pc_07 11 2013sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JULY 11, 2013
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Alan Bubbus
William Changose
Keith Cox
Janet Dillon
J. T. Ferstl
Keith Fountain
Obray Nunnley, Jr.
Amy Pierce
Bill Rector
Members Absent: Tom Brock
Rebecca Finney
City Attorney: Cindy Dawson
III. Approval of the Minutes of the May 30, 2013 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JULY 11, 2013
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-2246-A Paradise Group LLC Short-form PCD, located at 2020
Vance Street.
B. Z-3875-C Richard’s Auto Repair Short-form PCD, located at 12819
I-30.
C. Z-4653-I Powell Brothers Revised Short-form PCD, located at 1308
S. Bowman Road.
D. Z-7780-B Little Rock Quarries Long-form PID, located at 16220
Lawson Road.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-220-C Replat of Lot 1 Michael Cove Addition Tracts 8 & 9
Hopson and Sach’s, located on the Southwest corner of
Kanis Road and Michael Drive.
2. S-1704 Woodcreek Addition Preliminary Plat, located in the 8800
Block of Mabelvale Cut-off.
3. S-1705 Haw Branch Addition Preliminary Plat, located at 13805
Crystal Valley Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-590-F EZ Mart Store #607 Subdivision Site Plan Review,
located at 11911 Mara Lynn Road.
5. S-720-A EZ Mart Store #611 Replat Lot 7 Berkshire Place
Commercial Subdivision, located at 11724 Rainwood
Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-4451-E Hunters Green Lot 18 Hunters Green Addition Revised
PD-R (Z-4451-E), located at 75 Hunters Green Circle.
7. Z-4923-O Shackleford Crossing (Wal-mart) Revised Long-form
PCD, located at 2700 S. Shackleford Road.
8. Z-4923-P Shackleford Crossing Lot 3 Revised Long-form PCD,
located in the 2800 Block of S. Shackleford Road.
9. Z-7421-C Mid-town Revised Short-form PCD, located in the 200
Block of North University Avenue.
10. Z-7895-B 7th and Woodrow Revised Short-form PCD, located at 712
– 724 Appianway.
11. Z-8869 Pearl Management Short-form PD-R, located at 324
South Schiller Street.
12. Z-8870 Haskins Short-form PD-R, located at 4001 North Lookout.
13. Z-8871 K Lofts LLC, 315 Main Street Short-form PCD, located at
315 Main Street.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
14. Z-8872 The MM Cohn Building Main Street Lofts LLC, 510 Main
Street Short-form PCD, located at 510 Main Street.
15. Z-8873 Capitol Lofts LLC, the Hall Davidson Building, 201 – 205
Capitol Avenue Short-form PCD, located at 201 – 205
Capitol Avenue.
16. Z-8261-A 505 Rector Street Short-form PCD Revocation, located at
505 Rector Street.
July 11, 2013
ITEM NO.: A 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
July 11, 2013
SUBDIVISION
ITEM NO.: A (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.
July 11, 2013
SUBDIVISION
ITEM NO.: A (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.
July 11, 2013
SUBDIVISION
ITEM NO.: A (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
July 11, 2013
SUBDIVISION
ITEM NO.: A (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.
July 11, 2013
SUBDIVISION
ITEM NO.: A (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.
July 11, 2013
SUBDIVISION
ITEM NO.: A (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.
July 11, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-2246-A
8
STAFF UPDATE:
The item was deferred from the May 30, 2013, public hearing due to the number of
Commissioners present at the meeting. There has been no change to this request
since the previous write-up. Staff continues to recommend denial of the request. Staff
does not feel the placement of the proposed use within the residential neighborhood is
appropriate.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The owner of the building was present representing the request. There were registered
objectors present. Staff presented the title of the item. Mr. Roger Gaskins owner of the
building representing Remi Investments addressed the Commission. He stated he
desired to withdrawn the item from the Planning Commission’s agenda. Chairman
Rector questioned if he desired to withdraw the item with or without prejudice.
Mr. Gaskins stated the withdrawal would be with prejudice because he did not desire to
file the same application for at least 12 months.
There was no further discussion of the item. The chair entertained a motion for
approval of withdrawal of the item as requested by the owner. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
July 11, 2013
ITEM NO.: B 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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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.
July 11, 2013
SUBDIVISION
ITEM NO.: B (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 no 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.
STAFF UPDATE:
The item was deferred from the May 30, 2013, public hearing due to the number of
Commissioners present at the meeting. Staff and the applicant have met to discuss
options to allow the use within the building for auto repair and auto body repair while
limiting the variances from various City ordinances. The applicant has agreed all
July 11, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3875-C
8
vehicles will be placed within the building during the overnight hours and when the
business is not operating. During the day when the business is operating the vehicles
waiting to be repaired will be parked on the site in an area that is paved. No new paving
will be added to the site at this time.
As noted in the staff analysis AHTD is preparing to widen the creek adjacent to this site
to reduce flooding in the area. The applicant has stated upon completion of the AHTD
project the owner of this property will apply to the Corp of Engineers for a map revision
to remove this site from the floodway. At the time the site is removed from the floodway
the applicant will be required to seek approval for an amended site plan to allow paving
and parking within the rear of the building.
Staff is supportive of the request. Staff recommends approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was presented. There was one registered objector present. Staff
presented the item stating they had met with the applicant and resolved their concerns
related to the parking of vehicles within the floodway. Staff stated the applicant had
agreed no vehicles would be left outside the building during non-operational hours.
Staff stated they were now supportive of 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.
Mr. Paul Covert addressed the Commission in opposition of the request. He stated he
owned property to the south of this site. He stated the site had become a junk yard and
he did not support the placement of a junk yard on the property.
Commissioner Rector stated with the approval of the item there would not be any
inoperable vehicles stored behind the building. He stated if in fact the property was
removed from the floodway the applicant would be required to return to the Commission
for review and consideration of a revised site plan. He stated at that time discussions of
screening and fencing would be addressed.
Mr. Vernon Williams addressed the Commission on behalf of the applicant. He stated
there would not be inoperable vehicles located outside the building during
nonoperational hours. He stated the vehicles would be housed within the building. He
stated the only time there would be vehicles outdoors would be when the owner had to
move the cars around to allow room to work on a vehicle.
July 11, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3875-C
9
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 abstention.
July 11, 2013
ITEM NO.: C 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.
BACKGROUND:
Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996,
established the United Properties Subdivision Lot 2 Short-form PCD. The development
was approved with restrictions on the allowable uses and the proposed use mix of the
development. The development was approved to allow fifty percent (50%) office or
office warehouse and fifty percent (50%) commercial uses from the following list of
commercial uses: Antique shop, Barber and beauty shop, Book and stationery shop,
Camera shop, Clinic, Clothing store, Community welfare or health clinic, Drugstore or
pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture
or art work, Hardware or sporting goods, Hobby shop, Medical appliance fittings and
sales, Optical shop, Paint and wallpaper, Pet shop, Photography studio, Secondhand
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
2
store, Used furniture, Shoe repair, Tailor, Tool and equipment rental (inside only),
Travel bureau. The building contained 10,000 square feet and 31 parking spaces. The
building and parking have been constructed on the site.
Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008,
allowed a revision to the PCD by expanding the allowable uses for the site. The request
added a catering company to the allowable uses for the site. The catering company
was proposing a minor exterior modification to include a drive-way for access to the side
of the building and an exterior door installed on the side of the building for loading the
catering vehicles.
Ordinance No. 20,214 adopted by the Little Rock Board of Directors on
February 16, 2010, allowed a revision to the previously approved PCD. The approval
allowed a modification to the use mix of the site. The approval allowed the percentages
of commercial and office uses to be changed to 70% commercial uses and 30% office
uses within the building. In addition to the previously approved uses the request
included the addition of the following office and retail uses: Office supply store, Retail
gift shop, Dance studio, Financial office, Appraiser, Art gallery/studio, Copy and printing
shop, Employment agency, Ambulance substation, Audio equipment sales, Automobile
parts and supplies – indoors, Insurance sales office, Pet grooming, Camera and
equipment shop, Dental supplies, Dry cleaning, Floor material and installation,
Furnaces, display and sales, Gift novelties shop, Governmental offices, Bicycle sales
and repair, Bonding company, Business machine repair and sales, Chiropractor’s office,
Gun shop sales and service, Heating, cooling, ventilation sales, Messenger service,
Spa, massage establishment, Locksmith repair and sales, Interior decorator, Pawn
shops – no outside display, School, art music, dance, martial arts, Tattoo parlor,
Uniform rental and sales, Tobacco store, Sound system sales, rental and service,
Catering.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to add
additional land area to the development and provide a site plan for improvements
to the newly added land area. The plan indicates three phases. The first phase
incudes the construction of eighteen parking spaces by extending the existing
parking lot to the south and turning to the west. The second phase includes an
addition of 3,750 square feet of building space to the existing building. The third
phase is to allow construction of a 3,500 square foot stand along building and
eleven parking spaces. The uses and use mix remain as was approved by
Ordinance No. 20,214 adopted by the Board of Directors on February 16, 2010.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
3
B. EXISTING CONDITIONS:
The site contains a strip center with commercial and office uses. The area south
of the existing developed site, the area proposed to be included in the existing
PCD, is tree covered. This area of Bowman Road is developed with a mixture of
uses including office/office warehouse, mini-storage, retail and non-conforming
retail such as a liquor store and the skate center. Improvements to South
Bowman Road were completed with the initial development of the strip center.
The road improvements to the north and south have not been completed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
residents. All property owners located within 200-feet of the site along with the
John Barrow Neighborhood Association, the Gibraltar Heights Pointe West
Timber Ridge Property Owners Association, the Sandpiper Property Owners
Association and the Woodlands Edge Community Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Bowman Road
including 5-foot sidewalks with the planned development. The new back of
curb should align with the current curb to the north. Improvements can be
delayed until construction of Phase 2 or the addition of new office or
warehouse space whichever occurs first.
3. 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).
4. The driveway cannot be constructed to access Bowman Road until the
boundary street improvements to Bowman Road are completed across the
property frontage to be developed.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
4
7. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The property should share a
single driveway access centered on the property line with the property to the
south. The width of driveway must not exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lot 2B.
Contact Little Rock Wastewater for additional information.
Entergy: Customer to work with Entergy to relocate power line as noted. No
other issues.
Center-Point Energy: After reviewing the plans for this development it has been
determined that our facilities are in conflict with the proposed 3,750 square foot
Phase 2 building expansion to the south side of the existing building. Our
facilities run parallel at 14-feet south of the existing building wall, therefore, if the
building expansion is to occur as shown major relocation of our gas facilities is in
order. Contact Center-Point Energy, Andrew Townsend (501-377-4679), for
additional information.
AT & T: No comment received.
Central Arkansas Water:
1. In order for Lot 2B to receive water service a dedicated utility easement
should be shown on the plat extending to S. Bowman Road.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. 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.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
5
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: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Service Trades District (STD) for this property. The
Service Trades District provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office service or industrial
businesses. The district is intended to allow support services to these businesses
and to provide for uses with an office component. A Planned Zoning District is
required for any development not wholly office. The applicant has applied for a
rezoning from PCD (Planned Commercial District) and R-2 (Single Family
District) to PCD (Planned Commercial District) to allow for the expansion of an
existing shopping center and addition of a second structure to the expanded site.
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: There are no bike routes shown in the immediate vicinity.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
6
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Areas set aside appear to meet with the City’s landscape and buffer
ordinance requirements.
3. An automatic irrigation system will be required.
4. A small amount of building landscaping will be required.
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. Matt Chandler and Mr. Joe White were present representing the request.
Staff presented an overview of the development indicating there were additional
items necessary to complete the review process. Staff questioned if any fencing
would be located on the site. Staff also questioned if there would be any
additional dumpster facilities on the site. Staff stated all site lighting was to be
low level and directional, directed downward and into the site. Staff questioned if
the use mix and uses for the new area would remain as currently approved.
