pc_11 14 2013sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
NOVEMBER 14, 2013
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Tom Brock
Alan Bubbus
Keith Cox
Janet Dillon
Keith Fountain
Obray Nunnley, Jr.
Amy Pierce
Bill Rector
Members Absent: J. T. Ferstl
Rebecca Finney
1 Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the October 3, 2013 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
NOVEMBER 14, 2013
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-8869 Pearl Management Short-form PD-R, located at
324 South Schiller Street.
B. Z-8194-A TL Addition Short-form PD-R, located on Taylor Loop
Road just North of Hinson Road.
C. Z-4403-I The Preserve at Aldersgate Short-form PD-R, located at
1303 and 1310 Aldersgate Road.
D. LA-0055 65th Street Timber Harvest Variance Request, located on
the Southwest corner of Scott Hamilton and 65th Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1705-A Haw Branch Preliminary Plat, located at 13805 Crystal
Valley Road.
2. S-1713-A Stagecoach-Baseline Revised Preliminary Plat, located
on the Northeast corner of Baseline and Stagecoach
Roads.
3. S-1715 The Village at Ison Creek Preliminary Plat, located on the
West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision.
4. S-1716 Huerta Addition Preliminary Plat, located South of Vickie
Lane and East of Beauchamp.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
5. S-878-D Mapco John Barrow Subdivision Site Plan Review,
located on the Northeast corner of Kanis and John
Barrow Roads.
6. S-1501-F Dassault Falcon Subdivision Site Plan Review, located at
3801 E. 10th Street.
7. S-1714 Coburn Land and Leasing, LLC Subdivision Site Plan
Review, located 11850 Arch Street.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
8. Z-5228-D Big Rock Mini Golf and Fun Park Revised Conditional
Use Permit, located at 11411 Baseline Road.
9. Z-6015-A Arkansas Systems Tract 4 Revised PCD, located on the
Southeast corner of Arkansas Systems Drive and Chenal
Parkway.
10. Z-6973-F The Village at Colonel Glenn Lot 4 PD-C, located in the
12600 Block of Lawson Road.
11. Z-7919-E Rock City Marina and Yacht Club Revised Long-form
PCD, located North of 3rd Street and East of Bond Street.
12. Z-8891 Watson Short-form PD-R, located at 309 Charles Street.
13. Z-8892 Gray Short-form PD-R, located at 1012 North Beechwood
Street.
November 14, 2013
ITEM NO.: A 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
November 14, 2013
SUBDIVISION
ITEM NO.: A (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.
November 14, 2013
SUBDIVISION
ITEM NO.: A (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.
November 14, 2013
SUBDIVISION
ITEM NO.: A (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.
November 14, 2013
SUBDIVISION
ITEM NO.: A (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.
November 14, 2013
SUBDIVISION
ITEM NO.: A (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.
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: (NOVEMBER 14, 2013)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
November 6, 2013, requesting withdrawal of the 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 recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: B 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: 27 FT. NEW STREET: 0 LF – Private
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow
the development of 5.74 acres with 27 single-family residential lots. The homes
are proposed containing 2,200 square feet of heated and cooled space. Each
home will contain a 2-car garage. The homes are proposed with a 5-foot side
yard setback and a 10-foot front yard setback. The rear yard setback is indicated
at 10, 15 and 20-feet.
Lots 23, 26 and 27 are indicated as reverse frontage lots. Section 31-257 allows
for the development of reverse frontage lots along an arterial street classification
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
2
or higher. The development is required to place a 10-foot restricted access
easement along the Taylor Loop Road frontage.
The site plan indicates the development of the subdivision utilizing private
streets. The streets are indicated as a 45-foot access easement with 25-feet of
pavement, back of curb to back or curb. The average lot size proposed is 88-feet
by 58-feet for a lot area of 5,104 square feet.
B. EXISTING CONDITIONS:
The site contains a single-family home with a driveway extending from Taylor
Loop Road. There are a number of mature trees located on the site. The site
has varying degrees of slope. Taylor Loop Road, adjacent to the site is a four
lane arterial street. The site abuts a single-family subdivision to the east and
north. The site abuts a church to the south.
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 Westchester Heatherbrae Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Private access is proposed for these lots. In accordance with Section
31-207, private streets are to be designed to the same standards as public
streets. A minimum access easement width of 45-feet is required and street
width of 24-feet from back of curb to back of curb.
2. A grading permit in accordance with Section 29-186 (c) and (d) is required
prior to any land clearing or grading activities at the site. Other than
residential subdivision, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. Street grades cannot exceed 16%. Provide a sketch grading and drainage
plan. A minimum 20-foot wide all weather, secondary emergency access
must be provided for subdivisions with 30 or more residential dwellings.
Show the location of the secondary access.
4. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
5. Building lines show to extend into the access easement.
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
3
6. Taylor Loop 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. Show
the centerline of Taylor Loop Road.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right of way prior to occupancy.
8. Stormwater detention ordinance applies to this property.
9. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection of Taylor Loop Road and the proposed street
complies with 2004 AASHTO Green Book standards.
10. 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.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
12. If gates are proposed to be installed, a turnaround must be provided for a
SU-30 vehicle attempting to enter the development. A stacking distance of
30-feet from pavement must also be provided.
13. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 371-4537.
14. Provide a Sketch Grading and Drainage plan per Section 29-186(e).
15. Show the existing curb and gutter and driveways on Taylor Loop Road in
the grading and drainage plan.
16. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claim
for operations on private property.
17. Since the street is proposed to be 24-feet in width, show on the plan the
area of street where parking will be restricted to one side.
18. Is access proposed to be provided from Black Bear Drive?
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object. There are overhead facilities in the vicinity of
the development. Contact Entergy early to being a discussion concerning an
electrical layout for the subdivision.
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
4
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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact of the existing water distribution
system. Proposed facilities will be sized to provide adequate pressure and
fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
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: Approved as submitted. Located less than ½ mile from HWY 10 #25
Pinnacle Mountain Express route.
Parks and Recreation: No comment received.
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. This category provides for single family homes as densities not to
exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R-2,
Single-family to PD-R, Planned Residential District, to allow the development of
single-family detached homes at a density of just under five (5) units per acre.
Master Street Plan: Taylor Loop Road is a Minor Arterial on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized
areas. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Taylor Loop Road since it is a Minor Arterial. This
street may require dedication of right of way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Taylor Loop Road. A Bike
Path is to be a paved path physically separated for the use of bicycles.
Additional right of way or an easement is recommended. 9-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the development stating the request was to allow the development of
a single-family subdivision on a 5.74 acre tract. Staff stated the proposal had
changed a number of times and questioned Mr. McGetrick as to the current
proposal. Mr. McGetrick stated the development was a detached single-family
subdivision with less than 30 homes. He stated the development would not take
access to the adjacent subdivision.
Public Works comments were addressed. Staff stated since the street was
indicated with less than 26-feet of pavement parking would be restricted to one
side of the street. Staff also stated the City would not provide residential waste
collection on the private streets unless the property owners association signed a
waiver of damage claims for operations on private property.
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
6
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 October 23, 2013, Subdivision Committee meeting. The
request is to allow the creation of 27 detached single-family homes on this
5.74 acre tract resulting in 4.7 units per acre.
All lots are proposed with a 5-foot side yard setback and a 10-foot front yard
setback. The rear yard setbacks are indicated at 20-feet, 15-feet and 10-feet.
The average lot size proposed is 88-feet by 58-feet for a lot area of 5,104 square
feet.
Lots 23 and 27 are indicated as reverse frontage lots. Section 31-257 allows for
the development of reverse frontage lots along an arterial street classification or
higher. The development is required to place a 10-foot restricted access
easement along the Taylor Loop Road frontage.
The site plan indicates the development of the subdivision utilizing private
streets. The streets are indicated as a 45-foot access easement with 25-feet of
pavement, back of curb to back or curb. The applicant has indicated parking will
be restricted to one side of the street as requested by Public Works staff.
The average home size proposed contains 2,200 square feet of heated and
cooled space and each home will contain a 2-car garage with 380 square feet.
The applicant has indicated the construction materials will be a combination of
brick, wood, hardi-board, and vinyl siding. The roof material of the homes will
most likely be asphalt shingles.
The request includes the placement of fences as typically allowed in single-family
subdivisions, 6-foot fences along the sides and rear outside the front building
line. The request also includes the placement of a 6-foot fence along the rear of
Lots 23 and 27 abutting Taylor Loop Road within the required rear yard setback.
Staff is continuing to review the request related to the street grades and the
street alignment with the drives located across Taylor Loop Road. Staff will
provide a recommendation at the November 14, 2013, public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation is forthcoming.
November 14, 2013
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8194-A
7
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.
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.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had addressed their concerns
related to the street intersection with Taylor Loop Road and the proposed street grade.
Staff stated they were in support of the request and 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 recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: C 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
November 14, 2013
SUBDIVISION
ITEM NO.: C (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.
November 14, 2013
SUBDIVISION
ITEM NO.: C (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.
November 14, 2013
SUBDIVISION
ITEM NO.: C (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.
November 14, 2013
SUBDIVISION
ITEM NO.: C (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
November 14, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1710 (Z-4403-I)
6
150-square feet in area would be required. Staff also noted the street buffer
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
November 14, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1710 (Z-4403-I)
7
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.
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.
November 14, 2013
SUBDIVISION
ITEM NO.: C (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.
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: (NOVEMBER 14, 2013)
Mr. Pat McGetrick, Mr. AJ Gilbert and Ms. Gwinn Gilbert were present representing the
request. There was one registered objector present. Staff presented the item stating
the application was originally filed as a subdivision site plan review to allow the
development of multi-family on a 2-acre parcel zoned MF-24. Staff stated during the
review process it was determined the application should be amended to a Planned
Development due to the right of way for Aldersgate Road being included in the legal
description of the property. Staff stated once the right of way was dedicated the
ownership would be less than 2-acres resulting in an overall density over 24-units per
acre. Staff stated there were three primary concerns with the proposed development.
Staff stated their concerns were lack of parking to meet the typical minimum ordinance
requirements, the intrusion on the Interstate buffer and the proposed setbacks from the
adjacent property lines. Staff presented a recommendation of denial.
November 14, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1710 (Z-4403-I)
9
Mr. Pat McGetrick addressed the Commission on behalf of the developers. He stated
the developers intended to develop the site with an upscale residential development.
He stated the development would contain a mix of one and two bedroom units. He
stated he felt the parking would be adequate to serve the units. He stated in the area
the plan was intruding into the Interstate buffer the applicant intended to add additional
plantings at one and one-half times the typical ordinance requirements. He stated he
did not feel the setbacks from the northern and southern property lines would adversely
impact the adjacent properties. He stated these properties would most likely redevelop
with non-single-family uses.
