sales and leasing business. East of
the property is retail business which sells rocks. There is a creek within the
southern portion of the property, with the Optimist Club Park (race track) and a
truck service business further south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Alexander Road
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. If future construction is planned, a grading permit in accordance with
Section 29-186(c) and (d) will be required prior to any land clearing or grading
activities at the site. Other than residential subdivisions, site grading
and drainage plans must be submitted and approved prior to the start
of construction.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
3
2. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to future construction.
3. The elevation of the subject property is not above the base flood elevation
and the velocities in Crooked Creek exceed 3 fps. Per City Code, Chapter
36-341(h)(2)d, floodways shall be kept free of structural involvement including
fences, open storage of materials and equipment, vehicle parking and other
impediments to the free flow of floodwater.
4. In 2002, a 1316 Declaration was filed by FEMA on the structure at 12825-A2
I-30 that at the time was owned by Mr. Alvin Green due to the structure was
built without a permit, in the floodway, and the finish floor elevation is below
the base flood elevation. The structure is in violation of Article 3, Section (B),
Paragraph (1) of the City Building Ordinance 18,555 of the City of Little Rock.
Section 1316 of the National Flood Insurance Act prohibits the availability of
flood insurance on properties in violation of floodplain requirements. The
structure at 12825-A2 I-30 is ineligible for flood insurance through the NFIP.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
access easement is required adjacent to the floodway boundary.
6. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation is required to be shown on plat and site plans. The structure on the
subject property was constructed below the base flood elevation without
building permits. Show the floodway delineation on the site plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lots 1 – 5.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy has no objections. Service and easements to be established
at the time of request for service.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
4
2. A water main extension will be needed to provide water service to this
property.
3. 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.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
8. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
9. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mixed Commercial Industrial (MCI) for this property.
The Mixed Commercial Industrial category provides for a mixture of commercial
and industrial uses to occur. Acceptable uses are commercial or mixed
commercial and industrial. A Planned Zoning District is required if the use is
mixed commercial and industrial. The applicant has applied for a revision to the
existing PCD (Planned Commercial District) to allow an additional use of Auto
Repair for this site.
Master Street Plan: Interstate 30 is shown as a Freeway on the Master Street
Plan. Freeways are intended to serve through long distance trips, they are
always designed as full access control roads (no direct access). This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An upgrade may be required if the rehabilitation of the structure exceeds fifty
percent (50%) of the replacement cost of the structure.
3. Asphalt/concrete must be removed in conjunction with this application.
4. Curb and gutter will be required to separate the parking areas from the
landscaped areas.
5. Landscaping will be required in conjunction with any new asphalt/concrete
parking areas per Chapter 15 (Landscape Ordinance) and Chapter 36 (Buffer
Ordinance) of the City of Little Rock’s code of ordinances.
6. An automatic irrigation system will be required if the areas are paved.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling landscape ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
6
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Vernon Williams was present representing the request. Staff presented an
overview of the development stating there were a number of technical issues
associated with the request. Staff stated the property was located within a
floodway. Staff stated City ordinance did not allow for developments to occur
within the floodway. Staff stated parking of vehicles was not allowed nor was
paving within the floodway allowed.
Staff questioned details of the proposed business. Staff questioned if both
mechanical and body repair would take place on-site and if there were “parts
cars” located on the site.
Public Works comments were addressed. Staff suggested Mr. Williams contact
the Highway Department concerning plans for channelization of the creek and
the widening of the creek to help with the flooding problems on I-30. Staff stated
it was possible if the creek was widened then the property would likely be
removed from the floodway.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted responses and a revised site plan based on comments
raised at the May 8, 2013, Subdivision Committee meeting. The applicant has
indicated both mechanical and body repair will take place on-site. The applicant
states all cars parked on site are there for repair and there are no “parts” cars
kept on the site. The applicant is not proposing to modify the existing building
or parking on the site. The request is to amend the PCD zoning to add
automobile repair and auto body repair as an allowable use for the property.
Presently the autos waiting repair are parked behind the building which is not a
paved surface. The entirety of the property is located within the floodway.
Section 36-341 states floodways shall be kept free of structural involvement
including fences, open storage or materials and equipment, vehicle parking and
other impediments to the free flow of floodwater. Exceptions may be granted
when existing topography is at or above the existing one-hundred-year flood level
and when the velocity of flow is less than three feet per second.
May 30, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3875-C
7
Section 36-508 states every parcel of land changed to parking area, automobile,
other vehicle or trailer sales or storage area of automobile or motor vehicle
service station, garage or other vehicle use area shall be paved where subject to
wheeled traffic.
The applicant has contacted the Arkansas State Highway Department
concerning their plans for widening the creek to allow for additional capacity.
AHTD has stated they do intend to increase both the depth and width of the
creek in this area. The plans for implementation of the project are not set and
the time frame for completion of the project has not been set.
Staff is not supportive of the request to allow the revision to the PCD to add
automobile repair and automobile body repair as an allowable use for the
property. Staff has concerns with the placement of paving within the floodway
and the placement of inoperable vehicles within the floodway.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were a number of registered objectors present.
Chairman Rector informed the applicant when there were eight or fewer Commissioners
present the applicant was offered the right of deferral to a later meeting date. Chairman
Rector questioned the applicant if he desired to defer to the July 11, 2013, public
hearing.
The applicant stated they did wish to defer the item to the July 11, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes,
2 absent and 1 open position.
May 30, 2013
ITEM NO.: 8 FILE NO.: Z-4343-DD
NAME: Parkland Heights Revised PRD
LOCATION: Located at the North end of Chenonceau Boulevard
DEVELOPER:
Parkland Heights Ranch Properties, LLC
7200 South Hazel Street
Pine Bluff, AR 71603
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 18.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Condominium, Townhouse Units, Multi-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Phasing of screening fence along the east and north perimeters and
the removal of the screening fence along the south perimeter
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006,
established Parkland Heights Long-form PD-R. The development was proposed with
84 two story townhomes ranging from 2,024 square feet to 2,220 square feet and
18 one and a half story condominiums ranging from 2,460 to 3,130 square feet.
Amenities included a 2,500 square foot clubhouse, pool, putting green, playground
half-court basketball, and walking and biking path. The project was to be constructed in
two phases with the first phase to include the site improvements, grading, roads, and
infrastructure, (18) condominiums, (34) townhouse and the complete amenities
package. The second phase consisted of the completion of the remaining
50 townhomes. (Z-4343-R)
May 30, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-DD
2
Ordinance No. 19,632 adopted by the Little Rock Board of Directors on November 21,
2006, allowed a revision to the previously approved PD-R. The approval allowed the
creation of lot lines along the common walls of the previously proposed units. There
were no other changes proposed for the development. (Z-4343-U)
Ordinance No. 20,145 adopted by the Little Rock Board of Directors on August 18,
2009, allowed a revision to the approved PD-R. The revision was to allow a change in
the structure type of the homes proposed for the eastern portion of the site. The
approval allowed the construction of seven (7) two-story units which was previously
shown for development of three (3) one and one-half story units for a net gain of
four (4) units within the development. (Z-4343-V)
Ordinance No. 20,610 adopted by the Little Rock Board of Directors on July 17, 2012,
amended the Master Street Plan to relocate the proposed collector street from Patrick
County Road to Valley Ranch Drive. The Little Rock Board of Directors adopted
Ordinance No. 20,612 on July 17, 2012, which abandoned the right of way for Patrick
County Road from north of the existing bridge near Cantrell Road to the intersection of
Valley Ranch Drive which was to be extended prior to the physical closure of Patrick
County Road.
Ordinance No. 20,627 adopted by the Little Rock Board of Directors on September 14,
2012, allowed a revision to the approved PD-R for the western portion of the
development. In-lieu of constructing 60 two-story townhouse units, the developer
proposed to construct a more traditional apartment style development within
seven (7) buildings and containing 152 units. The buildings were proposed as
three/two split level buildings with the front being three-stories and the rear two-stories.
A second clubhouse and pool facility was to be added within the area of the
development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to revise the PRD zoning for the Renaissance
Point at Parkland Heights development. The project is located at the north end
of Chenonceau Boulevard at the Ranch. The project has several townhomes
and condominiums constructed with a future phase for multi-family. The
developer is proposing to phase construction of the required perimeter
fencing/screening and landscaping. Screening adjacent to the existing
single-family homes located to the east and along the northern boundary will be
fully implemented at this time. The request includes the removal of the fencing
requirement along the southern perimeter.
May 30, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-DD
3
B. EXISTING CONDITIONS:
A portion of the Phase I part of the development has been completed and a large
number of the buildings in the Phase II portion are complete. The private streets
are in place to serve the phases currently under construction. There is a
single-family subdivision located to the east of the site with Buckland Road
terminating at the western property line of this development. An emergency
access has been provided through this development to Buckland Drive. South of
the site is an apartment complex accessed from Chenonceau Boulevard. North
of the site is undeveloped R-2, Single-family zoned property. South of the site is
vacant O-1, Quiet Office District and C-3, General Commercial District zoned
property. There are office uses and a private school to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Aberdeen Court Property Owners Association, the Chevaux Court Property
Owners Association, the Maywood Manor Neighborhood Association and the
Johnson Ranch Neighborhood Association were notified of the public hearing.
E. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were no
outstanding technical issues associated with the request. Staff stated the
developer should install the screening along the eastern and northern perimeters
of the site. Staff stated the area to the south was a school and typically would
not require screening.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
There were no modifications required for the site plan based on the Subdivision
Committee meeting on May 8, 2013. The request is to revise the PRD zoning for
the Renaissance Point at Parkland Heights development to eliminate the
required fencing located along the southern perimeter. The developer has
indicated the required screening fence will be installed immediately along the
northern and eastern perimeters with the approval of the request. There is a
school located along the southern perimeter which typically would not require
screening by this type development.
