pc_04 21 2011sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
APRIL 21, 2011
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Tom Brock
William Changose
Janet Dillon
J. T. Ferstl
Rebecca Finney
Keith Fountain
Dan Harpool
Troy Laha
Obray Nunnley, Jr.
Amy Pierce
Members Absent: Bill Rector
City Attorney: Debra K. Weldon
III. Approval of the Minutes of the March 10, 2011 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
APRIL 21, 2011
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-4470-G Pinnacle Ford Long-form PCD, located on the Northeast
corner of Chenal Parkway and Wellington Village Road.
B. Z-8610 McDonald’s USA Short-form PD-C, located at 104 South
University Avenue.
C. Z-8614 Islamic Center Short-form PCD, located at 1717 Wright
Avenue.
D. Z-4411-J Pleasant Ridge Town Center Revised PCD, located on the
Southeast corner of Cantrell Road and Pleasant Ridge Drive.
E. Z-8472-B Mid-Towne at Fair Park Revised Long-form PCD, located on
the Southwest corner of I-630 and Fair Park Boulevard.
F. Z-8631 3013 Fair Park Boulevard Short-form PD-O, located at 3013
Fair Park Boulevard.
G. Z-5873-A Peacock Apartments Short-form PD-R, located at 103 South
Park Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1571-B Vinson’s Addition Lots 4R and 5R Replat, located on the
Northwest corner of Chicot and Baseline Roads.
2. S-1653-A Forest Valley Subdivision Preliminary Plat, located on the
Southside of Forest Lane at the end of Forest Valley Lane.
Agenda, Page Two
I. PRELIMINARY PLAT: (CONTINUED)
Item Number:
File Number:
Title:
3. S-1666 Baseline-I-30 Preliminary Plat, located South of I-30 at the
Northwest corner of Baseline Road and Distribution Drive.
4. S-1668 Swede Addition Preliminary Plat, located at 17901 Agee
Lane.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
5. S-1571-C Lot 4R Vinson’s Addition Subdivision Site Plan Review,
located on the Northwest corner of Chicot and Baseline
Roads.
6. S-1667 Little Rock Diagnostic Clinic Subdivision Site Plan Review,
located on the Southwest corner of Lile Avenue and Medical
Center Drive.
7. S-1669 Hugg and Haul Subdivision Site Plan Review, located on the
east side of Scott Hamilton Drive one block South of 65th
Street.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
8. Z-4411-K Pleasant Ridge Town Center Revised Long-form PCD,
located on the Southwest corner of Cantrell Road and
Woodland Heights Road.
9. Z-4596-A Moore Short-form PID, located at 9620 Baseline Road.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
10. Z-5243-B Kirkpatrick Plaza Short-form POD, located on the
Southwest corner of Birchwood Drive and Shackleford
Road.
11. Z-5817-B Magnolia Terrace Addition Revised Short-form POD,
located at 15100 and 15104 Cantrell Road.
12. Z-5817-C Magnolia Terrace Addition Lot 1 Short-form PCD, located at
15120 Cantrell Road.
13. Z-6848-A Pleasant Tree Addition Revised Short-form PD-R, located
at the East end of Pickering Drive.
14. Z-8488-A Forest Valley Subdivision Revised PD-R, located on the
South side of Forest Lane at the end of Forest Valley Lane.
15. Z-8644 Fewell Short-form POD, located at 1226 Kaufman Road.
16. Z-8645 Bertha Harper Revocable Trust Short-form PCD, located at
3316 – 3320 Baseline Road.
17. Z-8646 13th Street Short-form PD-R, located North of West 13th
Street between South Park and Dennison Streets.
IV. OTHER BUSINESS:
Item Number:
File Number:
Title:
18. Z-7351-D 8108 Stagecoach Road Revised Short-form PCD, located at
8108 Stagecoach Road.
19. Z-7585 The River Tower Short-form PD-R Revocation, located on
the Northeast corner of River Bend Road and River Front
Drive.
Agenda, Page Four
IV. OTHER BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
20. LA-0037 Beau Rivage Subdivision Land Alteration Variance request,
located East of South Ridge Drive and South of Bainbridge
Drive.
21. LA-0038 The Ridge at Chenal Valley Land Alteration Variance
request, located on the Northeast corner of Chenonceau
Boulevard and Bayonne Drive.
April 21, 2011
ITEM NO.: A FILE NO.: Z-4470-G
NAME: Pinnacle Ford Long-form PCD
LOCATION: Located on the Northeast corner of Chenal Parkway and Wellington
Village Road
DEVELOPER:
Crain Automotive Holdings LLC
15400 Chenal Parkway
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 7.6 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District – CUP for Automobile
Dealership
ALLOWED USES: General Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-2, Shopping Center District Uses and Auto paint body or
body rebuilding shop
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated December 1, 2010, requesting deferral of this
item to the January 27, 2011, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (DECEMBER 16, 2010)
Mr. Joe White of White-Daters and Associates was presented representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request dated December 1, 2010, requesting deferral of the
April 21, 2011
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-4470-G
2
item to the January 27, 2011, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes
0 noes, 0 absent and 2 open positions.
STAFF UPDATE:
The applicant submitted a request dated January 13, 2011, requesting deferral of this
item to the March 10, 2011, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request dated January 13, 2011, requesting deferral of this
item to the March 10, 2011, 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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a request dated February 25, 2011, requesting a deferral of this
item to the April 21, 2011, public hearing. The deferral request will require a By-law
waiver with regard to the number of previous deferral requests. Staff recommends
approval of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
Mr. Joe White of White Daters and Associates was present representing the request.
Staff presented the item stating the applicant had submitted a request dated February
25, 2011, requesting a deferral of the item to the April 21, 2011, public hearing. Staff
stated the deferral request would require a waiver of the By-laws with regard to the
number of previously approved deferral requests. Staff presented a recommendation of
approval of the deferral request.
April 21, 2011
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-4470-G
3
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver request with regard to the number of previously approved
deferrals. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The chair
entertained a motion for approval of the item as presented by staff. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
Based on the number of previous deferrals of this item staff recommends withdrawal of
the item, without prejudice, and resubmission of the application upon resolution of the
items related to the proposed site plan.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff presented the items stating based on the number of previous
deferrals of the item they were presenting a recommendation of withdrawal of the item,
without prejudice, and the resubmission of the application upon resolution of the items
related to the proposed site plan.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: B FILE NO.: Z-8610
NAME: McDonald’s USA Short-form PD-C
LOCATION: Located at 104 South University Avenue
DEVELOPER:
McDonald’s USA, LLC
3850 North Causeway Boulevard, Suite 1200
Metairie, LA 70602
ENGINEER:
Lee Morris, PE
Adams Engineering
910 South Kimball Avenue
Southlake, TX 76092
AREA: .9279 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial District Uses
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant – Mid-town Design Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site is located within the Mid-town Design Overlay District which requires
redevelopment of site to rezone the property to a Planned Zoning Development.
The request includes the removal of an existing restaurant building and the
construction of a new 4,928 square foot McDonald’s restaurant. The restaurant
will provide a shared access from South University Avenue with a lot located to
the north. Parking will be provided via a cross parking agreement with the
adjacent lot. According to the applicant the restaurant will be a prototype of a
McDonald’s restaurant which is designed specifically for use in the Midtown
Overly District. Only a limited number of McDonald’s restaurants of this type
have been constructed.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
2
B. EXISTING CONDITIONS:
The site contains a vacant restaurant building with a shared access drive from
South University Avenue. North of the restaurant building is a multi-story office
building. South of the site is a vacant commercial property formerly a branch
bank. West of the site is a multi-family development and additional office
buildings. East of the site is the St. Vincent’s Medical Center. This area of
South University and West Markham Street is developed with regional shopping
centers, restaurants and a general office uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of information phone calls from
area resident. All property owners located within 200-feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Hillcrest
Residents Neighborhood Association and the Briarwood Neighborhood
Association were notified of the public hearing. The Mid-Town Advisory Board
has reviewed the site plan.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Conduct a traffic study to determine the impact of proposed traffic on City streets.