Mr. AJ Gilbert addressed the Commission on the merits of the request. He provided the
Commission with elevations for the proposed buildings. He also stated the materials
would be high quality materials including brick, stone, hardi-board. He stated due to the
dedication of right of way this created a hardship for developing the site. He stated the
survey indicated the property containing 2-acres but upon dedication the ownership
would actually be 1.6-acres. He stated the approval of the PD-R would allow for
development of multi-family at the density proposed.
Ms. Gwinn Gilbert addressed the Commission on the merits of the request. She stated
with the approval a dedication of 30-feet from centerline would be provided to the City
as right of way. She stated with the amenities proposed for the development it was
important to provide the density as proposed. She stated based on the development
providing one and two bedroom units she felt the parking would be adequate. She
stated the target market was young professionals, small families, persons working in the
nearby medical offices, clinics and hospitals. She stated she felt few of the residents
would have more than one vehicle. She stated within the landscape area additional
plantings would be provided. She stated the proposal included additional plantings at
one and one-half times the typical ordinance requirement. She stated she felt this
would off-set the encroachment into the buffers. She stated they were requesting to
develop the property as it was currently zoned which was multi-family.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the parking and the buffer were two primary concerns of the
League. She stated the parking would be a self-correcting problem. She stated if there
was not sufficient parking the residents would leave the development. She stated the
buffer was a bigger concern. She stated the Interstate buffer requirement was put into
the Zoning and Landscape Ordinances for a reason. She stated 15-feet of spacing from
a residence to the Interstate was not a sufficient setback. She stated Interstates were
noisy and the additional buffering would allow for a decrease in the noise. She stated
additional landscaping would help but the additional setback would make the
development more livable.
November 14, 2013
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1710 (Z-4403-I)
10
Mr. McGetrick stated only a small portion of the residential units encroached into the
buffer. He stated the majority of the development was providing the required buffer. He
stated the additional plantings would help off-site the noise. He stated 30-feet to 15-feet
was not significantly different when you were addressing noise and sound.
Commissioner Pierce questioned Mr. McGetrick as to the location of the existing homes
located on the site. Mr. McGetrick stated the homes were located within the 30-foot
buffer area.
Commissioner Nunnley questioned staff as to why the ordinances included the provision
for the Interstate buffer. Staff stated they were not sure but felt the buffer was included
during the rewrite of the Landscape Ordinance several years earlier. Staff stated during
the process they felt the Committee members and ultimately the City felt it was
important to provide a landscape buffer along the City’s Interstate frontages. Staff
stated they did not feel the reason for the buffer was noise but to provide additional
landscaping along the Interstates.
There was a general discussion concerning the buffering and the existing conditions of
the site. Mr. McGetrick stated the area was heavily wooded and with the additional
landscaping this would dampen the noise level for the residents.
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 8 ayes, 0 noes,
2 absent and 1 open position.
November 14, 2013
ITEM NO.: D 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.
November 14, 2013
SUBDIVISION
ITEM NO.: D (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
November 14, 2013
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE:
The applicant has again failed to provide a forestry management plan prepared by a
registered forester or certified arborist as required by ordinance. The applicant requests
a deferral of the item to the January 9, 2014 Planning Commission meeting.
November 14, 2013
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: LA-0055
4
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide a forestry management
plan prepared by a registered forester or certified arborist as required by ordinance.
Staff stated the applicant was requesting a deferral of the item to the January 9, 2014
Planning Commission meeting.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 1 FILE NO.: S-1705-A
NAME: Haw Branch Preliminary Plat
LOCATION: Located at 13805 Crystal Valley Road
DEVELOPER:
Doug Woodall
14996 N. Polk Street
Alexander, AR
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 9.78 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family and PCD
PLANNING DISTRICT: 17 – Crystal Valley
CENSUS TRACT: 42.21
VARIANCE/WAIVERS:
1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for
Lots 1 and 2.
BACKGROUND:
On July 11, 2013, a request for a preliminary plat for this property was withdrawn from
consideration by the Little Rock Planning Commission. The project consisted of
10 acres located off Crystal Valley Road, and was zoned R-2, Single-family and PCD
(expired). The owner planned to develop a residential subdivision with three (3) lots.
The lot sizes ranged from 2 to 5 acres. The property is located outside the City limits of
Little Rock but is adjacent to the City limits and within the City’s Extraterritorial Planning
Jurisdiction. The owner proposed to seek annexation as the development of the new
homes occurred.
November 14, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1705-A
2
The request included a variance from the City’s Subdivision Ordinance (Section
31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The applicant
was also seeking a waiver of the required boundary street construction to Crystal Valley
Road.
In addition the request included the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned Commercial
Development to recognize a welding shop located on the site. The PCD zoned a
10 acre parcel. Ordinance No. 16,183 adopted by the Board of Directors on March 3,
1992, reduced the area of the PCD zoning to 2.5 acres. This item was also withdrawn
by the Commission at their July 11, 2013, public hearing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to subdivide 10-acres into two (2) single-family
residential lots. The property has 335-feet of frontage along Crystal Valley Road.
The frontage will be split with each lot having 167.5-feet along the roadway. The
lots will each have a depth of 1299-feet.
The request includes the revocation of the PCD portion of zoning for the
property. Upon approval of the revocation the underlying R-2, Single-family
zoning will be restored.
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but abuts the City limits on
the south and west sides. There are two non-residential buildings located on the
site. South and west of the site is the Eagle Hill Apartment development which
includes a golf course. North of the site are two single-family homes located on
acreage.
Street improvements were installed on Crystal Valley Road with the development
of the adjacent Eagle Hill apartments located to the south. Street improvements
on Crystal Valley Road were also installed on Crystal Valley Road to the north
abutting the Crystal Wood Subdivision and to the east with the development of
the Green Diamond Subdivision. All improvements in place include curb, gutter
and sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Crystal Valley Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
November 14, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1705-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Crystal Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30-feet from centerline will be required.
2. The show proposed driveway location(s).
3. Contact Pulaski County Planning Department for conditions for developing
property in the floodplain.
4. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide septic certification prior to
final platting of the lots.
Entergy: Entergy has electrical lines in the area and it appears one is running
east to west down the middle of the property. This line will need to remain in
place until future arrangements for relocation can be made. Contact Entergy at
954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
November 14, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1705-A
4
Fire Department: Provide a letter from the area volunteer fire department
indicating their knowledge of the project and their ability to serve the
development. Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. Obtain flood development permit from Pulaski County Public Works.
2. Obtain septic approval for existing and proposed systems from Arkansas
Health Department.
3. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
4. Dedicate required right of way on Crystal Valley Road to equal one-half of
90' (45') on west side of Crystal Valley Road.
5. Dimension existing and proposed rights of way.
6. Provide Bill of Assurance.
7. Provide State Plane Coordinates.
8. Show existing houses on plat.
9. Show property owners to west and south.
10. Provide more clarity on floodplain/floodway boundaries.
11. Show FEMA flood panel number.
12. Pay $10.00 review fee.
CATA: Over one mile for nearest bus top at Baseline and Stagecoach Roads.
Contact CATA for additional information.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
November 14, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1705-A
5
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request in need of
addressing prior to the item being forwarded to the full Commission for final
action. Staff requested Mr. McGetrick provide the lot dimensions for each of the
lots along Crystal Valley Road. Staff also requested Mr. McGetrick provide the
names of unplatted tracts abutting the proposed subdivision and the names of
owners of any landlocked parcels.
Public Works comments were addressed. Staff stated Crystal Valley Road was
classified on the Master Street Plan as a collector street which would require
dedication of right of way to 30-feet from centerline. Staff also stated Pulaski
County Planning would determine the conditions for development of the portion
of property located within the floodplain.
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 plat to staff addressing a number of the issues
raised at the October 23, 2013, Subdivision Committee meeting. The applicant
has provided lot dimensions for each lot and indicated there are no landlocked
parcels abutting the proposed plat area. The applicant has also indicated a right
of way dedication of right of way to 30-feet from centerline.
The applicant is proposing to subdivide 10-acres into two (2) single-family
residential lots. The property has 335-feet of frontage along Crystal Valley Road
and a depth of 1299-feet. The proposal is to split the frontage allowing each lot
to have 167.5-feet along the roadway.
Section 31-232(b) states no residential lot shall be more than three times as
deep as it is wide, except lots approved under Paragraph (g) (residential lots
abutting a freeway, expressway or occupied mainline railroad right of way) or
zero lot line lots in the R-2, R-3, PRD and PDR zoning districts. The request is to
allow an increased lot depth to width ratio for Lots 1 and 2.
The request also includes the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned
November 14, 2013
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1705-A
6
Commercial Development to recognize a welding shop located on the site. The
PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of
Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres.
Staff is supportive of the proposed preliminary plat and the PCD revocation
request. Staff does not feel the variance to allow the increase depth to width
ratio will significantly impact the development of the lots.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232(b) to
allow an increased lot depth to width ratio for Lots 1 and 2.
Staff recommends the PCD zoning revocation be forwarded to the Board of
Directors prior to the issuance of the final plat for the proposed lots.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 1
and 2. Staff presented a recommendation the PCD zoning revocation be forwarded to
the Board of Directors prior to the issuance of the final plat for the proposed lots.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 2 FILE NO.: S-1713-A
NAME: Stagecoach-Baseline Revised Preliminary Plat
LOCATION: Located on the Northeast corner of Baseline and Stagecoach Roads
DEVELOPER:
Colliers International
1 Allied Drive, Suite 1500
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.37 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 42.08
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
northern driveway spacing less than 300 feet from other driveways and less than
150 feet from the property line.
BACKGROUND:
On June 22, 2006, the Little Rock Planning Commission approved a preliminary plat to
allow the creation of two (2) lots from this 3.37 acre tract. The final plat was not
executed and the approved preliminary plat expired.
On December 3, 2009, the Little Rock Planning Commission approved a preliminary
plat to allow the creation of two (2) lots from a property containing 3.37 acres. The site
was located at the northeast corner of Baseline and Stagecoach Roads. USA Drug
(now Wal-greens) was to retain ownership of Lot 1 and proposed to sell Lot 2. A
common access easement for ingress/egress was indicated on the plat. Both
developments would utilize a single driveway apron from Stagecoach Road. The
November 14, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A
2
sidewalks abutting the entire property were installed with the construction of the retail
building. The final plat was not executed and filed for record and the parcel remains
one tract.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to amend the previously approved Preliminary Plat to allow the
placement of a driveway on Lot 2 nearer the property line than typically allowed
by City ordinance. Proposed Lot 1 has developed with a retail user and presently
has driveways on Stagecoach Road and Baseline Road. Lot 2 is proposed to
develop with a City of Little Rock Fire Station. The lots will be final platted with a
shared driveway on Stagecoach Road between Lots 1 and 2. The employees
and visitors of the fire station (Lot 2) will use the shared access. The driveway
on Stagecoach Road serving Lot 2 will be used by the fire station truck traffic
only.