May 30, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-DD
4
Staff is supportive of the request. Staff does not feel the elimination of the
required fencing along the southern perimeter will adversely impact this
development or the adjacent property.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 9 FILE NO.: Z-4403-H
NAME: Nabholz Construction Revised POD
LOCATION: Located in the 1700 Block of Aldersgate Road
DEVELOPER:
Nabholz, Inc.
P.O. Box 2090
Conway, AR 72033
ARCHITECT:
Taggart. Foster, Currence, Gray Architects, Inc.
4500 Burrow Drive
North Little Rock, AR 72116
AREA: (Sign Easement) NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office
PROPOSED ZONING: Revised POD
PROPOSED USE: Placement of a sign within a sign easement on an adjacent lot
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On April 20, 1999, the Board of Directors passed Ordinance No. 17,999 which rezoned
this property from MF-24 to POD. The approved site plan included five buildings with a
total area of 140,000 square feet. The buildings range in size from 6,000 square feet to
56,800 square feet, with three of the five buildings being two stories in height.
A total of 422 parking spaces were shown on the approved site plan. Three access
points from Aldersgate Road were approved. A land use buffer with a minimum
dimension of 32-feet was approved along the west property line, where adjacent to the
Camp Aldersgate property.
May 30, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4403-H
2
Ordinance No. 18,270 adopted by the Little Rock Board of Directors on May 2, 2000,
allowed a revision to the previously approved POD to allow the subdivision of the
property into eight lots and constructing a single office building with associated parking
on each lot. The buildings ranged in size from 5,000 square feet to 19,000 square feet
with a total building area of 103,000 square feet, a reduction of 37,000 square feet from
the previously approved plan.
Ordinance No. 20,499 adopted by the Board of Directors on November 1, 2011, allowed
a revision to the previously approved site plan for the southern portion of the
development. The approval allowed for construction of a 31,852 square foot pediatrics
facility with two (2) outdoor play areas. The facility was to have therapy services
available and a daycare center. Each of the uses would have a separate entrance and
drop-off. The hours of operation were proposed from 7:00 am to 6:00 pm daily.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to allow Nabholz Construction to place a 6-foot 4-inch high
by 5-foot eight-inch tall sign within a sign easement on an adjacent lot. The sign
will be located within an easement on Lot 3R of the subdivision. The Nabholz lot
does not have public street frontage on Aldersgate Road and is served by a
44-foot access and utility easement. The placement of the sign would allow
Nabholz to have a sign location of Aldersgate Road to identify the business.
B. EXISTING CONDITIONS:
The site slopes down from Aldersgate Road to I-430 right of way. A child care
center is located to the south and further south is Camp Aldersgate. There are
several single-family homes located to the east across Aldersgate Road. Office
uses have developed to the north of the site. Northeast of the site on the corner
of Aldersgate Road and West 15th Street a new office building has been
constructed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
John Barrow Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
May 30, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4403-H
3
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the May 8, 2013, Subdivision Committee meeting. The
request is to allow Nabholz Construction to place a 6-foot 4-inch high by 5-foot
eight-inch tall sign within a sign easement on an adjacent lot. The sign will be
located within an easement on Lot 3R of the subdivision. The Nabholz lot does
not have public street frontage on Aldersgate Road and is served by a 44-foot
access and utility easement. The placement of the sign will allow Nabholz to
have a sign location of Aldersgate Road to identify the business.
With the original approval there were a number of lots and office buildings
approved for the development. The office park has not developed in the
configuration originally proposed. Currently four (4) of the eight (8) lots have
developed with office users. A daycare has been constructed on the remaining
four (4) lots. Staff is supportive of the request. Staff does not feel the placement
of the sign as proposed will adversely impact the area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of the office
sign within a sign easement located on Lot 3R of the Crestwood Corporate
Center Subdivision.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
placement of the office sign within a sign easement located on Lot 3R of the Crestwood
Corporate Center Subdivision.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 10 FILE NO.: Z-4653-I
NAME: Powell Brothers Revised Short-form PCD
LOCATION: Located at 1308 S. Bowman Road
DEVELOPER:
Powell Brothers, Inc.
5509 Springvale, Suite B
North Little Rock, AR 72116
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: 70% selected commercial uses and 30% office
PROPOSED ZONING: Revised PCD
PROPOSED USE: Additional land area, building area, additional parking
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow the driveway South Bowman Road to develop nearer the property line than
typically allowed.
The applicant failed to fully respond to comments raised at the May 8, 2013, Subdivision
Committee meeting. Staff recommends deferral of this item to the July 11, 2013, public
hearing.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had failed to fully
respond to comments raised at the May 8, 2013, Subdivision Committee meeting. Staff
presented a recommendation of deferral of this item to the July 11, 2013, public hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-4653-I
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 11 FILE NO.: Z-4807-N
NAME: Wellington Park Short-form POD
LOCATION: Located on the Northeast corner of Wellington Village Road and Kirk Road
DEVELOPER:
Whisenhunt Investments, LLC
1701 Centerview Drive, Suite 102
Little Rock, AR 72211
ENGINEER:
Development Consultants, Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 4.81 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-6
ALLOWED USES: Residential 6-units per acre
PROPOSED ZONING: POD
PROPOSED USE: General and Professional Office
VARIANCES/WAIVERS REQUESTED:
1. A variance from the City’s Land Alteration ordinance to allow slopes which exceed
typical ordinance standards.
2. A variance from Section 31-231 to allow the development of lots without pubic street
access.
3. A variance from Section 31-210 to allow the driveway spacing on Kirk Road less
than typical ordinance requirements.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The basic proposal is to develop a multiple building office site that will be platted
into five separate lots so they can be sold to individual owner of buildings. The
buildings will all be one story at the approximately size shown on the plan. There
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
2
will be a requirement to allow cross access and parking between all the lots that
will be set forth as either a deed restriction or property owners association
agreement.
As a part of the application, the applicant is requesting approval to allow grade
changes and land use buffer disturbance that would allow implementation of a
reinforced slope retention system to achieve a planted green slope of
approximately 1:1 as shown in the plan and cross sections. The plan includes a
six (6) foot privacy fence (double faced) and a continuous perimeter planting of
evergreen trees at the east and northeast boundary area. The proposed grading
scheme will allow the proposed buildings to be substantially lower than the
Wellington Village neighbors at the eastern boundary and would provide a
“green” slope treatment in lieu of retaining walls.
B. EXISTING CONDITIONS:
There are a scattering of evergreen and hardwood trees on the site near the
center of the proposed development area. There are single-family homes
located to the east and southeast and a multi-family development located to the
north. There is a large church located to the south and vacant C-1,
Neighborhood Commercial zoned property to the northwest. Street
improvements are in place on both Kirk Road and Wellington Village Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Villages of Wellington Community Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is the development planned to
be phased and a variance requested to advance grade future phases without
imminent.
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
3
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. A variance from the Land Alteration Regulations should be requested for an
earthen cut that exceeds 10 feet in height at a 1-1 slope.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
6. 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.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
4
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.
8. A short water main extension may be needed to provide water service to this
property.
9. 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 Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Medium Density (RM) for this property. The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, town
homes, multi-family and patio or garden homes. Any combination of these and
possibly other housing types may fall in this category provided that the density is
between six (6) and twelve (12) dwelling units per acre. The applicant has
applied for a rezoning from MF6 (Multifamily 6-units per acre District) to POD
(Planned Office District) to allow for the development of a multi-structure office
development on this site.
Master Street Plan: Kirk Road is shown as a Minor Arterial and Wellington
Village Road is shown as a Collector on the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Bowman Road since it is a Minor Arterial. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
5
Bicycle Plan: There is a Class III Bike Route shown along both Kirk and
Wellington Village Roads. Bike Routes require no additional right-of-way or
pavement markings, but only signage to identify and direct the route.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a forty-two (42) foot wide land use
buffer along the eastern perimeter of the site. Seventy percent (70%) of this
area must remain undisturbed. It appears this buffer is being disturbed; a
variance will be required.
3. An automatic irrigation system is required.
4. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a registered landscape architect.
5. The City Beautiful Commission recommends preserving as many trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when properly preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Robert Brown and Mr. Johnny Kincaid were present representing the
request. Staff presented an overview of the development stating there were a
number of outstanding technical issues associated with the request. Staff
questioned the proposed uses of the buildings and if the request would include
the allowance of any retail within the proposed buildings. Staff also questioned
the proposed signage plan. Staff questioned if the dumpster service hours would
be limited to daylight hours.
Public Works comments were addressed. Staff questioned why the developers
did not desire to construct a wall in-lieu of the proposed 20-foot cut. Staff stated
detention would be required for the development. Mr. Brown stated regional
detention was provided with the development of the adjacent church. Staff
requested Mr. Brown provide a sketch grading plan for the northeastern portion
of the property.
Landscaping comments were addressed. Staff stated the buffer along the
eastern perimeter was to remain undisturbed unless a variance was approved.
Staff stated an automatic irrigation system was required to water landscaped
areas. Staff also stated a landscape plan prepared by a registered landscape
architect would be required at the time of building permit.
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
6
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant
has provided the proposed use mix, limited the dumpster hours to day light hours
and provided the proposed signage plan. There are no ancillary commercial
uses proposed for the development.
The applicant is requesting the development of the site with five (5) single story
office buildings. The buildings range in size from 5,000 square feet to
15,120 square feet. The lots will share access and parking through a cross
access and parking agreement. Each of the lots has been designed to allow for
sufficient parking on each lot for the proposed office user.