Determine with the proposed drive thru configuration, if vehicles will stack on City
streets. If the proposed drive thru design is not adequate and alternative should
be provided. If you have any questions, please contact Bill Henry in Traffic
Engineering at 501-379-1816.
2. Left turns from Markham Street at this location are prohibited due to the distance
from the University/Markham intersection. If left turns create a problem, left turns
will be prohibited by structural controls. If you have any questions, please
contact Bill Henry in Traffic Engineering at 501-379-1816.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
4. 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).
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No permanent building foundation is allowed within five (5) feet of
the existing sewer main. Contact Little Rock Wastewater Utility for additional
information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine if addition public and/or
private fire hydrant(s) will be required. If additional fire hydrant(s) are required,
they will be installed at the Developer’s expense. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Contact Central Arkansas Water
regarding the size and location of the water meter. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW)
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: CATA Bus Routes #17 – the Mabelvale-Downtown Route, #17A – the
Mabelvale UALR Route and #21 – University Avenue Route all run along the
property frontage.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
4
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a rezoning from C-3 to PCD for a McDonald’s. Each Planned
Zoning District is to be reviewed on its own merits with consideration of the Land
Use Plan for the site and surrounding areas. This area is covered by the
Briarwood Neighborhood Plan, but the plan does not address this issue.
Master Street Plan: South University is shown as a Principal Arterial. The
primary function of a Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
University since it is a Principal Arterial. St. Vincent Circle and McKinley are both
shown as Local Streets. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets have a design standard the
same as a Collector. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The site is located within the Midtown Overlay District and must comply to the
codes set forth.
3. University Avenue is classified as an arterial street; therefore, the site must
comply with the City of Little Rock’s Landscape Ordinance, Chapter 15.
4. The landscape ordinance requires a minimum nine-foot (9’) wide perimeter
landscape strip around the sites entirety. Currently, the site is deficient on
this minimal requirement along the northern perimeter of the site. A variance
from the City Beautiful Commission will be required prior to the issuance of a
building permit.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
5
G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010)
The applicant was present. Staff presented an overview of the development
stating there were a number of technical issues in need of addressing prior to the
Commission acting on the request. Staff stated the site was located within the
Mid-town Design Overlay District which established design criteria for
development. Staff requested additional information concerning signage,
dumpsters and screening, site lighting and the proposed materials for the
building construction. Staff also stated the order menu board would require
screening via a six foot screening wall a minimum of 20-feet in length.
Public Works comments were addressed. Staff stated a traffic study was
required to determine the impact of the proposed development on City streets.
Staff stated this was needed to determine if the proposed drive-thru configuration
would stack automobiles onto City streets. Staff also stated left turns from
Markham Street at this location were prohibited due to the distance from the
University /Markham intersection. Staff stated if left turns created a problem, left
turns would be prohibited by structural controls. Staff requested the applicant
provide a traffic impact study for the development.
Landscaping comments were addressed. Staff stated the site development was
to comply with the minimum standards of Chapter 15 and the Mid-town Design
Overlay District requirements. Staff stated a nine (9) foot landscape strip was
required around the site’s perimeter to comply with the Landscape Ordinance
requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues raised at the November 24, 2010, Subdivision Committee meeting. The
applicant has addressed staff concerns related to signage, dumpsters locations
and screening. The applicant has indicated site lighting will be directional,
directed downward and into the site. The applicant has provided staff with the
proposed materials for the building construction. The applicant has also provided
staff with a traffic impact analysis. Staff is continuing to work with the applicant
on the potential for modification to area streets and the potential impact these
modifications will have on traffic accessing the site.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
6
The site is located within the Mid-Town Design Overlay District. The Overlay
outlines specific development criteria for redevelopment of properties within the
District boundaries. The Overlay states for all new construction, at least sixty
percent of the ground floor level facing internal pedestrian public circulation areas
or streets are to be glass-windows, entry features or displays. The primary
façade of the building is to be oriented parallel to the street, or to the principal
vehicular or pedestrian routes of travel whether public or private. Buildings are to
maintain a distinction between upper and lower levels. Wall projections or
recesses a minimum of three feet deep and a minimum of twenty contiguous feet
not to extend over twenty percent of the façade is required. Arcades, display
windows, entry areas or awnings is required to exist along at least sixty percent
of the façade.
The primary entrance is to be oriented to the street or to the principal vehicular or
pedestrian routes of travel within the development. Buildings are to have a
clearly defined and visible customer entrance featuring elements such as
overhangs, arcades, arches, canopies, peaked roof forms, display windows. All
sides of the building that face abutting public or private rights of way, except
alleys, shall feature at least one customer entrance. The small building
development criteria requires buildings under five thousand square feet (5,000)
to not allow parking to wrap the building but limited to the side and rear areas
and the maximum building height allowed is thirty-five (35) feet.
Exterior building materials are to be of high quality materials, such as brick,
wood, stone, stucco, EIFS and are to be low reflectant, subtle, neutral or earth
tone with trim and accents of brighter colors. Smooth faced concrete block,
tilt-up concrete panels or prefabricated steel panels construction materials are
not allowed within the DOD boundaries.
The DOD states the front yard setback may be zero (0) but will not be more than
twenty (20) feet. The side and rear yard setbacks may be zero (0) except where
adjacent to lots containing single-family detached structures. Where adjacent to
detached single-family residential the side yard setback must be not less than
four (4) feet and the rear yard setback must be not less than twenty-five (25) feet.
Sidewalks and pedestrian walkways fronting buildings with ground floor retail are
to be at least ten (10) feet in width. Protected pedestrian walkways are to be
provided through parking lots. All development must include as part of their site
plan pedestrian linkages through parking areas and to adjacent buildings or
developments.
Surface parking areas are to be broken up or distributed around larger structures
so as to shorten the distance to other buildings and public sidewalks. The
parking requirement for developments within the DOD area are to be at least fifty
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
7
percent (50%) of that required by the zoning ordinance. The maximum parking
allowed within a development is to be the minimum parking established by the
zoning ordinance. No parking is allowed in the front yard setback area.
Signage must comply with Article X of the Little Rock Code of Ordinances. No
off-site advertising signs are permitted. No pole-mounted signs are permitted.
Monument signs identifying the developments less than one acre are limited to
monument signs up to twenty-four (24) square feet in area and six (6) feet in
height.
No street buffer or landscaping is required along streets classified less than an
arterial. When the structure is not built to the property line, landscaping is
required in the area between the building and property line up to that required in
the Landscape Ordinance.
The site plan differs from the DOD in the following areas:
• The DOD requires 60% openings on all public facades - the non-drive thru
facade (south) does not appear to meet this requirement.
• The DOD requires the front setback be not more than 20 feet – the site
plan indicates a front setback of approximately 40 feet.
• The DOD requires that internal drives be ten (10) to twelve (12) feet in
width – the site plan indicates the front drive at eighteen (18) feet in width.
• The DOD requires all crosswalks be raised, scored etc – it appears the
cross walks end at the property line not allowing connectivity to the
adjacent property.
• The DOD requires sidewalks along building facades with windows be ten
(10) feet – the site plan indicates a sidewalk along the windowed façade at
5.5 feet.
• The DOD requires landscape along University Avenue (street buffer) at a
minimum of nine (9) feet – the plan as presented appears to be a
minimum of nine (9) feet in the southern most area but within the
landscape strip is a five (5) foot sidewalk.
• The DOD requires internal and site landscape of vehicular areas as
required per the Landscape Ordinance – the site plan does not provide the
minimum nine (9) foot landscape strip along the northern perimeter.
• The DOD allows one-half of the normal parking requirement of the zoning
ordinance. The maximum parking allowed is the minimum established by
the zoning ordinance. With the proposed development 24 spaces would
typically be required - the site plan indicates 22 spaces. The DOD states
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
8
that a project may elect to use shared parking determining the total
parking requirement by submitting a parking demand analysis prepared by
a qualified professional. There is a shared parking agreement in place
between the property owner to the north and McDonald’s.