B. EXISTING CONDITIONS:
The intersection of Baseline and Stagecoach Roads contains a number of retail
uses including a convenience store with gas pumps, a strip retail center with a
multiple uses including a restaurant and vacant C-3, General Commercial District
zoned property. This site contains a Wal-greens Drug store located at the
intersection of the two (2) streets. The eastern boundary is the Fourche Creek.
To the north is an office use. A Family Dollar Store is located on Stagecoach
Road further south of this site.
Stagecoach Road is a four lane road with turn lanes at major intersections.
Sidewalk has been placed adjacent to the site. There is a marked bike lane
located on Stagecoach Road. Baseline Road is a two lane road. Sidewalks
have been placed adjacent to the site.
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
Otter Creek Homeowners Association, Southwest Little Rock United for
Progress, Bentley Court Property Owners Association and the Wedgewood
Creek Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The access and utility easement should extend the floodway easement.
November 14, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A
3
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 36-feet. A variance must be requested for the proposed north
driveway. Driveway spacing is 300-feet from other driveways and 150-feet
from the property line.
4. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required. At
arterial\arterial intersections an addition 10-feet of right-of-way should be
dedicated for a future right turn lane and dual left turn lanes.
5. A 75-foot radial right-of-way dedication should be made at the intersection of
Stagecoach Road and Baseline Road.
6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements such as a sign located in the right-of-way.
7. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55-feet from centerline will be required.
AHTD -
1. AHTD needs more information concerning the driveway. Provide driveway
width, show the driveway to constructed as per the DR-1 detail, show the
location of the driveway in relationship to the property line and provide a
driveway application in the name of the owner.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Entergy has no objections to this plat as long as easements are
retained for existing electrical facilities on the western and northern boundaries of
the area. Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
November 14, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of 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
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.
November 14, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A
5
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Directly on the #23 Baseline/Southwest bus route. 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: (October 23, 2013)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were few
outstanding technical issues in need of addressing prior to the Commission
meeting. Staff questioned why the plat was indicated with a 45-foot platted
building line as opposed to a 25-foot platted building line which was typically
required in the C-3, General Commercial Zoning District.
Public Works comments were addressed. Staff stated the plat included a
variance to allow the drive located on Lot 2 nearer the property line than typically
allowed. Staff stated the use of the drive would be limited to emergency vehicle
traffic. Staff stated all employees and visitors would access the site via a shared
driveway/access easement located on the common property lines between
Lots 1 and 2. Staff stated right of way dedications and radial dedications would
be required to meet the minimum standards of the Master Street Plan.
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 October 23, 2013, Subdivision Committee meeting. The plat has
been indicated with a 25-foot front building line as typically required by the zoning
November 14, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A
6
district. The plat also indicates the placement of right of way and radial
dedications as required by the Master Street Plan.
The applicant is proposing to amend the previously approved preliminary plat
and to final plat the site into two (2) individual lots. The approval will allow the
placement of a driveway on Lot 2 nearer the property line than typically allowed
by the Subdivision and Boundary Street Ordinances (Sections 30-43 and
31-210).
Lot 2 is proposed to develop with a City of Little Rock Fire Station. Lot 1 has
developed with a retail user; Wal-greens. The lots will be final platted with a
shared driveway on Stagecoach Road between Lots 1 and 2. The customers of
the retail business will continue to use the drive extending from Stagecoach
Road and Baseline Road as access to Lot 1. The employees and visitors of the
fire station (Lot 2) will use the shared access. The driveway on Stagecoach
Road serving Lot 2 will be used by the fire station truck traffic only.
Staff is supportive of the request. Staff does not feel the variance to allow the
placement of the drive nearer the property line than typically allowed 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 Sections 30-43 and
31-210 to allow the placement of the driveway located on Lot 2 nearer the
property line than typically allowed.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 Sections 30-43 and 31-210 to allow the placement of the driveway located
on Lot 2 nearer the property line than typically allowed.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 3 FILE NO.: S-1715
NAME: The Village at Ison Creek Preliminary Plat
LOCATION: Located on the West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision
DEVELOPER:
Ison Creek Development LLC
2024 Arkansas Valley Drive, Suite 307
Little Rock, AR 72212
ENGINEER:
Central Arkansas Engineering PLLC
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 20.70 acres NUMBER OF LOTS: 51 + 6 tracts FT. NEW STREET: 2,375 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCE/WAIVERS:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
3. A variance from the City’s Land Alteration Ordinance to allow advanced grading of
the proposed lots.
The applicant submitted a request dated November 5, 2013, requesting deferral of this
item to the January 9, 2014, public hearing. Staff is supportive of the deferral request.
November 14, 2013
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1715
2
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
November 5, 2013, requesting deferral of this item to the January 9, 2014, public
hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 4 FILE NO.: S-1716
NAME: Huerta Addition Preliminary Plat
LOCATION: Located South of Vickie Lane and East of Beauchamp
DEVELOPER:
Felipe Huerta
19711 Joe Road
Little Rock, AR 72210
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.53 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 22 – West Fourche
CENSUS TRACT: 42.07
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow the subdivision of 8.53 acres into four (4) single-family
residential lots. The lots range in size from 1.05 acres to 4.3 acres. The lots will
be served via a private access from Vickie Lane. The applicant is providing a
20-foot access and utility easement along the northern boundary of Lots 1 and 3.
A 40-foot private access and utility easement will be placed along the common
lot lines of Lots 1 and 3 and Lots 2 and 3 to serve Lot 4.
The applicant has indicated water will be provided by Central Arkansas Water.
Septic system approval will be provided at the time of final platting for each of the
individual lots.
November 14, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1716
2
B. EXISTING CONDITIONS:
The property is located outside the City limits but within the City’s Extraterritorial
Planning Jurisdiction. The property is accessed by Vickie Lane which is a narrow
unimproved roadway which appears to be a recorded easement and not a public
street. The properties abutting the proposed plat are primarily
single-family homes. There are a number of manufactured homes in the area
including single and double wide homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff not has received any comment from area residents
concerning the proposed request. All abutting property owners were notified of
the public hearing. There is not an active neighborhood associated located in the
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide a 20-foot access and utility easement along the northern perimeter of
Lots 1 and 3 to extend the entire frontage of the property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide septic certification at the
time of final platting.
Entergy: Entergy does not object to the plat and will extend service to individual
property owners as required. Easement discussions can occur at that time if
needed. Contact Entergy at 954-5158 for additional information
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
November 14, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1716
3
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
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: The West Pulaski Fire Protection Division #23 provides fire
protection service to the area along with first responder emergency medical
services. A fire hydrant should be placed at the driveway of the development.
The hydrant should be no more than 1,000 feet from Lot 4 home site. Place fire
hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department
for additional information.
County Planning:
1. Show source of title.
2. Provide septic approval for existing and proposed systems for all lots.
3. Provide Bill of Assurance.
4. Provide owner/subdivider information
5. Show all required Certificates, (i.e. plat approval, surveying accuracy,
owner) etc.
November 14, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1716
4
6. Obtain fire department approval for new buildings.
7. Show state plane coordinates.
8. Pay $10.00 review fee.
CATA: Over six (6) miles out of CATA service area.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Joe White of White-Daters and Associates was present. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request. Staff stated it would be necessary to provide septic
certification for the proposed lots prior to final platting. Staff also stated the plat
should include the City and County certifications including certificate of owner,
certificate of surveying accuracy, certificate of engineering and certificate of
recording.
Public Works comments were addressed. Staff stated the 20-foot access and
utility easement should be extended along the northern boundary of the property
of Lots 1 and 3.
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 a number
of the issues raised at the October 23, 2013, Subdivision Committee meeting.
The proposed plat includes certifications to comply with both the City and County
ordinances. The access and utility easement has been indicated along the
northern boundary of Lots 1 and 2 as requested by staff.
The request is to allow the subdivision of 8.53 acres into four (4) single-family
residential lots. The lots range in size from 1.05 acres to 4.3 acres. The lots will
November 14, 2013
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1716
5
be served via a private access from Vickie Lane. The request includes a
variance from Section 31-231 to allow the creation of lots without public street
frontage. The applicant is providing a 20-foot access and utility easement along
the northern boundary of Lots 1 and 3 to ensure access to this property and also
a parcel located along the eastern boundary of this site. In addition, a 40-foot
private access and utility easement is indicated along the common lot lines of the
proposed subdivision to serve Lot 4. Water will be provided by Central Arkansas
Water. Septic system approval will be provided at the time of final platting for
each of the individual lots.
Staff is supportive of the request. Staff does not feel the creation of the lots with
private access will adversely impact the developability of the lots. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval from the variance request from Section 31-231 to
allow the creation of lots without public street frontage.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-231 to allow the creation of lots without public street frontage.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 5 FILE NO.: S-878-D
NAME: Mapco John Barrow Subdivision Site Plan Review
LOCATION: Located on the Northeast corner of Kanis and John Barrow Roads
(8700 and 8818 Kanis Road)
DEVELOPER:
NTI Investments LLC
7102 Commerce Way
Brentwood, TN 37027
ENGINEER:
Barge, Waggoner, Summer & Cannon, Inc.
Attn. Jay Fulmer
211 Commerce Street Suite 600
Nashville, TN 37201
AREA: 1.2 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.03
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drives
nearer the property lines than typically allowed per ordinance. (150 feet from the
property lines and 300 feet from the intersection)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval per Section 31-13 of the Little Rock Code to
allow the construction of multiple buildings; a 4,800 square foot convenience
store and a 44-foot by 144-foot fuel canopy, on this 1.2 acre parcel. The store is
proposed with ten (10) fuel dispensers. The front of the building and the fueling
center are located facing Kanis Road.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
2
The request includes a variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Kanis Road and on John Barrow Road nearer the
property line and nearer the intersection than typically allowed per the
Subdivision and Boundary Street Ordinances. Per the typical ordinance standard
drives are to be located 150 feet from the property line and 300 feet from an
intersection. The drive on Kanis Road is proposed 25 feet from the eastern
property line and 230 feet from the intersection of John Barrow and Kanis Roads.
The drive on John Barrow Road is located 50 feet from the northern property line
and 238 feet from the intersection of John Barrow and Kanis Roads.
The request also includes the abandonment of a utility easement running north
and south along the common lot lines of the existing lots.