Public Works comments were addressed. Staff stated the driveway along the
southern perimeter should be shared with the adjacent property owner. Staff
also stated the street improvements to Bowman Road were required at the time
the connection for the new driveway was made unless a deferral request was
approved.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers and landscaping appeared to meet the minimum ordinance requirements.
Staff also stated an automatic irrigation system to water landscaped areas and a
small amount of building landscaping would be required for the new building and
paved areas.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
7
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 has indicated
the use mix will remain as previously approved. The applicant has also indicated
there will not be any additional dumpster locations on the site. No new screening
fence will be added. The applicant has indicated should a dumpster be added to
the site with future development the placement and screening will be reviewed
and approved by staff prior to installation.
The request is to amend the previously approved PCD to add additional land
area to the development and provide a site plan for improvements to the newly
added land area. Additional building square footage and parking will be added to
the site. The plan indicates three phases for construction of the new building and
parking areas. The first phase includes the construction of eighteen parking
spaces by extending the existing parking lot to the south and turning to the west.
The second phase includes an addition of 3,750 square feet of space to the
existing building. The third phase is to allow construction of a 3,500 square foot
stand along building and eleven parking spaces.
The existing building contains 10,062 square feet and the site contains
31 parking spaces. With the Phase I and II construction an additional 18 parking
spaces will be added for a total of 49 parking spaces. When calculating the
parking at the rate required for office uses (1 per 400 square feet) and
commercial uses (1 per 300 square feet) using the percentages proposed by the
applicant (30% office and 70% retail) the existing building square footage would
require a total of 30 parking spaces. With the Phase II construction a total of
42 spaces would be required and with the construction of the building on Lot 2B
a total of 10 additional spaces would be required for a total of 52 required parking
spaces (49 parking spaces provided). Staff is supportive of the parking as
proposed.
The site plan includes the addition of a sign within the landscaped area on South
Bowman Road to serve Lot 2A. The sign is proposed consistent with signage
allowed in office zones or a maximum of six (6) feet in height and sixty-four (64)
square feet in area.
The southern drive has been located near the south property line with the area
not paved indicated as a driveway easement. This will allow the adjacent
property to the south to expand the driveway and allow shared access between
the two properties at the time of development of the adjacent property. Staff is
supportive of the driveway as proposed.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
8
The applicant is also requesting a deferral of the required boundary street
ordinance requirements for the new development until Phase 2 occurs. Staff is
supportive of the deferral of the boundary street improvements until Phase 2 or
until the building expansion occurs on Lot 2A or until abutting development
occurs whichever occurs first.
Staff is supportive of the request. Staff feels the applicant has done an adequate
job in addressing staff’s concerns related to the proposed site plan. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request of the boundary street
ordinance requirements to South Bowman Road until Phase 2 of the
development or until the building expansion occurs on Lot 2A or until adjacent
development occurs, whichever occurs first.
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.
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.
PLANNING COMMISSION ACTION: (JULY 11, 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
applicant’s deferral request of the boundary street ordinance requirements to South
Bowman Road until Phase 2 of the development or until the building expansion
occurred on Lot 2A or until adjacent development occurred, whichever occurred first.
July 11, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4653-I
9
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: D 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
July 11, 2013
SUBDIVISION
ITEM NO.: D (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
July 11, 2013
SUBDIVISION
ITEM NO.: D (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.
July 11, 2013
SUBDIVISION
ITEM NO.: D (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.
July 11, 2013
SUBDIVISION
ITEM NO.: D (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
July 11, 2013
SUBDIVISION
ITEM NO.: D (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
July 11, 2013
SUBDIVISION
ITEM NO.: D (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.
July 11, 2013
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE:
The item was deferred from the May 30, 2013, public hearing due to the number of
Commissioners present at the meeting. During the past few weeks the applicant and
staff have met concerning staff’s recommendation concerning the required street
improvements to a future arterial indicated on the Master Street Plan located along the
applicant’s western boundary and the improvements to Lawson Road. The applicant is
requesting a waiver of the required street construction to the abutting streets.
The Master Street Plan shows a future principal arterial street to pass thru this property
from the north and connect with Lawson Road. As conditions of approval, the Master
Street Plan requires right-of-way dedications and boundary street improvements to
Lawson Road and the future principal arterial street. Since the future principal arterial
street dissects this property, the applicant is required full street construction on the
northern portion of the future principal arterial street. One half street construction is
required on the southern portion which connects with Lawson Road and crosses the
regulatory floodway of McHenry Creek. This portion of the street will be required to be
elevated and bridged over the McHenry Creek floodway. One half street construction is
required on the northern half of Lawson Road. The existing McHenry Creek bridge is
located adjacent to the subject property.
Due to unusual circumstances associated with the construction of the future principal
arterial and Lawson Road, staff recommends a waiver of the required boundary street
improvements to Lawson Road and the future principal arterial street subject to
right-of-way being dedicated as required by the Master Street Plan. Staff recommends
the waiver due to the following:
1. The property is located approximately 2.5 miles from the CLR corporate limits with
no new development occurring in the area;
2. The northern portion of the future principal arterial street does not connect to any
existing street or developed property;
3. By constructing only one half of the street, the southern portion of the future principal
arterial street cannot connect with Lawson Road with this portion being bridged or
elevated;
July 11, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7780-B
9
4. The residential properties to the west cannot take direct access to the future
principal arterial street due to the regulatory floodway is located between the
residential properties and the future principal arterial street;
5. The applicant is not eligible to provide a payment to the CLR in-lieu of construction
due to the property being outside of the CLR corporate limits; and
6. The portion of Lawson Road to be widened is within the regulatory floodway;
7. The estimated cost of boundary street improvements is $2.07M which far exceeds
the cost of locating a $1.1M asphalt facility to this property.
At the time a new or revised development plan is proposed, the development or
redevelopment of the Little Rock Quarries property will be subject to compliance with
Chapter 30, Boundary Street Improvements Ordinance.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was present. There were registered objectors present. Staff presented
the item stating during the past few weeks they and the applicant had met concerning
staff’s recommendation of the required street improvements to a future arterial indicated
on the Master Street Plan located along the applicant’s western boundary and the
improvements to Lawson Road. Staff stated the applicant was requesting a waiver of
the required street construction to the abutting streets. Staff stated they were
supportive of the waiver request. Staff stated to their knowledge there were 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. Staff
also presented a recommendation of approval of the waiver request of the required
street construction to Lawson Road and the proposed future arterial along the western
boundary.
Mr. Michael Lasiter addressed the Commission on the merits of his request. He stated
the asphalt plant was highly regulated and he had secured all permits from the various
State agencies. He stated the number of trucks would not significantly increase with the
development of the asphalt plant. He stated the plant would be monitored by ADEQ for
both water and air pollution. He stated there was also a self-monitoring system which
was reported to the various State agencies.
Ms. Janet Lanza addressed the Commission in opposition of the request. She
presented the Commission with a power point presentation showing the location of her
subdivision, Plantation Acres, and the relationship of the proposed rezoning request to
the area around the site. She stated this area of the County was developed with homes
located on large lots primarily from 2.5 to 5 acres. She stated within the area there
July 11, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7780-B
10
were no streetlights and no sewer. She stated the streets had no shoulders and deep
ditches. She stated Plantation Acres contained 76 homes and 135 adult residents. She
stated the consensus was the area did not want the rezoning to allow the asphalt plant.
Mr. Walter Jones addressed the Commission in opposition of the request. He stated a
concern of the residents was the increase in traffic and safety. He stated within this
area of Lawson Road there had been five (5) major accidents in the recent past. He
stated within the general area there was a church and a daycare center. He stated
during rush hour traffic a review was made and in one hour there were 15 trucks turning
into the asphalt site and 10 trucks exiting the asphalt plant site. He stated with the lack
of shoulders and the deep ditches for drainage to allow additional truck traffic would be
dangerous.
Ms. Lanza stated the proposal was to change a large area of single-family to an
industrial use. She stated there would be an increase in traffic in the fact that raw
materials would be brought in and the finished product leaving the site. She provided
the Commission with areas within the United States which had indicated there was a
decrease in property values once an asphalt plant was constructed adjacent to
residential lots and homes. She stated in conclusion there were four (4) points she
desired to make. The asphalt plant would increase accidents, change the nature of a
larger residential area, possibly decrease quality of live (traffic, possible odor, health
issues), possibly decrease property values and certainly not enhance the quality of life
for the area residents.
Mr. Walter O’Neal addressed the Commission in opposition of the request. He stated
the properties were not separated by the floodway. He stated the ownership of the lots
within the adjoining subdivision crossed the creek and abutted this property. He stated
his company developed the abutting subdivision which was a middle upscale gated
subdivision. He stated the development had been slow to start but lot sales had picked
up in the past few years. He stated the lots currently looked over a horse farm and with
the approval of the zoning the lots would then look over an asphalt plant.
Ms. Beth Kuhnert addressed the Commission in opposition of the request. She stated
the original request was to store aggregate on this site from the owner’s adjacent mining
operation. She stated there was to be no blasting on this site. She stated the proposed
outer loop was not a buffer for the adjacent homes. She stated before the residents
purchased their homes they reviewed the Future Land Use Plan which indicated this
area as residential. She stated although the applicant had all the proper permits there
would be noise and odor. She stated there were concerns of health hazards the asphalt
plant would potentially generate. She requested the Commission not allow the
construction of an asphalt plant in her back yard. She stated she was sure they did not
want an asphalt plant in their own back yard.
July 11, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7780-B
11
Larry Kuca addressed the Commission in opposition of the request. He stated he was a
partner in developing the adjacent residential subdivision. He stated the subdivision
was there first. He stated by placing the asphalt plant in the area would impact the
potential growth for the area and would kill property values.
Ms. Ann Gooding addressed the Commission in opposition of the request. She stated
she had moved to the area from the south part of the state. She stated her home was
the first home built in the adjacent subdivision. She stated when they moved to the area
they awoke to the screams of eagles. She stated the area was a natural area with a
great deal of wildlife. She stated the company was regulated by various agencies but
accidents did happen. She stated she would hate for the creek to be destroyed by an
accident.
Ms. Sarah Yates addressed the Commission in opposition of the request. She stated
her family had purchase a lot within the abutting subdivision. She stated she did not
want her son to grow up next to an asphalt plant. She stated if the developer wished to
compensate the area property owners for their loss in property values then they might
consider the request.
Elaine Burks addressed the Commission in opposition of the request. She stated the
infrastructure of Lawson Road was not constructed for the increase in truck traffic. She
stated the road was dangerous with open ditches for drainage. She stated Lawson
Road did flood. She stated trucks bringing in material would make the roads more
dangerous. She stated the property was zoned R-2, Single-family. She requested the
Commission defer the request until the infrastructure for Lawson Road was in place.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the
League of Women Voters did not support the request because of the heavy traffic the
asphalt plant would generate. She stated the material brought in and the increase in
traffic would be dangerous.
Mr. Michael Lasiter addressed the Commission on the merits of his request. He stated
he respected the concerns of the residents. He stated this was not a bait and switch on
his part. He stated once the City determined the location of the proposed arterial street
the development potential of this site was limited. He stated he could build the plant on
the adjacent I-3 zoned property. He stated Hugh Taylor Road was now closed and with
the closing of Hugh Taylor his company had eliminated one driveway location.
There was a general discussion concerning the existing zoning, the allowable uses, the
buffers proposed and required and the future arterial. Staff stated the applicant owned
a portion of the adjacent I-3 zoned property which would allow construction of an
asphalt plant. Staff stated there would be buffers but the buffers would be more a
distance buffer than a visual buffer. The Commission questioned Mr. Lasiter concerning
July 11, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7780-B
12
the material to be used in the production. Mr. Lasiter stated there would be oil brought
to the site. He stated the aggregate would come from the adjacent mining.
The Commission discussed among themselves if an asphalt plant was constructed
would it be better on Lawson Road or 400 to 500 feet off the road. A general statement
was made the residents would see the plant no matter where the plant was placed.