The applicant has indicated the proposed user of the buildings will be a Bank or
savings and loan office, Clinic (medical, dental or optical), Establishment of
religious, charitable or philanthropic organization, Art gallery, Office (general and
professional), Private school for tutoring, business, adult education or special
education, Studio (art, music, speech, drama, dance or other artistic endeavors),
Travel bureau, Barber or beauty salon, Photography studio, Studio (broadcasting
or recording), Duplication shop, Laboratory, Health studio or spa.
Two multi-tenant signs are indicated on the site plan. The signs are indicated
8-feet in height and 10-feet in width. The signs are located at the entrance drives
on Kirk Road and Wellington Village Road. Building signage on Building 1 will be
on the north façade at five percent, south façade at ten percent and west façade
at ten percent. The signage on Building 2 will be located on the south and west
facades limited to ten percent of the façade area and on the east façade limited
to five percent of the façade area. The signage on Building 3 is limited to ten
percent on the western and southern facades. The signage on the eastern
façade is proposed with a maximum of five percent. Building 4 is proposed as a
multi-tenant building with three signs located on the southern façade over each
customer entrance limited to ten percent for each location. On the western
façade the site plan proposes the placement of a wall sign limited to ten percent
of the façade area. Building 5 has signage located on the northern façade at five
percent of the total façade area. This building also proposes the placement of
signage on the western and southern facades limited to ten percent of each of
the facades. The plan also includes the placement of a retaining wall at the
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
7
intersection of Wellington Village Road and Kirk Road. Lettering will be placed
on the wall identifying the development.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow an earthern cut that exceeds ten feet in height at a 1:1 slope. The
request also includes the ability to grade within the land use buffer along portions
of the northern and the entirety of the southern perimeters. The applicant is
proposing the placement of a slope retention system to allow a reinforced
vegetated slope within these areas. The applicant is proposing at the top of the
slope, adjacent to the residential homes, a double sided privacy fence and the
placement of an evergreen screen. The plan indicates double the number of
plantings within the areas the land use buffer will be removed to mitigate the
removal of the buffer.
The request includes a variance from Section 31-231 to allow the development of
lots without public street frontage access. As noted the lots will share a cross
access easement overlayed on the site to allow access to proposed Building 4.
The request also includes a variance to allow the driveway onto Kirk Road that is
less than typical ordinance spacing to the intersection and property line. The
drive is located 120-feet from the north property line and 200-feet from the
intersection of Wellington Village Road and Kirk Road. Kirk Road is a minor
arterial and Wellington Village Road is a collector street. Section 31-210 states
for a collector street or a street with a higher classification the minimum spacing
from an intersection should be 300-feet and 150-feet from the property line.
Staff is supportive of the requested rezoning and the variance request from the
City’s Land Alteration Ordinance. Staff feels the development with single story
office buildings will have limited impact on the abutting residential homes. The
applicant has indicated the slope vegetated with ground cover which in staff’s
opinion will soften the impact of the proposed cut. In addition the applicant has
indicated the placement of a fence and evergreen plantings within the proposed
buffer area which in staff’s opinion will provide a better visual screen to the
adjacent homes. Staff recommends that before any school use is proposed for
the property that a traffic study must be submitted to and approved by the City.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
May 30, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4807-N
8
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow an earthen cut in excess of typical ordinance
standard.
Staff re commends approval of the variance request to allow the development of
lots without public street frontage.
Staff recommends approval of the variance request to allow the driveway spacing
on Kirk Road less than typical ordinance requirement.
Staff recommends prior to any school use proposed for the property that a traffic
study be submitted to and approved by the City.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff stated they were supportive of the land use buffer along
the northern and eastern perimeters as proposed on the site plan and allowing grading
within the buffer area. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow an earthen cut in excess of
typical ordinance standard. Staff presented a recommendation of approval of the
variance request to allow the development of lots without public street frontage. Staff
presented a recommendation of approval of the variance request to allow the driveway
spacing on Kirk Road less than typical ordinance requirement. Staff also presented a
recommendation prior to any school use proposed for the property that a traffic study be
submitted to and approved by the City.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 12 FILE NO.: Z-4923-N
NAME: Shackleford Crossing Revised Long-form PCD
LOCATION: Located on the Southwest corner of I-430 and Shackleford Road
DEVELOPER:
Shackleford Crossing Investors LLC
2525 McKinnon Street, Suite 700
Dallas, TX 75201
ENGINEER:
Development Consultants Inc.
2200 N Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 98.40 acres NUMBER OF LOTS: 18 lots & tracts FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District and O-2, Office and Institutional
District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add additional parking and increase the allowable restaurant space
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23,
2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD,
which was located at the southwest corner of South Shackleford Road and Interstate
430. The conceptual plan included the north 62 acres being developed with C-2,
Shopping Center District permitted uses, the south 20 acres being O-2, Office and
Institutional District permitted uses and the middle 15 acres being a transition area
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
2
where O-2, Office and Institutional District and C-2, Shopping Center District permitted
uses would be allowed. The plan also showed four (4) out parcels along the
Shackleford Road frontage, with three (3) main entry drives from Shackleford Road.
The total project would consist of 1,000,000 square feet of gross building area.
Ordinance No. 19,399 adopted by the Little Rock Board of Directors on
September 20, 2005, established revisions to the previously approved PCD. The
approval defined the site plan for Phase I, the commercial portion of the project and one
(1) of the office lots. With the request, a preliminary plat for the subdivision of the site
with sixteen (16) lots and out-parcels was also approved. The approved site plan
included an area previously excluded containing the Comcast office tract on
Shackleford Road and incorporated the area into the overall project plan.
All the conditions that were a part of the approved Conceptual PCD were incorporated
into the submittal with one (1) revision. The one (1) change requested from the prior
conditions was to increase the allowable restaurant square footage and place a
minimum parking ratio requirement for restaurants on the site as imposed by the
developer.
Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20,
2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to
Shackleford Road and add food store as an allowable use for the site.
On May 8, 2008, the Little Rock Planning Commission recommended approval of a
request to allow a revision to the previously approved PCD for a 2.2-acre parcel located
near the southeastern portion of the site immediately south of the proposed Wal-Mart
retail store. The approval allowed for development of a four (4) story 92 room hotel with
paved drives and parking. The hotel was not proposed with any amenities such as
conference rooms, a restaurant or a bar. The approval allowed building signage
on three facades of the building and a ground sign with a maximum height of
thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet.
The Board of Directors approved the request on June 3, 2008, by the adoption of
Ordinance No. 19,980.
On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by
the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the
conditions. The modifications include the addition of Conditional Uses in the O-2, Office
and Institutional Zoning District to the allowable uses for the office portion of the
development and to increase the amount of restaurant square footage approved for the
development. The revision allowed 55,000 square feet of restaurant space on the out
parcels and a maximum of 80,000 square feet within the overall development.
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
3
The approval also allowed a hotel on Lot 11 which is located near the southwest corner
of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms.
The hotel would not have a restaurant or bar associated with it but a 1,200 square foot
meeting room was proposed. The approval allowed building signage on three facades
of the building and a ground sign with a maximum height of thirty-six (36) feet and a
maximum sign area of one hundred sixty (160) square feet.
On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker
Barrel to allow the placement of temporary storage modules within the rear parking area
of the restaurant to serve as temporary inventory storage for seasonal sales. The
denial was not appealed to the Board of Directors for reconsideration.
On February 25, 2010, the Little Rock Planning Commission was to hear a request to
allow the development of Lot 5B (an out-parcel located on South Shackleford Road)
with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to
the Commission hearing the request.
Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010,
allowed a revision to the PCD to allow the construction of a four (4) story hotel
containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision.
The development was proposed containing 80 parking spaces. The hotel was proposed
as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and
indoor pool area but did not include a full service restaurant or bar. This hotel was not
constructed.
Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011,
allowed a revision to the PCD by splitting Lot 4B into Lots 4B-R2 (+/- 0.81 acres) and
4D (+/- 1.0 acres). The approval allowed an express tunnel carwash to be developed
on Lot 4B-R2. The carwash has been constructed.
On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647
allowing a modification to the previously approved pylon signs. The height nor the width
of the existing signs changed. The height of the signs was 35-feet with a signage area
of 340 square feet. The approval added additional panels to the lower portion of the
sign which were open. The additional space added up to eight (8) panels on each pylon
sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum
additional sign area approved was 240 square feet
On December 13, 2012, the Planning Commission provided a recommendation
of approval for a revision to the PCD for Lot 5B to allow the construction of a
4-story 82-room hotel. The maximum building height indicated was 60-feet. The cover
letter stated within the hotel there would be meeting room space, a business center, a
fitness center and a lobby bar. The hotel would offer an evening manager’s reception.
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
4
The applicant requested the item not be forwarded to the Board of Directors for final
approval.
On April 18, 2013, The Little Rock Planning Commission approved a revision to the
PCD zoning for Lot 5B to allow the construction of a hotel with a maximum height of
60-feet. The hotel included a continental breakfast area and a fitness center. There
were no plans to include a hotel bar or restaurant. A manager’s reception area was
proposed to occasionally serve beer and wine. A total of 93 parking spaces were to be
provided, including four (4) handicap spaces per ADA requirement. The item was
placed on the Board of Directors agenda for May 21, 2013.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to amend the previously approved site plan to
add 43 additional parking spaces in the Tract B area (adjacent to the Wal-mart
tract) and increase the overall allowance for restaurant usage from the existing
80,000 square feet to 90,000 square feet. All other aspects of the approved PCD
remain unchanged.