B. EXISTING CONDITIONS:
The property contains two buildings; a vacant branch bank and a vacant retail
building. North of the property is a strip center which contains a mixture of office
and commercial uses. Along John Barrow Road to the north are a number of
office and commercial businesses contained within strip centers and within stand
alone buildings. At the intersection of John Barrow and Kanis Road there are
convenience stores on the northwest and southwest corners. Across John
Barrow Road is a carwash, an office use in a converted single-family home and a
tobacco store. West of the intersection of John Barrow and Kanis Road begins a
number of medical offices and clinics and further west is the Baptist Hospital
Campus.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff not has received any comment from area residents
concerning the proposed request. All property owners located within 200 feet of
the site along with the John Barrow Neighborhood Association, the Twin Lakes B
Property Owners Association, the Twin Lakes A Property Owners Association,
the Pennbrook Clover Hill Property Owners Association and the Brownwood
Terrace Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
At arterial/arterial intersection the applicant shall dedicate an additional
10-feet of right-of-way for a right turn lane. Total dedication is 55-feet.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
3
2. John Barrow 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.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
John Barrow Road and Kanis Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. A right turn lane
should be constructed adjacent to the property. The new back of curb
should be located 46-feet from the right-of-way centerline. The back of the
sidewalk should be placed at the property line.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan. If
detention is already provided on site, the detention must continue to be
provided. If detention is not already provided, a comparison should be
made of impervious surface area. Detention should be provided for
additional proposed impervious surface area.
9. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent
property.
10. 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.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Coordinate design of traffic signal upgrade if required with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
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 and be constructed per Public Works Detail PW-34.
Show the wheel tracking of the transport truck on site. A variance should be
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
4
requested for driveway locations not spaced 150 feet from the property lines
and 300 feet from the intersection. Staff believes the Kanis Road driveway
should be shared with the existing driveway to the east.
14. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Entergy has 3-phase power line along the street on the west side of
the property. There are secondary lines feeding a streetlight on the southwest
corner of the plan. The City would have to agree to any relocation. The other
poles south and east contain private area lights. Developer would need to work
with Entergy for relocation/removal. Contact Entergy at 954-5158 for additional
information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the
water meter.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
5
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: #3 Baptist and #9 Barrow Road routes serve intersection. Existing bus
stop with creative outdoor advertising bus bench located at the northeast corner
of intersection. Proposed right turn lane will require moving bus stop further to
the east, ineffectively serving businesses/locations at intersection.
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 ordinances.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
6
2. An automatic irrigation system to water landscape areas is required.
3. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan prepared by a Design professional as defined by
the City’s Landscape Ordinance.
4. The Zoning Ordinance requires a street buffer with an average width of twelve
(12) feet on Kanis Road and thirteen (13) feet on John Barrow Road. The
minimum dimension is one-half of the full requirement, in no case less than
nine (9) feet.
5. A small amount of building landscaping is required.
6. Curb and gutter or another approved border is required to protect landscape
areas from vehicular traffic.
7. Interior landscape islands at least one hundred-fifty (150) square feet in area
and seven and one-half (7 ½) feet in width are required to comprise at least
eight (8) percent of the vehicular use area. The plan appears to be deficient in
interior landscape area.
8. The dumpster must be screened to comply with Zoning Ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Paxton Singleton of Global Surveying was present representing the request.
Staff presented an overview of the development stating the request was a
Subdivision Site Plan Review for the placement of multiple buildings on a single
parcel. Staff stated there was a variance associated with the request related to
driveway spacing. Staff noted the ordinance stated driveways were to be placed
150-feet from the property line and 300-feet from the intersection. Staff noted
both drives, the drive on John Barrow and the drive on Kanis Road, did not meet
this typical spacing requirement. Staff stated all other aspects of the
development appeared to comply with the development standards of the zoning
ordinance for C-3, General Commercial District zoned property.
Staff questioned the proposed signage plan including building and ground
signage. Staff also stated the John Barrow Neighborhood Association was in the
process of developing a Design Overlay District and requested the applicant
provide details concerning fencing, dumpster screening and location and building
materials.
Public Works comments were addressed. Staff stated additional right of way
was required to meet the Master Street Plan on Kanis Road. Staff also stated a
radial dedication was required at the intersection of John Barrow Road and Kanis
Road and right of way to 45-feet was required on John Barrow Road. Staff
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
7
stated a grading permit was required prior to any construction on the site. Staff
also stated plans for construction in the right of way would require approval from
Traffic Engineering. Staff stated damage to public and private property due to
hauling operations or operation of construction related equipment from a nearby
construction site was to be repaired by the responsible party.
Landscaping comments were addressed. Staff stated the required landscape
strip along Kanis Road was to be 12-feet and along John Barrow Road 13-feet.
Staff noted the plan indicated a 9-foot landscape strip along Kanis Road. Staff
stated they felt the site plan could be modified to include the landscaping
required by the City’s landscape and buffer ordinances. Staff stated interior
islands were to be 7 ½-feet in width and a minimum of 150 square feet in area.
Staff stated an automatic irrigation system was required to water landscape strips
and a landscape plan stamped with the seal of a registered landscape architect
was required at the time of building permit application.
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 October 23, 2013, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, indicated the required
landscape strips along Kanis and John Barrow Roads and stated the
development would comply with the standards being considered for the John
Barrow Road Design Overlay District.
The applicant is seeking approval per Section 31-13 of the Little Rock Code to
allow the construction of multiple buildings on this site. The plans include the
construction of a 4,800 square foot convenience store and a 44-foot by 144-foot
fuel canopy, on 1.2 acres. Ten (10) fuel dispensaries are proposed with the
development. The front of the building and the fueling center are located facing
Kanis Road. Section 31-13 of the Little Rock Code sets forth procedures for
processing multiple building site plans and to establish the standards for the
development of site. The Subdivision Site Plan review is a development review
process that provides for case by case consideration of project particulars
including the provision of parking and landscaping in accordance with the
appropriate ordinances, siting of buildings, and the relationship with adjoining
properties.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
8
As noted, the property is zoned C-3, General Commercial District. The typical
setbacks for this zoning district are 25-feet on the street sides with a 15-foot rear
yard setback. There is no side yard setback required when abutting similar
zoning. The site plan as presented exceeds the minimum requirements. The
setback along Kanis Road is indicated at 30-feet. The setback along John
Barrow Road is also indicated at 30-feet and the rear yard setback is indicated at
25-feet.
The site plan indicates the placement of street buffers and landscape strips to
comply with the minimum standards of the zoning district. The site plan includes
a 12-foot street buffer along Kanis Road and a 13-foot street buffer along John
Barrow Road. Interior landscaping and building landscaping will be provided to
comply with Chapter 15, the City’s Landscape Ordinance requirements.
The request includes a variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Kanis Road and on John Barrow Road nearer the
property line and nearer the intersection than typically allowed per the
Subdivision and Boundary Street Ordinances. Per the typical ordinance standard
drives are to be located 150 feet from the property line and 300 feet from an
intersection. The drive on Kanis Road is proposed 25 feet from the eastern
property line and 230 feet from the intersection of John Barrow and Kanis Roads.
The drive on John Barrow Road is located 50 feet from the northern property line
and 238 feet from the intersection of John Barrow and Kanis Roads.
The request also includes the abandonment of a utility easement running north
and south along the common lot lines of the existing lots. The applicant must
provide letters from the various utility companies and public works stating their
agreement with the abandonment prior to the Board of Directors acting on the
request.
The property has frontage on two (2) streets and is allowed the placement of
two (2) ground signs on the site. The maximum height of the signs allowed in
36-feet and the maximum sign area allowed is 160 square feet. Building signage
is allowed on the building facades abutting Kanis and John Barrow Roads. The
maximum signage allowed in ten (10) percent of the façade area. Signage is
also allowed on the fuel canopy where there is street frontage. This signage is
also limited to a maximum of ten (10) percent of the façade area.
The applicant is proposing a monument sign at the southeast corner along Kanis
Road and a pylon sign near the southwest corner facing John Barrow Road.
Both signs comply with the commercial signage standards established by the
zoning ordinance.
November 14, 2013
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-878-D
9
Staff is supportive of the request. The request is to allow the placement of a
convenience store with a detached fuel canopy on the site. The development
appears to comply with the typical ordinance standards with the exception of the
placement of the driveways along both the abutting streets. Although there is a
variance associated with the placement of the driveways staff does not feel the
variance will adversely impact the abutting streets. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
feels the redevelopment of the site as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 Sections 30-43 and 31-210 to allow the placement of the driveway located
on John Barrow Road and Kanis Road nearer the property line than typically allowed.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 6 FILE NO.: S-1501-F
NAME: Dassault Falcon Subdivision Site Plan Review
LOCATION: Located at 3801 East 10th Street
DEVELOPER:
Dassault Falcon
3801 E. 10th Street
Little Rock, AR 72203
ENGINEER:
FTN, Associates LTD.
3 Inwood Circle, Suite 220
Little Rock, AR 72203
ARCHITECT:
Hurd Long Architects and Design Consultants, PC
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 25 - Port
CENSUS TRACT: 2
VARIANCE/WAIVERS:
1. A variance from Section 36-320(d) to allow increased building height from 45-feet as
typically allowed in the I-2 zoning district to a maximum height of 60-feet.
2. A variance from Section 36-522 to allow a reduced land use buffer along the
northern perimeter (East 9th Street).
3. A variance from Section 36-523 to eliminate the required screening along the
northern perimeter (East 9th Street).
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval per Section 31-13 of the Little Rock Code to
allow the construction of a 240,720 square foot 14-bay hangar located on the
west side of the existing Dassault Falcon Jet facility. The building project is a
new building at the DFJ facility that at present consists of 850,000 square feet of
aircraft service hangars, aircraft painting hangars, interior design offices, interior
fabrication and installation shops, cafeteria and administrative offices. The
proposed project consists of three (3) main elements; a 186,440 square foot
hangar space divided into two (2) seven (7) bay aircraft hangars, 26,860 square
foot of core areas, offices and work areas and 26,860 square feet of second floor
core area, mechanical and meeting room space.
The project construction consists of a steel and metal panel building, interior
mechanical systems, aircraft parking and access ramps on all four (4) sides of
the building, water detention and drainage structures around the building and a
mechanical yard with fire suppression water holding ponds and fire pumps. The
facility will operate 24-hours per day, 7-days per week.
The request includes variances from various ordinance development standards
including a variance for the northern perimeter for the land use buffer and the
required screening. The applicant is also requesting a variance to allow an
increased building height from 45-feet as typically allowed in the I-2 zoning
district to a maximum height of 60-feet.
B. EXISTING CONDITIONS:
The site is located between former East 9th and East 10th Streets. The property
to the south is the existing Dassault Falcon Jet facility. The area around the
Dassault site is property owned by the Bill and Hillary Clinton Airport
Commission. There are runways located along both the eastern and western
perimeters of the site. The property to the north is vacant and is the former
Hollingsworth Housing Development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff not has received any comment from area residents
concerning the proposed request. All property owners located within 200-feet of
the site along with the East Little Rock Neighborhood Association were notified of
the public hearing.