A motion was made to approve the request as presented by staff including all staff
recommendations and comments. The motion failed by a vote of 1 aye, 8 noes and
2 absent.
July 11, 2013
ITEM NO.: 1 FILE NO.: S-220-C
NAME: Replat of Lot 1 Michael Cove Addition Tracts 8 & 9 Hopson and Sach’s
Addition
LOCATION: Located on the Southwest corner of Kanis Road and Michael Drive
DEVELOPER:
Pam Brown-Courtney
P.O. Box 55145
Little Rock, AR 72215
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 9.10 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.03
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 the driveways
on Kanis Road and Michael Drive less than typical ordinance standard.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project consists of 9.10 acres located south of Kanis Road at the Michael
Drive intersection. The property is currently zoned C-3, General Commercial
District. The application is to subdivide the property into four (4) lots. The
average lot size proposed is 300-feet by 300-feet or 2.0 acres more or less.
The request is includes a variance from the minimum driveway spacing criteria of
the Master Street Plan and the Subdivision Ordinance. The plat includes two
driveway on Kanis Road and two driveways on Michael Drive. The variance
request for the driveways includes the minimum spacing requirement and the
distance from property lines.
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
2
B. EXISTING CONDITIONS:
The area contains a mixture of commercial and office uses and zoning. The site
is zoned C-3, General Commercial District. There was a Conditional Use Permit
approved for the property in September 2003 to allow for an equipment rental
business to be constructed on the site with outdoor display. This development
did not occur. South of the site is an apartment complex accessed from Michael
Drive. To the southwest along John Barrow Road is a church. Michael Drive has
been constructed with curb and gutter but not sidewalk is in place. Adjacent to
the site Kanis Road has not been constructed to Master Street Plan standard.
There is no sidewalk in place along Kanis Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the John Barrow Neighborhood Association
and the Brownwood Terrace Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Michael Drive.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5 feet from centerline.
4. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Michael Drive in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. 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).
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
3
7. 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.
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. 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.
12. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on
Kanis Road is 300 feet between driveways and 150 feet from property lines.
The driveway spacing on Michael Drive is 250 feet between driveways and
125 feet from property lines. Show the proposed driveway locations.
13. Provide a letter prepared by a registered engineer certifying the sight
distance at the proposed intersections and driveways comply with 2004
AASHTO Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Sewer located on lot for Lots 3 and
4. Sewer service for Lots 1 and 2 is located on the north side of Kanis Road.
Contact Little Rock Wastewater for additional information.
Entergy: Entergy has an existing distribution line as marked approximately on
the attached plat. The line will need to remain in place or required to be
relocated with a new easement provided at the customer’s/developer’s expense.
Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
5
CATA: The site is located directly adjacent to CATA Bus Route #3.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested Mr. McGetrick provide the names of
recorded subdivision abutting the proposed plat area. Staff also requested
Mr. McGetrick provide the source of title of the land owner in the general notes
section of the proposed plat.
Public Works comments were addressed. Staff stated a dedication or right of
way on Kanis Road would be required to 45-feet from centerline. Staff also
stated a 20-foot radial dedication of right of way was required at the intersection
of Kanis Road and Michael Drive. Staff requested Mr. McGetrick provide the
location for the proposed driveways.
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 issues
raised at the June 20, 2013, Subdivision Committee meeting. The applicant has
provided the names of recorded subdivisions abutting the proposed plat area.
The revised plat also indicates the source of title of the landowner.
The request is to allow the creation of four (4) lots from this 9.10 acre tract. The
property is currently zoned C-3, General Commercial District. The lots will
average 300-feet by 300-feet or 2.0 acres more or less.
The request includes a variance from the Subdivision Ordinance and the Master
Street Plan to allow the driveways on Kanis Road and Michael Drive with spacing
from the property lines and the distance between the drives less than typical
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
6
ordinance standard. Shared driveways will be utilized on Kanis Road. Per the
Ordinances the driveway spacing on Kanis Road is to be 300 feet between
driveways and 150 feet from property lines. Two driveways are indicated on
Kanis Road. Center to center the drives are located 270-feet apart. The eastern
drive is located 260-feet from the intersection of Kanis Road and Michael Drive.
The western drive is located 300-feet from the western property line. Staff is
supportive of the driveway placement on Kanis Road.
Per the Master Street Plan and the Subdivision Ordinance the driveway spacing
on Michael Drive is to be 250 feet between driveways and 125 feet from property
lines. Center to center the drives on Michael Drive are located 260-feet apart.
The southern drive is located on Lot 4 and is located midway of the proposed lot.
The lot is indicated with a 150-foot width. The drive is located approximately
75-feet from the north and south property lines of Lot 4. The northern drive on
Michael Drive is located approximately 250-feet from the intersection of Kanis
and Michael Drive and 170-feet from the southern property line. Staff is not
supportive of the driveway placement on Michael Drive. Staff recommends a
single drive on Michael Drive. The driveway should be located a minimum of
250-feet from the intersection of Michael Drive and Kanis Road.
The C-3, General Commercial Zoning District requires a minimum lot width of
100-feet and a minimum lot area of 14,000 square feet. The lots are indicated
more than adequate to meet this typical standard. The proposed plat includes
platted building lines consistent with the C-3, General Commercial District zoning
district or 25-feet from the abutting rights of way.
Staff is supportive of the request. The applicant has indicated the subdivision of
9+ acres into four (4) lots. The lots will be final platted in phases and the
corresponding street improvements will be put in place at the time of final
platting. Staff is not however supportive of the placement of the driveways on
Michael Drive as proposed by the applicant.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had stated the driveways on Michael Drive
would be placed per the staff recommendation in the analysis section of the agenda
write-up. Staff stated based on the removal of the request for the driveway spacing
July 11, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-220-C
7
variance on Michael Drive staff was now supportive of 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. Staff
presented a recommendation of approval of the variance request from Sections 30-43
and 31-210 to allow the placement of driveways on Kanis Road as proposed by the
applicant.
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 2 FILE NO.: S-1704
NAME: Woodcreek Addition Preliminary Plat
LOCATION: Located in the 8800 Block of Mabelvale Cut-off
DEVELOPER:
Doug Woodall
14996 N. Polk Street
Alexander, AR
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 1.96 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCE/WAIVERS:
1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for
Lots 2 – 5.
2. A variance from Sections 30-43 and 31-210 to allow driveways on Mabelvale Cut-off
nearer the property lines than typically allowed per ordinance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project consists of two (2) acres located on the south side of Mabelvale
Cut-off between Fairwood Road and Shiloh Drive. The property is currently
zoned R-2, Single-family. The owner plans to develop a residential subdivision
with five (5) lots. The average lot size is 71-feet by 275-feet or 0.44 acres.
The applicant is seeking a variance from the City’s Subdivision Ordinance
(Section 31-232(b)) to allow an increased lot depth to width ratio for Lots 2 – 5.
July 11, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1704
2
The request also includes a variance from Sections 30-43 and 31-210 to allow
the placement of three (3) drives on Mabelvale Cut-off. The driveways are
proposed nearer the property line than typically allowed per City ordinance.
B. EXISTING CONDITIONS:
The area has developed with single-family homes. The Shiloh Subdivision is
located to the south of the site. The homes within the Shiloh Subdivision have
developed with lots averaging 0.25 acres. To the west on Mabelvale Cut-off is
an elementary school and a City Park. Mabelvale Cut-off has been constructed
to Master Street Plan standard including curb, gutter and sidewalk adjacent to
the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Legion Hut and the Shiloh Neighborhood
Associations and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Driveway spacing of 300 feet between driveways and 150 feet from side
property lines is required on a minor arterial street (Mabelvale Cut-off). Show
the proposed location of driveways.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Provide a letter prepared by a registered engineer certifying the sight distance
at the proposed driveway(s) comply with 2004 AASHTO Green Book
standards.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1704
3
Entergy: Entergy has no objection to the plat. However, Entergy distribution
lines are in the vicinity and may need to be adjusted/relocated at
customer’s/developer’s expense once project begins.
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 the 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. The additional Capital
Investment Charge is applicable to all connections off the waterline along
Crystal Valley Road at this location.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water 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 or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
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 directly adjacent to CATA Bus Routes #17 and #22.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
July 11, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1704
4
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the development stating there were few items outstanding in need of
addressing prior to the Commission acting on the request. Staff stated the front
building line adjacent to an arterial street was to be 35-feet. Staff requested
Mr. McGetrick provide the source of title of the landowner in the general notes
section of the proposed preliminary plat.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the property. Staff also
stated if one or more acres was disturbed a stormwater permit from ADEQ would
be required.
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 revise preliminary plat to staff addressing a number of
the issues raised at the June 20, 2013, Subdivision Committee meeting. The
applicant has provided the source of title of the landowner, the driveway locations
and indicated the front building line as required by the City’s Subdivision
Ordinance.
The project consists of two (2) acres located on the south side of Mabelvale
Cut-off between Fairwood Road and Shiloh Drive. The property is currently
zoned R-2, Single-family. The owner is proposing to develop a residential
subdivision with five (5) lots. The average lot size is 71-feet by 275-feet or
19,525 square feet or 0.44 acres.
The applicant is seeking a variance from the City’s Subdivision Ordinance to
allow an increased lot depth to width ratio for Lots 2 – 5. Section 31-232(b)
states no residential lot shall be more than three times as deep as it is wide,
except lots approved under paragraphs (g) of Section 31-232 or zero lot line lots
in the R-2, R-3, PRD and PDR zoning districts. The lot depth to width ratio
ranges from 3 to 1.3 to 3 to 1.5.
The request also includes a variance from Sections 30-43 and 31-210 to allow
the placement of three (3) drives on Mabelvale Cut-off. The proposed plat
indicates the placement of a shared driveway for Lots 1 and 2 and 4 and 5 with a
single driveway located on Lot 3. The ordinance states driveway spacing is to be
July 11, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1704
5
300 feet between driveways and 150 feet from side property lines for access to
lots located on a minor arterial street (Mabelvale Cut-off).
Staff is supportive of the request and the requested variances. The development
is proposed with single-family homes on lots in excess of the 7,000 square foot
minimum lot size typically required by the R-2, Single-family zoning district. Staff
does not feel the lot depth to width ratio will adversely impact the development.
Staff also does not feel the placement of the three (3) drives to serve five (5) lots
will adversely impact travel on Mabelvale Cut-off. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232(b) to
allow an increased lot depth to width ratio for Lots 2 – 5.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the placement of three driveways on Mabelvale Cut-off to access
the five (5) proposed lots.
PLANNING COMMISSION ACTION: (JULY 11, 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 an increased lot depth to width ratio for
Lots 2 – 5. Staff presented a recommendation of approval of the variance request from
Sections 30-43 and 31-210 to allow the placement of three driveways on Mabelvale
Cut-off to access the five (5) proposed 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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 3 FILE NO.: S-1705
NAME: Haw Branch Addition Preliminary Plat
LOCATION: Located at 13805 Crystal Valley Road
DEVELOPER:
Doug Woodall
14996 N. Polk Street
Alexander, AR
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 9.78 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family and PCD
PLANNING DISTRICT: 17 – Crystal Valley
CENSUS TRACT: 42.21
VARIANCE/WAIVERS:
1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for
Lots 2 and 3.
2. A waiver of the required street construction of Crystal Valley Road.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project consists of 10 acres located off Crystal Valley Road, currently zoned
R-2, Single-family and PCD (expired). The owner plans to develop a residential
subdivision with three (3) lots. The average lot size is 2 to 5 acres. The property
is located outside the City limits of Little Rock but is adjacent to the City limits
and within the City’s Extraterritorial Planning Jurisdiction. The owner will seek
annexation as the development occurs.
The request includes a variance from the City’s Subdivision Ordinance (Section
31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The
July 11, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1705
2
applicant is also seeking a waiver of the required boundary street construction to
Crystal Valley Road.
The request also includes the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned
Commercial Development to recognize a welding shop located on the site. The
PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of
Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres.
