pc_10 03 2013sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
OCTOBER 3, 2013
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Tom Brock
Keith Cox
Janet Dillon
J. T. Ferstl
Rebecca Finney
Keith Fountain
Obray Nunnley, Jr.
Bill Rector
Members Absent: Alan Bubbus
Amy Pierce
1 Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the August 22, 2013 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
OCTOBER 3, 2013
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-590-F EZ Mart Store #607 Subdivision Site Plan Review,
located at 11911 Mara Lynn Road.
B. S-720-A EZ Mart Store #611 Replat Lot 8 Berkshire Place
Commercial Subdivision, located at 11724 Rainwood
Road.
C. Z-8869 Pearl Management Short-form PD-R, located at 324
South Schiller Street.
D. Z-8194-A TL Addition Short-form PD-R, located on Taylor Loop
Road just North of Hinson Road.
E. Z-8833-A Massey Short-form PCD, located on the East side of
Highway 300, just North of Chenal Parkway.
F. Z-8878 Southern Star Concrete, Inc. Long-form PD-I, located at
16101 Alexander Road.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-502-L Lots 5R and 6R Block 204 Replat John Barrow Addition,
located on the Southwest corner of 32nd and Malloy
Streets.
2. S-1709 Eason Subdivision Preliminary/Final Plat, located at 8010
Barrett Road.
3. S-1712 Cal Ark Commercial Subdivision Preliminary Plat, located
on the Northwest corner of I-30 and Otter Creek Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-1710 The Preserve at Aldersgate Subdivision Site Plan Review,
located at 1303 and 1310 Aldersgate Road.
5. Z-4336-MM Arkansas Children’s Hospital Zoning Site Plan Review,
located on the Southwest corner of Wolfe and 13th
Streets.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-3429-A DDB, Inc. Arkansas Short-form PD-R, located at 1517
and 1521 Cumberland Street.
7. Z-5178-C Lot 1R West Markham Parkway Addition Short-form PCD,
located on the Southwest corner of Chenal Parkway and
Old Town Road.
8. Z-8490-B Johnson Revised Short-form PD-C, located at 4314 Asher
Avenue.
9. Z-8882 SRM Properties Short-form PCD, located at 318 – 324
President Clinton Avenue.
IV. OTHER ITEMS:
Item Number:
File Number:
Title:
10. LA-0055 65th Street Timber Harvest Variance Request, located on
the Southwest corner of Scott Hamilton and 65th Street.
11. LA-0056 Colonel Glenn Lawson Road Advanced Grading Variance
Request, located on the Northwest corner of Colonel
Glenn and Lawson Roads.
12. Adoption of the 2014 Planning Commission Calendar
October 3, 2013
ITEM NO.: A 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.
October 3, 2013
SUBDIVISION
ITEM NO.: A (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.
October 3, 2013
SUBDIVISION
ITEM NO.: A (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.
October 3, 2013
SUBDIVISION
ITEM NO.: A (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.
October 3, 2013
SUBDIVISION
ITEM NO.: A (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.
STAFF UPDATE:
The applicant failed to notify property owners as required by the Commission’s By-laws.
Staff recommends deferral of the item to the October 3, 2013, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s By-laws. Staff presented a recommendation of deferral of the item
to the October 3, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
The applicant has provided notification to the property owners located within 200-feet of
the site as required by the Commission’s By-laws. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff continues to
recommend 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 requests from Section 36-301(e) to allow the
encroachment of the building into the rear yard setback.
October 3, 2013
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-590-F
6
PLANNING COMMISSION ACTION: (OCTOBER 3, 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 also presented a recommendation of approval of the
variance requests from Section 36-301(e) to allow the encroachment of the building into
the rear yard setback.
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.
October 3, 2013
ITEM NO.: B FILE NO.: S-720-A
NAME: EZ Mart Store #611 Replat Lot 8 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 8, 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.
October 3, 2013
SUBDIVISION
ITEM NO.: B (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.
October 3, 2013
SUBDIVISION
ITEM NO.: B (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
October 3, 2013
SUBDIVISION
ITEM NO.: B (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.
STAFF UPDATE:
The applicant failed to notify property owners as required by the Commission’s
By-laws. Staff recommends deferral of the item to the October 3, 2013, public hearing.
October 3, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-720-A
5
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s By-laws. Staff presented a recommendation of deferral of the item
to the October 3, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
The applicant submitted a request dated September 18, 2013, requesting withdrawal of
this item, without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 18,
2013, requesting withdrawal of this item, without prejudice. Staff stated they were
supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: C 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
October 3, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8869
2
4th Street enclosing the rear of the property. To the west is vacant R-5 zoned
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.
October 3, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8869
3
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 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.
October 3, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8869
4
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
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.
October 3, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8869
5
STAFF UPDATE:
Staff initially supported the request to allow the conversion of the accessory structure
into a residential structure but no longer supports the request. Since the filing the
applicant has been unresponsive to request by the Zoning Enforcement Division to
remove a food truck from the rear yard area and provide paved parking for the tenants
of the existing home. The tenant has a number of recreational vehicles on the site
which prohibit parking outside the right of way. Staff feels with the additional unit the
parking situation will only get worse and feels the request should be denied.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was present. There was one registered objector present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. David Pearlstein requested a deferral of the item.
The Chair informed Mr. Pearlstein the item would be deferred to the October 3, 2013,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. David Pearlstein requested a deferral of the item.
October 3, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8869
6
The Chair informed Mr. Pearlstein the item would be deferred to the November 14,
2013, Subdivision Hearing. A motion was made to approve the deferral request. The
motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: D FILE NO.: Z-8194-A
NAME: TL Addition Short-form PD-R
LOCATION: Located on Taylor Loop Road just North of Hinson Road
DEVELOPER:
TLL Developer
12100 Rainwood Road #26
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 5.74 acres NUMBER OF LOTS: 31 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Patio home development
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated August 1 requesting deferral of this item to the
October 3, 2013, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 1, 2013,
requesting deferral of this item to the October 3, 2013, public hearing. Staff stated they
were supportive of the deferral request.
October 3, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8194-A
2
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
STAFF UPDATE:
The applicant failed to notify property owners as required by the Commission’s
By-laws. Staff recommends deferral of the item to the November 14, 2013, public
hearing.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s By-laws. Staff presented a recommendation of deferral of the item
to the November 14, 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.
October 3, 2013
ITEM NO.: E FILE NO.: Z-8833-A
NAME: Massey Short-form PCD
LOCATION: Located on the East side of Highway 300, just North of Chenal Parkway
DEVELOPER:
Jeff Massey
10225 Barret Road
Roland, AR 72135
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 3.39 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Contractor’s Office and Contractor’s Maintenance Yard
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On January 24, 2013, the Little Rock Planning Commission provided a recommendation
of approval of a rezoning request of this site and additional property located to the south
of this site to allow the rezoning from R-2, Single-family to PCD. The requested
rezoning contained 5.1 acres. The redevelopment of the site consisted of six (6)
covered parking areas for recreational vehicles, boats, buses, trailers, etc. along with
60 uncovered parking spaces for this same type of vehicle storage. The item was
presented to the Board of Directors on April 16, 2013. The Board of Directors approved
the request to rezone the site to PCD. The Mayor vetoed the approval and the rezoning
was denied.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to rezone 3-acres located on Highway 300 from R-2, Single-family
to PCD, Planned Commercial Development, to allow the creation of two lots and
the construction of a building on each lot to be used as a contractor’s office and
contractor’s maintenance yard. There will be an area of outdoor storage for
contractor’s equipment located within a screened area behind the buildings. The
proposal includes the allowance of this area to be graveled and not paved as
typically required by City ordinance. The hours of operation are from 6 am to
8 pm six days per week.
The property is located outside the City limits of Little Rock but is located within
the City’s Extraterritorial Planning Jurisdiction.
B. EXISTING CONDITIONS:
The property abuts the City limits on the south side. The site contains a
non-residential building which was formerly used as a commercial business/truck
repair. South of the site there is a single-family home and a beauty salon. The
immediate area is primarily residential uses with homes located on large tracts.
There are non-residential uses and zoning located north of the site at the
intersection of East Pinnacle Road (C-1, Neighborhood Commercial) and West
Pinnacle Road (PCD) on the north side. There is undeveloped O-3, General
Office District zoned property to the south of this site. Further south is
undeveloped C-3, General Commercial District 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 Coalition of
West Little Rock Neighborhoods, the Aberdeen Court Property Owners
Association and the Duqesne Place Property Owners Association were notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hwy 300 is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Hwy 300 including
5-foot sidewalks with the planned development. The new back of curb should
be placed 29.5 feet from centerline adjacent to the subject property.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
3
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. 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.
6. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the property line. The width of driveway must
not exceed 36 feet. Driveways are required to be spaced 150 feet from
property lines and 300 feet from other driveways.
7. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersections comply with 2004 AASHTO Green Book standards.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI. AHTD is currently conducting a review of the application
pertaining to required street improvements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Located outside the City limits, City sewer is not available. Provide
Septic Certification and/or Approval from the Arkansas Department of Health.
Entergy: This plat has been forwarded to Entergy Transmission since the
property runs along the north edge of the T-line Easement with parking spaces
shown in the easement. There do not appear to be any conflicts with Entergy
Distribution.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
4
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 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 the Little Rock
Fire Department is required.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. A Capital Investment charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. 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.
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.
10. 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.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
5
County Planning:
1. Obtain septic approval from AHD and fire department approval from
volunteer fire department.
2. Dedicate Right of Way as required to equal one-half of 90 feet (45 feet) from
centerline.
3. Obtain driveway permit from Pulaski County Public Works (340-6800).
4. Need to plat lots. 2 new lots are being created.
5. Obtain variance for construction to Master Road Plan standards for Hwy
300.
6. Label easement or Right of Way for overhead power lines.
7. Show front 40' setbacks.
8. Show state plane coordinates for 2 property corners.
9. Show source of title.
10. Tie survey to two section corners.
CATA: Approved as submitted. Located on the HWY 10 #25 Pinnacle Mountain
Express Route
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. This
category provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to PCD (Planned
Commercial District) to allow the development of office/warehouse facilities with
outdoor storage on the site.
Master Street Plan: Highway 300 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 Highway 300 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.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
6
Bicycle Plan: A Class II Bike Lanes are shown along Highway 300. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The property located to the south is zoned residentially. The zoning buffer
ordinance would typically require the placement of a 28.86-foot landscape
strip adjacent to this site. Seventy percent of the area is to remain
undisturbed. Utility easements can not count in computing the depth of the
buffer. The parking area and a portion of the building are located within the
required land use buffer.
3. Screening will be required along the northern, eastern and southern
perimeters where adjacent to residentially zoned and/or used property.
4. A small amount of building landscaping will be required with the development
of the site.