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Stormwater detention ordinance applies to this property.
3. 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.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Entergy has been working with the customer regarding its expansion
and electrical facilities modifications to accommodate the development. – No
objection. Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
4
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
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: Bus no longer serves this area effective February 2013. The nearest
bus stops are at 11th and Townsend Streets or at Main Terminal of Airport.
Parks and Recreation: No comment received.
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s Landscape and Buffer Ordinances.
2. An automatic irrigation system to water landscape areas is required.
3. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
4. A fifty (50) foot wide land use buffer is required along the north perimeter
where the site abuts residentially zoned property. As a component of the
buffer, opaque screening is required on that perimeter. The area of the former
East 9th Street right-of way, which was retained as easement, may not be
used to fulfill the buffer requirement.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
The applicant was not present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request.
Staff stated the request was a Subdivision Site Plan Review to allow multiple
buildings to be located on the site. Staff stated there were variances associated
with the request related to building height, screening and buffering. Staff stated
they would work with the applicant to resolve any outstanding technical issues
associated with the request prior to the public hearing. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The applicant has indicated they will
contact the Airport Authority concerning the placement of the proposed perimeter
fence along the abandoned East 9th Street and relocate the fence accordingly to
the Airport’s ownership.
The applicant is seeking approval of a multiple building site plan review to allow
the construction of a new 240,720 square foot 14-bay hangar located on the west
side of the existing Dassault Falcon Jet facility. The DFJ facility presently has a
number of buildings containing 850,000 square feet of aircraft service hangars,
aircraft painting hangars, interior design offices, interior fabrication and
installation shops, cafeteria and administrative offices.
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
6
The proposed project consists of three (3) main elements, a 186,440 square foot
hangar space divided into two (2) seven (7) bay aircraft hangars, 26,860 square
foot of core areas, offices and work areas and 26,860 square feet of second floor
core area, mechanical and meeting room space.
The project construction consists of a steel and metal panel building, interior
mechanical systems, aircraft parking and access ramps on all four (4) sides of
the building, water detention and drainage structures around the building and a
mechanical yard with fire suppression water holding ponds and fire pumps. The
facility will operate 24-hours per day, 7-days per week.
The request includes variances from various ordinance development standards
including a variance for the northern perimeter for the land use buffer and the
required screening. A fifty (50) foot wide land use buffer is required along the
north perimeter where the site abuts residentially zoned property. As a
component of the buffer, opaque screening is required on that perimeter. The
ordinance does not allow easements to count in fulfilling this requirement. The
area of the former East 9th Street right-of way was retained as an easement.
Staff is supportive of the variance to allow the reduced land use buffer along the
northern perimeter and the request for the waiver of the screening requirement in
the same area. Although the vacant, Housing Authority property to the north is
residentially zoned, it will most likely become Airport property and zoned
industrially in the near future.
The applicant is also requesting a variance to allow an increased building height
from 45-feet as typically allowed in the I-2 zoning district to a maximum height of
60-feet. The applicant has indicated there are two (2) potential options for the
new construction, both of which will exceed the maximum height allowed in the
I-2, Light Industrial Zoning District. Staff is supportive of the proposed building
height. The building height must be approved by the airport prior to construction.
The applicant is seeking approval per Section 31-13 of the Little Rock Code. The
ordinance sets forth procedures for processing multiple building site plans and to
establish the standards for the development of site. The Subdivision Site Plan
review is a development review process that provides for case by case
consideration of project particulars including the provision of parking and
landscaping in accordance with the appropriate ordinances, siting of buildings,
and the relationship with adjoining properties.
Staff is supportive of the request. Staff does not feel the variance request to
allow an increased building height or the variances to allow the reduced buffer
and screening along the northern perimeter will adversely impact the area.
November 14, 2013
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1501-F
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the following variance requests:
1. A variance from Section 36-320(d) to allow increased building height from
45-feet as typically allowed in the I-2 zoning district to a maximum height of
60-feet.
2. A variance from Section 36-522 to allow a reduced land use buffer along the
northern perimeter (East 9th Street).
3. A variance from Section 36-523 to eliminate the required screening along the
northern perimeter (East 9th Street).
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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
following variance requests:
1. A variance from Section 36-320(d) to allow increased building height from 45-feet as
typically allowed in the I-2 zoning district to a maximum height of 60-feet.
2. A variance from Section 36-522 to allow a reduced land use buffer along the
northern perimeter (East 9th Street).
3. A variance from Section 36-523 to eliminate the required screening along the
northern perimeter (East 9th Street).
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 7 FILE NO.: S-1714
NAME: Coburn Land and Leasing, LLC Subdivision Site Plan Review
LOCATION: Located at 11850 Arch Street
DEVELOPER:
Coburn Land and Leasing LLC
11850 Arch Street
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 30+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Not Applicable – located within the City’s Extraterritorial Planning
Jurisdiction in which the City exercises subdivision only
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 40.06
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is located within the City’s planning jurisdiction in which the
subdivision ordinance only is enforced. Section 31-13 provides the criteria for
review of sites containing multiple buildings. The ordinance requires
developments involving the construction of two (2) or more buildings to be
reviewed and approved by the Planning Commission. The site contains
30+ acres. There were three (3) buildings located on site and the applicant has
recently constructed a fourth building. The new building is an 80-foot by 201-foot
building. The building will be used as a warehouse. The site does not have
public street frontage. The site is served by a 50-foot ingress/egress easement
extending from Arch Street Pike.
November 14, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1714
2
B. EXISTING CONDITIONS:
The property is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. Within this area the City does not exercise
zoning jurisdiction but exercises only subdivision control. The property is located
in an industrial area. There are a number of businesses located along the
access easement, many of which have outdoor storage. Within the general area
there are residential and non-residential uses located along Arch Street Pike.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff not has received any comment from area residents
concerning the proposed request. All property owners located within 200-feet of
the site along with Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Arch Street Pike is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required.
2. Vinson 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide septic certification for the
new construction.
Entergy: Entergy has existing power lines on various lots on this site plan which
will need to remain. Developer/customer will need to work with Entergy for any
facility adjustments. Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
November 14, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1714
3
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
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: Provide a letter from the area Volunteer Fire Department
indicating their knowledge of the project. Place fire hydrant(s) per code.
Maintain access. Contact the Little Rock Fire Department for additional
information.
November 14, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1714
4
County Planning:
1. Show source of title.
2. Provide septic approval for new and existing buildings.
3. Obtain fire department approval for new buildings.
4. Show FEMA flood panel information.
5. Show state plane coordinates.
6. Show existing contours.
7. Show vicinity map.
8. Pay $33.00 review fee.
CATA: About two miles from nearest bus stop.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Landscaping is required for any new vehicular use areas and landscape
upgrades will be required for existing vehicular use areas.
3. If the site is over one (1) acre in size, an automatic irrigation system is
required to water landscape areas. If less than one (1) acre, a water source
must be located within seventy-five (75) feet of landscape areas.
4. A landscape plan prepared by a Design Professional as defined by the City’s
Landscape Ordinance must be submitted and approved prior to any
construction.
5. Buffers and opaque screening are required where the site abuts any
residential use.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
The applicant was not present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request.
Staff stated the request was a Subdivision Site Plan Review request to allow the
November 14, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1714
5
placement of multiple buildings on a single parcel. Staff stated the site was
located outside the City limits but with the City’s Extraterritorial Planning
Jurisdiction. Staff stated within this area the City did not exercise zoning only the
enforcement of the subdivision ordinance. Staff stated there were no outstanding
technical issues associated with the request in need of addressing via a revised
site plan. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The applicant is seeking approval per
Section 31-13 of the Little Rock Code. The ordinance sets forth procedures for
processing multiple building site plans and to establish the standards for the
development of site. The Subdivision Site Plan review is a development review
process that provides for case by case consideration of project particulars
including the provision of parking and landscaping in accordance with the
appropriate ordinances, siting of buildings, and the relationship with adjoining
properties. The site contains 30+ acres. There were three (3) buildings located
on site and the applicant has recently constructed a fourth building. The new
building is an 80-foot by 201-foot building to be used as a warehouse. The site
does not have public street frontage on Arch Street Pike. The site is served by a
50-foot ingress/egress easement extending from Arch Street Pike.
Staff is supportive of the request. Staff does not feel the placement of the
additional building on this site containing 30+ acres will significantly impact the
development or the area. The buildings have been placed with a substantial
setback from the property lines. The applicant has indicated with any additional
site improvements, landscaping will be brought in to compliance accordingly.
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: (NOVEMBER 14, 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.
November 14, 2013
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1714
6
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 8 FILE NO.: Z-5228-D
NAME: Big Rock Mini Golf and Fun Park Revised Conditional Use
Permit
LOCATION: Located at 11411 Baseline Road
Owner/Applicant: Marci Hugg Hall - Developer
Crafton Tull and Associates - Engineer
Proposal: A request to revise the Conditional Use Permit to provide the
site plan for the previously identified miniature golf activities
on the site.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the southeast corner of Interstate-430 and Baseline Road
(State Highway 338).
2. Compatibility with Neighborhood:
Adjacent property to the south was zoned PCD in August of 2005 and since the final
development plan was not submitted within the three (3) years as set-forth in the
Zoning Ordinance the approval of the PCD has expired. The underlying zoning is
R-2, Single-family. The property immediately east of the site is zoned I-2, Light
Industrial and contains a recreational vehicle storage area. A small number of
single-family homes are located on the R-2, Single-family zoned property further
east. The properties across Baseline Road area zoned R-2, Single-family and I-2,
Light Industrial. An engineering office is located on the I-2, Light Industrial lot and
the Arkansas State Highway Department facilities are located on the R-2, Single-
family zoned property. The elevated I-430 right of way is adjacent to the west.
Allowing the development of miniature golf as a component of this previously
approved outdoor amusement park should not affect the site’s compatibility with the
neighborhood. Southwest Little Rock United for Progress was notified of the
proposed revision to the Conditional Use Permit.
3. On-Site Drives and Parking:
The site currently contains 72 on-site parking spaces with a single access point on
Baseline Road. An additional 24 spaces will be added through Phase II of the
miniature golf portion of the development.
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
2
4. Screening and Buffers:
1. Site plan must comply with the City’s Landscape and Buffer Ordinances.
2. An automatic irrigation system to water landscape areas is required.
3. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
4. A thirty (30) foot wide buffer is required along the Interstate perimeter of the site.
Both phases of the miniature golf course appear to extend in to this area.
5. Based on the percentage of building expansion and increased site development,
an upgrade in landscaping to the existing development may be required.
6. Curb and gutter or another approved border is required to protect landscape
areas from vehicular traffic.