B. EXISTING CONDITIONS:
The shopping center has developed with a mix of retail uses including a Wal-Mart
store within the southern portion of the commercial development area. Comcast
is located within the development and two (2) hotels have been constructed
within the office portion of the development. A third hotel is currently under
review for the remaining lot located on Crossings Court. Along Shackleford Road
there are several restaurants and an express tunnel carwash located on out-
parcels. A hotel was recently recommended for approval on the corner of
Shackleford Road and Crossings Court. Of the four remaining outparcels on
Shackleford Road three are currently being reviewed by restaurant users. Other
uses in the area include Camp Aldersgate to the east, a vacant property to the
southeast approved as a PCD for a mixed use development containing
residential, office and retail uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from Camp
Aldersgate indicating they are not concerned with the proposed revision to add
parking and increase the restaurant square footage. All property owners located
within 200-feet of the site along with the John Barrow Neighborhood Association
were notified of the public hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
5
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
6
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.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. 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.
7. 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: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3 – the Baptist Medical
Center route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial
District) to allow for additional parking spaces and restaurant space as part of
this development.
Master Street Plan: Shackleford Road is shown as a Minor Arterial and I-430 is
shown as a Freeway on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Bowman Road
since it is a Minor Arterial. Freeways are intended to serve through long distance
trips, they are always designed as full access control roads (no direct access).
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
7
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 ½ feet in width
and 300 square feet in area. The proposed plan does not currently reflect this
minimum in some areas.
3. An automatic irrigation system is required.
4. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a registered landscape architect.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling landscape ordinance
requirements can be given when properly preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Robert Brown was present representing the request. Staff presented an
overview of the development stating there were no remaining outstanding
technical issues associated with the request. There was no further discussion of
the item. The Committee then forwarded the item to the full Commission for final
action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the May 8, 2013, Subdivision Committee meeting. The
request is to amend the previously approved site plan to add 43 additional
parking spaces in the Tract B area along the western property line of the
Wal-mart tract and increase the overall allowance for restaurant usage from the
existing 80,000 square feet to 90,000 square feet.
The shopping center has developed with a number of out-parcels and a large
retailer. The development has been platted into Lots A, B and C and
13 out-parcels. There are two tracts, one for open space and access and the
second as parking and buffer. Tract B which is proposed for the additional
parking and contains 2.16 acres. There are no buildings located on Tract B.
May 30, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4923-N
8
The overall development allows 55,000 square feet of restaurant space on the
out parcels and a maximum of 80,000 square feet within the overall
development. The current request would increase the total site restaurant space
allowed to 90,000 square feet. The out-parcels would remain with a maximum of
55,000 square feet of restaurant space.
Staff is supportive of the request. There are no other changes proposed for the
site and all other aspects and conditions of the approved PCD remain
unchanged.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 13 FILE NO.: Z-5803-B
NAME: Mini of Little Rock Short-form PCD
LOCATION: Located at 12601 West Markham Street
DEVELOPER:
Parker Automotive Holdings, LLC
1700 N. Shackleford Road
Little Rock, AR 72227
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Automobile sales
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add a 60-foot by 26-foot carwash for dealership use only
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On March 22, 1994, The Little Rock Planning Commission reviewed a request to rezone
the site from C-2, Shopping Center District to PCD to allow an automobile display, sales
and service business on the site located at the southwest corner of Chenal Parkway
and West Markham Street. The proposal involved the development of 3.31 acres and a
preliminary plat to subdivide 16.44 acres into two non-residential lots. The second lot
was to remain zoned C-2, Shopping Center District.
The PCD application proposed the construction of a 19,340 square foot building to
house the show room, offices and administration area, service area, and parts area; and
a 2,440 square foot sales office building. The building coverage was proposed at
15.11 percent of the land area and parking for 269 vehicles was proposed with the
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
2
largest majority being for display of vehicles. The main sales-service building was
indicated as an inverted “V” shaped building, and the two end points were proposed to
be located 33.1 feet from the south property line.
The site plan included a primary sign to be a pole mounted sign no greater than
standard sign regulations for free-standing commercial signs (i.e. 36 feet in height and
160 square feet in area) and a monument sign which was to conform to the standards
set forth in the Design Overlay District for Chenal Parkway (i.e. 8 feet in height and
100 square feet in area). No additional right-of-way dedication was proposed along
Chenal Parkway. Construction of an additional traffic lane for Chenal Parkway was not
proposed; however construction of a deceleration lane on Chenal Parkway to the entry
drive off Chenal Parkway and the required sidewalk was to be built. The proposal
included Master Street Plan improvements to Atkins Road and West Markham Street.
During the Public Hearing process the applicant indicated to the Commission several
concessions were being offered to ease the area residents’ concerns. The developer
indicated a neighborhood meeting was held and several concerns were raised. The
developer stated there would be no body shop constructed as a part of the
development; there would be no outdoor paging of employees; there would be no
off-site parking of vehicles; there would be no on-street unloading of vehicles being
delivered; there would be no circus tents, flashing lights, search lights, pendants or
carnival type promotions; test drive routes would be defined and not allowed through the
Timber Ridge neighborhood, and customers would be accompanied by sales
representative during test drives; and site lighting would be directional and controlled to
light only the site, and site lighting would be reduced after hours by two-thirds. The
applicant offered a second assurance he would not return to the Commission at a later
time with a request for tents or banners.
Ordinance No. 19,269 adopted by the Little Rock Board of Directors on February 1,
2005, allowed a revision to the PCD zoning. The approval allowed the placement of
flags/banners on approximately 17 light poles. The flags were to be approximately
3 ½ foot by 7 foot and consist of 2 panels per pole that were 21 inches wide and 7 feet
long. The flags would be used to differentiate the areas of the dealership between the
different brands of cars and also between the new and used cars sections.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to add a
62-foot by 26-foot carwash along the south property line. The façade of the
existing building will be changed to represent the new automobile dealership
which will occupy the building. The plan also includes the installation of an eight
foot privacy fence along the south property line.
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
3
B. EXISTING CONDITIONS:
The site is currently a vacant automobile dealership. To the south and east of
the site are commercial uses including restaurants, furniture stores, fuel station,
general retail and a drycleaners to name a few. To the west of the site, across
Atkins Road, there is property zoned O-3, General Office District which is
undeveloped and to the southwest is a property zoned PCD which has
developed with two office buildings. Across Chenal Parkway to the north is
Home Depot, Chick-fi-A and Target. Across West Markham Street to the west is
an office building and a retail center. Each has frontage on West Markham and
Chenal Parkway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Parkway Place
Property Owners Association and the Gibralter Heights Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
4
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. 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.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5 – the West Markham route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Commercial (C) for this property. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
The applicant has applied for a revision to the existing PCD (Planned
Commercial District) zoning to allow for the addition of a carwash to a car
dealership on this site. This site is within the Chenal Design Overlay District.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial and
Markham is shown as a Collector on the Master Street Plan. A Principal Arterial
is to serve through traffic and to connect major traffic generators or activity
centers within the urbanized area. Entrances and exits should be limited to
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
5
minimize negative effects of traffic and pedestrians on Chenal Parkway since it is
a Principal Arterial. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An upgrade may be required if the rehabilitation cost of the structure exceeds
fifty percent (50%) of the replacement cost of the building.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Joe White of White-Daters and Associates was present. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff questioned if the previously imposed
conditions related to test drive, outdoor paging and turning down of the site
lighting during non-business hours would remain with the current approval.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk was to be repaired prior to the issuance of the certificate of occupancy.
Landscaping comments were addressed. Staff stated additional landscaping
may be required with the new construction. Staff also stated any missing or
diseased landscaping located on site was to be replaced with the redevelopment
of the site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the May 8, 2013, Subdivision Committee meeting. The applicant is requesting
to eliminate a number of the previously imposed conditions. The applicant has
indicated test drives through the neighborhood will not be allowed. The applicant
is requesting to be allowed to maintain the lighting levels even after business
hours and be allowed the placement of tents for special promotions. The
applicant has indicated a paging system will be put in pace to page employees
when they are on the sales lot.
The applicant has indicated the ground signage will comply with the previously
approved signage plan. A monument sign 8-feet in height and 100 square feet in
area will be placed on Chenal Parkway. On West Markham Street a pylon sign
will be placed near the entrance drive to the service center with a maximum
height of 36-feet and a maximum sign area of 160 square feet. Building signage
will be placed on the facades which have public street frontage. The plan also
includes the placement of a sign west of the service entrance which includes the
name of the business and two model cars with a dividing lane which gives the
appearance the cars are driving on a street. The current request includes
extending the cars beyond the roof. Section 36-543 prohibits roof signs or any
sign that is not mounted on a vertical surface. The car must be lowered to be
mounted on a flat surface. The request includes the allowance of banners as
approved by the Board of Directors in 2005.
There are minor modifications proposed to the building. There is a slight
modification of the front of the building and customer entrance. The site plan
also includes the placement of a new carwash. The carwash is a 26-foot by
62-foot building to be used solely by the dealership to wash the new cars and to
wash cars for customers after service or maintenance is performed on their
vehicle.
The applicant is proposing the placement of an 8-foot screening fence along the
southern perimeter of the property. The fence is presently not in place. The
applicant states the fence is desired for enhance the site and limit access during
non-business hours.
The applicant has provided the truck route. The trucks can enter the site from
Atkins Road and exit onto West Markham Street. All loading and unloading of
vehicles will take place on-site.
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
7
The applicant is requesting to not limit the hours of operation for the dealership.
The applicant indicates they will operate seven days per week within typical
hours of others dealerships in the area.
Staff is supportive of the request. Staff is also supportive of the applicant’s
request to eliminate a number of the previously imposed conditions. The request
is to allow minor modifications to the front of the building and add a carwash for
the dealership on the site. The applicant has agreed to limit the impact of the
dealership on the subdivisions to the west by eliminating test drives through the
neighborhood and instructing customers of test drive routes. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the amendment to the PCD as proposed should have
minimal impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
2. All signage must be mounted on a flat surface and not extend beyond the roof
of the building.