5. An automatic irrigation system to water landscaped areas will be required.
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: (August 1, 2013)
Mr. Pat McGetrick of McGetrick Engineering was present representing the
request. Staff presented an overview of the development stating there were few
outstanding technical issues associated with the request. Staff questioned if the
storage areas would be graveled or paved. Staff also questioned if there would
be dumpsters located on the site and the hours of service of the dumpster
facilities. Staff requested Mr. McGetrick provide the proposed construction
materials for the buildings.
Public Works comments were addressed. Staff stated a dedication of right of
way was required along Highway 300 to 45-feet from centerline. Staff also stated
the City’s Stormwater Detention Ordinance would apply to the development of
the site and requested Mr. McGetrick show the proposed location of the
detention facilities on the site plan. Staff stated the Highway Department was
reviewing the request to determine if street improvements would be required.
Landscaping comments were addressed. Staff stated a street buffer was
required along Highway 300 with an average depth of 28.8 square feet. Staff
stated screening was required along the northern, southern and eastern
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
7
perimeters. Staff also stated an automatic irrigation system would be required to
water landscaped 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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the August 1, 2013, Subdivision Committee meeting. The
revised plan indicates the placement of a single drive shared between the two
lots. The Arkansas Highway and Transportation Department has indicated no
boundary street improvements to Highway 300 will be required. AHTD indicates
there is a concern with sight distance. The Engineer has certified there is ample
sight distance from the relocated driveway and he will verify with AHTD prior to
construction.
The revised site plan includes a dumpster location for each of the individual lots
and a note indicating the hours of dumpster service would be limited to daylight
hours. The business hours of operation are from 6 am to 8 pm six (6) days per
week. The detention areas have been indicated on the site plan.
The request is to rezone 3-acres from R-2, Single-family to PCD, Planned
Commercial Development, to allow the creation of two lots and the construction
of a building on each lot to be used as a contractor’s office and contractor’s
maintenance yard. Tract 1 is indicated containing 1.48 acres and Tract 2
containing 1.91 acres.
The property is located outside the City limits of Little Rock but is located within
the City’s Extraterritorial Planning Jurisdiction. Since the property is located
outside the City limits the development will not be allowed to connect to City
sewer. The applicant has indicated septic systems will be provided for each of
the individual lots. The applicant states prior to construction of the building,
septic approval from the Arkansas Department of Health will be obtained.
The building located on Tract 1 contains 5,000 square feet with 11 parking
spaces. The building located on Tract 2 contains 10,000 square feet and
21 parking spaces. The site plan indicates an area of outdoor storage on each of
the lots for storage of contractor’s equipment and materials. The area will be
screened with a six (6) foot opaque screening fence and located behind the
buildings.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
8
The developer proposes the areas of storage will be graveled. Section 36-508
states all areas subject to wheeled traffic are to be paved. The applicant has
indicated paving materials will not hold up to the machinery to be placed within
this area. The applicant is requesting to be allowed to place a hard packed
gravel within the storage area.
Signage has not been indicated on the site plan. Staff recommends, if approved,
signage is limited to signage allowed in office zones or a maximum of six (6) feet
in height and sixty-four (64) square feet in area. Building signage should be
limited to ten (10) percent of the façade area abutting the public street.
The buildings are proposed as single story buildings constructed with a
residential appearance. The maximum building height proposed is 25-feet. The
roof will be constructed of standing seam metal or with asphalt shingles. The
front exterior of the buildings will be wood, brick, stucco or stone or a
combination of materials. The applicant is requesting to use vinyl or metal siding
on the sides and rear of the buildings. There will be overhead doors on the rear
of the buildings to allow access into the building for storage of equipment or
materials.
Staff is not supportive of the proposed rezoning of the site to allow the use of the
property for a contractor’s office and contractor’s maintenance yard. Staff does
not feel this site is appropriate for the contractor’s office and contractor’s
maintenance yard. The Land Use Plan shows Residential Low Density (RL) for
this property. The area is developed primarily as residential with single-family
homes located on large tracts. Just to the south is an area shown on the City’s
Future Land Use Plan as Office and Multi-family. Staff feels the outdoor storage
aspect of this development is too intense for this area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was present. There were no registered objectors present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
9
Mr. Pat McGetrick requested a deferral of the item.
The Chair informed Mr. McGetrick the item would be deferred to the October 3, 2013,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2013)
There has been no change to the application request since the previous public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
Mr. Pat McGetrick and Mr. Jeff Massey were present representing the request. There
was one registered objector present. Staff presented the item with a recommendation
of denial.
Mr. McGetrick stated he was the engineer for the project. He stated the applicant had
agreed to pave the rear parking area which was an amendment to the original
application filed. He stated there would be limited outdoor storage of equipment. He
stated there would be no materials stored outdoors. He stated the request was to allow
the development of the site with two buildings. He stated the buildings would be
residential in character and style. He stated the developer would place an 8-foot fence
around the storage area. He stated the development would comply with the typical
standards of the ordinances including landscaping.
Mr. Massey stated his home was in this area. He stated he felt the development of an
office use on the site was a good fit. He stated there was a power transmission line
running along the sites southern perimeter and he did not feel the site would develop as
residential. He stated his business was small and there were four to five employees.
He stated he did not own a huge amount of equipment.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition to
the request. She stated the League was concerned with the open display aspect of the
request. She stated she felt the placement of the use was more suitable for an open
display area and not with a residential area. She stated she was also concerned with
the placement of an 8-foot fence. She also questioned if an 8-foot fence would in fact
screen the applicant’s equipment. She stated she did not feel the use was appropriate
for an area which was redeveloping as residential.
October 3, 2013
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8833-A
10
Mr. Massey stated there was no open display with his business. He stated all the
equipment would be screened from Highway 300. He provided the Commission with
concept photos of the proposed building design. He stated the building would be
craftsman style and constructed of materials compatible was residential home building.
There was a general discussion by the Commission concerning the request and the
placement of equipment within the rear of the building. The Commission questioned
Mr. Massey if he was amending his request to place the paving within the rear of the
building. Mr. Massey stated he was amending his request to commit to paving the site
as typically required by City ordinance. The Commission questioned staff if the original
application included outdoor storage of materials. Staff stated there was no mention of
outdoor storage of materials in the original application.
A motion was made to approve the request as amended including all staff
recommendations and comments except that of denial. The motion carried by a vote of
7 ayes, 1 no, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: F FILE NO.: Z-8878
NAME: Southern Star Concrete, Inc. Long-form PD-I
LOCATION: Located at 16101 Alexander Road
DEVELOPER:
Southern Star Concrete, Inc.
16101 Alexander Road
Little Rock, AR 72209
ENGINEER:
William D. Ford, PE
PMI Engineers
3512 S. Shackleford Road
Little Rock, AR 72205
AREA: 12.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family, Non-conforming concrete plant
ALLOWED USES: Concrete plant
PROPOSED ZONING: PD-I
PROPOSED USE: Recognized existing use
VARIANCES/WAIVERS REQUESTED: None requested.
Staff has had no contact with the applicant since the initial filing. The applicant was not
present at the August 1, 2013, Subdivision Committee meeting. Staff recommends
deferral of this item to the October 3, 2013, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 22, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating there had been no contact with the applicant since the initial
filing. Staff stated the applicant was not present at the August 1, 2013, Subdivision
Committee meeting. Staff presented a recommendation of deferral of this item to the
October 3, 2013, public hearing.
October 3, 2013
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8878
2
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
The applicant appeared before the Subdivision Committee at their September 11, 2013,
meeting. At the Subdivision Committee meeting the applicant provided a survey of the
property which indicates the vast majority of the property is located within the floodway.
The remainder of the property is located within the floodplain. Per City Code
36-341(h)(2)(d), floodway encroachments including fences, structures, open storage of
materials, equipment, fill, vehicle parking, and other impediments are prohibited.
Section 36-341(h)(1) states existing structures lying within a floodplain district and
completed at the time of the adoption of the zoning ordinance or for which a building
permit has been issued shall be deemed a legal nonconforming structures. All such
structures may be repaired, improved or strengthened provided no construction will be
permitted which will enlarge the foundation area of the structure within the floodplain;
increase the bulk of the building or structure below the on-hundred-year flood level or
enlarge the surface area perpendicular to the direction of flow of the watercourse to
which the floodway relates.
Based on the property being located within the floodway the City cannot rezone the
property. The business can continue to operate as a legal non-conforming use. Staff
recommends the application for the rezoning to PD-I be withdrawn.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating based on the property being located within the floodway the
City could not rezone the property. Staff stated the business could continue to operate
as a legal non-conforming use. Staff presented a recommendation the application for
the rezoning to PD-I be withdrawn.
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.
October 3, 2013
ITEM NO.: 1 FILE NO.: S-502-L
NAME: Lots 5R and 6R Block 204 Replat John Barrow Addition
LOCATION: Located on the Southwest corner of 32nd and Malloy Streets
DEVELOPER:
Raymond Weldon
P.O. Box 242507
Little Rock, AR 72223
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.08
VARIANCE/WAIVERS:
A variance from Section 31-232(a) to allow a reduced lot depth.
A variance from Section 36-254 to allow a reduced setback adjacent to Malloy Street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is allow a replat of two existing lots within the John Barrow
Subdivision. The lots are currently platted fronting Malloy Street. The applicant
is proposing to turn the lots to front West 32nd Street. The lots will have a 90-foot
depth and a 67-foot width. The lots will be developed utilizing setbacks per the
R-3, Single-family Zoning District.
October 3, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-502-L
2
B. EXISTING CONDITIONS:
This section of Malloy Street is characterized primarily single-family homes
located on 50-foot by 140-foot lots. The homes from West 29th Street south to
West 36th Street primarily front onto the named streets. West of the site a
number of new homes have been constructed on Holt Street. East of the site on
Ludwig Street several new duplexes have been constructed. The streets in this
area do include curb and gutter but no sidewalks are in place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff not has received any comment from area residents
concerning the proposed request. All abutting property owners along with the
John Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West 32nd Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required as shown
on replat.
2. Malloy Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required as shown on
replat.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
West 32nd Street and Malloy Street as shown on the replat.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lot 5R.
Contact Little Rock Wastewater for additional information.
Entergy: There are no existing Entergy facilities on this corner. Contact Entergy
at the time service is required and any easement to the service location will be
determined at that time. Front lot line is normally required.
Center-Point Energy: No comment received.
AT & T: No comment received.
October 3, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-502-L
3
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. There is no water main in 32nd Street to provide service to Lot 5R.
3. A water main extension will be needed to provide water service to this
property.
4. Please submit plans to Central Arkansas Water for review. Plan revisions
may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required.
5. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain additional information regarding the required placement
of hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Site is located two (2) blocks from the new #9 John Barrow and four (4)
blocks from #3 Baptist Medical Center bus routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
October 3, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-502-L
4
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present. Staff presented an overview of the request stating
there were few outstanding technical issues associated with the request. Staff
stated the plat would require a 25-foot platted building line along the abutting
streets.
Public Works comments were addressed. Staff stated West 32nd and Malloy
Streets were classified on the Master Street Plan as a residential street and
would require a right of way dedication to 25-feet from centerline. Staff also
stated a radial dedication was required at the intersection of the two (2) streets.
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 did not provide a revised plat to staff addressing all of the issues
raised at the September 11, 2013, Subdivision Committee meeting. The
applicant has indicated at the time of final platting a revised plat will be provided
to include the 25-foot platted building line along West 32nd Street.
The request is to allow a replat of two existing lots within the John Barrow
Subdivision. The lots are currently platted fronting Malloy Street. The applicant
is proposing to turn the lots to front West 32nd Street. The lots will have a 90-foot
depth and a 67-foot width with a 6,030 square foot lot area.
The applicant is requesting to develop the lots with 25-foot front and rear yard
setbacks. The applicant is requesting a 5-foot side yard setback including the
side yard along Malloy Street. Staff is not supportive of allowing a 5-foot side
yard setback along Malloy Street. Staff is however supportive of allowing the
setback along Malloy Street to be reduced from the typically required 25-feet to
20-feet.
Although staff is generally supportive of the applicant’s request, staff is not in full
support based on the requested side yard setback along Malloy Street. Although
the home located to the west of this site fronts on West 32nd Street, the majority
of the homes located in this area have a front yard relationship to Malloy Street
and not the numbered street (West 32nd Street). In staff’s opinion the placement
of the home with a 5-foot setback on Malloy Street is out character with the
remainder of the homes in this area of the neighborhood.
October 3, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-502-L
5
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. Raymond Weldon addressed the Commission on the merits of his request. He
stated his goal was to construct two (2) new homes in the John Barrow Neighborhood.
He stated he felt the lots and homes would be more marketable if the lots were turned
to face West 32nd Street. He stated the request was to allow a 25-foot front and rear
yard setback and a 5-foot side yard setback including the side along Malloy Street. He
stated presently the ordinance required him to place a 25-foot setback on Malloy Street
which would then allow the rear yard to be reduced to 8-feet. He stated he did not feel
he could sell a home with such a small rear yard. He stated currently the ordinance
would allow him to place a 5-foot side yard setback on West 32nd Street. He stated the
request was to move the 5-foot setback to Malloy Street instead of West 32nd Street.
There was a general discussion by the Commission of the existing homes in the area
and the existing setbacks. Mr. Weldon stated a number of the homes on Malloy Street
were set at 5 to 10-feet. He stated there were few if any homes set at 25-feet from the
property line. The Commission questioned staff as to their opposition to the request.
Staff stated all the new homes were being constructed to meet the typical ordinance
standards. Mr. Weldon stated the corner lots were difficult to develop when the City
required the 25-foot setbacks on both street sides. The Commission question if it was a
correct statement that currently he would be allowed to place the home 5-feet from
West 32nd Street. Staff stated this was a correct statement.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion carried by a vote of 7 ayes, 1 no, 2 absent
and 1 open position.
October 3, 2013
ITEM NO.: 2 FILE NO.: S-1709
NAME: Eason Subdivision Preliminary/Final Plat
LOCATION: Located at 8010 Barrett Road
DEVELOPER:
Charles G. Eason
8010 Barrett Road
Roland, AR 72135
ENGINEER:
Laha Engineering
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 8.16 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 29 - Barrett
CENSUS TRACT: 42.01
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of Tract
3W as a lot without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow the subdivision of 8.16 acres into four (4) lots. The
property was previously deeded to the children of the Eason family. The
approval will recognize the lots as previously deeded to the children. Tracts 1
and 2 are proposed containing 2.79 acres. Tract 3W contains 1.29 acres and
Tract 3E contains 1.29 acres. Lot 3W is indicated as a lot without public street
frontage which requires a variance from Section 31-231. A 50-foot access and
utility easement is indicated from Barrett Road to serve the Tract.
October 3, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1709
2
B. EXISTING CONDITIONS:
The property is located outside the City Limits within the City’s Extraterritorial
Planning Jurisdiction. This area of the County has developed with homes on
acreage. To the south of this site along Cantrell Road is a commercial node
containing a non-residential building which was most recently a church, a general
merchandise store and an office-warehouse. Barrett Road is constructed with
open ditches for drainage and no curb, gutter or sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents
concerning the proposed request. All abutting property owners along with the
Coalition of West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Barrett 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide septic certification from the
Arkansas Department of Health for the proposed lots.
Entergy: Entergy does not object to the subdivision as proposed. An existing
power line runs on the east side of Barrett Road.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Water does not have a water main in Barrett Road; water
could possibly be obtained from Maumelle Water Corporation.
2. A water main extension will be required to provide water service to this
property from Highway 10.
October 3, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1709
3
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. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
5. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
6. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
7. Contact Central Arkansas Water regarding the size and location of the water
meter.
8. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department: Provide a letter from the area volunteer fire department
concerning the proposed plat request. The letter should include their knowledge
of the proposed plat and their ability to serve the future lots. Place fire hydrant(s)
per code. Maintain access. Contact the Little Rock Fire Department for
additional information.
County Planning:
1. Show vicinity map.
2. Show Source of Title.
3. Show State Plane Coordinates for two corners (minimum).
4. Show FEMA flood panel number and obtain Flood Development Permit is
located in Flood Hazard Area.
5. Dedicate Right of Way on west side of Barrett Road to equal ½ of 70-foot
(35- feet required).
October 3, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1709
4
6. Obtain Arkansas Department of Health approval for unoccupied lots prior to
construction.
7. Show building setback line.
8. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
CATA: Out of service area – nearest Express route bus stop located 3-miles
away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present. Staff presented an overview of the development
stating there were additional items necessary to complete the review process.
Staff requested the applicant provide a revised preliminary plat indicating the
source of title of the land owners, the source of water supply and the means of
wastewater disposal. Staff also requested the proposed plat indicate a 30-foot
platted building line along Barrett Road.
Public Works comments were addressed. Staff stated a dedication of right of
way was required along Barrett Road. Staff stated since the County requirement
was more stringent than the City requirement the required dedication would be
35-feet from centerline.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised preliminary plat to staff addressing issues
raised at the September 11, 2013, Subdivision Committee meeting. The revised
plat indicates a 30-foot platted building line along Barrett Road, the source of title
of the landowners, the source of water and the means of wastewater disposal.
October 3, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1709
5
The request is to allow the subdivision of 8.16 acres into four (4) lots to allow
transfer of ownership to the children and grandchildren of the Eason family. Lots
have been previously deeded to the children. The approval of the plat will
recognize the previous deeded property which has created an illegal subdivision.
Tracts 1 and 2 are proposed containing 2.79 acres. Tract 3W contains
1.29 acres and Tract 3E contains 1.29 acres. The applicant is proposing the
source of water from Maumelle Water Corporation which currently serves the
area. The applicant will provide septic certification for the lots prior to any new
construction on the individual lots.
Lot 3W is indicated as a lot without public street frontage which requires a
variance from Section 31-231. A 50-foot access and utility easement is indicated
from Barrett Road to serve the Tract. Staff is supportive of the lot and variance
as proposed.
Staff is supportive of the proposed preliminary plat and the associated variance
to allow the creation of one (1) lot without public street frontage. Staff does not
feel the creation of the four (4) lot plat to recognize the previously deeded
property will have a significant impact on the area. To staff’s knowledge there
are no outstanding technical issues associated with the request. Staff feels the
subdivision as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of Lot 3W as a lot without public street frontage.
PLANNING COMMISSION ACTION: (OCTOBER 3, 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 also presented a recommendation of approval of the
variance request from Section 31-231 to allow the creation of Lot 3W as a lot without
public street frontage.
October 3, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1709
6
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.
October 3, 2013
ITEM NO.: 3 FILE NO.: S-1712
NAME: Cal Ark Commercial Subdivision Preliminary Plat
LOCATION: Located on the Northwest corner of I-30 and Otter Creek Road
DEVELOPER:
Professional Property LLC
11125 Arcade Street, Suite A
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
Tim Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: 16.0065 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow the subdivision of 16.0 acres into five (5) commercial lots.
The lots are proposed with frontage on Otter Creek Road or the I-30 Access
Road. The average size of the lots is 400-feet by 500-feet or 4.59 acres. The
lots are proposed to develop per the C-4, Open Display Zoning District with
regard to setbacks.
B. EXISTING CONDITIONS:
The property is located on the I-30 Frontage Road at the intersection of Otter
Creek Road and Natural Drive. The site is currently being used by a trucking
company. On the site there is an office, scales and a repair garage. To the north
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
2
is a recently constructed truck stop and currently under construction are the Bass
Pro Shop and a bank. To the west of the site is a large area of floodway and
further west is a large church. South of the site across I-30 are office-warehouse
uses including two sign companies and a former grocery warehouse which has
been purchased by Cal-Ark and is being used as their administrative office.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All abutting property owners along
with the Alexander Road Neighborhood Association, the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to these streets
including 5-foot sidewalks, curb, and gutter with the planned development.
Otter Creek Road is to be improved to provide a center turn lane, two (2)
east bound through lanes, and a right turn lane onto Natural Drive
accessing the I-30 Frontage Road. The right turn lane will provide 250 feet
of stack space and a 150 foot taper. No improvements or widening is
required to Natural Drive onto the I-30 Frontage Road.
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. 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. At the time of development, stormwater detention ordinance applies to this
property.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
3
7. 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 on all the
proposed lots.
8. 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.
9. A substantial area of the site lies within the regulated floodway and
floodplain. The existing structures within the floodway should be removed.
No future construction of any structures in the floodway. Improvements to
the interior of existing structures in the floodplain over 50% of the market
value of the structure will require those structures to comply with the current
floodplain regulations found in Chapter 13 of City of Little Rock Code of
Ordinances.
10. Right-of-way appears to be sufficient for required improvements.
11. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances. 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. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. The proposed western driveway creates turning
conflicts with the driveway on the north side of Otter Creek Road. The
proposed eastern driveway is within the intersection and should be
removed.
14. AHTD provided the following comments: - no driveways can be located
within the proposed right turn lane of Otter Creek Road; - impacts to
roadways and recommended mitigation cannot be determined with
reasonable accuracy; - the additional eastbound lane on Otter Creek Road
would operate as a through lane and not as a right turn lane; - the additional
through lane would require modifications of the adjacent signalized
intersection to provide two (2) east bound through lanes through the
intersection; and - the proposed driveways on the I-30 Frontage Road
should be consolidated but no additional information can be provided until
more information is known about the specific businesses being proposed.
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
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. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. 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
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
5
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.