7. Interior landscape islands at least one hundred-fifty (150) square feet in area and
seven and one half (7 ½) feet in width are required to comprise at least eight (8)
percent of the vehicular use area. The parking expansion area appears to be
deficient in interior landscape islands.
8. All existing landscaping is to be in good condition and replaced or repaired as
needed.
5. Public Works Comments:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
2. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. If detention is already
provided on site, the detention must continue to be provided. If detention is not
already provided, a comparison should be made of impervious surface area.
Detention should be provided for additional proposed impervious surface area.
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. An advanced grading variance must be
requested for Phase 2 to be graded with Phase 1.
6. Utility and Fire Department Comments:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility
for any additional information.
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
3
Entergy: Entergy does not object to this CUP, but customer should be conscious of
existing power line running over, or just to the north of the Phase I playground area.
Proper clearances must be maintained. Contact Entergy at 954-5158 for additional
information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of
water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and 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 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
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
4
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: Directly on #23 Baseline/Southwest bus route.
Parks and Recreation: No comment received.
7. Subdivision Committee Comments: (October 23, 2013)
Mr. Frank Riggins was present representing the request. Staff presented an
overview stating the item was a review to allow the addition of miniature golf on the
site which was being used as an outdoor amusement park. Staff requested
additional information concerning signage, the use of the service road and the
proposed clearing within the buffer along I-430. Staff also questioned the location of
the dumpster and noted the dumpster would require screening.
Public Works comments were addressed. Questioned if clearing or grading
activities would take place within the Phase II portion of the development with the
construction of Phase I Construction. Staff stated to allow grading within the Phase
II portion of the development would require a variance to the City’s Land Alteration
Ordinance. Mr. Riggins stated grading would not take place within the Phase II
portion of the development without construction. Staff stated the City’s stormwater
detention ordinance would apply to the development of the site.
Landscaping comments were addressed. Staff also stated a 30-foot buffer was
required along the Interstate. Mr. Riggins stated the developer was proposing to
clear the underbrush and remove some of the trees within the buffer area.
Mr. Riggins stated all trees removed would be less than 4-inches in caliper. Staff
stated all existing landscaping was to be in good condition or replaced as needed.
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
5
8. Staff Analysis:
On January 30, 1996, the Planning Commission approved a Conditional Use Permit
to allow for development of an outdoor family amusement park on this I-2, Light
Industrial zoned property. The development was to have been built in three phases.
Phase I included two (2) go-cart tracks, an arcade building and the northern portion
of the parking lot. Phase II included a bumper boat pond, a baseball batting cage,
maintenance building and the remaining southern part of the parking lot along the
east property line. Phase III included a miniature golf course which would be
planned at a later date and be submitted to the Planning Commission at the time of
development.
On February 5, 1998, the Little Rock Planning Commission approved a revision to
the Conditional Use Permit to allow the addition of a third go-cart tract called a “slick
track” to be located in the center of the development. Other minor changes reduced
the previously approved second go-cart track to a smaller “rookie tract”, relocated
the bumper boat pond to the western side of the development, adjacent to the
Interstate, and relocated the shop building to the center of the development. A
private fire hydrant was required at the location of the fuel tanks and fuel storage
area.
The current request includes modifications to the previously approved elements of
the site plan and the addition of several new items all related to outdoor amusement.
The plan is a multi-phased development with the applicant requesting flexibility in the
particulars of installation of the various activities. The plan includes the addition of a
climbing wall, landscape feature, playground area, 18-hole miniature golf course,
ropes course, construction of a several small pavilions, several building expansions
to tie the existing buildings together, a 24-space parking lot and the development of
an additional 18-hole miniature golf course. Building square footage is
approximately 1,200 square feet. The go-cart tract, the swimming pool and batting
cages will remain with minor modifications.
The applicant submitted responses to comments raised at the October 23, 2013,
Subdivision Committee meeting. The applicant has provided the proposed signage
plan, a note indicating the use of the service road and the proposal for clearing
within the buffer along I-430. The revised plan also includes the placement of the
dumpster and provided a note concerning the required screening.
The applicant is requesting limited clearing of small trees and underbrush from the
buffer along I-430 to increase visibility. The clearing will be limited to under brush
and trees less than 4-inches in caliper. The ordinance requires the placement of a
minimum of thirty (30) feet of buffer when abutting an express way, except within the
mature area. This property is not located within the mature area as defined by the
zoning ordinance.
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
6
The applicant proposes to place a 48-inch high iron fence and gate on the Baseline
Road side. The existing chain link fence will be replaced with vinyl wrapped fencing
as needed. The gate will be open during business hours.
A sprinkler system on the entire property will be installed. New flower beds and
water features to include a fountain where there is an existing large rock in the front
yard will be installed. Mulch and ground cover will be added. The 18-hole miniature
golf course will be handicapped accessible and built along the back side adjacent to
I-430.
The applicant plans to serve soft drinks, candy, pizza and snacks. The request
includes the sale of wine and beer, as well as other locally made food products. The
business will be open from 9:00 am to 10:00 pm Sunday through Thursday and until
11:00 pm on Friday and Saturday.
The site plan includes the placement of a dumpster within the existing parking lot
area. The dumpster will be screened per typical ordinance requirements. The plan
includes the addition of a parking area in a future phase. The parking is proposed to
match the existing paved area. The applicant has indicated the service road will be
used by employees for access to the mini-golf holes in the western portion of the
development. Staff is supportive of allowing the landscaping as indicated. The
paved areas are indicated to match the existing paved parking lot.
The applicant has indicated signage will be placed on the front façade of the building
and an existing ground sign along I-430 will be refaced to identify the new business.
The signage will comply with signage allowed in commercial zones or a maximum of
36-feet in height and 160 square feet in area. A 10-foot by 20-foot rock and
landscape feature with a possible water feature will be placed along Baseline Road.
A sign will be mounted on the face of the feature identifying the business. The
maximum sign area proposed for the signage is limited to 160 square feet in sign
area.
Staff is supportive of the requested site plan for the additional activities and the
placement of two 18-hole miniature golf courses on the site. The site has historically
been used as an amusement park. Staff feels the additional activities are in keeping
with the original approval of the site plan. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request.
8. Staff Recommendation:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in Sections 4, 5 and 6 above.
November 14, 2013
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5228-D
7
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 Sections 4, 5 and 6 of the
agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 9 FILE NO.: Z-6015-A
NAME: Arkansas Systems Tract 4 Revised PCD
LOCATION: Located on the Southeast corner of Arkansas Systems Drive and
Chenal Parkway
DEVELOPER:
Hank Kelley
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: POD - Expired
ALLOWED USES: 66.7 % Office, 33.3 % Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District and a specific listing of additional
uses
VARIANCES/WAIVERS REQUESTED: A variance request from the City’s Land
Alteration Ordinance to allow grading of the entire site with the development of a
single lot.
BACKGROUND:
On December 21, 1998, the Board of Adjustment reviewed and approved a request to
allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit
construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems
Office Park Addition. The applicant proposed construction of an office building on Lot 5,
which has been constructed. The applicant proposed to contain the drainage in
underground culverts and to utilize the area designated as floodway for parking and
driveways. As a condition of approval, the applicant was required to provide CORPS
approval of hydraulic calculations containing the 100-year floodway in the proposed
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
2
underground structure, conditional letter of approval from FEMA, parking lot elevation to
allow storm events above the 100 year to pass without endangering the building and
dedication of a drainage easement to contain the floodway. No development was
proposed for Lot 4 and the site remains undeveloped.
Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August 15,
2006, rezoned Lot 4 to Planned Office Development. The property contained
5.11 acres and was proposed with two (2) lots. The development included construction
of a branch bank facility and a three story mixed use building on the lots through a
Planned Office Development. The office building was proposed for Lot 4A consisting of
a total of 60,750 square feet of space with 20,250 square feet of retail space, contained
on the first floor, and 40,500 square feet of office space. A total of 213 parking spaces
were proposed to serve the building. Lot 4B was proposed for the branch bank facility
with a total of 2,600 square feet of space and 47 parking spaces. Cross access and
parking would be provided between the two (2) lots. (Z-6051-I) This development did
not occur.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a two (2) lot plat of Lot 4 to construct an office
building and a small restaurant with drive through service on the site. Each of
the buildings will sit on individual lots. The two (2) lots will share a common drive
and parking area. All driveways on the site will be included in a cross access
easement.
Lot 4A is proposed containing 3.7 acres, 184 parking spaces, 18,375 square feet
of building coverage and a maximum of three (3) stories and 55,125 square feet
of building area. The site plan includes the option for placement of a pick-up
window on the eastern end of the building. Lot 4B is proposed containing
1.4 acres, 67 parking spaces and 4,300 square feet of building area. The use is
proposed as a restaurant with drive through service. The applicant is requesting
a waiver of the screening requirement for the order menu boards.
The uses proposed for the development are as follows: All permitted uses
identified within the C-3, General Commercial Zoning District and the following
additional items - Food store under five thousand (5,000) square feet of gross
floor area, with the sale of beer or wine, private club with dining or bar service,
hospital, medical clinic with ambulatory service. The proposal excludes the
following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet
and woodwork shop, College dormitory, College fraternity or sorority,
Convenience food store with gas pumps, Convent or monastery, Job printing,
lithographer, printing or blueprinting, Taxidermist. The maximum commercial
proposed is limited to 18,375 square feet located on Lot 4A.
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
3
B. EXISTING CONDITIONS:
The site is a partially wooded site located at the southeast corner of Arkansas
Systems Drive and Chenal Parkway. The area has developed as an office
complex with a retail center located to the south. The area to the northwest is a
C-2 zoned site has developed as a regional shopping center. To the west of the
site is property currently developing as a medical complex.
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 Villages of Wellington Property Owners
Association and the Parkway Place Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55-feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required to be installed
along Chenal Parkway in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan. Sidewalk must also be constructed along
the north side of the 36-foot commercial private street for the length of the
property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is advanced
grading requested to occur on the site?
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. The existing curb along Arkansas Systems Drive and the median at Chenal
Parkway has been painted red and signed as a "Fire Lane". No records
show the public street functions as a fire lane. The paint should be
removed.
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
4
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the
proposed base flood elevation is required to be shown on plat and grading
plans.
9. 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.
10. The base flood elevations show to be below the bottom of the ditch.
Provide hydrologic and hydraulic calculations considering head loss at the
bends of proposed drainage system. The proposed alteration of the
floodway will require flood map revisions. Obtain a conditional letter of map
revision or a no rise certification approval from Public Works and the
Federal Emergency Management Agency prior to issuance of a grading
permit and/or a building permit.
11. Per City code, Section 36-341, vehicle parking is prohibited from being
provided in the floodway. A variance must be requested.