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but abuts the City limits on
the south and west sides. There are two non-residential buildings located on the
site. South and west of the site is the Eagle Hill Apartment development which
includes a golf course. North of the site are two single-family homes located on
acreage.
Street improvements were installed on Crystal Valley Road with the development
of the adjacent Eagle Hill apartments located to the south. Street improvements
on Crystal Valley Road were also installed on Crystal Valley Road to the north
abutting the Crystal Wood Subdivision and to the east with the development of
the Green Diamond Subdivision. All improvements in place include curb, gutter
and sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with 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. Crystal Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Crystal Valley Road
including 5-foot sidewalks with the planned development.
3. Show proposed driveway location(s).
July 11, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1705
3
4. Contact Pulaski County Planning Department for requirements for developing
property in the floodplain.
5. The minimum finished floor elevation of at least 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
6. Provide a letter prepared by a registered engineer certifying the sight distance
at the proposed driveway(s) comply with 2004 AASHTO Green Book
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary, no comment. Provide septic
certification for the proposed lots.
Entergy: Entergy has no objection to the plat. However, Entergy distribution
lines extend into the approximately center of the property which served a
previous customer. Relocation costs may be required to move the lines as the
property develops.
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 the 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. The additional Capital
Investment Charge is applicable to all connections off the waterline along
Crystal Valley Road at this location.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water 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 or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
July 11, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1705
4
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. Provide interior lot line bearings.
2. Clarify with different line work/hatched areas the limits of the floodplain and
floodway.
3. Show State Plan Coordinates for two corners.
4. Obtain flood development permit from Pulaski County Public Works for Lot 3.
5. Provide Bill of Assurance.
6. Obtain driveway permits for all three lots from Pulaski County Public Works.
CATA: The site is located about ½ mile from the new CATA Bus Route #23.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested Mr. McGetrick provide the means of
wastewater disposal for the proposed lots. Staff also requested Mr. McGetrick
provide the source of title for the landowner in the general notes section of the
proposed preliminary plat.
Public Works comments were addressed. Staff stated Crystal Valley Road was
classified on the Master Street Plan as a collector street which would require
right of way dedication to 35-feet from centerline. Staff also stated the minimum
finished floor elevation was to be at least one (1) foot above the base flood
elevation and was to be shown on the plat.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1705
5
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the June 20, 2013, Subdivision Committee meeting. The applicant has
stated upon approval of the preliminary plat the owner will seek annexation to the
City to provide sewer service to the lots. The applicant has also indicated the
source of title of the landowner in the general notes section of the site plan.
The proposal consists of 10 acres located off Crystal Valley Road, currently
zoned R-2, Single-family, to be developed with three (3) residential lots. The
average lot size is 2 to 5 acres. The property is located outside the City limits of
Little Rock but is adjacent to the City limits and within the planning jurisdiction.
As stated the owner will seek annexation as the development occurs to provide
sewer service.
The applicant is seeking a waiver of the required street construction to Crystal
Valley Road. Staff is not supportive of the waiver request. Street improvements
have been installed to the south of this site adjacent to the Eagle Hill apartments.
Improvements have also been installed with the two nearby residential
subdivisions; Green Diamond and Crystal Wood Subdivisions.
The request includes a variance from the City’s Subdivision Ordinance (Section
31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The
ordinance states lots are not to exceed a three (3) to one (1) depth to width ratio.
Staff is supportive of the lots as proposed.
The request also includes the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned
Commercial Development to recognize a welding shop located on the site. The
PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of
Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres.
Staff is supportive of the proposed preliminary plat and the PCD revocation
request. Staff is not however supportive of the request for the waiver of the
Boundary Street Ordinance requirements for Crystal Valley Road. Staff feels the
boundary street improvements should be put in place to correspond with street
improvements that have been installed for the nearby and abutting
developments.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
July 11, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1705
6
PLANNING COMMISSION ACTION: (JULY 11, 2013)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated July 10, 2013, requesting deferral of this item to the August 22, 2013,
public hearing. Staff stated the deferral request would require a waiver of the
Commission’s By-laws with regard to the timing of the deferral request and the request
not being made a minimum of 5-days prior to the 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 By-law waiver request. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent. The chair entertained a motion for approval of the item as presented by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
July 11, 2013
ITEM NO.: 4 FILE NO.: S-590-F
NAME: EZ Mart Store #607 Subdivision Site Plan Review
LOCATION: Located at 11911 Mara Lynn Road
DEVELOPER:
EZ Mart Store Inc.
517 Falvey
Texarkana, TX 75501
SURVEYOR:
South Point Surveying PLLC
2109 Stoney Creek Drive
Little Rock, AR 72211
AREA: 0.989 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 2 – Rodney Parham
CENSUS TRACT: 22.09
VARIANCE/WAIVERS: A variance from Section 36-301(e) to allow the encroachment
of the building into the rear yard setback.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for a subdivision site plan review to allow the existing convenience
store to expand the building envelope and to allow the fuel canopy to also be
expanded. The site plan includes a 13-foot by 40-foot building expansion along
the northern portion of the building. The fuel pump canopy is currently 24-feet by
88-feet and will be reconstructed as a 44-foot by 76-foot canopy. Additional
fueling islands will be added to the site with the redevelopment.
The existing building is located 10.48-feet from the southern property line and
18.37-feet from the eastern property line. With the proposed expansion the
building setback along the eastern perimeter (rear) will be 14.13 feet. The
ordinance typically requires the placement of a 15-foot rear yard setback.
July 11, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-590-F
2
B. EXISTING CONDITIONS:
North Bowman Road has developed with retail shopping and restaurant uses.
The area to the north has developed with attached single-family homes. The
area to the east has developed with multi-family housing. The site has driveway
access from North Bowman Road and Mara Lynn Road. Both streets have been
constructed to Master Street Plan standard including curb, gutter and sidewalk.
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
Hills/Aspen Highland Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Bowman Road and Mara Lynn Road.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the project.
Entergy: Entergy conditionally approves this plan. The northeast corner of the
store addition will be close to an existing primary line, but appears to be far
enough away to allow construction to proceed. Entergy would like to meet
on-site to discuss details so work can proceed safely and adjustments made if
necessary. Contact Entergy for additional information at 954-5158.
Center-Point Energy: No comment received.
AT & T: No comment received.
July 11, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-590-F
3
Central Arkansas Water:
1. No objections. 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 the water
meter.
3. 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.
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 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 ¼ mile from CATA Bus Route #5.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-590-F
4
2. All fencing, dumpster enclosures, striping (parking), and landscaping should
be in good condition and/or replaced and repaired with this application.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
stated they would work with the applicant to resolve their concerns prior to the
final analysis for the item. 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 has worked with staff to address their concerns from the
June 20, 2013, Subdivision Committee comments. The applicant has indicated
there will not be a change to the proposed signage plan for the site. The
applicant has also indicated the fuel trucks will enter the site from Bowman Road
and exit onto Mara Lynn Road.
The request is for a subdivision site plan review to allow the existing convenience
store to expand the building envelope and to allow the fuel canopy to also be
expanded. The site plan includes a 13-foot by 40-foot building expansion along
the northern portion of the building. The fuel pump canopy is currently 24-feet by
88-feet and will be reconstructed as a 44-foot by 76-foot canopy. Additional
fueling islands will be added to the site with the redevelopment.
The existing building is located 10.48-feet from the southern property line and
18.37-feet from the eastern property line. There is not setback required along
the southern property line (side) and a 15-foot setback is required along the
eastern property line (rear). With the proposed expansion the building setback
along the eastern perimeter (rear) will be 14.13 feet. To allow the rear yard
setback as proposed will require a variance from Section 36-301(e). Staff is
supportive of the building setback as proposed.
Staff is supportive of the request. Staff does not feel the addition to the existing
fuel canopy or the existing convenience store building will significantly impact the
development or the area. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-590-F
5
Staff recommends approval of the variance requests from Section 36-301(e) to
allow the encroachment of the building into the rear yard setback.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide notification of the property
owners within 200-feet as required by the Commission’s By-laws. Staff presented a
recommendation of deferral of the item to the August 22, 2013, public hearing.
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 5 FILE NO.: S-720-A
NAME: EZ Mart Store #611 Replat Lot 7 Berkshire Place Commercial Subdivision
LOCATION: Located at 11724 Rainwood Road
DEVELOPER:
EZ Mart Store Inc.
517 Falvey
Texarkana, TX 75501
SURVEYOR:
South Point Surveying PLLC
2109 Stoney Creek Drive
Little Rock, AR 72211
AREA: 0.575 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 2 – Rodney Parham
CENSUS TRACT: 22.09
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval of a replat for Lot 7, Berkshire Place
Commercial Subdivision to the City of Little Rock, Pulaski County, Arkansas to
allow a reduction in the platted building line along both Green Mountain Drive
and Rainwood Road. The plat was filed with a 45-foot platted building line on
each of the streets. The property is zoned C-3, General Commercial District
which would typically require a platted building line along the abutting streets of
25-feet.
The applicant has amended the request to eliminate the site plan review request
from this application and only seek approval of a replat to allow the building line
reduction on the abutting streets.
July 11, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-720-A
2
B. EXISTING CONDITIONS:
The area is developed with multi-family, office and commercial uses. To the
southwest and northwest are multi-family developments. To the east is a
mini-warehouse development. Green Mountain Drive and Rainwood Road have
been constructed to Master Street Plan standard with curb, gutter and sidewalk.
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 Pleasant Tree
Recreational Association, the Pleasant Valley Property Owners Association, the
Rainwood Cove Property Owners Association and the Walnut Valley Property
Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the project.
Entergy: Entergy objects to the addition as proposed due to its proximity to
existing power lines. It appears that the addition will place the roof line within a
few feet of an existing primary phase wire. Entergy is willing to work with the
customer concerning options.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. 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 the water
meter.
3. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-720-A
3
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 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 directly adjacent to CATA Bus Route #8.
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. All fencing, dumpster enclosures, striping (parking), and landscaping should
be in good condition and/or replaced and repaired with this application.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
stated they would work with the applicant to resolve their concerns prior to the
July 11, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-720-A
4
final analysis for the item. 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 issues raised at the June 20, 2013, Subdivision Committee
meeting in need of addressing. The request is for approval of a replat for Lot 7,
Berkshire Place Commercial Subdivision to the City of Little Rock, Pulaski
County, Arkansas to allow a reduction in the front platted building line along both
Green Mountain Drive and Rainwood Road. The original plat was filed with a
45-foot front platted building line on each of the streets. The request is to reduce
the front platted building line to 25-feet which is consistent with the C-3, General
Commercial Zoning District, the zoning of this property.
Staff is supportive of the request. Staff does not feel the replat to allow the
reduction in the front platted building line along Green Mountain Drive and
Rainwood Road will significantly impact the development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requests subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide notification of the property
owners within 200-feet as required by the Commission’s By-laws. Staff presented a
recommendation of deferral of the item to the August 22, 2013, public hearing.
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 6 FILE NO.: Z-4451-E
NAME: Hunters Green Lot 18 Hunters Green Addition Revised PRD
LOCATION: Located at 75 Hunters Green Circle
DEVELOPER:
River Rock Builders, LLC
P.O. Box 242689
Little Rock, AR 72223
ENGINEER:
Central Arkansas Engineering
1012 Autumn Road, Suite #2
Little Rock, AR 72211
AREA: .017 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PRD
ALLOWED USES: Single-family
PROPOSED ZONING: Revised PRD
PROPOSED USE: Single-family, modify setbacks and platted building lines
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On April 18, 1995, the Board of Directors adopted Ordinance #16,872 establishing
Hunters Green PD-R. The approved development included 50 single-family lots and a
large common area. Also included in the development was a six foot high brick fence,
built around the perimeter of the property.
On June 2, 1998, the Board of Directors approved Ordinance No. 17,736 to allow the
revision of the PD-R for the six-foot brick wall behind Lots 9, 10 and 11 (located in the
northeast portion of the development) to be increased to nine feet.