CATA: Site directly served by the #23 Baseline/Southwest route. Current stops
located at Otter Creek and T-Bar (SE Corner) and at I-30 Frontage at driveway to
Cal-Ark. CATA recommends a bus pullout with shelter pad be constructed and
placed at either of the two (2) existing bus stops. Pulaski Tech South has
constructed (good example) a pullout and pad along frontage road for CATA.
Contact CATA for additional information.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff requested the applicant provide the platted
building lines, provide the names of owners of unplatted tracts in excess of
2 ½ acres abutting the plat area and provide the source of title of the owner.
Staff also requested the applicant provide the entirety of the applicant’s
ownership on the proposed plat. Mr. White stated the portion of the land area the
current owner was retaining exceeded five (5) acres which was not considered a
subdivision under the City’s Subdivision Ordinance.
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
6
Public Works comments were addressed. Staff stated Otter Creek Road was to
be improved to provide a center turn lane, two east bound through lanes and a
right turn lane onto Natural Drive accessing the I-30 Frontage Road. Staff also
stated the right turn lane should provide 250-feet of stack and a 150-foot taper.
Staff stated floodways were to be shown as a floodway easement or be
dedicated to the public. Staff also stated a 25-foot access easement was
required adjacent to the floodway. Staff stated the Arkansas State Highway
Department (AHTD) had review the proposed plat with regard to driveway
locations. Staff stated the drives on the I-30 Frontage Road were to be
consolidated. Staff stated prior to any development of the property a grading
permit 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 revised preliminary plat to staff addressing the issues
raised at the September 11, 2013, Subdivision Committee meeting. The revised
plat includes building lines, names of owners of unplatted tracts in excess of
2 ½ acres abutting the plat area and provides the source of title of the owner.
The applicant has reviewed the driveway placement with AHTD. AHTD will
provide approval for the placement of driveways on the I-30 Frontage Road prior
to the issuance of a final plat for the lots.
The request is to allow the subdivision of 16.0 acres into five (5) commercial lots.
The lots are proposed with frontage on Otter Creek Road or the I-30 Access
Road. The lots are indicated with a 45-foot platted building line adjacent to the
abutting streets. A note on the plat indicates side and rear yard setbacks will
comply with the zoning district.
The average size of the lots is 400-feet by 500-feet or 4.59 acres. The ordinance
states the minimum lot area within the C-4, Open Display Zoning District is
14,000 square feet. The lots as indicated are more than adequate to meet this
minimum standard. The lots will be final platted as the market demands.
The applicant, staff and AHTD are continuing to review the request for the
addition of the right turn lane and the placement of the driveway on Otter Creek
Road. Staff will provide an update to the Commission and a recommendation for
this item at the October 3, 2103, public hearing.
October 3, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1712
7
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had agreed to comply with the conditions as
set-forth within the staff write-up. Staff stated at the time of development the applicant
would work with AHTD to determine driveway placement on the I-30 Frontage Road.
Staff stated in addition the applicant and staff would review the placement of the right
turn lane and driveway placement on Otter Creek Road at the time of final platting.
Staff stated they were supportive of the applicant’s request. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 4 FILE NO.: S-1710 (Z-4403-I)
NAME: The Preserve at Aldersgate Subdivision Site Plan Review/Short-form PD-R
LOCATION: Located at 1303 and 1310 Aldersgate Road
DEVELOPER:
Universal Housing Group, LLC
P.O. Box 241667
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 2.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-24
PLANNING DISTRICT: 11 - I-430
CENSUS TRACT: 24.08
VARIANCE/WAIVERS: A variance from Section 36-522(a)(3) to allow the street buffer
along I-430 less than the 30-foot minimum requirement.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow a rezoning to PD-R for property located in the 1300 Block
of Aldersgate Road. The site contains 2.0 acres and is currently zoned MF-24.
The developer is proposing to build three (3) buildings of multi-family housing.
Two of the buildings are proposed with 12-units and one is proposed with
24-units. The proposal includes the construction of a 2,080 square foot
clubhouse with a pool. The buildings are proposed three-stories in height.
The survey provided by the applicant indicates the ownership to the centerline of
Aldersgate Road. It was determined during the Subdivision Committee review
the application should be amended from a site plan review to a Planned
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
2
Development Residential to allow for the density as proposed with the available
land area once the right of way was dedicated to the public.
B. EXISTING CONDITIONS:
The property is located on the West side of Aldersgate Road just south of Kanis
Road and abutting to I-430. There is a single-family home with a pool located on
the site. This section of Aldergate Road is currently redeveloping with office and
residential uses. Across Aldersgate is a medical office/rehab clinic which has
completed the street improvements to Aldersgate Road including curb, gutter and
sidewalk. South of the site, also on the east side of Aldersgate Road, are three
(3) office buildings which have also completed street improvements to Aldersgate
Road. Immediately south of the site is a property zoned POD which was
approved to allow the use of one of the structures on the site for the sale of
oriental rugs.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the John Barrow Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to the streets including
5-foot sidewalk with the planned development. The new back of curb should
be 31-feet from the back of curb on the east side of the street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Aldersgate 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.
4. Stormwater detention ordinance applies to this property.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
3
6. All driveways shall be concrete aprons per City Ordinance.
7. Erosion controls must be installed to reduce discharge of polluted stormwater.
8. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
9. Per City Code, chlorinated pool water cannot be discharged into the City of
Little Rock stormwater drainage.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Capacity Contribution Analysis required for all multi-family projects. Contact
Little Rock Wastewater for additional information.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
4
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. 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.
CATA: Located directly on the #3 Baptist bus route off Kanis Road.
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
requirement.
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
5
2. Street trees and shrubs will be required per Chapter 15, the Landscape
Ordinance, to screen the parking area along Aldersgate Road.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a registered landscape architect.
5. 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)
square feet in area to qualify and be seven and one half (7 ½) feet in width.
6. A small amount of building landscaping will be required.
7. The Zoning Ordinance requires a street buffer along I-430 of a minimum of
30-feet. The plan appears to encroach into the required buffer area.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff requested the applicant provide the building
height for the new construction. Staff stated the setbacks from the perimeter
property lines was to equal the height of the proposed buildings. Staff requested
information concerning the construction materials of the proposed buildings
including the proposed dumpster screening. Staff noted the dumpster was
indicated within the front setback along Aldersgate Road. Staff stated there were
variances associated with the request including a reduced number of parking
spaces and an encroachment into the 30-foot landscape strip which was required
along I-430. Staff stated there would also be a variance to allow a reduced
setback from the northern, western and southern perimeters.
Public Works comments were addressed. Staff stated street improvements to
Aldersgate Road would be required with the development of the site. Staff stated
the new back of curb should be 31-feet from the back of curb on the east side of
the street. Staff stated the City’s Stormwater Detention Ordinance would apply to
the development of the site. Staff also stated no chlorinated pool water could be
discharged into the City’s stormwater drainage system.
Landscaping comments were addressed. Staff stated a landscape plan stamped
with the seal of a registered architect would be required at the time of building
permit. Staff also stated an automatic irrigation system would be required to
water landscaped areas on the site. Staff noted a minimum of eight percent (8%)
of the interior paved area was to be landscaped with islands a minimum of
150-square feet in area would be required. Staff also noted the street buffer
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
6
along Aldersgate Road as indicated was acceptable to meet the minimum
requirement of the City’s Landscape and Buffer Ordinances.
Staff noted the property description described the property to the centerline of
Aldersgate Road. Staff stated based on the legal description the site did contain
2.0-acres but once the right of way was dedicated the lot would contain
1.688 acres which would result in a density of 28.4 units per acre. Staff stated
the application should be amended to a Planned Development (PD-R) to allow
the development of the multi-family as proposed.
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
the issues raised at the September 11, 2013, Subdivision Committee meeting.
The application request has been amended to a Planned Development
Residential to allow the development at the density proposed by the applicant
once the right of way is dedicated to the City. The site contains 2.0 acres but
once the right of way is dedicated the lot will contain 1.69 acres which results in a
density of 28.4 units per acre.
The developer is proposing to build three (3) buildings of multi-family housing.
Two of the buildings are proposed with 12-units and one is proposed with
24-units. The proposal includes the construction of a 2,080 square foot
clubhouse with a pool. The buildings are proposed three-stories in height with a
maximum building height of 40-feet.
The request includes a reduction in the number of parking spaces typically
required to serve the development. The site plan indicates 67-spaces. The
ordinance would typically require the placement of 1 ½ spaces per unit or a total
of 72 parking spaces. The applicant has indicated up to 50 percent of the
parking spaces will be covered.
The request also includes a variation from Section 36-522(a)(3) which states,
Street buffers shall be a minimum of thirty (30) feet in width when abutting an
expressway except within the mature area. The plan indicates portions of the
buffer along I-430 reduced to 15-feet near the northwest portion of the site. The
pool is also proposed within the 30-foot buffer along I-430. Within the buffer area
the applicant is proposing to provide up to 1 ½ times the amount of landscaping
typically required in this area to off-set the encroachment.
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
7
The units are proposed with a maximum building height of 40-feet. The MF-24
zoning district typically requires the interior yard setback to be equal to the height
of the building. The building setback along the north and south perimeters is
15-feet. The setback along I-430 is reduced to 15-feet along the northwestern
portion of the development. The applicant has indicated the development is an
upscale, luxury community with unit sizes and amenities comparable to similar
developments in the area. The yard setbacks are reduced to accommodate
these features. The applicant has indicated a commitment to provide additional
trees and larger size greenery than the amount typically required by City
ordinance.
The total building area is approximately 65,592 square feet. The total building
coverage is approximately 23,536 square feet. The proposed clubhouse
amenities include a guest lounge, fitness center, business center, poolside grill(s)
and theatre room.
The request is for signage not to exceed six (6) feet in height and 85 square feet
in area. The applicant has indicated berming may be used to elevate the sign for
visibility.
The construction is proposed in two (2) phases. The proposed construction
materials consist of a combination hardi-plank/board, brick and/or stone. The
proposed roofing material is asphalt architectural shingles and the roof pitch is
approximately 6:12. The proposed dumpster screening will be of similar exterior
materials as the development’s main buildings and/or clubhouse. The dumpster
enclosure is proposed with a durable gate made of iron or steel. The perimeter
fencing is proposed as decorative iron/vinyl and approximately six (6) feet in
height located around the sites perimeters.
Staff has concerns with the development as proposed. The development is
proposed as two (2) bedroom two (2) bath units with 1,000 – 1,200 square feet.
Based on the unit size and number of bedrooms staff does not feel the parking
will be adequate to serve the development. In addition the street buffer along I-
430 is indicated less than typical ordinance standard. The Landscape Ordinance
allows for a transfer of up to 25-percent of the required perimeter landscape strip
to another area of the site. A variance from this provision requires approval from
the City Beautiful Commission. Based on the site plan and site configuration
staff does not feel the development can meet this criteria. In addition, the
building setbacks along the northern, southern and western perimeters are not in
compliance with the typical ordinance standards for the underlying zoning.