12. 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.
13. Design plans for piping system must be submitted to staff for approval prior
to issuance of a grading permit. The proposed piping must be placed within
a drainage easement.
14. 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.
15. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to the issuance of a
grading permit.
16. Streetlights are required by Section 31-403 of the Little Rock Code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information. Streetlights do not appear to be
installed along Arkansas Systems Drive.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
5
Entergy: Entergy has underground lines on the north side of Arkansas Systems
Drive and on the eastern border of this plan. Entergy will work with the developer
to provide service as needed. Contact Entergy at 954-5158 for additional
information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and 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
Water. The test results must be sent to Central Arkansas Water’s Cross
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
6
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: Over 2 ½ miles outside the CATA service area.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for this property. The
Mixed Office Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from POD (Planned Office
District) Expired to PCD (Planned Commercial District) to allow for the
construction of a one to three story office building and a fast-food restaurant on
the site. The site is in the Chenal Design Overlay District.
Master Street Plan: Chenal Parkway is a Principal Arterial and Arkansas System
Drive is a Collector on the Master Street Plan. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. 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. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot (9’) paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
7
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinances.
2. An automatic irrigation system to water landscaped areas is required.
3. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
4. The Zoning Ordinance requires a street buffer with an average width of
twenty-five (25) feet on Chenal Parkway and thirty (30) feet on Arkansas
Systems Drive. The minimum dimension is one-half of the full requirement.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements may be given when preserving trees of six (6) inch caliper or
larger.
6. A small amount of building landscaping is required.
7. Curb and gutter or another approved border is required to protect landscape
areas from vehicular traffic.
8. For sites with over one-hundred fifty (150) parking spaces, at least fifty (50)
percent of the trees are to have a minimum caliper of three (3) inches
measured twelve (12) inches above grade at the time of planting.
9. For sites with over one hundred-fifty (150) parking spaces, the interior
landscape islands are to be a minimum of three-hundred (300) square feet
in area with a minimum width of seven and one-half (7 ½) feet. Interior
landscaping appears deficient.
10. A screening wall at least six (6) feet in height and twenty (20) feet in length
is required to be placed along the lane line opposite the order board
speaker location. The wall is to be constructed of masonry or wood with a
textured finish to diminish sound reflection.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Tim Daters of White-Daters and Associates was present. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff stated the original approval included C-1,
Neighborhood Commercial and O-3, General Office District uses as allowable
uses for the development. Staff stated the current request included C-2,
Shopping Center District and C-3, General Commercial District uses as well as
O-2 and O-3, General Office District uses. Staff stated they felt the proposed
uses were too broad and should be limited to C-3, General Commercial District
uses and the addition of selected uses which might occupy the development.
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
8
Staff questioned if there would be a dumpster located on the office building lot.
Staff also stated the development was located within the Chenal Parkway DOD
which limited the size of ground signage and required the sign to be a monument
style sign.
Public Works comments were addressed. Staff stated prior to construction a
grading permit would be required. Staff also stated a 25-foot wide access
easement was required adjacent to the floodway. Staff stated alteration of the
water course would require approval from the Little Rock District of the US Army
Corps of Engineers prior to the issuance of a grading permit.
Landscaping comments were addressed. Staff stated a screening wall was
required to screen the order menu board for the proposed fast food restaurant.
Staff stated the City Beautiful Commission recommended preserving as many
existing trees as feasible.
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 October 23, 2013, Subdivision Committee meeting. The
applicant has revised the requested uses to be allowed for the proposed
development. The uses proposed are as follows: All permitted uses identified
within the C-3, General Commercial Zoning District and the following additional
items - Food store under five thousand (5,000) square feet of gross floor area,
with the sale of beer or wine, private club with dining or bar service, hospital,
medical clinic with ambulatory service. The proposes excludes the following
uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and
woodwork shop, College dormitory, College fraternity or sorority, Convenience
food store with gas pumps, Convent or monastery, Job printing, lithographer,
printing or blueprinting, Taxidermist.
The site plan indicates the placement of individual monument signs on each of
the lots. The signs are proposed with a maximum height of eight (8) feet and a
maximum sign area of 100 square feet. Building signage is proposed to comply
with signage typically allowed in commercial zones or a maximum of ten (10)
percent of the façade abutting the public streets.
The zoning ordinance typically requires a screening wall at least six (6) feet in
height and twenty (20) feet in length to be placed along the lane opposite the
order board speaker location. The wall is to be constructed of masonry or wood
with a textured finish to diminish sound reflection. The site plan includes the
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
9
placement of two order boards. The applicant is requesting a waiver of this
screening requirement. According to the applicant the site is located within a
office/commercial area and there would be little to no benefit gained by screening
the order menu boards.
The site plan indicates the placement of a building up to 3-stories on Lot 4A with
a building envelope of 18,375 square feet. The developer is requesting flexibility
in developing this site. He has indicated at the time of construction the decision
will be made as to the height and size of the building. The site plan indicates the
placement of 178 parking spaces to serve Lot 4A. Parking for the building
(55,125 square feet) based on one parking space per 225 square feet of gross
floor area would be 245. Parking for the site if only the ground level is
constructed and the entire area is leased as restaurant space would be
183 parking spaces. A note on the site plan states the maximum commercial to
be allowed on Lot 4A is limited to 18,375 square feet. Staff recommends the
uses of the building located on Lot 4A match the parking available on the site
based on a parking ratio of one (1) parking space per 225 gross square feet of
floor area.
The site plan indicates the placement of a single story 4,300 square foot building
located on Lot 4B. The building is proposed as a restaurant with drive-through
service or as a branch bank facility. The site plan indicates 67 parking spaces to
serve the lot. If the site were to develop with a restaurant a total of 43 parking
spaces would be required. Parking for a bank branch is based on one (1)
parking space per 400 gross square feet of floor area resulting in the need for ten
(10) parking spaces.
The site plan indicates the placement of a dumpster on each of the proposed
lots. The dumpster screening is indicated per the typical standards of the zoning
ordinance. A note on the plan states all site lighting is to be low level and
directional, directed downward and into the site.
The base flood elevation is show to be below the bottom of the ditch which
bisects the property. The proposed alteration to the floodway will require
approval from the Federal Emergency Management Agency and the City of Little
Rock prior to any construction. The applicant must provide a conditional letter of
map revision or a no rise certification prior to the issuance of a grading permit
and/or a building permit.
The two lots will share cross access and cross parking. This will eliminate the
need for a landscape strip on the lot lines of Lots 4A and 4B. The lot area
proposed for Lot 4A is 3.7-acres and the total landscaped area is one (1) acre.
The lot size for Lot 4B is 1.4-acres and the area to be landscaped contains
8,000 square feet.
November 14, 2013
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6015-A
10
Staff is supportive of the request. The site is indicated as Mixed Office
Commercial on the City’s Future Land Use Plan. The applicant is proposing to
develop the site to serve the existing office community and nearby residential
uses located in the area. The site plan as proposed allows the developer
flexibility to develop the site with office, retail and/or residential uses. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. 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.
Staff recommends approval of the waiver request for the screening requirement
of the order menu boards.
Staff recommends prior to the issuance of a grading permit the applicant provide
a conditional letter of map revision or a no rise certification approval from the City
of Little Rock, Public Works Department and FEMA.
Staff recommends the uses of the building located on Lot 4A match the parking
available on the site based on a parking ratio of one (1) parking space per
225 gross square feet of floor area.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 waiver
request for the screening requirement of the order menu boards. Staff presented a
recommendation the uses of the building located on Lot 4A match the parking available
on the site based on a parking ratio of one (1) parking space per 225 gross square feet
of floor area.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 10 FILE NO.: Z-6973-F
NAME: The Village at Colonel Glenn Lot 4 PD-C
LOCATION: Located at 12600 Block of Lawson Road
DEVELOPER:
Terraforma, LLC
P.O. Box 13437
Maumelle, AR 72113
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PD-C
PROPOSED USE: O-3, General Office District and Medical appliance fitting and sales
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of approximately 0.6 acres located at
12,607 Lawson Road from O-3, General Office District to PD-C to add a medical
appliance fitting and sales as an allowable use for the site. The development is
proposed with 7,425 square feet of building space and 19 parking spaces.
A small loading dock for smaller delivery trucks will be located on the southern
end of the building.
NuMotion specializes in providing mobility solutions for individuals with complex
medical mobility limitations. The business supports clients through the
equipment evaluation and selection processes, applying for insurance, obtaining
necessary medical records along with training for the clients and family on
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
2
operating the equipment. No manufacturing will occur within the facility. There
will be limited service of the equipment available at this site.
B. EXISTING CONDITIONS:
The property is wooded with frontage on Lawson Road. The property along the
northern boundary is a small cemetery and a property recently approved for an
automobile dealership. To the south of the site are single-family homes. Across
Lawson Road are single-family homes and a recently constructed General Dollar
store. Within the general area there is a contractor’s construction office, a small
grocery store, a public high school, a convenience store, a number of automobile
dealerships and the Baptist School of nursing.
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 John Barrow Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Lawson Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lawson Road
including 5-foot sidewalks with the planned development. The new back of
curb should be 18-feet from centerline.
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 does not apply to this property.
5. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersections comply with 2004 AASHTO Green Book standards.
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, for the project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy’s main line is on the west side of the road (Lawson Road) with
some supporting structures on the east side. If anything should require
relocation contact Entergy. Costs may be involved if relocation is required.
Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
7. 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.
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
4
8. 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.
9. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: About 1 ½ miles from nearest bus stop.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street West Planning
District. The Land Use Plan shows Mixed Office Commercial (MOC) for this
property. The Mixed Office Commercial category provides for a mixture of office
and commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from O-3 (General Office
District) to PDC (Planned District Commercial) to add an additional use to the
permitted uses on this site.
Master Street Plan: David O Dodd and Lawson Cut-off Roads are Minor
Arterials and Lawson Road is a Local Streets 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 David O Dodd and Lawson Cut-off Roads since they are Minor Arterials. The
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
5
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along David O Dodd and Lawson
Cut-off Roads. 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 Ordinances.
2. A water source must be located within seventy-five (75) of all landscape
areas.
3. Prior to issuance of a building permit, it will be necessary to provide an
approved landscape plan prepared by a Design Professional as defined by
the City’s Landscape Ordinance.
4. The Zoning Ordinance requires a street buffer with an average width of nine
and one-half (9 ½) feet. The minimum dimension is to be nine (9) feet.
5. The Zoning Ordinance requires a land use buffer with an average width of
nine and one-half (9 ½) feet on the north and south perimeters where the site
abuts residentially zoned or used properties. As a component of the buffer,
opaque screening is required.