• The DOD does not allow off-site advertising signs – the development is
proposed with a monument sign located on West Markham Street which is
off site.
• The DOD requires all building signage meet the City sign ordinance
requirements – the signage along north, south and rear are proposed as
signage which do not have street frontage, thus are not allowed.
• The DOD requires all surface parking areas to comply with the Landscape
Ordinance – the site plan as presented will not provide the required
number of on-site trees, the required number of shrubs, building
landscaping and interior landscaping at a minimum of eight (8) percent.
As previously stated the City Traffic Engineer and the applicant’s traffic engineer
are still working to determine the impact of traffic generated by the development
on the area City streets. Based on this on-going review staff’s recommendation
will be provided at the public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (DECEMBER 16, 2010)
Mr. Randy Frazier was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated November 29, 2010, requesting a deferral of the item to the January 27,
2011, public hearing. Staff stated the applicant had indicated the deferral request was
necessary to allow completion of the requested traffic study and allow staff sufficient
time to review the contents of the study. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes
0 noes, 0 absent and 2 open positions.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
9
STAFF UPDATE:
The applicant submitted a request dated January 11, 2011, requesting a deferral of this
item to the March 10, 2011, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 11,
2011, requesting a deferral of this item to the March 10, 2011, 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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a request dated February 15, 2011, requesting a deferral of this
item to the April 21, 2011, public hearing. The deferral request will require a By-law
waiver with regard to the number of previous deferral requests. Staff recommends
approval of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
Mr. Randy Frazier was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated February 15, 2011, requesting a deferral of the item to the April 21, 2011,
public hearing. Staff stated the deferral request would require a waiver of the By-laws
with regard to the number of previously approved deferral requests. Staff presented a
recommendation of approval 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 with regard to the number of previously approved
deferrals. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The chair
entertained a motion for approval of the item as presented by staff. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
April 21, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8610
10
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the May 19, 2011,
public hearing. Staff stated the deferral was necessary to allow staff additional time to
review the revised traffic study.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: C FILE NO.: Z-8614
NAME: Islamic Center Short-form PCD
LOCATION: Located at 1717 Wright Avenue
DEVELOPER:
Islamic Center
c/o Muhammad Rashud
1717 Wright Avenue
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.59 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Retail Uses
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District – Add outdoor sales
of merchandise
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comments raised at the November 24, 2010,
Subdivision Committee meeting. Staff recommends deferral of this item to the
January 27, 2011, public hearing.
PLANNING COMMISSION ACTION: (DECEMBER 16, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comments raised at the
November 24, 2010, Subdivision Committee meeting. Staff presented a
recommendation of deferral of this item to the January 27, 2011, public hearing.
April 21, 2011
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8614
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes
0 noes, 0 absent and 2 open positions.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. Staff
recommends deferral of this item to the March 10, 2011, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating there had been no contact by the applicant since the
previous public hearing. Staff presented a recommendation of deferral of this item to
the March 10, 2011, public hearing.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant has contacted staff and requested a deferral of this item to the April 21,
2011, public hearing. The applicant has indicated they are working with the area
neighborhood associations concerning the proposed development plan. Staff is
supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the items stating the applicant had contacted them and requested a deferral
of the item to the April 21, 2011, public hearing. Staff stated the applicant had indicated
they are working with the area neighborhood associations concerning the proposed
development plan. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
April 21, 2011
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8614
3
STAFF UPDATE:
Based on the number of previous deferrals and the lack of communication by the
applicant staff recommends withdrawal of this item.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating based on the number of previous deferrals and the lack of
communication by the applicant they were recommending withdrawal of the item.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: D FILE NO.: Z-4411-J
NAME: Pleasant Ridge Town Center Revised PCD
LOCATION: Located on the Southeast corner of Cantrell Road and
Pleasant Ridge Drive
DEVELOPER:
Pleasant Ridge Town Center
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Shopping Center
PROPOSED ZONING: Revised PCD
PROPOSED USE: Shopping Center - Modify the previously approved signage plan
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use “Neighborhood
Commercial” shopping center and an accompanying office development. The site was
a 12.83 acre-tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were indicated. A 1.35-acre tract was to have 10,000 square feet of office
building space with an additional 50 parking spaces. The uses proposed for the
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
2
shopping center were all by-right C-2 and C-3 zoning district, except that there were to
be no service stations, auto glass or muffler shops, convenience stores, or car washes
within the scope of the PCD. The uses proposed for the office building were all uses by
right in the O-2 and O-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street
improvements (or until development of the Pleasant Ridge Square PCD) to Fairview
Road.
The Little Rock Planning Commission granted a three-year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge
Square Long-form PCD, which was approved on February 1, 2002.
The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9,
2004, establishing a revision to the Pleasant Ridge Town Center PCD. The
development was proposed as a 300,000 square foot retail center with restaurant space
developed as a “Life-style Center”. The approval allowed the creation of three lots.
Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15,
2005, revised the previously approved PCD to allow Coulson Oil to add an additional
driveway to their site and adjust the southern property line. The site plan indicated the
drive would be added to the southwestern corner of the property to adjoin to the
proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the
adjustment, the existing Coulson PCD would function more appropriately with the
approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of
a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter.
The sale of the property resulted in a rear yard buffer and landscape strip that was less
than the typical minimum required per the Highway 10 Design Overlay District.
The Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising
the previously approved PCD for the shopping center to allow the creation of two (2)
additional lots for the Pleasant Ridge Town Center. The previous approval allowed for
the creation of three (3) lots which had been final platted. The developer proposed the
placement of the two (2) additional lots along Cantrell Road within the area identified as
future restaurant sites. According to the applicant the restaurant out-parcels were
needed to allow the transfer of property to prospective tenants. The approval brought
the total available lots on the site to five (5). There were no other modifications
proposed to the previous approval.
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
3
On December 7, 2006, the Little Rock Planning Commission denied a request to allow
the western-most drive located along Cantrell Road to become a full service
intersection. The denial of the request was appealed to the Board of Directors and was
scheduled to be heard on February 20, 2006. The item was withdrawn from the Board
of Directors agenda prior to action by the Board of Directors.
Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007,
allowed a revision to the previously approved PCD to allow additional sign locations
within the development. The approval allowed building signage located on the portion
of the flat wall located on the northeast corner and northwest corner of the center
shopping center building. No other modifications to the approved site plan were
proposed with the revision to the PCD.
On October 15, 2009, the Little Rock Planning Commission made a recommendation of
approval of a request by Chick-fil-A to place signage along their western façade. On
November 17, 2009, the Little Rock Board of Directors denied the request.
Ordinance No. 20,240 adopted by the Little Rock Board of Directors on April 6, 2010,
allowed a revision to the PCD to allow seasonal sales on the site. The approval allowed
the placement of a temporary trailer for a shaved ice business to be placed on the site
from April through September yearly.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site is an out-parcel located along the eastern entrance drive to the Pleasant
Ridge Town Center shopping center. The request is to allow the placement of
signage along the eastern and western facades of the building, both located with
out public street frontage. The eastern façade abuts an access drive entering the
shopping center. The western façade faces the Chick-fil-A. The signs are
proposed with a maximum height of 15-inches and a maximum length of
13.5-inches for an overall sign area of 1.4 square feet. The previously approved
signage plan allowed for the placement of a ground mounted monument sign
within the front yard area not to exceed six feet in height and seventy-two square
feet in area and building signage on the front façade abutting Cantrell Road not
to exceed ten percent of the total façade area.
B. EXISTING CONDITIONS:
The site is developed with a shopping center with two out-parcels located along
Cantrell Road. The western most out-parcel is a Chick-fil-A restaurant and the
eastern most out-parcel remains vacant. Also located in the immediate area of
this development are a number of restaurants, two convenience stores, banks
and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
4
station. North of the site, across Cantrell Road, is the Walton Heights
Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from the
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the
Pleasant Valley Property Owners Association and the Walton Height
Candlewood Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection to the placement of signage on the
building facades.