July 11, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-4451-E
2
On June 25, 2005, the Board of Directors adopted Ordinance No. 19,335 to allow a
revision to the PD-R to allow for the construction of a sunroom with a solid faced wall
within the previously proposed building setback for the home located at 79 Hunters
Green Circle.
On August 6, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,791
which allowed a revision to a previously approved Planned Residential Development
(PRD) to allow the construction of a gazebo adjacent to a 12-foot by 40-foot deck within
the rear yard of the home located at 1219 Eagle Point Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a replat of Lot 18 Hunters Green Addition to the
City of Little Rock. According to the applicant the replat is necessary due to the
unusual shape of the lot, being pie-shaped and because of the utility easements
to the north and east of the property. The owner desires to build a home of
approximately 2,800 square feet on one level. The revision to the PRD would
allow a 20-foot rear platted setback in-lieu of a 25-foot platted rear setback. The
request also includes a side yard setback on the south property line of 5-feet as
opposed to the 10-foot platted building setback. The home located adjacent to
the proposed new construction is located 8.5 feet from the property line which
would allow 13.5-feet of separation for the two homes. All other provisions of the
approved PRD and the Bill of Assurance will remain in effect for the new
construction.
B. EXISTING CONDITIONS:
Hunters Green Estates has developed as a zero lot line subdivision. The lot
proposed for rezoning is a vacant lot; one of two remaining undeveloped lots
within the subdivision. The subdivision is accessed from Hunters Green
Boulevard and is surrounded by a six foot wall. There are single-family homes
located to the west of the site. The wall placement screens the view of the
homes located to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call in support of the proposed
development. All property owners located within 200-feet of the site along with
the Eagle Point Property Owners Association, the Glenn Eagles Property Owners
Association, the Hunters Cove Property Owners Association and the Marlow
Manor Property Owners Association were notified of the public hearing.
July 11, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-4451-E
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Prior to construction of retaining walls 4 feet or taller, an engineer's
certification of design and plans must be submitted to Public Works for
approval. After construction, an as-built certification is required for
construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Builder should verify sewer main
location prior to construction. Sewer main is close to building footprint. Contact
Little Rock Wastewater for additional information.
Entergy: No objection. Overhead electric lines exist at rear of property but
20-feet from back wall of proposed structure. Care should be taken during
construction to remain at least 10-feet away from power lines at all times.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. 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 the water
meter.
3. 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.
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 almost ¾ mile from CATA Bus Route #8. The site is
within LINKS par-transit service area.
Parks and Recreation: No comment received.
July 11, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-4451-E
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. The Land Use Plan
shows Low Density Residential (RL) for this property. Residential Low Density is
for single-family homes at densities no greater than six dwelling units per acre.
The applicant has applied for a revision to the existing PRD (Planned Residential
District) zoning to allow for the development of a Single Family Home with a
variation to the previously platted building lines.
Master Street Plan: Hunters Green Circle is shown as a Local Street on the
Master Street Plan. The primary function of a Local Street is to provide access to
adjacent properties. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was present. Staff presented an overview of the development
stating there were no outstanding technical issues associated with the request.
Staff stated the request was to amend the PRD to allow a modification to the
previously approved platted building lines. Staff noted upon approval of the
revision to the PRD the applicant would be required to file a replat to adjust the
platted building lines.
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 issues in need of addressing associated with the
request raised at the June 20, 2013, Subdivision Committee meeting. The
request is a replat of Lot 18 Hunters Green Addition to the City of Little Rock to
modify the platted building lines along the side and rear yards. According to the
applicant the replat is necessary due to the unusual shape of the lot, being
pie-shaped and because of the utility easements to the north and east of the
property.
July 11, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-4451-E
5
The current plat indicates a 25-foot platted rear yard setback. The revision to the
PRD would allow a 20-foot platted rear setback. The request also includes a
revision to the platted side yard setback on the south property line to 5-feet. The
current platted side yard setback is 10-feet.
Staff is supportive of the request. Staff does not feel the replatting of the lot to
adjust the platted building lines will have a significant impact on the abutting
property. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. All other provisions of the approved PRD and
the Bill of Assurance will remain in effect for the new construction.
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: (JULY 11, 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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 7 FILE NO.: Z-4923-O
NAME: Shackleford Crossing (Wal-mart) Revised Long-form PCD
LOCATION: Located at 2700 S. Shackleford Road
DEVELOPER:
Wal-Mart Estate Business Trust
c.o Kutak Rock LLP
Attn: Stuart Hindmarsh
234 E. Millsap Road, Suite 400
Fayeteville, AR 72703
ENGINEER:
Carlson Consulting Engineers
7068 Ledgestone Commons
Bartlett, TN 38133
AREA: 22.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2 and O-2 Zoning District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add areas of outdoor storage to the approved site plan
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
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
July 11, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4923-O
2
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.
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
July 11, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4923-O
3
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. The
applicant requested the item not be forwarded to the Board of Directors for final
approval.
July 11, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4923-O
4
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.
On July 9, 2013, the Little Rock Board of Directors reviewed a request to allow a
modification to the previously approved site plan to add 43 additional parking spaces in
the Tract B area (adjacent to this site) and increase the overall allowance for restaurant
usage from 80,000 square feet to 90,000 square feet within the overall shopping center.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the approved site plan for Lot C
Shackleford Crossing Subdivision (Wal-mart) to allow the placement of outdoor
display of seasonal items. The applicant has identified the areas proposed for
outdoor display including adjacent to the building and within the parking lot area
near the lawn and garden center.
The plan includes the placement of sales and display of bedding
plants/trees/shrubs, mulch, potting soil, bagged lawn goods, landscape
decorations, landscaping tools, grills, lawn mowers, and other outdoor
merchandise yearly from February through August.
The plan includes three areas of outdoor seasonal display to include year round
display of merchandise such as plant materials, grills, mowers, deer stands,
bicycles and/or Christmas trees which will be rotated as to the particular season.
B. EXISTING CONDITIONS:
The shopping center has developed with a mix of retail uses. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4923-O
5
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 were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request
in need of addressing. Staff stated they were not supportive of allowing the
placement of the storage containers on the site either on a temporary or
permanent basis.
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.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The applicant has revised their request to
remove the placement of the storage containers for inventory storage on the site
on a temporary or permanent basis.
The request is to amend the approved site plan for Lot C to allow Wal-mart an
area to place outdoor display of seasonal items. The plan indicates several
areas for outdoor display including adjacent to the building and within the parking
lot area near the lawn and garden center. The items to be placed within the
outdoor display area include bedding plants/trees/shrubs, mulch, potting soil,
bagged lawn goods, landscape decorations, landscaping tools, grills, lawn
mowers, and other outdoor merchandise yearly from February through August.
Adjacent to the building three (3) areas have been identified as areas for outdoor
seasonal display to include year round display of merchandise such as plant
materials, grills, mowers, deer stands, bicycles and/or Christmas trees which will
be rotated as to the particular season.
Staff is supportive of the requests. The applicant has indicated the placement of
seasonal items within the parking lot and adjacent to the building in a similar
manner as other similar type retailers. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request.
July 11, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4923-O
6
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of seasonal
outdoor display on the site as proposed by the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 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 seasonal outdoor display on the site as proposed by the applicant.
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 8 FILE NO.: Z-4923-P
NAME: Shackleford Crossing Lot 3 Revised Long-form PCD
LOCATION: Located in the 2800 Block of S. Shackleford Road
DEVELOPER:
BJ’s Restaurants, Inc.
c/o Golden Property Development LLC
10 S. Grant Street
Roseville, CA 95678
ENGINEER:
WD Partners
16808 Armstrong Ave. Suite 100
Irving, CA 92606
AREA: 2.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2 and O-2 Zoning District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add signage to all four sides of the proposed building
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
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4923-P
2
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.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4923-P
3
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. 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
July 11, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4923-P
4
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.
On July 9, 2013, the Little Rock Board of Directors reviewed a request to allow a
modification to the previously approved site plan to add 43 additional parking spaces in
the Tract B area (adjacent to this site) and increase the overall allowance for restaurant
usage from 80,000 square feet to 90,000 square feet within the overall shopping center.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
BJ’s Restaurants is proposing a new restaurant on one of the pads along
Shackleford Road in the Shackleford Crossing Shopping Center. The restaurant
will be constructed with the two ends fronting onto entrance drives, the front
along Shackleford Road and the rear within the parking lot. The approved PCD
allows signage on the out-parcels of the development on two facades. The
applicant is requesting signage on all four elevations in order to provide visibility
for potential guest traveling both north and south on Shackleford Road as well as
guest within the shopping center.
The total sign area on the front façade (east) is 56.79 square feet. The total sign
area on the north, south and west elevations is 37.7 square feet. The signage
plan includes the placement of a framed mural on the front, and rear elevations.
B. EXISTING CONDITIONS:
The shopping center has developed with a mix of retail uses. 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 not received any comment 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4923-P
5
D. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was not present. Staff presented an overview of 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.
E. ANALYSIS:
There were no issues raised at the June 20, 2013, Subdivision Committee
meeting in need of addressing via a revised site plan. The applicant is proposing
a revision to the PCD zoning for the shopping center for Lot 3 to allow building
signage on all four facades of the building. The approved PCD for Shackleford
Crossing allowed signage on two of the facades. The total area for exterior wall
mounted signs may not exceed 10% of the wall surface area of the front wall on
the tenant’s demised premises.
The restaurant will be constructed with the two ends fronting onto entrance
drives, the front along Shackleford Road and the rear within the parking lot. The
applicant is requesting signage on all four elevations in order to provide visibility
for potential guest traveling both north and south on Shackleford Road as well as
guest within the shopping center.
The total sign area on the front façade (east) is 56.79 square feet. The total sign
area on the north, south and west elevations is 37.7 square feet. Based on
signage allowed on the front façade (10%) of the wall area 435 square feet of
signage would be allowed. The plan indicates the placement of less than
200 square feet of signage included on all four (4) facades.
The signage plan includes the placement of a framed mural on the front, and rear
elevations. The murals are different sizes on each façade. The maximum size of
the front mural is 29-feet by 15-feet. The murals are not considered signage but
are considered an architectural feature.
Staff is supportive of the request. The site is unique in that there are access
drives and street frontage on all four sides of the building. Staff does not feel the
allowance of signage on all four sides of the building will adversely impact the
development.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of signage on
the four facades as proposed by the applicant.
July 11, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4923-P
6
PLANNING COMMISSION ACTION: (JULY 11, 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 signage on the four facades as proposed by the applicant.
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 9 FILE NO.: Z-7421-C
NAME: Mid-town Revised Short-form PCD
LOCATION: Located in the 200 Block of North University Avenue
DEVELOPER:
Miller Capital Advisory, Inc.
c/o Greg McGahey
UCR
8080 Park Lane, Suite 800
Dallas, TX 75231
ENGINEER:
White-Daters and Associates
Attn. Tim Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3, General Commercial District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add additional square footage to the overall shopping center
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comments raised at the June 20, 2013, Subdivision
Committee meeting. Staff recommends deferral of this item to the August 22, 2013,
public hearing.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was present. There were no registered objectors present. Staff
presented them item stating the applicant had failed to respond to comments raised at
the June 20, 2013, Subdivision Committee meeting. Staff presented a recommendation
of deferral of the item to the August 22, 2013, public hearing.
July 11, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7421-C
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 10 FILE NO.: Z-7895-B
NAME: 7th and Woodrow Revised Short-form PCD
LOCATION: Located at 712 – 724 Appian Way
DEVELOPER:
Abernathy – Wilkes of AR, LLC
3519 Old Cantrell Road
Little Rock, AR 72202
ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 0.688 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and R-2, Single-family
ALLOWED USES: Restaurant and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Office Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,820 adopted by the Little Rock Board of Directors on September 18,
2007, rezoned the property from R-2, Single-family to PCD to allow the development of
a site containing 1.29 acres with a restaurant and office use. The proposed
development had frontage on Woodrow, West 7th, Appian Way and I-630. The
development has not occurred and the approved site plan and PCD zoning have
expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting revocation of the PCD zoning which was approved in
September 2007 by the adoption of Ordinance No. 19,820. The underlying
zoning for the lots is R-2, Single-family. The request also includes a rezoning of
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
2
Lots 14 – 17 Block 12 of the Ferndale Addition to the City of Little Rock,
Arkansas from the underlying R-2, Single-family zoning to PCD. The lots front on
Appian Way. The development includes the construction of a new warehouse
which will be constructed as an addition to an existing single-family home located
on Lot 15. The single-family home will be concerted to office space. The floor
level of the warehouse will match the basement level of the existing dwelling.