October 3, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1710 (Z-4403-I)
8
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There was one registered objector present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. Pat McGetrick requested a deferral of the item.
The Chair informed Mr. McGetrick the item would be deferred to the November 14,
2013, Subdivision Hearing. A motion was made to approve the deferral request. The
motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 5 FILE NO.: Z-4336-MM
NAME: Arkansas Children’s Hospital Zoning Site Plan Review
LOCATION: Located on the Southwest corner of Wolfe and 13th Streets
DEVELOPER:
Arkansas Children’s Hospital
Larry Beckius
One Children’s Way
Little Rock, AR 72202
ENGINEER:
Cromwell Architects Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 0.71 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional
PLANNING DISTRICT: 8 – Central City
CENSUS TRACT: 45
VARIANCE/WAIVERS:
1. A variance from Section 36-280(e)(1) to allow a reduced setback on the north and
west property lines from 25-feet to 11-feet and on the south property line from
25-feet to 15-feet.
2. A variance to allow payment in-lieu of stormwater detention.
3. A variance from Section 36-508 to allow portions of the site to be graveled.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a zoning site plan review for property located in Block 9
Centennial Addition, running north and south between 13th Street and Daisy L.
Bates on Wolfe Street. The new facility includes the following work:
1. The Administrative Offices and Shop are planned to be located on the north
side of the site in a pre-manufactured steel structure of approximately 3,600
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
2
square feet. Exterior materials may include prefinished metal siding and
roof.
2. A garage structure (2,500 square feet) to house tractors, maintenance
vehicles, lawn mowers and trailers will be located at the south end of the
site adjacent to an existing parking lot and residence.
3. Six (6) on-site parking spaces are provided for ACH vehicles and visitors.
The parking includes one HC parking space. The parking and drive
connecting Wolfe Street and the alley is planned to receive asphalt paving.
The remainder of the yard will remain gravel to facilitate use as a lay-down
area for additional landscape maintenance equipment and temporary
storage of landscape materials.
4. Two (2) above-ground fuel storage tanks approximately 200 gallons each
are proposed to be located on the alley in accordance with the requirements
of the Arkansas Fire Prevention Code Chapter 22 Table 2206.2.3 Minimum
Separation Requirement for Above-Ground Tanks, which requires fuel
dispensers less than 6,000 gallons to be located a minimum of 5-feet from a
building, 5-feet from any public way and 3-feet between tanks. Fuel storage
tanks will comply with all requirements for spill containment.
5. The existing chain link fence will be re-used to the maximum extent possible
in its existing location with the modifications as noted on the site plan.
6. Screening of parking, dumpsters and mechanical equipment is expected to
be provided as required by the City of Little Rock buffer and landscape
ordinances.
The following variances are requested for the Groundskeeper Facility:
1. Reduce the setback requirement on 13th Street and the alley from 25-feet to
11-feet where Arkansas Children’s Hospital is the adjacent property owner.
Reduce the setback requirement on the south boundary from 25-feet to
15-feet where the adjacent property has a parking lot and one-story
residence.
2. Allow payment of the in-lieu contribution for stormwater detention. No public
drainage system is located near the site for discharge of detained
stormwater. Because of the existing site grading, the applicant is concerned
that discharge through a curb cut will be concentrated and highly erosive.
3. Allow the use of gravel in the maintenance yard area. Gravel will provide a
better surface for storage of equipment such as box blades and bush hog,
and temporary storage of plants and landscape materials.
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
3
B. EXISTING CONDITIONS:
There are no structures on the property however there are few significant trees
located on the site. North of the site there is a newly constructed parking lot
fronting Wolfe Street. East of the site is the former West Side Jr. High School
which has been converted to office and residential uses. On the corner of 13th
and Battery Streets is a beauty salon which has parking from 13th Street. North
of the site, across Battery Street, is a large commercial building which was
originally built as a supermarket and is currently unoccupied.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the Downtown Neighborhood Association, the
Capitol Hill Neighborhood Association, the Central High Neighborhood
Association and the Wright Avenue 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
Wolfe Street and 13th Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of
13th Street with Wolf Street.
4. Stormwater detention ordinance applies to this property. With such small
amount of detention required, payment in lieu of construction is acceptable.
5. The location of the electric gate call box is not shown on plan. The call box
must be located at least 20 feet from the back of curb.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
4
Entergy: Entergy has an existing power line running the length of the alley
between 13th and 14th Streets for which an easement must be retained. Any
construction near the line must maintain OSHA and NESC code clearances.
Contact Entergy for any questions or for eventual service needs to the new
structures.
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. 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.
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
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
5
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Site is located one (1) block from #3 Baptist route and three (3) block
from #11 MLK route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirement.
2. Street buffers are required along West 13th and Wolfe Streets. The street
buffer along 13th Street should be 13.5-feet and along Wolfe Street should be
9-feet. The site is located within the Designated Mature Area of the City
which allows for a reduction in the street buffer requirement of not more than
a 25 percent reduction allowing the street buffers to be reduced to
6-feet 9-inches. Street buffers less than indicated will require approval of a
variance by the Little Rock Planning Commission.
3. Newly paved areas must be landscaped in accordance with Chapter 15, the
Landscape Ordinance.
4. Street trees and shrubs will be required per Chapter 15, the Landscape
Ordinance.
5. Building landscaping will be required to comply with Chapter 15, the
Landscape Ordinance.
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
6
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present. Staff presented the item stating there were few
outstanding technical issues associated with the request in need of addressing
related to the proposed site plan. Staff stated City Ordinance required all areas
subject to wheeled traffic to be constructed of a hard surface material. Staff
noted the site plan indicated the placement of aggregate within the area fronting
the proposed shop areas and questioned the reasoning for not paving this area.
Staff also requested the applicant provide the total building square footage and
the proposed building coverage for the structures.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
was required at the intersection of Wolfe and 13th Streets. Staff also stated the
request for payment in-lieu of stormwater detention was acceptable. Staff
requested the fencing located at the intersection of Wolfe and 13th Streets be
redesigned to provide visibility at the intersection and not block sight lines. Staff
also stated the electric gate call box was not shown on the plan and stated the
call box was to be located at least 20-feet from the back of curb.
Landscaping comments were addressed. Staff stated newly paved areas were
to be landscaped to comply with the City’s Landscape Ordinance requirements.
Staff also stated building landscaping would be required to comply with Chapter
15, the City’s Landscape Ordinance requirements. Staff noted the street buffer
requirement along 13th Street was 13.5-feet and the street buffer along Wolfe
Street was 9-feet. Staff noted the site was located within the Designated Mature
Area of the City which would allow a reduction in the required street buffer to a
minimum of 6-feet 9-inches.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the September 11, 2013, Subdivision Committee meeting. The applicant has
provided the building square footage, building coverage and the reasoning for not
paving the entire area subject to wheeled traffic. The applicant has also
relocated the call box to allow sufficient stacking and the fence located along
West 13th and Wolfe Streets has been relocated to allow for adequate sight
distance.
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
7
The request is a Zoning Site Plan review for property located between 13th Street
and Daisy L. Bates on Wolfe Street. Arkansas Children’s Hospital is proposing
redevelopment of this site as a maintenance shop and administrative offices for
the maintenance crew. The Administrative Office is planned to be located on the
north side of the site in a pre-manufactured steel structure of approximately
3,600 square feet. Exterior materials may include prefinished metal siding and
roof. A garage structure to house tractors, maintenance vehicles, lawn mowers
and trailers will be located at the south end of the site. The total square footage
proposed is 2,500 square feet. The total building coverage is 19.1 percent.
Six (6) on-site parking spaces are provided for Arkansas Children’s Hospital
vehicles and visitors. The parking includes one handicap parking space. The
parking and drive connecting Wolfe Street and the alley is planned to receive
asphalt paving. The remainder of the yard will remain gravel to facilitate use as
a lay-down area for additional landscape maintenance equipment and temporary
storage of landscape materials.
Two (2) above-ground fuel storage tanks approximately 200 gallons each are
proposed to be located on the alley in accordance with the requirements of the
Arkansas Fire Prevention code Chapter 22 Table 2206.2.3 Minimum Separation
Requirement for Above-Ground Tanks, which requires fuel dispensers less than
6,000 gallons to be located a minimum of 5-feet from a building, 5-feet from any
public way and 3-feet between tanks. Fuel storage tanks will comply with all
requirements for spill containment.
The existing chain link fence will be re-used to the maximum extent possible in
its existing location. The fence has been redesigned to allow for adequate sight
distance at the intersection of West 13th and Wolfe Streets.
Screening of parking, dumpsters and mechanical equipment is expected to be
provided as required by the City of Little Rock buffer and landscape ordinances.
The development will maintain a number of mature trees located on the site.
The request includes a variance to allow a reduced setback on 13th Street
(northern perimeter) and adjacent to the alley (western perimeter) from 25-feet to
11-feet. The request also includes a reduced setback on the southern boundary
from 25-feet to 15-feet. Arkansas Children’s Hospital owns the property to the
west and the adjacent property to the south has a parking lot and one-story
residence.
The request includes the allowance of payment in-lieu contribution for stormwater
detention. The applicant’s justification is no public drainage system is located
near the site for discharge of detained stormwater. The applicant has also
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
8
indicated based on the existing site grading, they are concerned that discharge
through a curb cut would be concentrated and highly erosive. Staff is supportive
of the applicant’s request.
The request also includes the allowance of gravel in the maintenance yard area.
Section 36-508 requires all vehicular use areas to be paved with a hard surface
material. The applicant has indicated gravel will provide a better surface for
storage of equipment such as box blades and bush hog, and temporary storage
of plants and landscape materials. Staff is supportive of the applicant’s request.
To staff’s knowledge there are no outstanding technical issues associated with
the request. Staff is in support of the request. Staff does not feel the request,
including the associated variances, will adversely impact the 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.
Staff recommends approval of the variance request from Section 36-280(e)(1) to
allow a reduced setback on the north and west property lines from 25-feet to
11-feet and on the south property line from 25-feet to 15-feet.
Staff recommends approval of the variance request to allow payment in-lieu of
stormwater detention.
Staff recommends approval of the variance request from Section 36-508 to allow
portions of the site to be graveled.
PLANNING COMMISSION ACTION: (OCTOBER 3, 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 36-280(e)(1) to allow a reduced setback on the north and west
property lines from 25-feet to 11-feet and on the south property line from 25-feet to
15-feet. Staff presented a recommendation of approval of the variance request to allow
payment in-lieu of stormwater detention. Staff also presented a recommendation of
approval of the variance request from Section 36-508 to allow portions of the site to be
graveled.