3. Compliance with the following conditions previously imposed with the PCD
approval:
a. No body shop constructed as a part of the development
b. No off-site parking of vehicles
c. No on-street unloading of vehicles being delivered
d. No flashing lights, search lights or carnival type promotions
e. Test drive routes are to be defied and not allowed through the Timber
Ridge neighborhood
f. All site lighting is to be directional and controlled to light only the site.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff stated
the only item they and the applicant were in disagreement over was the proposed
signage plan. Staff stated they felt the car proposed extending above the roof
May 30, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-5803-B
8
constituted a roof sign. Staff stated the applicant was contending the car was not a part
of the signage plan but was in fact an architectural feature.
Mr. Joe White addressed the Commission stating the sign package was developed from
a firm from Florida and the parapet wall and the cars were not a part of the sign
package. He stated the parapet wall was a part of the building construction and the
cars were bolted onto the wall by the construction company.
Staff stated they did not feel this was an item for the Commission to determine. Staff
stated typically the Zoning Board of Adjustment made decisions regarding interpretation
of various standards of the ordinance. Staff stated there were two options: one was to
take the item to the Zoning Board of Adjustment, the second was to forward the item to
the Board of Directors for their determination as to the placement of the car above the
parapet was appropriate.
Staff presented a recommendation of approval of the request subject to compliance with
the following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
2. All signage must be mounted on a flat surface and not extend beyond the roof
of the building.
3. Compliance with the following conditions previously imposed with the PCD
approval:
a. No body shop constructed as a part of the development
b. No off-site parking of vehicles
c. No on-street unloading of vehicles being delivered
d. No flashing lights, search lights or carnival type promotions
e. Test drive routes are to be defied and not allowed through the Timber
Ridge neighborhood.
f. All site lighting is to be directional and controlled to light only the site.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 14 FILE NO.: Z-7780-B
NAME: Little Rock Quarries Long-form PID
LOCATION: Located at 16220 Lawson Road
DEVELOPER:
LRQ, LLC
16220 Lawson Road
Little Rock, AR 72210
SURVEYOR:
Shoffner Surveying and Mapping
Wm. Corbitt R. Shoffner
35 Burkwood Drive
Little Rock, AR 72211
AREA: 25.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PID
PROPOSED USE: Asphalt plant, materials storage, service and maintenance buildings
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On January 10, 2013, the Little Rock Planning Commission reviewed a request for
rezoning of 25.83 acres from R-2, Single-family to Mining. The applicant requested this
portion of the rezoning request be held and not forwarded to the Board of Directors so
the applicant could pursue a rezoning to PID.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Little Rock Quarries owns and operates the quarry located at 16220 Lawson
Road. The original long term goal was to develop the quarry as well as build an
asphalt plant within the original foot print and zoning of the quarry area located to
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
2
the east of this property and currently zoned I-3. Within the last year Little Rock
Quarries purchased this property containing 25 acres to allow for material
storage and to build a pond downstream of the existing quarry site for water
supply. During the review process for the rezoning to Mining staff informed the
applicant of the location of the proposed Rahling Road Extension and requested
the applicant deed to the City the required right of way. After the right of way
was plotted on the survey the applicant realized the impact of the future roadway
on the remaining property and caused them to reevaluate the future use
of the property. According to the applicant the dedication will result in the
loss of 2.5 to 3 acres. The applicant then determined a request to rezone the site
to PID would be more appropriate for the intended future uses of the property.
The applicant is seeking approval of the PID to allow the creation of a site plan
for future development. The plan includes the construction of an asphalt plant
within the site and three buildings to be used for maintenance and storage of
equipment. The short-term plans include the use of the property as a storage
area for materials mined from the applicant’s adjacent mining operation. The
proposed site plan also includes an area for detention.
B. EXISTING CONDITIONS:
The property contains a single-family residence and a barn located near the
center of the property. The majority of the property is pastureland, as a horse
farm was located on the property. There is a creek and pond along the west
property line, with portions of the property being wooded. The overall property
has varying degrees of slope. The property to the north is undeveloped and
zoned Mining. The area to the west is a large lot single-family subdivision. The
area to the south is zoned I-2 and O-2. The area to the east is the applicant’s
existing mining operation.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one letter of opposition from an area
resident. All property owners located within 200-feet of the site along with the
Crystal Valley Neighborhood Association, the Plantation Acres Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The West Loop Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 110 feet will be required for that portion
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
3
of the subject property on both side of the proposed street. Dedication of
right-of-way to 55 feet from centerline will be required for that portion of the
subject property on one side of the proposed street.
2. Show floodplain and floodway delineations on preliminary development
plan.
3. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
5. Lawson 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.
6. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lawson Road
including 5-foot sidewalks with the planned development.
7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to the West
Loop Road including 5-foot sidewalks with the planned development.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on a major
arterial street is 300 feet. The width of driveways must not exceed 36 feet.
The locations and number of driveways may vary due to sight distance and
street design if the road is elevated near the south end of the property.
10. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for any temporary private improvements or temporary material storage
located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Any existing power lines serving existing and remaining customers will
need to remain in place. Easements for new service will be established at the
time of request for service.
Center-Point Energy: No comment received.
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
4
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. 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.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
7. A short water main extension may be needed to provide water service to this
property.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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 Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. West Loop Road right of way dedication should be 120-feet not 110-feet.
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
5
2. Applicant appears to be dedicating more right of way than required along
Lawson Road. Dimension is difficult to read. Please clarify.
3. Obtain Arkansas Department of Health approval for all new private sewer
systems.
4. Provide design information for all private drives.
5. Are new lots/tracts/easements being created in this development? PID
shows lines between the various use areas but no bearings/distances.
6. Show state plane coordinates for two property corners.
7. Comply with City of Little Rock requirements for street improvements along
Lawson Road frontage.
8. Change "purposed" to "purposes" in west loop dedication notes.
9. Submit finalized grading, storm drainage and sediment control plans to
Pulaski County approval.
10. Obtain driveway permits from Public Works for any new drives constructed
off Lawson Road.
11. Obtain approval letter from volunteer fire department.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Light Industrial (LI) for this property. The
Light Industrial category provides for light warehouse, distribution or storage
uses, and/or other industrial uses that are developed in a well-designed
"park like" setting. The applicant has applied for a rezoning from R-2 (Single
Family District) to PID (Planned Industrial District) to allow for the development of
an asphalt plant on this site.
Master Street Plan: The proposed West Loop is shown as a Principal Arterial
and Lawson Road is shown as a Minor Arterial on the Master Street Plan. A
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within the urbanized area. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on the West Loop
since it is a Principal Arterial and Lawson Road since it is a Minor Arterial. These
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
6
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along the West Loop. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional
right-of-way or/and easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk). And a
Class II Bike Lanes are shown along Lawson Road. Bike Lanes provide a
portion of the pavement for the sole use of bicycles.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicant was not present. Staff presented an overview of the development
stating there were no outstanding issues associated with the request. There was
no further discussion of the item. The Committee then forwarded the item to the
full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing raised at the
May 8, 2013, Subdivision Committee meeting. The applicant is seeking approval
of the PID to allow the creation of a site plan for future development. The plan
includes the construction of an asphalt plant within the site and three buildings to
be used for maintenance and storage of equipment. The short-term plans
include the use of the property as a storage area for materials mined from the
applicant’s adjacent mining operation. The site plan also includes an area for
detention to be used in the mining operation.
The applicant has acquired this 25 acres which is adjacent to their existing
mining operation to allow for material storage and to build a pond downstream of
the existing quarry site for water supply. The applicant submitted a request to
rezone the property from R-2, Single-family to Mining which was approved by the
Planning Commission on January 10, 2013. During the rezoning review for the
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
7
Mining zoning staff informed the applicant of the location of the proposed Rahling
Road Extension and requested the applicant deed to the City the required right of
way for the street based on the Master Street Plan requirements. After the right
of way was plotted on the survey the applicant realized the impact of the future
roadway on the remaining property which caused them to reevaluate the future
use of the property. According to the applicant the dedication will result in the
loss of 2.5 to 3 acres. Based on this the applicant decided to not construct the
asphalt plant on the adjacent I-3, Industrial zoned property and request a
rezoning for this site to allow the proposed asphalt plant to be constructed within
this property. With the rezoning the applicant is also proposing to place building
envelopes on the site plan for future construction. The applicant has indicated
the buildings will be used for maintenance and storage of equipment and a future
office site to serve the mining operation.
Staff is supportive of the request. The area contains a mixture of uses and
zoning. Mining zoned property is located to the north. A mining operation and a
mixture of industrial uses are located to the east, along the north side of Lawson
Road. Undeveloped O-2 zoned property is located to the south and southwest of
Lawson Road. I-2 zoned property is also located to the south across Lawson
Road. Single-family residences on large lots and undeveloped R-2 zoned
property are located to the west. The future West Loop as designated by the
Master Street Plan will cross the southwest portion of this property. The 120-foot
wide street right of way will separate the majority of this site from the residential
properties to the west. The City’s Future Land Use Plan designates this property
as Light Industrial. Staff does not feel the rezoning to PID will adversely impact
the adjacent properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were a number of registered objectors present.
Chairman Rector informed the applicant when there were eight or fewer Commissioners
present the applicant was offered the right of deferral to a later meeting date. Chairman
Rector questioned the applicant if he desired to defer to the July 11, 2013, public
hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7780-B
8
The applicant stated they did wish to defer the item to the July 11, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes,
2 absent and 1 open position.