Fire Department: No comment regarding the placement of signage for this
development.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express
Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial for this property. The applicant
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
5
has applied for a rezoning for a revised Planned Commercial District, to allow for
additional signage. The request does not require a change to the Land Use
Plan.
Master Street Plan: This application has frontage along Cantrell Road, which is a
Principal Arterial. The primary function of a Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within urbanized
areas. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
Landscape: No comment regarding the placement of signage for this
development. All previous comments will apply to the new building construction
with regard to parking lot and building landscaping.
G. SUBDIVISION COMMITTEE COMMENT: (January 5, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were no
additional items needed to complete the review process. Staff stated the request
was to allow building signage inconsistent with signage allowed by the City’s sign
ordinance and the Highway 10 Design Overlay District.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request in need of
addressing raised at the January 5, 2011, Subdivision Committee meeting. The
applicant’s request is to allow signage without public street frontage on the
buildings eastern and western facades. The property is located within the
Highway 10 Design Overlay District which states signage shall comply with the
provisions of Article X of the zoning ordinance, except for a development sign
which is allowed as a ten foot high one hundred square feet in area and the
allowance of a ground mounted monument sign for each commercial building not
to exceed six feet in height and seventy-two square feet in area. The zoning
ordinance typically does not allow signage without public street frontage except
in complexes where a sign without street frontage is the only means of
identification for a tenant. Building signage is to not exceed ten (10) percent of
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
6
the total façade area of the façade abutting a public street. The signage along
the eastern façade abuts the eastern entrance drive to the Pleasant Ridge
Shopping Center from Cantrell Road and the sign proposed along the western
façade abuts the Chick-fil-A restaurant.
Staff is not supportive of the request. The Highway 10 DOD is specific on the
allowance of signage. Staff feels since the DOD is very specific in the allowance
of signage along this corridor and this is not a hardship case where the additional
signage is required to identify the business staff does not feel the signage without
public street frontage should be allowed. In areas covered by DOD’s staff has
not typically supported the allowance of signage inconsistent with the overlay
district. Staff feels the approved ground sign and the sign on the front façade of
the building are sufficient to identify the business.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request dated January 19, 2011, requesting a deferral of this
item to the March 10, 2011, 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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a request dated February 25, 2011, requesting a deferral of this
item to the April 21, 2011, public hearing. Staff recommends approval of the deferral
request.
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
Mr. Joe White of White Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
April 21, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4411-J
7
applicant had submitted a request dated February 25, 2011, requesting a deferral of the
item to the April 21, 2011, public hearing. Staff presented a recommendation of
approval of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
STAFF UPDATE:
There has been no change to this application request since the original staff write-up
and recommendation. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request dated April 14, 2011, requesting deferral of the item
to the June 2, 2011, public hearing. Staff stated the deferral request would require a
waiver of the Planning Commission By-laws with regard to the number of previous
deferral requests. Staff presented a recommendation of approval of the deferral
request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the number of previous deferrals. The
motion carried by a vote of 10 ayes. 0 noes and 1 absent. The Chair entertained a
motion for approval of the item as presented by staff. The motion carried by a vote of
10 ayes, 0 noes and 1 absent.
April 21, 2011
ITEM NO.: E FILE NO.: Z-8472-B
NAME: Mid-Towne at Fair Park Revised Long-form PCD
LOCATION: Located on the Southwest corner of I-630 and Fair Park Boulevard
DEVELOPER:
AA Development
Attn. Scott Richburg
12911 Cantrell Road, Suite 7-118
Little Rock, AR 72223
ENGINEER:
Richburg Services Group
Attn. Scott Richburg
12911 Cantrell Road, Suite 7-118
Little Rock, AR 72223
Crafton Tull Sparks
Attn. Barry Williams
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 6.31 acres NUMBER OF LOTS: 3 Lots FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Hotel, Restaurant, Parking lot
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add convenience store with gas pumps
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,150 adopted by the Little Rock Board of Directors on September 1,
2009, rezoned an overall development plan for this site from R-3, R-6, O-1 and C-3 to
PCD. The project consisted of a redevelopment of a number of blocks located within
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
2
the Perry Heights Subdivision. The abandonment of right of way for a portion of
Maryland Avenue, South Taylor Street and Fillmore Street along with the alleys within
the area was also approved by the Board of Directors through the adoption of
Ordinance No. 20,151. The developers reconstructed portions of Maryland Avenue and
South Taylor Street and created a five lot subdivision. The approved uses were a hotel,
a drive-in restaurant, a drive-through restaurant and two new parking facilities to support
St. Mark’s Baptist Church. The building proposed for Lot 5 contained approximately
4,000 square feet with 61 parking spaces. The building was proposed as a drive-
through restaurant. The building proposed for Lot 4 contained approximately 1,200
square feet and 39 parking spaces. The development was proposed as a drive-in
restaurant. The building proposed for Lot 3 was proposed as a four (4) story 81-room
hotel with 90 parking spaces. The request included the allowance of C-3, General
Commercial District uses as allowable alternative uses for the site. The maximum
building height approved as 55 feet. Lot 2 was proposed containing 67 parking spaces
and Lot 1 containing 158 parking spaces to serve the church. The new parking areas
have been constructed. The remainder of the development as not occurred.
The signage plan was approved with 36-foot tall pylon signs containing 160 square feet
in area for Lots 3 – 5 (individual signs) adjacent to I-630. A single ground mounted
monument sign was approved for each of the lots along Maryland Avenue/South Taylor
Street. The monument signs approved allowed a maximum height of ten (10) feet and
100 square feet in area. Building signage approved was on the facades of the buildings
with street frontages. A wall sign was proposed on the western façade of the proposed
hotel building. This façade did not have public street frontage. The maximum wall
signage coverage approved was ten (10) percent of the façade area.
A variance from the Land Alteration Ordinance to allow grading of the entire five (5) lot
development with the issuance of a building permit for one or more lots was approved
by the Planning Commission on July 23, 2009. The grading of the lots did occur with
the development of the parking lots serving St. Mark’s Church.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting an amendment to the previously approved PCD
zoning for Lots 3, 4 and 5 of the Mid-Town at Fair Park Subdivision. The
amendment is to allow the development of Lot 5 with a convenience store with
gas pumps, a sit-down restaurant on Lot 4 and a four (4) story hotel on Lot 3
containing 62 rooms. The lots sizes have been reduced for Lots 3 and 4 to
accommodate the land area required for Lot 5. A shared parking and access
agreement between the three (3) lots will serve the development.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
3
B. EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard
St. Mark’s Church as removed a number of buildings to allow for future
expansion of the church. On the east side of Fair Park Boulevard are vacant and
occupied single-family residences. Along West 10th Street on the north side is a
refrigeration company, a plumbing warehouse, mini-storage a multi-story office
building and a hotel. On the south side of West 10th Street are church related
uses, the sanctuary of St. Mark’s Baptist Church, a cemetery and a multi-story
office building.
Both West 10th Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. Maryland Avenue has been reconstructed to
City standards complete with curb, gutter and sidewalk extending from Fair Park
Boulevard to West 10th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from the
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Fair
Park Residents Association, the Oak Forest Initiative Collation and the War
Memorial Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on a minor
arterial street is 300 feet from other street and driveways and 150 feet from
the property line. The proposed driveway off Fair Park Boulevard does not
meet those standards and cannot be installed. The width of driveway must
not exceed 36 feet.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
4
4. 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).
5. Stormwater detention ordinance applies to this property. Show proposed
location of the detention facility.
6. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this project.