October 3, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-MM
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 open position.
October 3, 2013
ITEM NO.: 6 FILE NO.: Z-3429-A
NAME: DDB, Inc. Arkansas Short-form PD-R
LOCATION: Located at 1517 and 1521 Cumberland Street
DEVELOPER:
DDB, Inc. of Central Arkansas
1521 Cumberland
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.32 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family and two family residence
PROPOSED ZONING: PD-R
PROPOSED USE: Allow creation of 4-lots to serve the existing units and allow for sale
of the individual units
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to rezone the site from R-4 to PD-R (Planned Development
Residential). Currently on the property are two (2) buildings containing two (2)
units each. The rezoning is proposed to create the plat and establish the
buildable areas for the newly created lots. The platting will allow the dwellings
that share a common wall to be sold as individual units.
As currently platted it is difficult to sell the units to potential buyers given the
lending rules today. The rezoning will allow buyers to purchase the unit and
property as they would any home in a subdivision without the 24-rules that apply
October 3, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3429-A
2
to condo/townhouse regulations. The homes were constructed in 2006 and to
date only one (1) unit has been sold.
B. EXISTING CONDITIONS:
The site has developed with two (2) duplex buildings. The homes front
Cumberland Street and the garages are rear loaded from the alley to the east.
This area contains a mixture of zoning and uses. A number of the homes in this
area are duplex and/or multi-family. To the north, on the east side of
Cumberland, is a nursing home. South of the site along East 16th Street are
single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed request. All property owners located within
200-feet of the site along with the Downtown Neighborhood Association and the
MacArthur Park 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 this project.
Entergy: Service already exists to this location. Customer should contact
Entergy if there are any changes to service requirements.
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.
October 3, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3429-A
3
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.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Site is less than one (1) block from #6 Granite Mountain and within three
(3) blocks of #2 South Main and #16 UALR bus routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City District. The Land
Use Plan shows Residential Medium Density (RM) for this property. The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex,
townhomes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
density is between six (6) and twelve (12) dwelling units per acre. The applicant
has applied for a rezoning from R-4 (Residential Two-family District) to PDR
(Planned District Residential) to divide the existing two-parcels into four-parcels
(one for each dwelling). This site is within the Central City Design Overlay
District.
Master Street Plan: Cumberland and 16th Streets are shown as a Local Streets
on the Master Street Plan. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
October 3, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3429-A
4
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
Mr. Tony Curtis was present representing the request. Staff presented an
overview of the development stating there were no outstanding technical issues
associated with the request. Staff noted Public Works comment concerning the
repair or replacement of any broken curb, gutter or sidewalk adjacent to the site.
Staff also noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing raised at the
September 11, 2013, Subdivision Committee meeting. The request is to rezone
the site from R-4, Two-family to PD-R (Planned Development Residential) to
create lot lines and establish building setbacks for the existing duplex homes
located on the site. There are two buildings each containing two (2) units. The
approval of the plat will allow the dwellings that currently share a common wall to
be sold as individual units which will include the transfer of property with the
units. According to the applicant the homes were constructed in 2006 and to
date only one (1) unit has been sold. The owner feels with the ability to transfer
property with the units this will increase the marketability of the units.
The lots will average 28-feet wide by 140-feet in depth. The side setback are
proposed as currently exist. Lot 5RR along the northern perimeter is
6-feet 4-inches with a zero setback along the southern perimeter. The northern
side yard setback for Lot 5RRR is proposed as zero and the southern perimeter
is 4-feet 5-inches. Lot 6RR will have a northern side yard setback of
6-feet 6-inches with a zero setback along the southern perimeter. Lot 6RRR will
have a zero northern side yard setback and a 4-folot 7-inch setback along the
southern perimeter.
Staff is supportive of the request. Staff does not feel the creation of the lots as
proposed to allow for future sale of the existing residential units will adversely
impact the area.
October 3, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3429-A
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 7 FILE NO.: Z-5178-C
NAME: Lot 1R West Markham Parkway Addition Short-form PCD
LOCATION: Located on the Southwest corner of Chenal Parkway and Old Town Road
DEVELOPER:
Vincent Properties LLC
13401 Chenal Parkway
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and O-3
ALLOWED USES: Retail sales and service of pianos and organs, O-3, General Office
District uses and Antique shop, Book and stationery store, Clothing store, Florist shop,
Furniture store, Office equipment sales and service, Medical appliance fittings and
sales, and Optical shop
PROPOSED ZONING: PCD
PROPOSED USE: Add Medical Office and Fitness Rehab as an allowable use and
Allow a parking and building expansion in two (2) Phases
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 15,749 adopted by the Little Rock Board of Directors on September 19,
1989 rezoned this site from O-3, General Office District to PCD. The approval allowed
the construction of a single building and associated parking. The user was Capitol
Keyboard. Alternate uses included all Permitted uses in the O-3 Zoning District,
Antique shop, Book and stationery store, Clothing store, Florist shop, Furniture store,
Office equipment sales and service, Medical appliance fittings and sales, and
Optical shop.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
2
Ordinance No. 16,212 adopted by the Little Rock Board of Directors on May 19, 1992,
allowed a revision to the PCD zoning. The approval permitted performances by the
Community Theatre of Little Rock on three (3) occasions each year, with a maximum of
ten (10) performances during three (3) consecutive weeks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains 0.97 acres and is at the southwest corner of Chenal
Parkway and Old Town Road. The property is currently zoned PCD and O-3,
General Office District. The applicant is proposing to expand the existing facility.
The expansion includes both a building and parking expansion in two (2) phases.
The first phase contains the parking lot expansion, with the building expansion
following at a later date. The developer also wishes to construct a fence and
gate behind the existing facility to prevent undesirable guests from vandalism
and other activities. The gate will contain a knox box to allow emergency
services behind the building.
B. EXISTING CONDITIONS:
The site contains a medical office building with parking located in the front yard
as well as in the rear of the building. This section of Old Town Road has
developed with office and commercial uses. To the east is a paint store, an
upholstery shop and an auto parts store. South of the site is a multi-tenant
building containing office uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the Parkway Place Property Owners Association
and the Gibraltar Heights/Pointe West/Timber Ridge Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Old Town 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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
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 ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
7. The driveway locations are existing.
8. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Chenal Parkway with
the planned development. The street improvements are the construction of a
right turn lane with paved shoulder of 150 feet of stack and 50 feet of taper.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this extension as no lines are in the way.
However, Entergy should be contacted if structure electrical load requirements
are changing significantly.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
4
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and 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. 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. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Nearest bus stop at Home Depot (12206 West Markham Street) and at
Chenal Place on the #5 West Markham route.
Parks and Recreation: No comment received.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Office (O) for this property. The office category
represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from PCD (Planned Commercial
District) and O-3 (General Office District) to PCD (Planned Commercial District)
to allow for additional parking and a later building addition on the existing site.
This site is within the Chenal Design Overlay District.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Old
Town Road is shown as a Local Street on the Master Street Plan. A Principal
Arterial is to serve through traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Chenal Parkway since it
is a Principal Arterial. The primary function of a Local Street is to provide access
to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway (Rock
Creek). 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. Twelve-foot
paths are recommended along creeks and as independent paths.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirement.
2. The street buffer along the north perimeter is to be 10.2-feet, at no point less
than 9-feet.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). Interior islands must be a minimum of one hundred and fifty (150)
square feet in area to qualify and be seven and one half (7 ½) feet in width.
4. Based on percentage of building expansion the existing landscaping must be
upgraded to closer to compliance with the landscape ordinance.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
6
5. Any missing, dead or diseased landscaping must be replaced in conjunction
with the proposed PCD request.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were
additional items necessary to complete the review process. Staff requested
details of any proposed and existing signage. Staff also questioned the
dumpster placement once the Phase II, building expansion, was completed.
Staff stated all site lighting was to be low level and directional, directed
downward and into the site.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the new paved areas.
Staff also stated a grading permit would be required prior to construction of the
new paved areas. Staff stated the two (2) driveways located on Old Town Road
were existing and were not required to be consolidated. Staff noted a right turn
lane on Chenal Parkway would be required with the new development proposed
for the site.
Landscaping comments were addressed. Staff stated the street buffer along the
perimeter of the site was to be 10.9-feet and in no case less than 9-feet. Staff
also stated a minimum of eight percent (8%) of the vehicular use area was to be
designated as green space. Staff stated the existing landscaping was to be
brought closer to compliance with the landscape ordinance with the building
expansion.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the September 11, 2013, Subdivision Committee meeting. The
revised site plan indicates the proposed signage plan, the location of the
dumpster once the Phase II building expansion is completed and indicated all
site lighting will be low level and directional, directed downward and into the site.
The applicant is proposing to extend the paved shoulder on Chenal Parkway the
length of the right turn lane. The applicant is requesting a deferral of the street
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
7
improvements on Chenal Parkway until the Phase II portion of the project. Staff
is supportive of the request.
The project contains 0.97 acres and is at the southwest corner of Chenal
Parkway and Old Town Road. The zoning is currently PCD and O-3, General
Office District. With the approval the applicant is proposing to expand the
existing facility to include additional parking in Phase I and additional building
square footage in the Phase II. The applicant is proposing to construct
22 additional parking spaces along the north side of the building. With the Phase
II building expansion a fence and gate will be placed behind the existing facility to
limit access to the rear of the building. The gate will contain a knox box to allow
emergency services behind the building. The Phase I construction is anticipated
during the Spring of 2014 and the Phase II construction is proposed for the
Spring of 2015.
The Phase II building construction will include a 4,150 square foot addition to the
existing 7,250 square foot building. With the new construction eight (8) parking
spaces will be removed. The dumpster will be relocated with the Phase II
construction to the south side of the building to allow pick-up and access. The
dumpster will be screened to meet the typical ordinance requirements for
screening. The hours of dumpster service are limited to 7:00 am to 6:00 pm.
The site plan indicates building signage will not exceed ten percent (10%) of the
front façade. A single ground sign is located along Chenal Parkway. The sign is
indicated with a maximum height of eight (8) feet and a maximum sign area of
100 square feet. The signage as proposed is consistent with the Chenal
Parkway Design Overlay District.
Staff is supportive of the request. The request will allow the applicant to provide
the parking lot expansion prior to the building construction. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the request to amend the previously approved PCD to allow the
expansion of the parking and building is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request of the boundary street
improvements to Chenal Parkway until the Phase II construction of the
development.
October 3, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-C
8
PLANNING COMMISSION ACTION: (OCTOBER 3, 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 deferral
request of the boundary street improvements to Chenal Parkway until the Phase II
construction of the development.
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.