May 30, 2013
ITEM NO.: 15 FILE NO.: Z-7898-C
NAME: Cross Street Elderly Housing Revised Short-form PD-R
LOCATION: Located at 1012 and 1022 Cross Street
DEVELOPER:
Clarshun Beyah
1903 Marshall Street
P.O. Box 166002
Little Rock, AR 72216
SURVEYOR:
Dee Wilson
P.O. Box 604
North Little Rock, AR 72215-0604
ARCHITECT:
Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Three Duplex Units
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Remove the age restriction requirement
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20,
2005, established Cross Street Elderly Housing Short-form PD-R. The applicant
proposed the rezoning of three lots located on the northwest corner of 11th Street and
May 30, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7898-C
2
Cross Streets from R-4 to PD-R to allow the development of four units of elderly
housing contained in two duplex structures. Only persons 55 and older may be
considered as potential residents. The development would occur on two of the lots with
the remaining lot being left vacant for future development. The applicant indicated
single-family or two family as possible future uses for the vacant lot. A tenant vegetable
garden was proposed as a part of the development.
Ordinance No. 19,612 adopted by the Little Rock Board of Directors on
October 17, 2006, revised the previously approved PD-R to allow a small portion
of the site to be removed from the overall approval area. The property was a
42.5-foot by 64-foot area located along the eastern portion of the site. The approved
site plan indicated this area as a tenant vegetable garden for the residents of the duplex
units. The property owner located to the north of the garden area was seeking to
purchase this land area and include the area in their existing lot through a replat. All
other portions of the PD-R would remain as were previously approved. None of the
development previously approved had occurred.
Ordinance No. 19,875 adopted by the Little Rock Board of Directors on December 4,
2007, allowed a revision to the PD-R zoning to establish the building footprint for the
third lot. The applicant indicated the construction of a third duplex on the lot. The
building footprint and construction materials would match the previously approved
buildings.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to remove the age restriction requirement for the
proposed units. The applicant is requesting to accommodate any age group of
occupant. The initial agreement with the City was to limit the age of the
occupants to 55 years and older. The applicant states the reason for the change
is the contactor did not construct the units wheelchair or handicapped accessible
therefore elderly persons with special needs cannot rent the units. All other
conditions of the previous approval continue to apply.
B. EXISTING CONDITIONS:
One of the buildings has been constructed. The remainder of the site is vacant
and grass covered. The site is located in an area, which is predominately
single-family with a scattering of two family homes. Most of the homes appear to
be occupied with only one or two being boarded. The area appears to be a
stable residential neighborhood. Other uses in the area include a church, an
elementary school, office and commercial uses all located to the northeast and
northwest of the site along West 10th Street abutting I-630.
May 30, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7898-C
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Downtown
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Cross Street and W 11th Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy has no objection.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
May 30, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7898-C
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density allows for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The applicant has applied for a revision to the existing PDR (Planned District
Residential) zoning to remove the age requirement on the housing for this site.
Master Street Plan: Both Cross and 11th Streets are shown as Local Streets on
the Master Street Plan. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicant was not present. Staff presented an overview stating there were
no outstanding technical issues associated with the request. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the May 8, 2013, Subdivision Committee meeting. As
noted the previous approval restricted the rental of the units to persons 55 and
older. The age was classified as elderly as defined by the Federal Government.
The applicant is proposing to remove the age restriction requirement for the
proposed rental of the units. One of the units has been constructed. The
applicant is requesting to remove the age restriction because the contactor did
not construct the unit wheelchair or handicapped accessible. This limits the
number of elderly persons who can live in the unit. Any potential renters with
special needs cannot move about in the unit.
May 30, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7898-C
5
Staff is supportive of the request. The area is a mix of single-family and duplex
units. Just to the north of this site is office and commercial zoning and uses.
Staff does not feel the removal of the age restriction for the duplex units will
significantly impact the area. All other conditions of the previous approval
continue to apply.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
The applicant addressed the Commission on the request. She stated the contractor did
not construct the duplex unit ADA accessible and so far she had been unable to rent the
unit to elderly persons. She stated she was requesting the removal of the age
restriction to allow her to rent the units to any age group.
Ms. Victoria Roque addressed the Commission in opposition of the request. She stated
she was the property manager for properties in the area near Cross and Ringo Streets.
She stated she did not want the age restriction requirement removed. She stated the
exterior of the building would easily allow for modifications to allow accessibility to the
unit. She stated she was not sure of the interior but felt there could be modifications to
the interior as well that would offer the unit as ADA accessible. She requested the
Commission not remove the age restriction requirement for the development.
Mr. Curtis Johnson addressed the Commission in opposition of the request. He stated
his home was at 1108 S. Cross Street. He stated he purchased his home in 2006 and
was putting the home back together. Mr. Johnson stated there was a great diversity in
the neighborhood from persons 87 to a single parent with two (2) children. He stated
the only areas the neighborhood had issues with residents were the homes that were
rental. He stated if a resident did not have any “skin in the game” there was not much
to get them to do right. He requested the Commission maintain the age limit of 55 plus.
He stated there were persons who were 55 plus who did not need a unit with wheelchair
access. He stated he felt limiting the age to 55 plus was appropriate for the area.
May 30, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7898-C
6
Mr. Thomas Russell addressed the Commission in opposition of the request. He stated
his parents lived across the street from the development. He stated his parents had
lived in the area for 60 plus years. He stated he felt the age limit should be maintained.
He stated in 2005 when the development was approved his mother and sister came
before the Commission and requested the approval not be granted. He stated he felt
removing the age restriction would be a detriment to the neighborhood and impact the
stability and the safety of the residents. He requested the Commission deny the
request.
The applicant addressed the Commission stating the interior of the building was not
constructed to allow wheelchair access. She stated the bathroom was small, the
hallways and doorways were narrow and the cabinets were high. She stated she had
been unable to rent the units to persons of the previously agreed to age. She stated the
contractor did not finish the units according to plans. She stated it was not possible at
this point to convert the units to make them accessible.
There was a general discussion by the Commission and the applicant concerning the
units and the need to remove the age restriction. Commissioner Nunnley stated he did
not feel removing the age restriction was appropriate for this site. Commissioner Pierce
stated there were persons 55 and older who did not need a unit which was accessible.
The Commission questioned if the applicant would employ the services of a leasing
agent. The applicant stated she would employee a leasing agent to manage the
duplexes.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion failed by a vote of 0 ayes,
7 noes, 3 absent and 1 open position.
May 30, 2013
ITEM NO.: 16 FILE NO.: Z-8503-B
NAME: The Pointe at Brodie Creek Revised Long-form PRD
LOCATION: Located at 3400 South Bowman Road
DEVELOPER:
The Pointe at Brodie Creek, LLC
9800 Maumelle Boulevard
Maumelle, AR 72113
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 41.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Planned Development – Multi-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Add an additional building – 18 additional units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 20,208 on January 5, 2010,
which rezoned approximately 42 acres located near the northwest corner of West 36th
Street and South Bowman Road from R-2, Single-family to PD-R. The approval allowed
the construction of 485 units of multi-family housing at a density of 11.45 units per acre.
The project included twenty (20) buildings with twenty-four (24) units per building,
3 units over the maintenance building and 2 units over the clubhouse. Garages,
carports and a maintenance building were also included on the site plan. The site was
to contain a wellness center and pool. The project was proposed as a gated
May 30, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8503-B
2
community with a security fence around the perimeter. A variance from the Land
Alteration Ordinance to allow advanced grading of Phase II with the construction of
Phase I was approved by the Commission at their December 3, 2009, public hearing.
The approval included a waiver of the stormwater detention ordinance requirements as
well.
On February 16, 2012, the Commission was to hear a request to allow the elimination of
a portion of the northern land use buffer. The request also included a variance from the
City’s Land Alteration Ordinance to advance grade (without imminent construction)
along the northern property line on an adjacent property. All other requirements of the
approved PD-R were to remain. The request was withdrawn prior to the Commission
meeting.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to amend the previously approved PRD to add an
additional building containing 18-units and 29-parking spaces. The building is
proposed similar to the existing construction within the development. The
buildings are proposed three stories with a maximum building height of 45-feet.
Other conditions of the previous approval continue to apply. The total allowable
units for the site would be 503 at an overall density of 12.01 units per acre.
B. EXISTING CONDITIONS:
Construction is completed for the first phase of the development and the second
phase of the apartment development is underway. This area of South Bowman
Road contains primarily residential uses located on acreage. The property to the
north is a 25+ acre parcel and is heavily wooded. There are single-family homes
located south of this site and further south is a parcel zoned O-2, Office and
Institutional District which also contains single-family homes. East, across South
Bowman Road, is wooded property containing 50+ acres and is currently zoned
R-2, Single-family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Woodlands
Edge Community Association and the John Barrow Neighborhood Association
were notified of the public hearing.
May 30, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8503-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
2. Stormwater detention ordinance applies to this property. Is the applicant
requesting, a waiver of stormwater detention?
3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
4. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
5. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
6. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
access easement is required adjacent to the floodway boundary.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A Capital Investment Charge is applicable to all connections off the waterlines
along Bowman Road as well as the 24”. 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.
May 30, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8503-B
4
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.
4. A water main extension is needed to provide water service to this property.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
5. 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.
6. A 24-inch water line crosses this site within a 15-foot wide waterline
easement on the southwest side of the property. Care must be taken to
protect the water line and any appurtenances, such as access and air release
vaults which may be in the area. No signs, light poles, dumpster pads or
other structures on foundations will be allowed within the existing 15-foot
waterline easement. Paved parking and driveways are allowed.
Fire Department: Place fire hydrant(s) per code. Maintain access. There must
be two ways to exit and enter the subdivision. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property.