The warehouse is proposed as 60-feet by 100-feet. The house located on Lot 16
will be removed with the proposed development. Parking and landscaping will be
added to the site.
B. EXISTING CONDITIONS:
The area proposed for rezoning contains two single-family homes both appear to
be occupied. Across from the site, on the east side of along Appian Way, there
are single-family homes backing up to a property zoned PCD which is a vacant
commercial building. North of the site are single-family homes fronting West 7th
Street. On the northwest corner of Appian Way and West 7th Street is a
non-residential building. On the northeast corner is a church which is also a City
of Little Rock Alert Center. Appian Way is an unimproved narrow street with
open ditches for drainage.
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 Capitol View
Stifft Station Neighborhood Association and the Capitol Hill Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Appian Way Street
including
5-foot sidewalks with the planned development. The new back of curb should
be 15.5 feet from centerline.
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).
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
3
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention will not apply to the proposed development.
5. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
6. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
7. 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.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. On commercial streets, spacing
between driveways is 250 feet and 125 feet from side property lines.
Variances must be requested for the driveway locations.
9. A Land Alteration Variance must be requested for slopes steeper than 3:1.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy distribution is agreeable to this plan, but a copy has been
forwarded to Entergy Transmission since an overhead transmission line exists on
the front (east) side of the property. A letter dated June 12, 2013 from Entergy
Transmission, has been provided to the applicant stating concern over the
proposed development. The applicant is working with Entergy to address their
concerns.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
4
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense. If required then a water main extension will be needed to provide
water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
5
CATA: The site is located directly adjacent to CATA Bus Routes #17, #5
and #26.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for this property. The
Mixed Office Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from PCD (Planned
Commercial District) to PCD (Planned Commercial District) to allow the
development of an office – warehouse use on the site.
Master Street Plan: Appian Way is a Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The property along the northern property line is zoned R-3; therefore, a
twelve foot (12’) wide land use buffer is required. The site is located within
the designated mature area of the City and may qualify for a 25% reduction in
the required landscape buffer strip. Seventy percent (70%) of the buffer area
is to remain undisturbed.
3. The zoning street buffer requires a nine foot wide (9’) street buffer along
Appian Way Street. The area is located within the “Designated Mature Area”
of the City which may allow a reduction in the buffer area by 25%; therefore,
this amount can be reduced down to six foot nine inches (6’-9”).
4. The landscape ordinance requires a nine foot wide perimeter landscape strip
around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
6
5. It appears the front parking lot can be shifted close the west; allowing for
these minimal green space distances.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). Interior islands must be a minimum of one hundred and fifty (150)
feet in area to qualify and be seven and one half (7 ½) feet in width.
7. A small amount of building landscaping will be required.
8. Is the rip-rap proposed or existing? If riprap is the preferred choice for
grading/stabilization it will need to have some type of vegetation coverage for
an aesthetic appeal/appearance.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
Mr. Vernon Williams was 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 stated the originally approved
PCD included a land area much larger than the current request. Staff questioned
if the original PCD would be revoked. Staff questioned the proposed building
height, the proposed use of the structure and the days and hours of operation.
Public Works comments were addressed. Staff stated right of way dedication
and street construction would be required in conjunction with the proposed
development. Staff also stated the City’s Stormwater Detention ordinance would
apply to the development of the site. Staff stated a special grading permit would
be required for grading within the flood hazard area. Staff stated the driveway
spacing indicated on the site plan did not comply with typical ordinance
standards and would require a variance from Sections 30-43 and 31-210.
Landscaping comments were addressed. Staff stated the plan did not include
the required buffer and screening along the northern perimeter. Staff also stated
the street buffer did not comply with the typical ordinance standards. Staff stated
a minimum of eight percent (8%) of the parking areas would require landscaping.
Staff noted a small amount of building landscaping would be required with the
development of the site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
7
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 issues raised at the June 20, 2013, Subdivision Committee meeting.
The applicant is corresponding directly with Entergy concerning their comments
and concerns related to the site development. Prior to the issuance of a building
permit staff will ensure Entergy is agreeable to the proposed development plan.
The applicant is requesting revocation of the PCD zoning which was approved in
September 2007, by the adoption of Ordinance No. 19,820. The underlying
zoning is R-2, Single-family. The revocation includes Lots 2 – 6, 7 – 10 and
14 – 16 Block 2 Ferndale Addition to the City of Little Rock, Pulaski County,
Arkansas.
The applicant is proposing a PCD zoning to allow the development of
Lots 14 – 17 Block 12 of the Ferndale Addition to the City of Little Rock,
Arkansas. The lots front on Appian Way. There are two single-family homes
located on the site, one of which will be removed. The remaining home will be
converted to an office for a new warehouse to be constructed. The warehouse is
proposed as 60-feet by 100-feet containing 6,000 square feet. The floor level of
the warehouse will match the basement level of the existing dwelling. The
maximum building height proposed is 35-feet. The use of the building is
proposed as office warehouse.
The days and hours of operation are proposed from 8:00 am to 5:00 pm Monday
through Friday. No signage will be installed with the initial development of the
site. The applicant is requesting signage as allowed in office zones for future
placement both on the building and ground signage. Building signage would be
limited to a maximum of ten (10) percent of the front façade. Ground signage
would be limited to a maximum height of six 6) feet and a maximum sign area of
sixty-four (64) square feet.
The site plan includes the placement of a six (6) foot wood fence along the
northern perimeter adjacent to the residentially zoned and used property. With
the revocation the remaining perimeters will be restored to R-2, Single-family.
The applicant is requesting to not screen the remaining areas since they are
under the applicant’s ownership. The request includes grading within the buffer
area to raise the building out of the floodplain. Staff is supportive of the request.
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
8
The site plan includes the placement of 17 parking spaces. The existing office
use would typically require two (2) parking spaces and the warehouse portion of
the development would require the eight (8) parking spaces. Staff is supportive
of the parking as proposed.
Staff is supportive of the request. Staff feels since the previous development will
not be implemented the PCD zoning should be revoked. Staff is supportive of
the applicant’s rezoning request to PCD for the proposed office warehouse
development. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the request to allow grading within the land use
buffers as proposed by the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 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. Staff presented a recommendation of approval of the request to allow grading
within the land use buffer as proposed by the applicant. Staff presented a
recommendation of approval of the variance request from Sections 30-43 and 31-210 to
allow the placement of two driveways on Appian Way to access the site. Staff also
recommended approval of the revocation request of the previously approved PCD
zoning.
Mr. Vernon Williams addressed the Commission stating the owners would reserve their
time until after the opposition spoke.
Ms. Teresa Perry, President of the Capitol View Stifft Station Neighborhood Association,
addressed the Commission in opposition of the request. She stated the neighborhood
was opposed to the rezoning due to lack of information. She stated the Neighborhood
Association worked with Mr. Abernathy in his rezoning request in 2007. She stated the
property was located adjacent to a creek. She stated the area along Woodrow Street
was a dumping ground. She stated she had been trying to gather information on the
potential owner and developer of the property and was informed today the buyer would
July 11, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-B
9
be US Pizza. She questioned why the developers wanted to remove two residential
units from the site. She felt the development should occur on the vacant property
located on Woodrow Street. She stated the neighborhood wanted to be informed and
wanted to know what was going on in their neighborhood.
Ms. Maxine Waters addressed the Commission in opposition of the request. She stated
she had lived in the area since 1992 and did not desire to sell her property or to sell her
restaurant. She stated the restaurant was closed but would be open in the next few
months. She stated she did not support the placement of the warehouse within the
residential area of the neighborhood.
Mr. Mark Abernathy addressed the Commission on the request. He stated he was the
owner of the property and had revealed as much information as he felt comfortable with
the buyer and seller negotiations. He stated he was unaware of any issues until this
morning. He stated he had not been invited to speak with the Board and would have
been happy to show up if invited. He stated the buyer was not contacted to meet with
the Neighborhood Association. The Commission questioned if Mr. Abernathy was
willing to defer the item to the August 22nd meeting to allow time to meet with the
Neighborhood Association. He stated he would meet with the Association between the
Planning Commission meeting and the Board of Directors meeting. He stated a lot
could happen in six weeks.
There was a general discussion by the Commission concerning the proposed use and
the placement of the office warehouse at this location. The buyer’s representative
stated this location best served their needs. He stated the area along Woodrow was not
the desired location for the office warehouse.
Ms. Penny stated there were several concerns the neighborhood had raised. She
stated the neighborhood wanted to see elevations, the height of the building, the
materials. She stated the neighborhood was concerned the development was not being
located on vacant land but was taking away two residential homes from the area. She
stated both homes were occupied and was concerned the area would change from
residential.
The Commission stated there would be time for the residents to get their questions
answered prior to the Board of Directors meeting. 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 and 3 absent.
July 11, 2013
ITEM NO.: 11 FILE NO.: Z-8869
NAME: Pearl Management Short-form PD-R
LOCATION: Located at 324 S. Schiller Street
DEVELOPER:
Pearl Management
14 Woodberry Road
Little Rock, AR 72212
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Two residential units without the owner living on-site
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-3, Single-family to PD-R to allow the
conversion of an existing accessory building into a residential unit. The applicant
is requesting the rezoning to allow the use as an accessory dwelling and not
require the owner of the property to reside in the primary residence. The request
also includes the allowance of separate meters to serve the two (2) units.
B. EXISTING CONDITIONS:
Both South Schiller and West 4th Streets are narrow streets with no curb, gutter
or sidewalk in place. The property contains a single-family home with an
accessory building in the rear yard. There is a six foot wooden fence along West
4th Street enclosing the rear of the property. To the west is vacant R-5 zoned
July 11, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8869
2
property and to the south is vacant I-2, Light Industrial zoned property. Across
South Schiller Street are single-family homes also located on I-2, Light Industrial
zoned property.
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 Capitol View
Stifft Station Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
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. No objections. 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 the water
meter.
3. 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.
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 less than ¼ mile from CATA Bus Route #5.
Parks and Recreation: No comment received.
July 11, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8869
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low Density is for single-family homes at densities no greater than six dwelling
units per acre. The applicant has applied for a rezoning from R-3 (Single-Family
District) to PDR (Planned District Residential) to allow for the conversion of an
existing structure into a residential unit allowing two residential units on the site,
with the owner not living on-site.
Master Street Plan: Schiller and 4th Streets are both Local Streets on the Master
Street Plan. 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: (June 20, 2013)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues in need of addressing associated with
the request. Staff stated the request was to allow the conversion of an existing
accessory structure on the site into a residential unit. Staff noted the owner
would not live on-site thus requiring the rezoning to PD-R.
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
June 20, 2013, Subdivision Committee meeting. The request is a rezoning from
R-3, Single-family to PD-R to allow the conversion of an existing accessory
building into a residential unit. The applicant is requesting the rezoning to not
require the owner of the property to reside in the primary residence.
The primary residence contains 1,175 square feet and the accessory dwelling
contains 750 square feet. The applicant has indicated presently the owner
resides in the primary residence but in the future both the primary residence and
July 11, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8869
4
the accessory dwelling may be marketed as rental property. The applicant is
seeking approval for separate utilities for the two structures.
Presently there is no on-site paved parking for the units. It appears the occupants
are parking in the right of way of West 4th Street. There appears to be adequate
area to add a hard packed parking area to the site in the rear yard area. Section
36-502(b)(1) states single-family dwelling units are to provide one space per
dwelling unit. Staff feels there is sufficient area within the rear yard to provide a
parking pad to serve two (2) vehicles.