October 3, 2013
ITEM NO.: 8 FILE NO.: Z-8490-B
NAME: Johnson Revised Short-form PD-C
LOCATION: Located at 4314 Asher Avenue
DEVELOPER:
Tracy Johnson
c/o the Law Firm of Stephen R. Giles
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201-3469
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Private club
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Extend the hours of operation
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,164 adopted by the Little Rock Board of Directors on
October 6, 2009, rezoned the site from the C-4, Open Display Zoning District to PD-C to
allow the site to be redeveloped with a bar/grill/private club. The site was vacant and
was proposed with the construction of a two (2) story 4,500 square foot building. The
site plan indicated the placement of 31 on-site parking spaces and indicated
agreements to allow additional off-site parking spaces at the adjacent funeral home.
The hours of operation were approved from 9:00 pm to 2:00 am Thursday
through Saturday.
October 3, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8490-B
2
Ordinance No. 20,372 adopted by the Little Rock Board of Directors on
December 7, 2010 allowed a revision to the previously approved PD-C. The approval
allowed the construction of a smaller building and rearrangement of the parking layout
on the site. The use of the building remained a bar/grill/private club. The building
approved was a single story building containing 3,536 square feet and 19 on-site
parking spaces. Additional parking was provided via an agreement from an adjacent
property owner to allow 16 additional off-site parking spaces. The hours of operation
approved were 9:00 pm to 2:00 am, Thursday through Saturday. A single ground sign
along Asher Avenue as well as building signage on the front façade along Asher
Avenue was approved.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owner is proposing a revision the currently approved PD-C to extend the
hours of operation for his establishment, now named “Trois”. There are no site
plan changes proposed from the existing built site, this includes no changes to
the building, parking, landscaping, ingress/egress. The owner will continue to
lease parking from an adjacent funeral home business, located across the alley
to the north, which reserves 18 – 20 parking spaces for “Trois” use.
The hours of operation are proposed to coincide with the current ABC permit.
The hours of operation requested with this application are from 10:00 am to
3:30 am seven days per week. Currently the hours of operation approved for the
site are 9:00 pm to 2:00 am Thursday through Saturday.
B. EXISTING CONDITIONS:
The site is developed with a private club and parking located on the north side of
Asher Avenue. This area contains a number of uses including auto repair, auto
towing, bars, churches, a gas station, a funeral home, a hair salon, a mortgage
company office and auto financing. This area of Asher Avenue also contains a
number of vacant buildings and large paved areas. Further north of the site are
single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the Curran Conway Neighborhood Association, the
Goodwill Neighborhood Association, the Love Neighborhood Association, the
Midway Neighborhood Association and the South of Asher Neighborhood
Association were notified of the public hearing.
October 3, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8490-B
3
D. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was not present. Staff presented an overview of the development
stating there were no technical issues associated with the request in need of
addressing. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the September 11, 2013, Subdivision Committee
meeting. The request is to revise the previously approved PD-C to modify and
extend the hours of operation. The amended hours of operation are proposed to
coincide with the hours approved by the ABC Board at their August 2013
meeting. The ABC hours of operation approved are from 10:00 am to 3:30 am
seven (7) days per week. The hours of operation approved for the site with the
PD-C zoning are 9:00 pm to 2:00 am Thursday through Saturday.
Staff is not supportive of the request. Staff has concerns with the increase in
hours of operation and the potential impact on the nearby businesses and
residences.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request to extend the hours of operation from a
closing time of 2:00 am to a closing time of 3:30 am daily.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
Mr. Steve Giles and Mr. Tracy Johnson were present representing the request. Staff
presented an overview of the item stating the only change was to the hours of
operation. Staff presented a recommendation of denial of the request to extend the
closing hour from 2:00 am to 3:30 am daily.
Mr. Steve Giles addressed the Commission stating the request to extend the hours was
to allow Mr. Johnson to operate within the perimeters of his approved ABC license. He
stated currently Mr. Johnson was losing customers because of the 2:00 am closing. He
stated he also felt there were safety concerns by not keeping customers in one place
until 3:30 am. He stated there had not been any incidents at the establishment. He
stated Mr. Johnson hired off-duty police officers to police the premises. He stated the
officers came to work at 9:00 pm and stayed until closing. He stated when the business
October 3, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8490-B
4
closed the officers cleared the parking lot and encouraged customers to go elsewhere.
He stated Mr. Johnson was a good neighbor and as far as he knew there had not been
any complaints against the business.
Ms. Clarice Coleman addressed the Commission in opposition of the request. She
stated she and Mr. Webb owned the business next door to Mr. Johnson’s business.
She stated the music from Mr. Johnson’s business could be heard outdoors. She
stated there had been a number of fights and disturbances at Mr. Johnson’s business.
She stated her business closed at 2:00 am and Mr. Johnson was continuing to operate
after his scheduled 2:00 am closing time. She stated Asher did not need any
businesses open after 2:00 am.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the request was to not operate 24/7 but to operate 17 ½ hours
seven days per week. She felt the hours were too intense for the area. She stated from
10:00 am to 3:30 am would impact businesses in the area. She questioned parking for
the businesses in the area and if this business was sharing parking with other
businesses the potential impact the coinciding hours and shared parking would have on
each other.
Mr. Johnson stated he did not intend to open daily at 10:00 am. He stated currently the
building could be leased for special events such as baby showers or wedding showers.
He stated in the future the business may serve lunch but at present the business was
not open for lunch. He stated he put his own money into the building and did not rehab
an existing building. He stated he was trying revitalize the area and bring up property
values.
There was a general discussion by the Commission and Mr. Johnson concerning his
opening and closing hours. The Commission stated the closing hour was not as big a
concern as the opening hours. Mr. Johnson stated currently the business opened a
4:30 pm with a Happy Hour. He requested his hours of operation be amended to
4:30 pm to 3:30 am daily.
Staff questioned if Mr. Johnson would continue to lease the building for special events.
Mr. Johnson stated he would not lease the building for special events and should he
desire to do so in the future he would amend his current zoning to add an events center
as an allowable use.
A motion was made to approve the request, as amended, including all staff
recommendations and comments except that of denial. The motion carried by a vote of
7 ayes, 1 no, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 9 FILE NO.: Z-8882
NAME: SRM Properties Short-form PCD
LOCATION: Located at 318 – 324 President Clinton Avenue
DEVELOPER:
SRM Properties LLC
318 President Clinton Avenue
Little Rock, AR 72201
SURVEYOR:
Global Surveying Consultants Inc.
6511 Heilman Court
North Little Rock, AR 72118
ARCHITECT:
AMR Architects
201 East Markham Street
Little Rock, AR 72201
AREA: 0.56 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial, Industrial
PROPOSED ZONING: PCD
PROPOSED USE: Add a private club as an allowable use for this site
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
SRM Properties is requesting to rezone the property from UU, Urban Use District
to PCD (Planned Commercial Development) to allow an existing restaurant at
this location to be licensed by the State ABC Commission as a private club. Willy
D’s has been in operation since the early 2000’s and is licensed by the State
October 3, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8882
2
ABC Commission as a bar and restaurant. The approval of the PCD zoning will
allow the business to be licensed by the State as a private club which then
allows the closing hour on Saturday morning to be extended by one (1) hour
(2:00 am closing).
The property is currently zoned UU, Urban Use District which allows businesses
to be licensed by the State ABC Commission as a restaurant or bar. With this
ABC license restaurants and bars are allowed to remain open until 2:00 am
except Saturday night when they must close at 1:00 am.
B. EXISTING CONDITIONS:
The property is located within the River Market District, an entertainment district
with the City of Little Rock. The specific building proposed for rezoning congtains
a number of users including LaHarpe’s Office Furniture, Willie D’s, Channel 7
and other retail and office users. South of the site are restaurants, bars and retail
users.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the Downtown Neighborhood Association and the
River Market Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No City of Little Rock stormwater drainage infrastructure is located within the
abandoned alley.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy has exiting secondary service line in the vicinity of the
northwest corner of the proposed deck. Entergy must be contacted prior to
construction to determine if relocation or adjustment of the wires will be required.
Center-Point Energy: No comment received.
AT & T: No comment received.
October 3, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8882
3
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. 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.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
7. A short water main extension may be needed to provide water service to this
property.
8. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
October 3, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8882
4
CATA: Site is located directly adjacent to River Rail Streetcar system. Electrical
and other development construction cannot impede the service and operating
hours of the streetcar system. Contact CATA for additional information.
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
allow for a private club, outdoor areas, etc. for this site. The site is within the
River Market Design Overlay District.
Master Street Plan: President Clinton Avenue 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: A Class I Bike Path is shown along the Arkansas River (in
Riverfront Park). 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.
Twelve-foot paths are recommended along creeks and as independent paths.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013)
The applicant was present. Staff presented an overview of the development
stating there were a number of outstanding technical issues associated with the
request in need of addressing prior to the Commission hearing the request. Staff
stated the request was located within the River Market DOD. Staff stated the
DOD had specific development criteria related to the development and
October 3, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8882
5
redevelopment of properties. Staff stated the proposal included the addition of a
private club as an allowable use for the site. Staff stated the applicant was also
proposing to remodel the existing furniture store into two (2) or three (3) lease
spaces for restaurant and/or bar space and/or general retail space. Staff stated
within the building the applicant was proposing to allow the two (2) to three (3)
restaurant/bars to remain open for one (1) additional hour on Saturday
night-Sunday morning. Staff noted the request was not for a 5:00 am club.
Staff stated in addition to adding a private club as an allowable use for the
development the applicant was proposing the addition of a deck on the rear of
the existing building. Staff noted the alley located behind the building had been
abandoned but the easement rights were retained within the former alley. Staff
stated the deck was a self-supporting structure and deck would extend over a
portion of the former alley but no supports would touch the ground within the
former alley.
Public Works comment was addressed. Staff noted there was no stormwater
infrastructure located within the former alley.
Landscaping comments were addressed. Staff stated the River Market DOD has
specific development criteria related to landscaping and street trees. Staff stated
the DOD also dictated the species of tree to be planted within this portion of the
District.
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 has amended the request to remove the renovation of the existing
furniture store and the allowance of the deck and private club as an allowable
use. The request before the Commission and the Board of Directors is to allow
an existing bar, Willy D’s, to be permitted by the State ABC Commission as a
private club. This will allow Willy D’s to operate one additional hour per week.
Based on the amended request there were no site plan issues in need of
addressing related to the rezoning request.
The Zoning Ordinance has specific development criteria related to the placement
of private clubs. The ordinance states a private club shall not be located within
750-feet of a church or other religious facility, a sexually-oriented business as
defined by Chapter 17 of the Code of Ordinances, a public or private elementary,
October 3, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8882
6
secondary or postsecondary school, a daycare center or any facility that operates
programs for children or youth, any single-family or multi-family residential use,
except a hotel or motel, or a residential use that is within a unified development
that contains both the private club and the residential use. The property is
located within the spacing distance from residential uses located in the River
Market District.