The Residential Medium Density category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
density is between six (6) and twelve (12) dwelling units per acre. The applicant
has applied for a revision to the existing PRD (Planned Residential District)
zoning to allow an additional building with 18 units on this site.
May 30, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8503-B
5
Master Street Plan: Bowman Road is shown as a Minor Arterial on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Bowman Road since it is a Minor Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Bowman Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: All comment of previous approval continue to apply.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Joe White of White-Daters and Associates was present. Staff presented the
item stating there were no outstanding technical issues associated with the
request. Staff noted the Public Works comments and conditions were as
previously provided and continued with the current application request.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the May 8, 2013, Subdivision Committee meeting. The
request is to amend the previously approved PRD to add an additional building
containing 18-units and 29-parking spaces. The building is proposed similar to
the existing construction within the development. The building is proposed three
stories with a maximum building height of 45-feet.
Staff is supportive of the request. The addition of 18 units will allow an increase
in the overall density from 11.45 units per acre to 12.01 units per acre. All other
previous approval conditions continue to apply. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
May 30, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8503-B
6
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 17 FILE NO.: Z-8815-A
NAME: Nature Conservancy of Arkansas Revised Short-form POD
LOCATION: Located at 601 N. University Avenue
DEVELOPER:
The Nature Conservancy AR Field Office
The Borne Firm Architects PA
2601 Kavanaugh Boulevard, Suite 7
Little Rock, AR 72205
ENGINEER:
Hanson & McLaughlin Engineering, Inc.
320 Executive Center Court, Suite 202
Little Rock, AR 72205
AREA: 0.91 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office
PROPOSED ZONING: POD
PROPOSED USE: Construction of New Maintenance and Storage Facility – Mid-town
and Hillcrest DOD
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow the drives as proposed along Woodlawn Drive.
BACKGROUND:
Ordinance No. 20,686 adopted by the Little Rock Board of Directors on January 22,
2013, rezoned the property located on the northeast corner of Woodlawn Drive and
N. University Avenue. The Nature Conservancy office building fronts on N. University
Avenue and in the rear of the property (along Woodlawn Drive) is a fenced area used as
outdoor and indoor storage of vehicles, trailers and equipment. The request rezoned
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
2
the entire site from O-3, General Office District to POD to allow the removal of the
existing maintenance building and the construction of a new 5,000 square foot
maintenance and storage building. Equipment to be stored included trucks, ATV’s,
trailers, hand tools etc.
A separate 312 square foot building for the storage of gasoline in small containers,
chainsaws and other small gasoline powered equipment was also be constructed within
the northern portion of the site. Additionally, covered storage for boats, trailers and
vehicles would be added on the north side of the site.
The new maintenance building would be structural clay masonry (8”X4”X16”)
construction with standing seam metal roofs and concrete slab on grade floors; the
covered structures would be light steel frames and metal roof. The site would be paved
with new asphalt paving. The existing westernmost curb cut was to remain in its current
location and would be slightly widened. The eastern curb cut was to be relocated to
the east.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved POD to allow
the use of metal panels on the proposed maintenance building exterior. The
building will be used for housing TNC vehicles and equipment used by the Burn
Crew and other TNC field activities. There will be no public access to the site
and the opaque chained link fence at the perimeter of the site will remain or be
upgraded as needed to achieve consistency.
Changes from the initial design include:
1. The building has been relocated on the site: the drive through approach has
been abandoned. The building is sited to allow the vehicles to drive in then
back out. This required the relocation of the building to the west and north to
provide space for maneuvering the trucks with trailers attached. The revised
location of the building will place it approximately 47-feet from the property
line after the 5-foot right of way dedication. The building was previously set at
20-feet.
2. The walls of the new maintenance and storage building will be changed from
masonry to prefinished metal panels; the roof will remain metal as originally
stated. The floor will remain concrete.
3. The western curb cut and gate have been removed. A new curb cut with an
automatic gate will be included at the southeast corner of the site. The new
curb cut will be wider than the existing and will meet the requirements of the
City. The sidewalk, fence and landscaping will be repaired where the curb cut
will be removed.
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
3
4. The covered parking and gas storage building previously indicated on the site
have been deleted.
5. The existing 1200 square foot maintenance and storage building will remain
as originally stated. A new coiling door and personnel door will be added to
the east side of the building.
6. The applicant has reviewed the drainage with Public Works staff and agree
the development will need to reinforce the bend in the current drainage swale.
Additionally a concrete flume and an ADA ramp will be included east of the
curb cut. The sidewalk will stop at the east side of the new ADA ramp.
The site is located within the Mid-town Design Overlay District, which requires
new development to be reviewed through the planned zoning development
process.
B. EXISTING CONDITIONS:
This area contains a mixture of uses including residential, office, commercial and
a school. There are two (2) shopping centers located south of the site at the
intersection of West Markham and University Avenue. There is a private school
located to the west of the site and a public school located two (2) blocks to the
north of the site. East, northeast and southeast of the site are single-family
homes. There is a condominium development located southeast of the site on
the corner of Lee Avenue and North Pierce Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing. The
Mid-Town Advisory Board reviewed the request at their May 3, 2013 meeting.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Woodlawn Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
4
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Stormwater detention ordinance applies to this property if the proposed
impervious area is more than existing impervious area. Show the proposed
location for stormwater detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: The new maintenance and storage building appears to be located
under an existing overhead electric line. Relocation of the line will likely be
required prior to building construction. Customer is encouraged to contact
Entergy prior to construction to work out details.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. 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
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
5
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Maintain access. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #21 – the University Avenue
route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Office (O) for this property. Office allows
services provided directly to consumers as well as general offices, which support
more basic economic activities. The applicant has applied for a revision to the
POD (Planned Office District) zoning allow for an alternative design for a
maintenance structure on this site. The site is within the Midtown Design
Overlay District area.
Master Street Plan: University Avenue is shown as a Principal Arterial and
Woodlawn is shown as a Local Street on the Master Street Plan. A Principal
Arterial is to serve through traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on the University Avenue
since it is a Principal Arterial. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along University Avenue. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
6
2. A small amount of building landscaping will be required with the new
construction. Additional landscaping may be required within the
parking/paved area.
3. All landscaping, fencing, striping, irrigation, etc. should be in good condition or
replaced and repaired in conjunction with this application.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
Mr. Robin Borne was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff stated the request was to allow a metal
surface on the previously approved maintenance building as opposed to a
masonry surface.
Public Works comments were addressed. Staff stated it was possible to pay an
in-lieu fee for the construction of stormwater detention. Staff requested
Mr. Borne provide the calculations for the proposed development.
Landscaping comments were addressed. Staff stated if the area along the
eastern perimeter was a platted alley then no landscaping would be required.
Staff stated a small amount of landscaping would be required in conjunction with
the new construction.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted revised responses to the issues raised at the
May 8, 2013, Subdivision Committee meeting. The applicant has indicated the
building will be constructed with a metal exterior. Staff has determined there will
not be stormwater detention required as a result of this development.
The applicant is requesting approval to construct a new maintenance building for
the Nature Conservancy of Arkansas. The building is proposed to contain
5,060 square feet. The building has been located on the site to allow the
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
7
vehicles to drive in then back out. The building will be placed it approximately
47-feet from the property line after the 5-foot right of way dedication.
The walls of the new maintenance and storage building will be constructed of
prefinished metal panels. The roof will be metal. The floor will be constructed of
concrete.
A new curb cut with an automatic gate will be included at the southeast corner of
the site. The new curb cut will be wider than the existing and will meet the
requirements of the City. The sidewalk, fence and landscaping will be repaired
where the curb cut will be removed.
The existing 1,200 square foot maintenance and storage building will remain. A
new coiling door and personnel door will be added to the east side of the building
to allow for access. Open storage of boats and ATV’s will be located along the
northern perimeter.
The site is located within the Mid-town Design Overlay District which has specific
development criteria. The Overlay states buildings are to be constructed at a
zero setback and no more than twenty feet. The ordinance has states the
exterior building material shall be high quality materials; such as, but not limited
to: brick, wood, stone, tinted, stucco, EIFS, concreted masonry units. Façade
colors shall be low reflectant, subtle, neutral or earth tomes with trim and accents
brighter colors. Predominant exterior building materials shall not be smooth-
faced concrete block, tilt-up concrete panels or prefabricated steel panels.
Staff is supportive of the request. Although there are variations from the Design
Overlay District, in staff’s opinion the Overlay did not envision ancillary buildings
when creating and establishing the development standards. To staff’s
knowledge there are no outstanding technical issues associated with the request.
Staff feels the development as proposed is appropriate for the site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
May 30, 2013
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8815-A
8
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
May 30, 2013
ITEM NO.: 18 FILE NO.: Z-8860
NAME: Hansen Short-form PD-O
LOCATION: Located at 400 N. Van Buren Street
DEVELOPER:
Pardo Properties
William Watt, Atty.
1819 N. Fillmore
Little Rock, AR 72207
SURVEYOR:
Brooks Surveying
20820 Arch Street
Little Rock, AR 72065
AREA: 0.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential and non-conforming office use
PROPOSED ZONING: PD-O and R-2, Single-family
PROPOSED USE: Recognize existing office use – the residential uses remain zoned
R-3, Single-family
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-3, Single-family to PD-O to
recognize an existing office user located in one of the buildings on the site. The
hours of operation are from 8:00 am to 5:30 pm Monday through Friday. There
will be no exterior modifications to the existing structure or parking areas. There
is currently a paved parking pad.