Staff is supportive of the request. Staff does not feel the conversion of the
existing accessory building into an accessory residential unit will adversely
impact the area. Staff does however recommend the applicant provide on-site
parking adequate to meet the typical standards of the zoning ordinance.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the applicant provide a hard packed parking area on-site to
allow parking for two (2) vehicles.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
Mr. David Pearlstein was present representing the request. There were registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated July 10, 2013, requesting deferral of this item to the August 22, 2013,
public hearing. Staff stated the deferral request would require a waiver of the
Commission’s By-laws with regard to the timing of the deferral request and the request
not being made a minimum of 5-days prior to the 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 By-law waiver request. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent. The chair entertained a motion for approval of the item as presented by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
July 11, 2013
ITEM NO.: 12 FILE NO.: Z-8870
NAME: Haskins Short-form PD-R
LOCATION: Located at 4001 N. Lookout Street
DEVELOPER:
James and Nancy Haskins
c/o Concept Dwellings LLC
12 Blue Green
Bellaire, TX 77401
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Hillcrest DOD
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the rezoning of the property located at 4001 N.
Lookout from R-2, Single-family to PD-R to allow the placement of an open
carport and covered deck within the front yard as a part of the remodeling of the
residence. The property is located on a corner, triangular shaped site within the
Hillcrest Design Overlay District. The original structure sits on the site parallel to
N. Lookout approximately 36-feet from the street. The overlay allows the front
setback to be within 10-percent variation of the adjoining principal structure. The
current structure is set closer to the street than the adjacent neighbor.
July 11, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8870
2
The proposed carport/deck addition will extend toward N. Lookout by
approximately 11-feet. The original structure has a single carport. The request
would allow an addition to the existing carport to accommodate two vehicles.
The carport will be open on three sides. The roof of the carport extension will be
used a deck.
B. EXISTING CONDITIONS:
This area of North Lookout is single-family. Located across North Lookout to the
west is Alsop Park. The site is abutted by three (3) streets, North Lookout, Read
and North Elm Streets. The abutting streets have not been constructed with
curb, gutter or sidewalk.
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
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No objection.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. 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 the water
meter.
3. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8870
3
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located in proximity to CATA Bus Route #21.
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 is for single-family homes at densities no
greater than six dwelling units per acre. The applicant has applied for a rezoning
from R-3 (Single-Family District) to PDR (Planned District Residential) to allow
for the development of a single-family home within the Hillcrest Design Overlay
District.
Master Street Plan: Read and Elm Streets are both Local Streets and North
Lookout is a Collector on the Master Street Plan. 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. 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was present. Staff presented an overview of the development
stating there were no outstanding technical issues in need of addressing
associated with the request. Staff stated the site was located within the Hillcrest
Design Overlay District. Staff stated the applicant was proposing an addition to
the home to extend the existing carport to accommodate two (2) cars. Staff
stated with the addition the structure did not comply with the typical setbacks of
the DOD.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
July 11, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8870
4
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
June 20, 2013, Subdivision Committee meeting. The applicant is requesting a
rezoning from R-2, Single-family to PD-R to allow a carport addition to the
existing structure. The roof of the carport will be used as an outdoor deck. The
property is located within the Hillcrest Design Overlay District which has
established criteria for development of residential lots.
The approval will allow the placement of an open carport and covered deck
within the front yard on North Lookout. The existing residence has a single
carport and with the remodeling of the residence the applicant is requesting to
add space for a second vehicle.
The property is located on a corner, triangular shaped site with street frontages
on Elm, Read and North Lookout Streets. The home as originally constructed
sits on the site parallel to North Lookout approximately 36-feet from the street.
The carport will be open on three sides. The overlay allows the front setback to
be within 10-percent variation of the adjoining principal structure. The current
structure is set closer to the street than the adjacent neighbor. The adjacent
structure is located 70.6-feet from the front property line. The proposed
carport/deck addition will extend toward North Lookout by approximately 11-feet
resulting in a 25-foot front yard setback. All other aspects of the development
will comply with the Hillcrest Design Overlay District.
Staff is supportive of the request. Staff does not feel the allowance of the
setback along North Lookout as proposed will adversely impact the area. The
renovation and addition will comply with all other standards of the Hillcrest
Design Overlay District.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 11, 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
July 11, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8870
5
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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 13 FILE NO.: Z-8871
NAME: K Lofts LLC, 315 Main Street Short-form PCD
LOCATION: Located at 315 Main Street
DEVELOPER:
Scott Reed & K Lofts LLC
1001 SW 5th Avenue, Suite 1100
Portland, OR 97204
ENGINEER:
Paul D. Fleming, PE SECB
18 Essay Drive
Little Rock, AR 72223-9142
AREA: 7,024 Sq. Ft. NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Allow multi-family density at a rate greater than the UU Zoning
District and allow a private club
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owners of K Lofts LLC a registered Limited Liability Corporation in the State
of Arkansas, are applying for a change in the zoning status for the property
commonly known as 315 Main Street located in Little Rock, Arkansas and
previously known as the Gus Blass Wholesale Company Building. Presently at
the property the bottom two floors are retail containing a completely rehabbed
space under the operation of Montego’s Café. This popular site operates during
the week and weekend and has become a destination for both food and
live music.
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
2
The property is presently zoned UU, Urban Use District. The current plan for the
upper stories of this historic building are 32 apartments spread out over 5 floors.
The property will have a completely updated and modern sprinkler and fire
system, elevators, new stairs serving the entire building and modern apartment
units with a host of upgraded amenities for the tenants within the property.
Parking while not required under the UU zoning will be provided at the 2nd Street
parking deck a block away from the property for tenants.
Density limits for apartments in the UU Zoning District are 72 units per acre of
land. The property land area is approximately 7,000 square feet, which would
only allow the development of 12 units. The applicant is applying for a more
dense multi-family development to allow 32 residential units and one commercial
unit within the 5-story building. To allow the density desired the applicant is
proposing a rezoning to PCD maintaining the UU, Urban Use District uses as
allowable uses for the property.
The request also includes the allowance of a private club within the building.
Montego Café plans to provide a full service restaurant offering lunch, dinner
and/or brunch seven days per week. The Café also offers live music, dance hall
and an entertainment venue. The business will be open until 2:00 AM seven
days per week.
B. EXISTING CONDITIONS:
The UU zoned property at 315 Main Street is occupied by a five-story
commercial building. The first floor of the building contains a restaurant, Montego
Café. On April 29, 2013, the Zoning Board of Adjustment approved a request to
allow the restaurant to create an outdoor dining area on the west (Main Street)
side of the building.
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, the MacArthur Park Neighborhood Association and
the River Market 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
3
2. The proposed patio has been approved by the Board of Adjustments with
conditions. Staff is currently processing a franchise permit for the patio. The
drawing attached to the application does not show the approved patio
setbacks.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Fee
Calculation required. Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. 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 the water
meter.
3. 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.
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 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
4
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed
Use Urban category provides for a mix of residential, office and commercial uses
not only in the same block but also within the same structure. This category is
intended for older "urban" areas to allow dissimilar uses to exist, which support
each other to create a vital area. Development should reinforce the urban fabric
creating a 24-hour activity area. Using the Planned Zoning District or the Urban
Use District, high and moderate density developments that result in a vital
(dense) pedestrian oriented area are appropriate. The applicant has applied for a
rezoning from UU (Urban Use District) to PCD (Planned Commercial District) to a
higher density of residential than normally within this mixed-use development.
Master Street Plan: Main Street is a Minor Arterial on the Master Street Plan. A
Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Main Street since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown along Main Street. 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. The scale is not 1”=30’; the sketch for the franchise application reflects a patio
along the next lot; therefore, street trees for both lots will need to be in
compliancy and included with this application.
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
5
3. Per the UU district standards street trees must be installed with this
application, which will include automatic irrigation and tree grates. If there are
currently trees within this area they must be in good condition or replaced as
a part of this application.
4. Any additional parking must be landscaped in accordance to Chapter 15 of
the Landscape Ordinance, City of Little Rock. It will require additional review
and approval from the Planning Department.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicants were present. Staff presented an overview of the proposed
development questioning several aspects of the development. Staff questioned if
there would be a food store less than 5,000 square feet selling beer or wine.
Staff also questioned if request was for a private club or a special events center.
The applicant stated the restaurant would operate as a private club. He stated
the reason for the private club license through the Alcohol Beverage Control was
to allow the business to remain open until 2 am seven days per week. He stated
there would be live music and dancing would be allowed on-site. He stated the
restaurant and the private club would operate during the same hours.
Staff noted street trees would be required with the proposed redevelopment. The
applicant stated this area of Main Street was to be redeveloped with landscaping,
hardscaping and rain gardens by the City with grant funds.
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 comments to staff addressing concerns raised at
the June 20, 2013, Subdivision Committee meeting. The applicant has indicated
there will not be a food store less than 5,000 square feet selling beer or wine.
The applicant has also indicated the units will be maintained as rental and will not
be sold. The applicant is requesting to maintain the UU, Urban Use Zoning
District uses as allowable uses for the property. The applicant has indicated the
restaurant user will have outdoor dining within the public right of way as
approved by the Zoning Board of Adjustment.
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
6
The applicant is seeking approval of a PCD zoning for the Gus Blass Wholesale
Company Building located at 315 Main Street. Presently Montego’s Café is
occupying the basement and main level of the building. The request would allow
the upper floors to be rehabbed into 32 apartments spread out over 5 floors.
Within the 2nd floor tenant space will be reserved for flex space to allow small
office or retail users.
The requested rezoning to PCD will allow for additional density in the upper
floors for apartments. The property contains 7,000 square feet and is proposed
for development of up to 32 unit which results in a density for the site of 200 units
per acre. The UU, Urban Use Zoning District allows for development of
multi-family at a density of 72 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required.
Parking, while not required under the UU zoning, will be provided at the 2nd
Street parking deck a block away from the property for tenants.
The request also includes the allowance of a private club within the building.
Montego Café plans to provide a full service restaurant offering lunch, dinner
and/or brunch seven days per week. The Café also offers live music, dance hall
and an entertainment venue. The approval of the private club would allow the
restaurant to be open until 2:00 AM seven days per week.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet. The applicant has indicated
no new projections or awnings will be added to the building.
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
July 11, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8871
7
sidewalk. The applicant has indicated they will work with the City in developing
the streetscape for this area.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi-family for this site will
adversely impact the area. Staff is also supportive of the allowance of a private
club to allow the restaurant user located on the site to operate until 2:00 am
seven days per week. 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.
PLANNING COMMISSION ACTION: (JULY 11, 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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 14 FILE NO.: Z-8872
NAME: The MM Cohn Building Main Street Lofts LLC, 510 Main Street
Short-form PCD
LOCATION: Located at 510 Main Street
DEVELOPER:
Scott Reed & Main Street Lofts, LLC
1001 SW 5th Avenue, Suite 1100
Portland, OR 97204
ENGINEER:
Paul D. Fleming, PE SECB
18 Essay Drive
Little Rock, AR 72223-9142
AREA: 12,628 Sq. Ft. NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Allow multi-family density at a rate greater than the UU Zoning
District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owners of Main Street Lofts LLC, a registered Limited Liability Corporation in
the State of Arkansas, are applying for a change in the zoning status for the
property commonly known as 510 Main Street located in Little Rock, Arkansas
and previously known as the MM Cohn Department Store Building. The
MM Cohn Building has a significant history with the City of Little Rock. Built in
the 1930’s this site was a hub for both commercial and cultural events along
Main Street for nearly 50 years. With its distinctive art deco façade the MM Cohn
Building is a notable historic property along Main Street. The property went
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
2
vacant in the early period of the 1980’s and has set empty for nearly 30+ years.
Main Street Lofts acquired the property in the summer of 2012.
The first floors of the property will contain the Arkansas Symphony and a future
restaurant or commercial tenant. The basement of the property is set to become
parking for tenants and the upper floors 2 – 5 are designed to allow for up to
38 apartment units with tenant amenities such as gyms, theaters, conferencing
areas, party rooms, and a proposed rooftop pool and gathering area for guest.