6. Interior landscape islands at least one hundred-fifty (150) square feet in area
and seven and one-half (7 ½) feet in width are required to comprise at least
eight (8) percent of the vehicular use area. The plan appears to be deficient in
interior landscaping.
7. A small amount of building landscaping is required.
8. Dumpsters are to be screen to comply with Code requirements.
9. Curb and gutter or another approved border is required to protect landscape
areas from vehicular traffic.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Joe White of White-Daters and Associates 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 the
location of any proposed dumpsters and the proposed screening materials. Staff
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
6
also requested information concerning the proposed signage plan including
ground and building signage.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff also
stated the City’s Stormwater Detention Ordinance would apply to the
development of the site. Staff requested Mr. White provide a letter certifying the
sight distance of the proposed driveway to comply with AASHTO Green Book
standards.
Landscaping comments were addressed. Staff stated the street buffer along
Lawson Road should be 9 ½-feet and the land use buffer along the northern and
southern perimeters was to be 9-feet. Staff also stated interior landscape islands
were to be at least 150 square feet in area and 7 ½-feet in width. Staff stated
curb, gutter or another approved border was required to protect landscape areas
from vehicular traffic.
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 October 23, 2013, Subdivision Committee meeting. The revised site plan
includes the placement of a dumpster and notes the screening material. The
revised plan also includes the proposed signage plan for the development. The
hours of operation proposed are from 7:00 am to 7:00 pm Monday through
Saturday.
The request is a rezoning of approximately 0.6 acres O-3, General Office District
to PD-C to add medical appliance fitting and sales as an allowable use for the
site. The building is proposed containing 7,425 square feet of space. The site
plan includes 19 parking spaces. A loading dock with an overhead door for
delivery trucks is located on the southern end of the building. The maximum
building height proposed is 35-feet.
The request includes a variation in the parking typically required to serve
a commercial use within the building. Based on one (1) parking space per
300 gross square feet of floor area a total of 25 parking spaces would typically be
required. Based on the parking required for an office use, one (1) parking space
per 400 gross square feet of floor area a total of 18 parking spaces would
typically be required. Staff is supportive of the parking as proposed.
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
7
A ground sign is proposed along Lawson Road and building signage is proposed
on the façade fronting Lawson Road. The ground sign is proposed a maximum
of six (6) feet in height and sixty-four (64) square feet in area. The building
signage will be limited to a maximum of ten (10) percent of the front façade
facing Lawson Road.
The plan includes the placement of a dumpster near the loading dock. The
screening material of the dumpster is proposed to match the building materials of
the structure. A note on the site plan indicates the hours of dumpster service will
be limited to daylight hours.
The site plan notes screening will be provided along the northern and southern
perimeters of the site where adjacent to residentially zoned or used property.
The site plan notes options for the screening to include a dense evergreen
planting or the placement of an opaque screening fence. The height of the fence
will comply with the typical standards of the buffer and screening ordinance. The
applicant has indicated the land use and street buffers will comply with the typical
standards of City ordinance.
Staff is supportive of the request to rezone the site to add medical appliance
fitting and sales as an allowable use while maintaining O-3, General Office
District uses as allowable uses. The business specializes in providing mobility
solutions for individuals with medical mobility limitations. The business provides
support to their clients by providing equipment evaluation, assisting with the
equipment selection, applying for insurance and training the clients on operating
the equipment. No manufacturing will occur within the facility. There will be
limited service of the equipment available at this site. The equipment is
manufactured at an off-site facility and shipped to this location. To staff’s
knowledge there are no outstanding technical issues associated with the request.
Staff does not feel the rezoning to allow the addition of the medical appliance
fitting and sales 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.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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
November 14, 2013
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6973-F
8
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 recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 11 FILE NO.: Z-7919-E
NAME: Rock City Marina and Yacht Club Revised Long-form PCD and
Preliminary Plat
LOCATION: Located North of 3rd Street and East of Bond Street
DEVELOPER:
JAPB, LLC
John Burkhalter Managing Member
26 Collins Industrial
North Little Rock, AR 72113
ENGINEER:
The Holloway Firm
200 Cassey Drive
Maumelle, AR 72113
AREA: 16.13 acres NUMBER OF LOTS: 3 FT. NEW STREET: 490 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development - Marina- Condominium
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Development - Marina- Multi-family – City Park
VARIANCES/WAIVERS REQUESTED: None requested.
Staff recommends this item be withdrawn from consideration without prejudice.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of withdrawal of the item without prejudice.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 12 FILE NO.: Z-8891
NAME: Watson Short-form PD-R
LOCATION: Located at 309 Charles Street
DEVELOPER:
Terry Watson
308 Charles Street
Little Rock, AR 72205
ENGINEER:
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: Increase fence height along Kavanaugh Boulevard - Hillcrest DOD
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
construction of a 6-foot fence along Kavanaugh Boulevard. The ordinance states
fences constructed between the required building setback line and a street right
of way shall have a maximum height of four (4) feet. Other fences may be
erected to a maximum height of six (6) feet. The property is located within the
Hillcrest Design Overlay District which has specific development criteria.
Although the DOD does not address fences and fence heights they are not
excluded from the Planned Zoning Development review. All other aspects of the
development comply with the development standards of the DOD.
November 14, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8891
2
B. EXISTING CONDITIONS:
The site contains a new home fronting on Charles Street with the back yard
fronting on Kavanaugh Boulevard. The site contains a mixture of single-family
and multi-family housing. The homes adjacent to this site and across the street
are single-family. Charles Street is a narrow street. Not all lots have a sidewalk
in place along Charles Street. Kavanaugh Boulevard is a two lane roadway with
bicycle paths in place. There are sidewalks along Kavanaugh Boulevard in this
area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two (2) informational phone calls from area
residents concerning the proposed request. All property owners located within
200-feet of the site along with the Hillcrest Residents Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Entergy does not object to the installation of the fence as proposed.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Maintain access. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: Approved as submitted.
Parks and Recreation: No comment received.
November 14, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8891
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed six (6) dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-3
(Single-family District) to PDR (Planned District Residential) to address a fence
issue on this site. The site is within the Hillcrest Design Overlay District.
Master Street Plan: Charles Street is a Local Street on the Master Street Plan.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the property was located within the Hillcrest Design Overlay District which
required property to be rezoned if all aspects of the development, in this case the
height of the fence, were not being met. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the October 23, 2013, Subdivision Committee meeting.
The request is a rezoning from R-3, Single-family to PD-R to allow the
construction of a 6-foot fence within the front building setback along Kavanaugh
Boulevard. The Zoning Ordinance states fences constructed between the
required building setback line and a street right of way shall have a maximum
height of four (4) feet. Other fences may be erected to a maximum height of
November 14, 2013
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8891
4
six (6) feet. The property has frontage on two (2) City streets; Charles Street and
Kavanaugh Boulevard. Along Kavanaugh Boulevard the property has 34.45-feet
of frontage. The property does not take access from Kavanaugh Boulevard.
The property is located within the Hillcrest Design Overlay District which has
specific development criteria. Although the DOD does not address fences and
fence heights they are not excluded from the Planned Zoning Development
review. The ordinance states property, if for any reason, that cannot be
development without violating the standards of the DOD shall be reviewed
through the planning zoning district section of the zoning ordinance, with the
intent to devise a workable development plan which is consistent with the
purpose and intent of the overly ordinance. The placement of the fence along
Kavanaugh Boulevard is the only area the site does not comply with the Zoning
Ordinance. All other aspects of the development comply with the Overlay.
Staff is supportive of the request. Staff does not feel the placement of the fence
along Kavanaugh Boulevard will create any hardship or significantly 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.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
November 14, 2013
ITEM NO.: 13 FILE NO.: Z-8892
NAME: Gray Short-form PD-R
LOCATION: Located at 1012 North Beechwood Street
DEVELOPER:
Tony and Kimberly Ray
1012 Beechwood
Little Rock, AR 72205
ENGINEER:
Development Consultants, Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Variation from the Hillcrest DOD (rear yard setback)
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-2, Single-family to PD-R to allow the
construction of a 13-foot wide unenclosed breezeway connector between the
principle house structure and the detached garage. The property is located
within the Hillcrest DOD which has specific development criteria. The home is a
new construction that has been permitted and is currently under construction.
The detached garage has also been permitted, but the connection between the
two (2) structures has not been permitted. Constructing the breezeway 11-feet in
width creates a structural tie to the residence. The rear yard 25-foot setback is
not being achieved. All other aspects of the Hillcrest DOD are being met.
November 14, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8892
2
B. EXISTING CONDITIONS:
The site contains a new home under construction with a garage in the rear yard.
The area is primarily residential with single-family homes constructed on typical
Hillcrest lots, 50-feet by 140-feet. The streets in this area are narrow streets with
no sidewalk and no curb and gutter.
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 Hillcrest Residents Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Customer should contact Entergy prior to constructing garage to
assure the proper NESC (code) clearances are maintained between the structure
and the power lines. Contact Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
November 14, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8892
3
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Less than ¼ mile from #1 Pulaski Heights bus route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PDR (Planned District Residential) to address a breezeway
issue on the site. The site is within the Hillcrest Design Overlay District.
Master Street Plan: Beechwood Street is a Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the property was located within the Hillcrest Design Overlay District which
November 14, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8892
4
required property to be rezoned if all aspects of the development, in this case the
rear yard setback, were not being met. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
H. ANALYSIS:
The request is a rezoning from R-2, Single-family to PD-R to allow the
construction of a 13-foot wide unenclosed breezeway connector (11-feet beam to
beam) between the principle house structure and the detached garage. The
home is a new construction that has been permitted and is currently being built.
The detached garage has also been permitted, but the connection between the
two (2) structures has not been permitted. Staff has a policy to allow a
six (6) foot wide unenclosed breezeway connector between a detached garage
and the principal structure. Constructing the breezeway 13-feet in width creates
a structural tie to the primary residence. The rear of the garage is located
6.6-feet from the adjacent western alley. The setback for the primary structure
from the rear yard per the zoning district is 25-feet. The rear yard setback is not
being achieved.
The property is located within the Hillcrest Design Overlay District which has
specific development criteria. The ordinance states property, if for any reason,
that cannot be development without violating the standards of the DOD shall be
reviewed through the planning zoning district section of the zoning ordinance,
with the intent to devise a workable development plan which is consistent with
the purpose and intent of the overly ordinance. The placement of the covered
breezeway which causes the new home to not comply with the rear yard setback
is the only area the site does not comply with the DOD requirements.
Staff is supportive of the request. Although the breezeway creates a structural
tie to the principal residence creating a reduced rear yard setback, staff does not
feel this will adversely impact the adjacent residences. As noted all other
aspects of the development comply with the Overlay. 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.
November 14, 2013
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8892
5
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
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November 14, 2013
There being no further business before the Commission, the meeting was adjourned
at 4:31 p.m.
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