May 30, 2013
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8860
2
B. EXISTING CONDITIONS:
The site contains three buildings. The building fronting N. Van Buren Street is a
non-conforming office use. The structures fronting C Street are single-family
residences. Only the office structure is proposed for rezoning. Along Van Buren
Street there are a couple of non-conforming buildings located between West
Markham and Kavanaugh Boulevard. The primary use of the area is
single-family. Primarily in this area the non-residential uses and zoning are
located south of B Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call requesting additional
information and indicating opposition to the request. All property owners located
within 200-feet of the site along with the Hillcrest Residents Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service location for this property is unknown to Little Rock
Wastewater. No Little Rock Wastewater sewer main located adjacent to this
project. Contact Jim Boyd with Little Rock Wastewater Utility for additional
information.
Entergy: Entergy has no objections.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
May 30, 2013
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8860
3
3. If there are facilities that need to be adjusted or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed six (6) dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to POD (Planned Office District) to recognize the existing office
use and single-family use in the two respective buildings on this site. The site is
within the Hillcrest Design Overlay District area.
Master Street Plan: Van Buren is shown as a Minor Arterial and C Street is
shown as a Local Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Van Buren since
it is a Minor Arterial. The primary function of a Local Street is to provide access
to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
May 30, 2013
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8860
4
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Landscaping will be required in conjunction with any new parking areas.
3. Street trees are highly recommended along both C Avenue and Van Buren
Street.
G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request in need of addressing.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues from the May 8, 2013, Subdivision Committee
meeting in need of addressing. The applicant is requesting a rezoning from R-3,
Single-family to PD-O to recognize an existing office user located in one of the
buildings on the site. A non-conforming status was established on the property
on February 22, 1990. A business license for Interiors West was issued in
2002 for this address and remains active. The residential structures will remain
zoned R-3, Single-family.
The applicant is requesting general and professional office as allowable uses for
the PD-O. The structure is proposed as office space for users who need limited
office space and limited customer traffic. The hours of operation are from
8:00 am to 5:30 pm Monday through Friday.
There will be no exterior modifications to the existing structure or parking areas.
There is currently a paved parking pad which will continue to be used for the
limited number of employees of the business. There will not be any ground
signage placed on the site. Building signage will be limited to signage lettering
placed in the window or signage on the awning.
Section 36-153(b)(2) states any time there is a proposed change in occupancy of
a nonconforming property, where the property is nonconforming to the underlying
zoning, the determination of planning staff that the nonconforming use may
continue shall be posted on the site. The notice shall be posted continuously for
seven (7) days at the owner's expense on signage provided by the planning
May 30, 2013
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8860
5
department. Any person may appeal the determination to the board of zoning
adjustment. Any appeal of the determination must be filed no later than ten (10)
days after the date the property was first posted. The applicant has requested
staff post the site but is also requesting the rezoning to PD-O to avoid the
requirement to post the property each time a new tenant moves into the building.
Section 36-152(c) states any rezoning of a property occupied by a
nonconforming use shall be accomplished only through a planned development
process. Based on the phone call in opposition staff has informed the applicant
the new office user may not move into the space until after this request is settled.
Staff is supportive of rezoning the existing non-residential building to PD-O
recognize the existing non-residential use. The site has a history of office uses
since the early 1990’s. There is an active business license for an office user
which has been active for the past 10 years. Staff feels the use of the
non-residential building as an office use is appropriate for this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. William Watt addressed the Commission on the merits of the request. He stated the
owner had been a participant of the Hillcrest Residents Association and a good
neighbor in the area. He stated the request was getting in step with what was taking
place on the property. He stated the residential structures would not be rezoned. He
stated the building was occupied and had been in continuous use as an office for the
past 20 to 30 years.
Mr. Seth Ward addressed the Commission in opposition of the request. He stated he
was representing the Hillcrest Residents Association and the Association was not in
support of the request. He stated the request was for a PD-O which did not allow for
mixed use development. He stated there were residential units on the site as well as
the office use. Mr. Ward stated Hillcrest Residents Association supported commercial
uses in areas which were appropriate for commercial development. He stated
commercial activities should be limited to Kavanaugh and West Markham Streets. He
May 30, 2013
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8860
6
stated the requested rezoning was located within the residential neighborhood. He
stated the building had a history of non-residential use but had not been continuously
occupied as an office use.
Mr. Watt stated the building was currently occupied and the lease was valid until 2017.
He stated he was prepared to provide the Commission with utility bills indicating the
building had been occupied. He stated the only portion of the site to be rezoned was
the office building and a legal description for the office building only had been provided
to staff. He stated there would be no change to the site. He stated the site did have a
legal non-conforming status.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
May 30, 2013
ITEM NO.: 19 FILE NO.: LA-0053
NAME: Colonel Glenn Commercial, Tract 27 Advanced Grading
Variance Request
LOCATION: South of Colonel Glenn Plaza Loop and East of David O. Dodd Road
APPLICANT: Vogel Enterprises
APPLICANT’S REPRESENTATIVE: Tim Daters, White-Daters & Associates
AREA: Approximately 8.6 acres
CURRENT ZONING: C3
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and excavating approximately 7.5 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and excavating approximately 7.5 acres of a total of
approximately 8.6 acres adjacent to Colonel Glenn Plaza Loop and David O
Dodd Rd. Advanced grading is requested to occur on Tract 27 of the I-430
Colonel Glenn Commercial subdivision located at Colonel Glenn Plaza Loop and
David O. Dodd Road. The variance would allow staff to issue a grading permit
for the advance grading activities without imminent construction. Fill material is
proposed to be excavated from the site and placed on lots within the Glenn
Ridge Crossings subdivision. A Land Alteration Regulations variance, LA-0050,
was recently approved for advanced grading several lots within the Glenn Ridge
Crossings subdivision.
B. EXISTING CONDITIONS:
The 8.6 acre area is sloped and tree covered. East of Tract 27 is an
undeveloped preliminary platted property zoned C4. Beyond that property is
Colonel Glenn Plaza Loop and the recently opened Landers Chrysler Jeep
dealership. South of Tract 27 are undeveloped preliminary platted properties
zoned C4 and J. A. Fair High School.
West of Tract 27 is an undeveloped property zoned O3. Beyond that property is
David O. Dodd Road. North of Tract 27 is Colonel Glenn Plaza Loop. Beyond
the street is the Rave Theater zoned C3 and a car dealership zoned C4.
May 30, 2013
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: LA-0053
2
C. NEIGHBORHOOD COMMENTS:
Staff has been provided proof of notifications being mailed by the applicant to all
adjacent property owners including those across streets and alleys. As of the
time of writing, staff has not received any telephone calls or emails with
questions or desiring additional information.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
6. Provide visual screening of the completed area by providing undisturbed
buffer strips or earthen berms along Colonel Glenn Plaza Loop. Per Sec.
29-197(3) provide line of sight illustrations from adjacent street(s) and
properties for review by the Planning Commission.
7. Construction access points should be shown on the grading plan.
8. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
9. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
May 30, 2013
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: LA-0053
3
10. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
11. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the grading activities.
12. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
13. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
14. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access into these buffer areas.
15. At the completion of the land alteration activities, a minimum six (6 inches of
suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
E. LANDSCAPE COMMENTS:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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.
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant is proposing to clear and grade approximately 7.5 of the 8.6 acres.
The excavated fill material will trucked to the Glenn Ridge Crossings subdivision
where a Land Alteration Regulation variance was recently issued for advanced
grading. The furthest lot of Glenn Ridge Crossings is located at most one half
mile away.
May 30, 2013
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: LA-0053
4
Gravel construction entrances will be located off the paved surfaces. The
applicant has agreed that grading will occur expeditiously and the site will be
stabilized within 1 year of the issuance of the grading permit. Any damage to city
streets or infrastructure will be repaired by the applicant prior to the acceptance
and release of the 2 year maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. Maintenance of erosion controls, detention
facilities, and construction entrances will occur as needed during the grading
period. Within 14 days of completion of the final grading, the disturbed area will
be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then
be removed.
The applicant has amended the application to provide a 50 ft undisturbed buffer
along the west property line of Tract 27. The applicant also plans not to
disturbed approximately 1.1 acres on the northwest corner of the site near David
O. Dodd Road. The applicant has provided line of sight illustrations from the J.A.
Fair High School property. The existing property elevations near the property
line and the 50 ft buffer will obstruct the view of the area to be advanced graded.
The applicant proposes to construct an earthen landscape berm along the
northern property line adjacent to Colonel Glenn Plaza Loop to an elevation
sufficient to obstruct views from the street and neighboring properties to the
north. The conditions of the advanced grading permit for the Glenn Ridge
Crossings advanced grading project requires an earthen landscape berm
installed on their east property line adjacent to their frontage on Colonel Glenn
Plaza Loop to an elevation sufficient to obstruct views from the street and
neighboring properties to the east.
Orange fencing will be installed along all undisturbed buffers to prevent entry.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraphs D and E
of the agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. A 50 ft. undisturbed buffer should be maintained along the western property
line of Tract 27;
2. A landscape berm is to be installed along the northern property line adjacent
to Colonel Glenn Plaza Loop to obstruct visibility of the advanced graded area
from Colonel Glenn Plaza Loop and adjacent properties to the north.
May 30, 2013
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: LA-0053
5
PLANNING COMMISSION ACTION: (MAY 30, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraphs D and E of the agenda staff report. Staff stated in addition to compliance
with paragraph D, the variance request was subject to compliance with the following
conditions:
1. A 50 foot undisturbed buffer should be maintained along the western property line of
Tract 27.
2. A landscape berm is to be installed along the northern property line adjacent to
Colonel Glenn Plaza Loop to obstruct visibility of the advanced graded area from
Colonel Glenn Plaza Loop and adjacent properties to the north.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
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There being no further business before the Commission, the meeting was adjourned
at 5.40 P.m.
Chairman
Secretary