Entergy: Easements are required around the sites perimeters. Contact Entergy
for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A water main extension will be required to provide
water service to this property. All Central Arkansas Water requirements in effect
at the time of request for water service must be met. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPS) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW)
requires that upon installation of the PRZ assembly, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be sent to
CAW’s Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like
to discuss backflow prevention requirements for this project. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the developer’s expense. Please submit plans
for water facilities to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Department of Health Engineering Division and the Little
Rock Fire Department is required. Contact Central Arkansas Water regarding
the size and location of the water meter. A Capital Investment Change 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. This development will have minor impact on the existing
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
5
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. 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 hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Mixed Use for this property. Mixed Use allows any
combination of residential, office or commercial use or just one of these uses as
long as a Planned Zoning District is used for the review of the application. The
applicant has applied for a revision to an existing Planned Commercial District to
change the uses from Hotel and two restaurants to Hotel, restaurant and
convenience store.
Master Street Plan: The application is along Fair Park Boulevard, which is a
Minor Arterial. 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 Fair Park Boulevard since it is a Minor
Arterial. The street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Fair Park Boulevard. A Class
III bikeway is a signed route on a street shared with traffic. No additional paving
or right-of-way is required. Class III bicycle route signage may be required.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
6
2. The development was reviewed as an overall development plan containing a
five-lot development requiring each of the individual lots to contain an
automatic irrigation system at the time of development.
3. Prior to the issuance of a building permit a landscape plan must be submitted
to the City. The development is being reviewed as an overall development
plan therefore each of the lots will require a landscape plan stamped with the
seal of a registered landscape architect at the time of building permit.
4. The landscape ordinance requires a nine (9) foot wide perimeter landscape
strip around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. Interior landscape islands are required to be provided. The landscape
ordinance requires a minimum of eight percent (8%) of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area. The interior islands must be evenly distributed throughout the
site.
6. Building landscaping will be required with the proposed development.
7. Dumpster, loading docks, heating and air conditioning units, external storage
of materials, communications equipment and similar outside activities and
appurtenances must be screened from abutting properties and streets.
G. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011)
Mr. Scott Richberg and Mr. Frank Riggins were present representing the request.
Staff presented an overview of the development stating there were a number of
outstanding technical issues in need of addressing prior to the Commission
acting on the request. Staff stated the site plan for the hotel did not allow for
adequate parking to serve an 81 room hotel. Staff also stated the previous
approval provided for enhanced landscaping and features along Fair Park
Boulevard that the current site plan did not indicate. Staff questioned the
proposed signage stating the previous approval allowed monument signage
along Maryland Street and pole signage along I-630.
Public Works comments were addressed. Staff stated the drive on Fair Park
Boulevard did not meet the spacing requirement of the ordinances and would not
be allowed. Staff stated the stormwater detention ordinance would apply to the
development of the site.
Landscaping comments were addressed. Staff stated the development was
reviewed as an overall development plan therefore a landscape plan and
irrigation would be required with the development. Staff stated interior landscape
islands were required with the development. Staff stated the islands should be
evenly distributed throughout the site.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
7
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.
SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Mr. Daters stated he wanted to provide the Commission with an update
on the plan. He stated the engineers and developers had been working to
develop a site plan which limited the lines of sight into the development and
provided sufficient landscaping along Fair Park Boulevard to screen the use from
the street. There was no further discussion of the item.
H. ANALYSIS:
The applicant submitted a revised site plan addressing a number of the issues
raised at the February 17, 2011, Subdivision Committee meeting. The revised
plan has removed the drive from Fair Park Boulevard, reduced the number of
rooms for the proposed hotel and identified the signage plan.
The request is an amendment to the previously approved PCD zoning for Lots 3,
4 and 5 of the Mid-Town at Fair Park Subdivision. The amendment is to allow
the development of Lot 5 with a convenience store with gas pumps, a sit-down
restaurant is proposed for Lot 4 and a four (4) story hotel containing 62 rooms is
proposed for Lot 3. The lots sizes have been reduced for Lots 3 and 4 to
accommodate the land area required for Lot 5. Lot 3 is proposed containing 1.74
acres, Lot 4 containing 0.67 acres and Lot 5 containing 1.60 acres. A shared
parking and access agreement between the three (3) lots will serve the
development.
The hotel is proposed containing 62 rooms and 66 parking spaces. The building
area is 16,000 square feet. The hotel is proposed with a maximum building
height of 55-feet. Parking for a hotel is based on one space per room plus ten
(10) percent for ancillary services. Based on the typical ordinance standards 68
parking spaces would typically be required. The site will develop with cross
access and cross parking. Based on this fact staff does not feel the reduced
number of spaces will significantly impact the development.
The restaurant is indicated with 2,000 square feet and 39 parking spaces. Based
on the typical parking required for a restaurant use a total of 20 parking spaces
would typically be required. The parking as proposed is more than adequate to
serve the use. The site plan indicates a maximum building height of 35-feet.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
8
The convenience store is proposed containing 4,958 square feet and 37 parking
spaces. Based on the typical parking required for a commercial use a total of 16
parking spaces would typically be required. The parking as proposed is more
than adequate to serve the development. The site plan indicates a maximum
building height of 35-feet.
As per the originally approved PCD each of the lots will be served by a pole sign
located along I-630 and a monument sign located on Maryland Avenue. The
pole signs are proposed with a maximum height of 36-feet and a maximum sign
area of 160 square feet. The monument signs are proposed with a maximum
height of ten feet and a maximum sign area of one hundred square feet.
The development is proposed with enhanced landscaping along Fair Park
Boulevard. Three inch caliper trees will be planted as required by the original
approval and the shrub count will be increased by fifty percent. A sign easement
will be provided at the intersection of Fair Park Boulevard and I-630 to allow for
future installation of a gateway feature. The applicant has provided staff with a
line of sight from Fair Park Boulevard into the site. The plan indicates the
placement of a berm along Fair Park Boulevard with shrubs located on top of the
berm to aid in creating a visual barrier from the street into the site.
Within the 12th Street Corridor Plan redevelopment areas with specific
development criteria are identified. The intersection of Fair Park Boulevard and
I-630 is identified as a primary gateway into the 12th Street Corridor area.
According to the plan primary gateways are to include additional streetscape and
enhancements such as street trees, enhanced pedestrian crossings and special
paving. This site is also identified as a T3 Non-residential Corridor. Within the
plan the redevelopment criteria outlines the architectural character as low rise
commercial scale buildings. The plan recommends softening building facades
with mechanical equipment concealed. The building setback is proposed as a
five (5) foot minimum and a thirty (30) foot maximum front setback and front
parking lots discouraged.
The applicant is continuing to work on a landscape plan and line of sight plan to
address staff’s concerns related to the views into the site from Fair Park
Boulevard. Staff will provide a recommendation at the Public Hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
9
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on March 1, 2011,
requesting deferral of the item to the April 21, 2011, public hearing. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Tim Daters of White-Daters and Associates and Mr. Dave Lemons of Kum and Go
Convenience Stores were present representing the request. Staff presented the item
stating the developers had provided them with a plan indicating berming and additional
landscaping along Fair Park Boulevard. Staff stated based on the proposed enhanced
landscaping along Fair Park Boulevard they were in support of the development as
proposed.
Mr. Tim Daters addressed the Commission stating the original PCD was to allow the
creation of five (5) lots three (3) of which were proposed for development with structures
and two (2) with parking to serve an adjacent church. Mr. Daters presented to
Commission a line of sight from Fair Park Boulevard into the site. He stated sitting on
Fair Park Boulevard the view of the gas pumps would be limited. He stated the berm
would be two (2) feet above the pavement and a minimum of twenty-for (24) inch shrubs
would be placed on top of the berm.
Mr. Lemons stated the company was a national company with stores in a number of
states. He stated the company was in an expansion mode in Arkansas and planned to
build twenty (20) to twenty-five (25) stores in the next five (5) years in Central Arkansas.
He stated the company intended to construct four (4) to five (5) in Little Rock in the next
nine (9) months.
Mr. Lemons stated the store was a four (4) sided store constructed of brick or block. He
stated the development would provide a gateway entrance sign into the neighborhood
identifying the 12th Street Corridor. He stated the company would pay for the
construction of the gateway entrance sign.