The current zoning of the property is UU, Urban Use District which would allow
22 multi-family units. The request is to rezone the property to PCD to allow for
additional density in the upper floors for apartments as well as commercial/office
uses on the ground floors and basement. The property contains 12,628 square
feet and is proposed for up to 38 units. The request also includes the allowance
of use of the rooftop for outdoor uses.
While parking is not required under the UU, Urban Use Zoning District the
development will provide on-site parking in the basement of the Arkansas Annex
and MM Cohn Building for up to 55 tenants, additional parking located on the
street, in decks and surface lots is ample in the area and within walking distance
of the development.
B. EXISTING CONDITIONS:
The building is a vacant five story commercial building. There are a number of
buildings currently under renovation within this area of Main Street. Across Main
Street is a building renovated as office space and owned by the State of
Arkansas.
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, the MacArthur Park Neighborhood Association and
the River Market 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
3
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. No objections. 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 the water
meter.
3. 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.
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 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: Approved as submitted
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
4
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed
Use Urban category provides for a mix of residential, office and commercial uses
not only in the same block but also within the same structure. This category is
intended for older "urban" areas to allow dissimilar uses to exist, which support
each other to create a vital area. Development should reinforce the urban fabric
creating a 24-hour activity area. Using the Planned Zoning District or the Urban
Use District, high and moderate density developments that result in a vital
(dense) pedestrian oriented area are appropriate. The applicant has applied for a
rezoning from UU (Urban Use District) to PCD (Planned Commercial District) to a
higher density of residential than normally within this mixed-use development.
Master Street Plan: Main Street is a Minor Arterial on the Master Street Plan. A
Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Main Street since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown along Main Street. 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. Per the UU district standards street trees must be installed with this
application, which will include automatic irrigation and tree grates. If there are
currently trees within this area they must be in good condition or replaced as
a part of this application.
3. Any additional parking must be landscaped in accordance to Chapter 15 of
the Landscape Ordinance, City of Little Rock. It will require additional review
and approval from the Planning Department.
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
5
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicants were present. Staff presented an overview of the proposed
development questioning several aspects of the development. Staff questioned if
there would be a food store less than 5,000 square feet selling beer or wine.
Staff questioned if the units would be owner occupied or rental units. The
applicant stated the units would not be sold. Staff questioned if the development
would maintain the UU, Urban Use District uses as allowable uses for the
property. The applicant stated the UU, Urban Use Zoning District uses would be
maintained.
Staff noted street trees would be required with the proposed redevelopment. The
applicant stated this area of Main Street was to be redeveloped with landscaping,
hardscaping and rain gardens by the City with grant funds.
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 comments to staff addressing concerns raised at
the June 20, 2013, Subdivision Committee meeting. The applicant has indicated
there will not be a food store less than 5,000 square feet selling beer or wine.
The applicant has also indicated the units will be maintained as rental and will not
be sold. The applicant is requesting to maintain the UU, Urban Use Zoning
District uses as allowable uses for the property. The applicant has indicated any
potential restaurant user will not have outdoor dining within the public right of
way.
The applicant is seeking approval of a PCD zoning for the MM Cohn Department
Store Building located at 510 Main Street. The first floors of the property will
contain the Arkansas Symphony and a future restaurant or commercial tenants.
The basement of the property is set to become parking for tenants and the upper
floors 2 – 5 are designed to allow for up to 38 apartment units with tenant
amenities such as a gym, theater, conferencing area, party rooms, and a
proposed rooftop pool and gathering area for guest. The approval of the PCD
would include the allowance of outdoor activities on the rooftop.
The requested rezoning to PCD will allow for additional density in the upper
floors proposed for apartments. The property contains 12,628 square feet and is
proposed for development of up to 38 apartment unit which results in a density
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
6
for the site 131 units per acre. The UU, Urban Use Zoning District allows for
development of multi-family at a density of 72 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required. While
parking is not required under the UU, Urban Use Zoning District the development
will provide on-site parking in the basement of the Arkansas Annex and
MM Cohn Building for up to 55 tenants. Additional parking is located on the
street, in decks and surface lots which are within walking distance of the
development.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet. The applicant has indicated
no new projections or awnings will be added to the building.
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
sidewalk. The applicant has indicated they will work with the City in developing
the streetscape for this area.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi-family or the allowance of the
roof for outdoor activities for the tenants of the building will adversely impact the
area. 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872
7
PLANNING COMMISSION ACTION: (JULY 11, 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 recusal (Chairman Rector).
July 11, 2013
ITEM NO.: 15 FILE NO.: Z-8873
NAME: Capitol Lofts LLC, the Hall Davidson Building, 201 – 205 Capitol Avenue
Short-form PCD
LOCATION: Located at 201 – 205 Capitol Avenue
DEVELOPER:
Scott Reed & Capitol Lofts LLC
1001 SW 5th Avenue, Suite 1100
Portland, OR 97204
ENGINEER:
Paul D. Fleming, PE SECB
18 Essay Drive
Little Rock, AR 72223-9142
AREA: 0.3859 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Allow multi-family density at a rate greater than the UU Zoning
District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Capitol Lofts LLC is purchasing the Hall and Davidson Building located between
201 – 215 Capitol Avenue at the corner of Louisiana Street from Robert G.
Davidson. Capitol Lofts LLC after closing will remediate the environmental
issues within both the Hall and Davidson Properties and rehab the upper floors of
the 65,000 square foot buildings to allow for 56 multi-family units.
Presently the property is zoned UU, Urban Use District. The UU zoning allows
for 72 apartment units. The site contains 0.3859 acres in the Original City of
Little Rock allowing for a total of 29 apartments. The applicant is proposing a
July 11, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8873
2
rezoning to allow the density to be increased. The UU, Urban Use Zoning
District uses will remain as allowable uses for the property.
The applicant will provide parking via a lease agreement for 60 parking spaces
with the property owner located directly behind the building for the tenants use.
The ground floor will contain commercial and office uses. Floors 2 – 5 will be
developed into 56 apartment units.
B. EXISTING CONDITIONS:
The site is located downtown in the Urban Core of the City. The building is a five
(5) story building with multiple tenant lease spaces on the lower level. This area
of Capitol Avenue is tree lined. There are several multi-story office buildings
located in this block.
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, the MacArthur Park Neighborhood Association and
the River Market 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. Capacity Contribution Fee
Calculation required. Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
July 11, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8873
3
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. 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.
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 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: Approved as submitted.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed
Use Urban category provides for a mix of residential, office and commercial uses
not only in the same block but also within the same structure. This category is
intended for older "urban" areas to allow dissimilar uses to exist, which support
each other to create a vital area. Development should reinforce the urban fabric
creating a 24-hour activity area. Using the Planned Zoning District or the Urban
Use District, high and moderate density developments that result in a vital
(dense) pedestrian oriented area are appropriate. The applicant has applied for a
July 11, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8873
4
rezoning from UU (Urban Use District) to PCD (Planned Commercial District) to a
higher density of residential than normally within this mixed-use development.
Master Street Plan: Capitol Avenue 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.
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. Per the UU district standards street trees must be installed with this
application, which will include automatic irrigation and tree grates. If there are
currently trees within this area they must be in good condition or replaced as
a part of this application. If the street trees are being proposed to be removed
with this application they need to be replaced per the Tree Credit Chart in
Chapter 15 of the Landscape Ordinance, City of Little Rock.
3. The street trees along Capitol Avenue will need to be the designated street
type for the Capitol Corridor.
4. Any additional parking must be landscaped in accordance to Chapter 15 of
the Landscape Ordinance, City of Little Rock. It will require additional review
and approval from the Planning Department.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicants were present. Staff presented an overview of the proposed
development questioning several aspects of the development. Staff questioned if
there would be a food store less than 5,000 square feet selling beer or wine.
Staff questioned if the units would be owner occupied or rental units. The
applicant stated the units would not be sold. Staff questioned if the development
would maintain the UU, Urban Use District uses as allowable uses for the
property. The applicant stated the UU, Urban Use Zoning District uses would be
maintained.
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.
July 11, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8873
5
H. ANALYSIS:
The applicant submitted revised comments to staff addressing concerns raised at
the June 20, 2013, Subdivision Committee meeting. The applicant has indicated
there will not be a food store less than 5,000 square feet selling beer or wine.
The applicant has also indicated the units will be maintained as rental and will not
be sold. The applicant is requesting to maintain the UU, Urban Use Zoning
District uses as allowable uses for the property. The applicant has indicated any
potential restaurant user will not have outdoor dining within the public right of
way.
The applicant is seeking approval of a PCD zoning for the Hall and Davidson
Building located between 201 – 215 Capitol Avenue. The developer intends to
rehab the upper floors of the 65,000 square foot buildings to allow for
56 multi-family units. The street level will be marketed as retail to users which
are allowed within the UU, Urban Use Zoning District.
The site contains 0.3859 acres. The UU, Urban Use Zoning District typically
allows multi-family to develop at a density of 72 units per acre. The development
as proposed would allow an increase in density to 143 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required. The
applicant has stated parking will be provide for the residents via a lease
agreement for 60 parking spaces within a parking lot located directly behind the
building.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet. The applicant has indicated
no new projections or awnings will be added to the building.
July 11, 2013
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8873
6
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
sidewalk. The applicant has indicated the development will comply with the
typical requirements of the UU, Urban Use Zoning District.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi-family for this site will
adversely impact the area. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request.
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: (JULY 11, 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 9 ayes,
0 noes and 2 absent.
July 11, 2013
ITEM NO.: 16 FILE NO.: Z-8261-A
NAME: 505 Rector Street Short-form PCD Revocation
LOCATION: Located at 505 Rector Street
DEVELOPER:
H. lee Hastings, IV
Moon/Central Distributors
2800 Vance Street
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820Arch Street Pike
Hensley, AR 72065
AREA: 0.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Pet daycare
PROPOSED ZONING: UU, Urban Use District
PROPOSED USE: Residential, Office, Commercial and Industrial – All indoor
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,843 adopted by the Little Rock Board of Directors on November 6,
2007, rezoned the site from UU, Urban Use District to PCD to allow the utilization of an
existing industrial building as a pet daycare. The intent was to begin with 45 dogs and
be provided the ability to expand to 90 dogs as the business grew. The approval
allowed an area of outdoor play for the dogs. Outdoor activities are typically not allowed
in the UU, Urban Use Zoning District thus necessitating the rezoning request to PCD.
The pet daycare no longer occupies the building.
July 11, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8261-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed
with the City staff at any time up to three (3) years after the date of adoption of
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The board of directors may grant or deny the request or return the
request to the planning commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner has stated the pet daycare is no longer occupying the building. The
owner is requesting the PCD zoning be revoked and the UU, Urban Use Zoning
District zoning be restored. The approved PCD was to allow a use on the
property which is not allowed under the UU, Urban Use Zoning District. There
was no new construction with the approval.
B. EXISTING CONDITIONS:
The site contains a vacant industrial building previously used as an automobile
body shop. To the west is a vacant lot and to the south is a convenience store
with gas pumps. Other uses in the area include office warehouse uses, the
Clinton Presidential Library, Heifer International and the Arkansas Democrat
Gazette.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Hanger Hill Neighborhood Association and the MacArthur Park Property Owners
Association were notified of the Public Hearing.
D. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicant was not present. Staff presented the item stating the request was
a revocation of the previously approved PCD zoning. Staff stated 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.
July 11, 2013
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8261-A
3
E. STAFF RECOMMENDATION:
Staff recommends the current PCD zoning classification be revoked and the
previously held UU, Urban Use zoning be restored.
PLANNING COMMISSION ACTION: (JULY 11, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the revocation request and
the restoration of the underlying UU, Urban Use District zoning.
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 9 ayes,
0 noes and 2 absent.
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July 11, 2013
There being no further business before the Commission, the meeting was adjourned
at 5:35 p.m.