Staff is supportive of the request. There are other businesses within the River
Market District which operate as private clubs and are allowed to operate until
2:00 am seven (7) days per week. Staff does not feel the allowance of this
business to operate as a private club and remain open until 2:00 am seven days
per week 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: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 10 FILE NO.: LA-0055
NAME: 65th Street Timber Harvest Variance Request
LOCATION: Southwest corner of the W. 65th Street and Scott Hamilton Drive
Intersection
APPLICANT: 65th Street Land Co., LLC
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 50 acres
CURRENT ZONING: I-2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to harvest timber on approximately 50 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
harvest timber on approximately 50 acres divided into 2 parcels located
southwest of the W. 65th Street and Scott Hamilton Drive intersection. The
variance would allow staff to issue a grading permit for the timber harvesting
activities without imminent construction.
B. EXISTING CONDITIONS:
The 50 acre property is dense tree covered. The property drains to the east.
The property is visible from W. 65th Street and Scott Hamilton Drive. East of the
subject property across Scott Hamilton Drive is developed properties zoned I-2.
South of the subject property is a federal work training center and a windmill
manufacturing company both zoned I-2. West of the subject property is
Wakefield Village single family subdivision. The subdivision is zoned R-2. Near
W. 65th Street east of the subject property are several small zoned developed
properties zoned C-3. North of the subject property is W. 65th Street. North of
the subject property across W. 65th Street are several developed properties
zoned I-2. Between the 2 parcels is the Arkansas Food Bank zoned I-2.
C. NEIGHBORHOOD COMMENTS:
Staff has been provided proof of notifications being mailed by the applicant to all
adjacent property owners including those across streets and alleys. As of the
time of writing, staff has received one (1) telephone call from a resident of
Wakefield Village with questions and desiring additional information.
October 3, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0055
2
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
2. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of an approval of
completion.
3. Per Sec. 29-187(e)(2), provide a forestry management plan prepared by a
registered forester or certified arborist using best management practice
guidelines for silviculture in urban areas. In addition provide the following
information: total # of trees per species; total # of trees per species to be
harvested; total # of trees per species per acre; # of trees per species per
acre to be harvested.
4. Harvest activities must comply with state and federal forestry harvest
techniques and code. Damage to offsite property must be repaired by the
applicant in a timely manner.
5. Tree tops and debris generated from the harvest activity must be removed at
the conclusion of harvest to reduce the potential fire hazard. Contact the
Little Rock Fire Department for conditions and additional permits and
requirements.
6. Provide locations of vehicle tracking pad constructed per Little Rock
Sec. 29-190(12). Harvest access points through the perimeter buffer zones
shall be limited in number and constructed to the minimum width needed to
facilitate access. A curved or angled road design should be provided to limit
the visibility of the interior grading work from adjacent streets.
7. Erosion controls must be installed to reduce discharge of polluted stormwater.
8. Per Sec. 29-197(2), the harvest activities shall be expeditiously completed in
a time frame not to exceed one (1) year in duration from the time work
commences to installation of all final erosion control measures and
vegetation.
9. Per Sec. 29-179(5), undisturbed areas designated for temporary buffers shall
be kept undisturbed except for reasonable access to the site. The width of
the temporary buffer strip shall be 6% of the lot width and depth. The
minimum width shall be 50 ft where the property is adjacent to
other properties. The maximum required width shall not exceed 100 ft. The
minimum width shall be 80 ft where the subject property is adjacent to arterial
streets (65th St & Scott Hamilton Rd). In no event shall these temporary
October 3, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0055
3
strips be less than the width of the permanent buffers required for
development. Label and delineate undisturbed buffer areas on harvest plan.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters and Associates representing the applicant was
present. Staff presented an overview of the variance application. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. RECOMMENDATION:
The applicant failed to provide all information as requested at the September 11,
2013 Subdivision Committee Meeting. Staff recommends this item be deferred
to the November 14, 2013 Planning Commission meeting.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide all information as
requested at the September 11, 2013 Subdivision Committee meeting. Staff presented
a recommendation of deferred of the item to the November 14, 2013 Planning
Commission 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, 2 absent and 1 open position.
October 3, 2013
ITEM NO.: 11 FILE NO.: LA-0056
NAME: Colonel Glenn – Lawson Road Advanced Grading Variance
LOCATION: North side of Colonel Glenn Road at Lawson Road
APPLICANT: Bowman Plaza Lot 4 LLC
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 6.5 acres
CURRENT ZONING: Planned Commercial Development (PCD)
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and filling approximately 6.5 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and filling approximately 6.5 acres on the northside of
Colonel Glenn Road. Advanced grading is requested to occur on the subject
property located on the north side of Colonel Glenn Road at the Colonel Glenn
Road/Lawson Road intersection approximately 0.5 miles west of I-430. The
variance would allow staff to issue a grading permit for the advance grading
activities without imminent construction. Cut material is proposed to be removed
from the site to a nearby construction site proposed on the south side of Colonel
Glenn Road between Bowman Road and Lawson Road. An advanced grading
permit has been issued for the entire proposed construction site to be filled with
construction imminent on only portions of the property.
B. EXISTING CONDITIONS:
The 6.5 acre area is hilly with dense trees. The subject property is zoned
Planning Commercial Development. The subject property is located within the
Little Rock city limits. Advanced grading was proposed for the subject property in
the past but the construction did not occur on the property to receive the fill
material. The southern portion of the property is proposed to be used to realign
Colonel Glenn Road to the north and reduce the street curvature.
East of the subject property is a developed property zoned planned office
development with office and warehouse uses. West of the subject property is an
undeveloped property outside of the Little Rock city limits zoned R-2. South of
the subject property is Colonel Glenn Road. South of Colonel Glenn Road, east
of Lawson Road is grocery store on property zoned R-2. South of Colonel Glenn
Road, west of Lawson Road is Kinco Contractors. The property is zoned
October 3, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: LA-0056
2
planned commercial development. In addition to Kinco Contractors, there is a
volunteer fire station on property zoned R-2. North of the subject property is R-2
zoned properties. One property is used as a mobile home park. The other
property is undeveloped.
C. NEIGHBORHOOD COMMENTS:
Staff has been provided proof of notifications being mailed by the applicant to all
adjacent property owners including those across streets and alleys. As of the
time of writing, staff has received one (1) telephone call desiring additional
information.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the grading plan.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
6. Provide visual screening of the completed area by providing undisturbed
buffer strips or earthen berms. Per Sec. 29-197(3) provide line of sight
illustrations from adjacent street(s) and properties for review by the Planning
Commission. The width of the temporary buffer strips shall be 6% of the lot
width and depth. The minimum width shall be 50 ft where the subject
property is adjacent to other properties. The minimum width shall be 80 ft
where the subject property is adjacent to arterial streets (Col. Glenn Road).
October 3, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: LA-0056
3
In no event shall these buffers be less than the width of the permanent
buffers required for the development. The maximum buffer width shall not
exceed 100 ft. The elevation of the top of berms is determined by the
elevation required to obstruct visibility.
7. Construction access points should be shown on the grading plan. A curved
or angled road design should be provided to limit the visibility of the interior
grading work from adjacent streets.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the entire
property showing access points, buffers, and berms.
9. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
10. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
11. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
12. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in
Sec. 31-431(2) at the time of final inspection of the grading activities.
13. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
14. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
15. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access to these buffer areas.
16. At the completion of the land alteration activities, a minimum six (6) inches
of suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
17. Where is the proposed destination of the fill material?
October 3, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: LA-0056
4
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant is proposing to clear and grade approximately 6.5 acres. Fill
material will be cut from the subject property and trucked to the property on the
south side of Colonel Glenn Road between Bowman Road and Lawson Road.
The property has been approved for a car dealership. An advanced grading
permit was issued for grading to occur on the entire property with construction
imminent on a portion of the property. Gravel construction entrances will be
located off Colonel Glenn Road. The proposed grading plan shows a maximum
32 ft cut to occur on the subject property. The applicant has agreed that grading
will occur expeditiously and the site will be stabilized within 1 year of the
issuance of the grading permit. Any damage to city streets or infrastructure will
be repaired by the applicant prior to the acceptance and release of the 2 year
maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. Maintenance of erosion controls, detention
facilities, and construction entrances will occur as needed during the grading
period. Within 14 days of completion of the final grading, the disturbed area will
be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then
be removed.
The applicant has amended the application to provide a 50 ft undisturbed buffer
measured from the west and north property line. The area adjacent to Colonel
Glenn Road will be graded and cleared. A berm will be installed along Colonel
Glenn Road. The berm will be constructed with 3:1 side slopes and graded with
6 inches of top soil, seeded, and vegetated with native grasses. The berm will be
constructed to a height sufficient to provide visual screening of the completed
area from adjacent properties and streets.
The area adjacent to east property line will be graded and cleared to the property
line. A berm will be installed along the east property line. The berm will be
constructed with 3:1 side slopes and graded with 6 inches of top soil, seeded,
October 3, 2013
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: LA-0056
5
and vegetated with native grasses. The berm will be constructed to a height
sufficient to provide visual screening of the completed area from adjacent
properties and streets.
Orange fencing will be installed along all undisturbed buffers to prevent entry.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following condition:
1. A 50 ft undisturbed buffer should be maintained along the western and
northern property lines;
2. A berm will be constructed adjacent to Colonel Glenn Road to a height
sufficient to provide visual screening of the completed area from adjacent
properties and streets.
3. A berm will be constructed adjacent to the east property line to a height
sufficient to provide visual screening of the completed area from adjacent
properties and streets.
PLANNING COMMISSION ACTION: (OCTOBER 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
Paragraph D of the agenda staff report. Staff stated in addition to Paragraph D, the
variance request was subject to compliance with the following condition:
1. A 50 foot undisturbed buffer was to be maintained along the western and northern
property lines.
2. A berm was to be constructed adjacent to Colonel Glenn Road to a height sufficient
to provide visual screening of the completed area from adjacent properties and
streets.
3. A berm was to be constructed adjacent to the east property line to a height sufficient
to provide visual screening of the completed area from adjacent properties and
streets.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
Q
L)
W
M
U)
a
z
z
Q
J
d.
.14
I
W
"11r
i-
2
r
CL
E�
-a
0
27
0)
►0
W
U)
t�
W
_.
y
01
W
i
Q
6
W
II
Y
is
1141111115
��eo0
■o�0
E00e���
�0�o�0eom
CL
E�
-a
0
27
0)
►0
W
U)
t�
W
_.
y
01
W
i
Q
6
W
II
Y
is
1141111115
��eo0
■o�0
E00e���
CL
E�
-a
0
27
0)
►0
W
U)
t�
W
_.
y
01
W
i
Q
6
W
October 3, 2013
There being no further business before the Commission, the meeting was adjourned
at 5.10 p.m.
Gf
Da
r
Chairman Se reta