Senator Joyce Elliot spoke in opposition of the request. She stated her home was on
Fair Park Boulevard. She stated she chose to move into the neighborhood to be a part
of living in a older area and aiding in the comeback of the Oak Forest Neighborhood.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
10
She stated the neighborhood did not want to become fast food or convenience store
row. She stated the residents of Oak Forest felt as strongly of their neighborhood as
the Kum and Go folks felt about their stores. She stated she did not feel a convenience
store at the entrance to the neighborhood would be an attraction. She stated the
residents of Oak Forest wanted the area to be a place for everyone to come. She
stated the traffic at the I-630 and Fair Park was very congested. She stated events at
War Memorial only increased traffic in the area. She questioned the impact of the
convenience store on traffic in the area. She stated she and the residents of Oak
Forest were working to bring back a legacy to the City. She stated the placement of a
convenience store at the entrance to the neighborhood would detract from the area.
She questioned if alcohol would be sold at this location.
Mr. Joe Busby addressed the Commission on behalf of the Fair Park Residents
Association. He stated the residents had met with the developers and more than
seventy (70) members were present. He stated after the presentation the members
voted unanimously to oppose the development. He stated the change was a
fundamental change from the originally approved PCD. He stated St. Mark’s had
provided the Commission with a letter of opposition to the request. He stated the
current request was not in conformance with the 12th Street Corridor Plan nor the
University District Plan. He stated within the area there were four (4) convenience
stores within one mile of the current location. He stated there was one (1) store located
directly across the street from the proposed development.
He stated the development did not comply with the landscape requirements along I-630.
He stated the development would have a direct impact on traffic in the area. He stated
the residents of Oak Forest did not want a fuel canopy as the gateway entrance to their
neighborhood. He stated the residents supported Kum and Go at Colonel Glenn and
South University Avenue. He stated the residents supported the company but did not
support a convenience store at this location.
Mr. Joe Monagle addressed the Commission in opposition of the request. He stated he
welcomed the neighbor and job creation but did not support the development at this
location. He stated there were a number of places along West 12th Street where a
convenience store would be more appropriate. He stated the residents felt this location
better served by high end retail. He stated it was not a case of lets build first and see
what will come. He stated it was important to raise the bar for developments within the
neighborhood.
Ms. Karen Walls addressed the Commission in opposition. She stated the residents
were fully in support of development but not of the development proposed. She stated
the development was a great development for Colonel Glenn and South University
Avenue. She stated she did not want to see this as the gateway into the neighborhood.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
11
Mr. Jay Miller addressed the Commission in opposition of the request. He stated he
had lived in the neighborhood for fifteen (15) plus years and did not intent to move. He
stated the development was not in keeping with the 12th Street Corridor plan. He stated
the neighborhood did not need another late night congregating location. He stated the
neighborhood did not need another place to sell alcohol. He stated he was not opposed
to development, just this development at this location.
Ms. Elizabeth Mackense addressed the Commission in opposition of the request. She
stated she had been working with the University District and the task force for the 12th
Street Corridor plan to develop improvements which were beneficial to the area as a
whole. She stated the development as proposed was not an improvement to the area.
Ms. Glenda Eddins addressed the Commission in opposition of the request. She stated
from what she could determine Kum and Go was a well run operation and had a lot to
offer as far as convenience stores and gas pumps. She questioned why they would
want to bring a store to this location given the current problems in the area. She stated
currently there were persons who would hang around the two (2) existing stores and
panhandle customers visiting the stores. She stated the new store would be increased
competition to the existing stores and it was possible one (1) of the two (2) would go out
of business causing yet another boarded store in the neighborhood. She stated the
residents and St. Mark’s Church were shown grand plans for the future development of
the site. She stated she realized the unfortunate changes in the economy but did not
feel the residents should suffer or lower their expectations. She stated she recently
read an enlightening article which indicated I-630 had split the haves from the
have-nots. She stated at War Memorial and West Markham there was a stunning park
like entrance to War Memorial Stadium. She requested the Commission not deny the
residents of Oak Forest the opportunity to have a respectable business operation that
would be an asset to one of the oldest neighborhoods in the City. She stated the
members of the Fair Park Residents Association had apprehensions about granting a
zoning change which would give the go-ahead to construct an unwanted and unneeded
business that would most certainly apply for a license to sell alcohol.
Mr. Joe Busby stated to the Commission that the residents had tried to work with the
developers. He stated the residents requested the building be flipped and to place the
gas canopy at the rear of the building. He stated the developer were not interested in
this concept. He stated the residents requested changes in the design. He stated the
company was not interested in changing the design to make the development more
appealing to the neighborhood.
Mr. Tim Daters provided the Commission with the 2009 approved site plan. He stated
the site plan approved in 2009 allowed a buffer along I-630 and the abutting streets of
nine (9) feet. He stated the development as proposed increased the buffers
significantly.
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
12
Mr. Lemons stated the development would sell alcohol but had committed to not sell
singles. He stated the developers had agreed to limit signage on the building and to
construction of a gateway entrance sign for the neighborhood. He stated the
development would incorporate stone into the materials of the building. He stated the
development had also agreed to berming to aid in screening the fueling area of the
development.
Mr. Ernie Peters addressed the Commission concerning the traffic. He stated based on
the currently approved plan for restaurants and a hotel the placement of a convenience
store would not greatly increase traffic in the area. He stated based on the currently
approved plan and the proposed plan during the am peak there would be a slight
reduction in traffic and during the pm peak there would be a slight increase. He stated
there would be 49 less trips during the am peak and 29 additional trips during the pm
peak. He stated this was based on the currently approved plan. He stated based on
the existing conditions of the site, which was a vacant site, there would be an
appreciable increase in traffic in the area.
The Commissioners questioned the developer, Mr. Eric Heizman, about the previous
marketing attempts. Mr. Heizman stated his company had contacted a number of
national retailers to look at the site for potential development and none were interested.
He stated typical fast food chains were looking for arterial site which had a great
number of cars traveling at a much lower speed. He stated he and his partners
intended to participate in the hotel construction so they would have a vested interest in
the long term development of this site. He stated a number of efforts had been made to
locate a bank or restaurant on the site but no takers had come forward.
The Commission questioned what the University District plan had intended for this site.
Mr. Ron Copeland indicated the original plan indicated residential for the site since at
the time the plan was development the site contained a number of single-family homes.
He stated the revised plan indicated the development as approved by the 2009 PCD.
There was a general discussion by the Commission concerning traffic in the area.
Commissioner Nunnley questioned if staff had looked at placing a traffic light at the
intersection of 10th and Fair Park. Staff stated a traffic signal would most likely not be
warranted at this location. Staff stated based on the signals at 12th and Fair Park and
I-630 and Fair Park a signal at 10th would most likely not function properly.
There was a general discussion concerning alcohol sales in proximity to the church.
Staff stated there were both State and City ordinances regulating alcohol sales. Staff
stated the sale of alcohol was not a land use issue.
The Commission questioned Mr. Lemons why this site was chosen as a potential
location. Mr. Lemons stated the site was chosen due to the traffic patterns in the area,
the resident population and the daytime population. He stated visibility to I-630 was an
April 21, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8472-B
13
added advantage but the site was not chosen strictly on visibility to I-630. Mr. Lemons
stated his company wanted the ability to complete on a local level with the businesses
in the area. He stated he felt this was a good location for his company to build a new
store.
Staff stated the developers had indicated a number of modifications to the development
which had not been included in the original submission. Mr. Daters stated the
developers would not install building signage on the north façade of the building, would
pay to construct the entrance sign, would incorporate stone in the construction materials
of the site, save a tree located on I-630 and one on Maryland Avenue, place trees and
shrubs at one and one-half times the typical ordinance requirements within the street
buffer. The trees to be planted would be three (3) inch caliper trees. He stated the
development would not sell single servings of beer. Mr. Daters stated this was an
amendment to the application request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff and as amended by the applicant. The
motion failed by a vote of 5 ayes, 5 noes and 1 absent.
April 21, 2011
ITEM NO.: F FILE NO.: Z-8631
NAME: 3013 Fair Park Boulevard Short-form PD-O
LOCATION: Located at 3013 Fair Park Boulevard
DEVELOPER:
Quentin E. May, PLC
2725 Cantrell Road
Little Rock, AR 72202
SURVEYOR:
James Farris, PLS
P.O. Box 10384
Conway, AR 72034
AREA: 0.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Lodge for fraternity chapter associated with UALR
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site from R-3, Single-family to
PD-O to allow the redevelopment of this site with a lodge for a fraternity chapter
associated with UALR. The existing residence will be removed and a new
building containing 1,500 square feet is proposed for construction. The site plan
indicates the placement of six (6) on-site parking spaces to serve the use.
B. EXISTING CONDITIONS:
The property is a vacant boarded property located mid-block between West 30th
and West 32nd Streets. This section of Fair Park Boulevard on the east side is
primarily residential. The property on the west side of Fair Park Boulevard is
April 21, 2011
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8631
2
primarily the University of Arkansas at Little Rock campus, with residential
housing located immediately west of this site. South of the site on Fair Park
Boulevard at West 32nd Street is a property zoned PD-O which was approved for
the development of a Baptist Student Union. The area to the east is zoned R-3,
Single-family and contains one and two family residences.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from the
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Curran
Conway Neighborhood Association, the Fair Park Residents Association and the
Oak Forest Initiative Coalition were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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).
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this property.
Entergy: A twenty foot easement is required along the alley side of the
development. Contact Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water
requirements in effect at the time for request of water service must be met.
Contact Central Arkansas Water if additional fire protection or metered water
service is required.
April 21, 2011
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8631
3
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Routes #17 – the Mabelvale-
Downtown and #17A – the Mabelvale - UALR Routes.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Residential Low Density for this property. Residential Low
Density requires developments to be residential at a density of no more than 6
units per acre, generally single-family attached or detached. The applicant has
applied for a Planned District Office for a fraternity house. The proposed
development is across the street from UALR dormitories, in an area shown on
the UALR campus plan for student related university facilities.
Master Street Plan: This application has frontage on Fair Park Boulevard. Fair
Park Boulevard is a Minor Arterial. 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 Fair Park Boulevard 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 III bike route is shown along Fair Park Boulevard. A Class
III bikeway is a signed route on a street shared with traffic. No additional paving
or right-of-way is required. Class III bicycle route signage may be required.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 ½ feet in width
and 150 square feet in area. The interior islands must be evenly distributed
throughout the site.
3. Building landscaping will be required with the proposed development.
April 21, 2011
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8631
4
4. The zoning buffer ordinance requires the placement of a minimum land use
buffer along the northern and southern perimeter of the site of nine feet (9’).
Since the site is located within the designated mature areas the land use
buffer may be reduced to six feet nine inches (6’9”).
5. The properties to the north, east and south are zoned residential; therefore, a
six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along
these perimeters.
6. A water source located within 75-feet of the landscaped areas will be required
to water areas set aside for landscaping.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Quentin May was present representing the request. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff stated the dumpster was located adjacent to
residential uses. Staff also stated the development did not allow for landscaping
as required by the City’s Landscape Ordinance.
Public Works comments were addressed. Staff stated the development would
require any broken curb, gutter or sidewalk to be repair or replaced with the new
development. Staff stated measures to control stormwater runoff form the
increased impervious areas should be implemented to not damage adjacent
property.
Landscaping comments were addressed. Staff stated in addition to the required
land use buffer and the perimeter landscape strip adjacent to the paved areas, a
small amount of building landscaping would be required with the new
development. Staff stated screening would also be required adjacent to the
residentially zoned or used property.
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:
Mr. May submitted a revised site plan addressing staff’s concerns and comments
raised at the March 31, 2011, Subdivision Committee meeting. The revised plan
indicates the placement a perimeter landscape strip adjacent to the proposed
paved areas. The site plan also indicates the placement of a six foot opaque
screen on the site adjacent to the residentially zoned areas.
April 21, 2011
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8631
5
The development is proposed as a rezoning of the site to allow the construction
of a fraternity house to serve a Greek Organization at UALR. The building is
proposed as a single story building containing 1,500 square feet. The site plan
indicates the placement of six (6) parking spaces on the site. The zoning
ordinance would typically require the placement of fifteen (15) on-site parking
spaces. Staff is supportive of the parking as proposed. For the most part the
students will not be driving to the site. In addition there is a parking lot located
across Fair Park Boulevard to provide adequate parking for the alumni that will
access the site for functions.
The applicant has indicated building signage will be provided on the front façade
of the building consistent with signage allowed in office zones or a maximum of
ten (10) percent of the total façade area. The request does not include ground
signage with the initial development but the applicant is requesting should ground
signage be desired in the future the POD allow the placement of a monument
style ground sign not to exceed six (6) feet in height and sixty-four (64) square
feet in area.
The UALR Campus Master Plan indicates on the east side of Fair Park
Boulevard between West 29th and West 32nd Streets the redeveloped be as
Faith-Based Organizations and Institutions privately developed. Within
universities fraternities and sororities offer students an option to become involved
in student activities outside the classroom. Campus spaces are typically limited
and most organizations are forced to find meeting space off campus. Many
college campus have “fraternity row” located in close proximity to the campus but
off-site. The location and use of the property for the current request is similar to
areas set aside and uses of property on other college campus. Staff is
supportive of the request. Staff feels the redevelopment as proposed allows a
meeting place for the fraternity members off-site but still meets the intent of the
UALR Campus Master Plan with regard to redevelopment of this portion of Fair
Park Boulevard.
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: (MARCH 10, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to attend the February 17, 2011,
April 21, 2011
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8631
6
Subdivision Committee meeting. Staff presented a recommendation of deferral of the
item to the April 21, 2011, public hearing to allow the applicant to attend the March 31,
2011, Subdivision Committee 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 11 ayes,
0 noes and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: G FILE NO.: Z-5873-A
NAME: Peacock Apartments Short-form PD-R
LOCATION: Located at 103 South Park Street
DEVELOPER:
Peacock Apartments, LLC
117 Boone Street #3
Little Rock, AR 72205
SURVEYOR:
Donald W Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 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: Parking and dumpster placement to serve an adjacent apartment
development
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated January 3, 2011, requesting a deferral of this
item to the April 21, 2011, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 3, 2011,
requesting a deferral of this item to the April 21, 2011, public hearing. Staff stated they
were supportive of the deferral request.
April 21, 2011
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5873-A
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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant contacted staff on April 8, 2011, requesting deferral of this item to the
July 14, 2011, Public Hearing to allow the applicant additional time to pursue an
abandonment request of right of way adjacent to the site.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted staff on April 8, 2011, requesting
a deferral of the item to the July 14, 2011, Public Hearing. Staff stated the deferral
request was necessary to allow the applicant additional time to pursue an abandonment
request of right of way adjacent to the site.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 1 FILE NO.: S-1571-B
NAME: Vinson’s Addition Lots 4R and 5R Replat
LOCATION: Located on the Northwest corner of Chicot and Baseline Roads
DEVELOPER:
Kum and Go
Attn: Abbey Gilroy
6400 Westown Parkway
West Des Moines, IA 50266
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.6 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and C-4, Open Display District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance related to the minimum driveway spacing
requirement.
2. A waiver of the right of way dedication and boundary street ordinance requirements
to Chicot Road.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to replat two (2) existing commercial lots located at
the intersection of Baseline and Chicot Roads. Lot 3R is proposed containing
3.439 acres and Lot 4R containing 1.2027 acres. As a companion application
(Item 5 File No. S-1571-B) the applicant is requesting a multiple building site plan
review for the placement of a convenience store with a fuel canopy on proposed
Lot 4R.
April 21, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1571-B
2
The request includes a variance from the Subdivision Ordinance to allow the two
(2) existing drives to remain on the site. The drives do not meet the minimum
driveway spacing requirements of the existing ordinances. The request also
includes a waiver of the right of way dedication requirement and the boundary
street ordinance requirements for Chicot Road.
B. EXISTING CONDITIONS:
The site is developed with a strip retail center containing a number of office and
commercial uses including a restaurant, a real estate office, a beauty salon and a
certified public accountant. There is a single-family house located north of the
strip center within the proposed replat area. Other uses in the area include
single-family residential, churches, convenience stores, daycare center,
restaurants and general retail and office uses. Baseline Road was recently
reconstructed and an overpass installed over the railroad main line. Chicot Road
was also recently reconstructed in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All abutting property owners of the site, the Chicot
Neighborhood Association, the Cloverdale Neighborhood Association, the West
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot 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.
2. Baseline Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45-feet from
centerline will be required.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
April 21, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1571-B
3
Center-Point Energy: Center Point Energy has a gas main and services located
behind the old strip mall. Developer needs to contact Lonnie Lakey at 377-4856
to have the lines retired.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required. Due to the nature of the facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW’s Cross Connection
Section within ten (10) days of installation and annually thereafter. Contact the
Cross Connection Section at 371-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Routes #17,
the Mabelvale-Downtown Route and #17A, the Mabelvale-UALR Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there was an
application for a site plan review on one of the proposed lots on the current
agenda as well. Staff stated there were few outstanding technical issues
associated with the plat. Staff requested Mr. Daters provide the name and
address of the owner and the source of title in the general notes section of the
preliminary plat.
April 21, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1571-B
4
Public Works comments were addressed. Staff stated a dedication of right of
way 45-feet from centerline would be required on Baseline Road. Staff stated
Chicot Road would require dedication of right of way 55 feet from centerline.
Staff stated the developers would be responsible for development of a right turn
lane on Chicot Road.
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 few of the
issues raised at the March 31, 2011, Subdivision Committee meeting. The
applicant is proposing to replat two (2) existing commercial lots located at the
intersection of Baseline and Chicot Roads. Lot 3R is proposed containing
3.44 acres and Lot 4R containing 1.20 acres. As a companion application, Item
5 File No. S-1571-B, the applicant is requesting a multiple building site plan
review for the placement of a convenience store with a fuel canopy on proposed
Lot 4R.
The revised preliminary plat has indicated the name and address of the owner.
The revised plan has not addressed staff’s comments concerning the right of way
dedication and street construction on Chicot Road. Staff recommends right of
way dedication to 55-feet from centerline and the construction of an additional
ten (10) foot of pavement for a right turn lane. In addition the revised plan has
not addressed staff’s concerns related to the driveway placement on Chicot
Road. The northern drive is to be removed and the southern drive should be
moved to the north approximately twenty-five (25) to thirty (30) feet to allow the
drive to be located approximately 200-feet from the intersection (center line of the
street to center of the driveway).
Staff is not supportive of the request. The site is located at the intersection of
two (2) principal arterials. Per the Master Street Plan the street design is to be
six (6) through lanes plus left and right turn lanes. Although this intersection was
recently reconstructed the existing commercial developments located at this
intersection made the Master Street Plan desired street construction plan
(6 through lanes, left and right turn lanes) cost prohibitive. The developers are
proposing removal of an existing commercial building which allows for the site to
provide the additional right of way and the construction of the right turn lane to
meet the Master Street Plan requirement. Based on the existing volume of traffic
April 21, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1571-B
5
at this intersection staff feels the construction of the right turn lane is necessary
to facilitate traffic through this intersection.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Tim Daters of White-Daters and Associates was present. There were no registered
objectors present. Staff presented the item stating the applicant had revised the
preliminary plat to include the right of way dedication and boundary street improvements
to Chicot Road as requested by Public Works staff. Staff stated the revised preliminary
plat did include a request for deferral of the right of way dedication and boundary street
improvements with regard to Lot 5R until the redevelopment of Lot 5R. Staff stated
based on the revised preliminary plat they were now supportive of the request. Staff
stated the request included a variance from the Subdivision Ordinance related to the
driveway spacing for the two (2) drives located on Chicot Road. Staff stated they were
supportive of the requested variance.
Staff presented a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from the
Subdivision Ordinance to allow the two drives located on Chicot Road nearer the
intersection than typically allowed and staff presented a recommendation of approval of
the deferral request of the right of way dedication and boundary street improvements to
Chicot Road for proposed Lot 5R until the redevelopment of this lot.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 2 FILE NO.: S-1653-A
NAME: Forest Valley Subdivision Preliminary Plat
LOCATION: Located on the Southside of Forest Lane at the end of Forest Valley Lane
DEVELOPER:
CJ Pace, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.14 acres NUMBER OF LOTS: 20 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-256 to allow a front building line on a residential lot of
fifteen (15) feet.
2. A variance from Section 36-254(2) to allow side yard setback on each side of the lot
at five (5) feet.
3. A variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the development of Phase I.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the development of
five (5) plus acres with twenty (20) single-family residential lots. The lots are
proposed with an average lot size of 60-feet by 140-feet with an average lot area
of 7,200 square feet. The request includes a variance to allow the front building
line to be reduced to fifteen (15) feet and the side yard setbacks to be reduced to
five (5) feet.
April 21, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1653-A
2
The applicant is also requesting a variance from the Land Alteration Ordinance to
allow grading of the entire subdivision with the installation of the basic
infrastructure.
The applicant has indicated an emergency access located through a 17.5 foot
Tract (Tract C) located adjacent to Lot 44 extending to the west to an access
easement located on adjacent property to South Katillus Road.
B. EXISTING CONDITIONS:
The property is undeveloped with a scattering of trees. Forest Lane has been
constructed to the northern boundary of this property. Forest Lane was
constructed as a residential street with curb and gutter but no sidewalk was
required. Along the eastern boundary of this site is a church, an ambulance post
and a developing single-family subdivision. West of the site are single-family
homes located on acreage. To the north is the first phase of the Forest Valley
Subdivision and further north is a single-family subdivision and an elementary
school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All abutting property owners of the site and the Montagne Court were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance is
being requested to advance grade the lots with construction of the street.
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. A Sketch Grading and Drainage Plan will be required per Section
29-186 (e).
4. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
April 21, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1653-A
3
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
storm management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. 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.
7. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. 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
(Steve Philpott) for more information.
9. Since the street is proposed to be 24-feet in width, show on the preliminary
and final plats the area of street where parking will be restricted to one side.
10. 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 main extension required with easements for this project.
Contact Little Rock Wastewater for additional information.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. A water main
extension will be required to provide water service to this property. Submit plans
for water facilities to Central Arkansas Water for review. Plan revision may be
required after additional review. Contact Central Arkansas Water regarding
installation procedures of water facilities. Approval of plans by Central Arkansas
Water, the Arkansas Department of Health Engineering Division and the Little
April 21, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1653-A
4
Rock Fire Department is required. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. 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). A Capital Investment
Charge based on the size of the meter connection(s) will apply to this
development in addition to normal charges.
Fire Department: Place a fire hydrant 300-feet from the end of the cul-de-sac.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located near a dedicated CATA
Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were few
outstanding technical issues in need of addressing related to the proposed
preliminary plat. Staff requested Mr. White provide the name and address of the
owner and the source of title in the general notes section of the preliminary plat.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any grading activities on the site. Staff stated a sketch grading
and drainage plan was required prior to construction. Staff stated the stormwater
detention ordinance would apply to the development of the site. Staff also stated
streetlights were required prior to the execution of the final plat.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
April 21, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1653-A
5
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the March 31, 2011, Subdivision Committee meeting. The revised plat
indicates the name and address of the owner and the source of title in the
general notes section of the proposed preliminary plat. The revised plat indicates
a note that stormwater management will be provided with the proposed
development and that streetlights will be installed prior to final platting.
The request is for approval of a preliminary plat to allow the development of five
(5) plus acres with twenty (20) single-family residential lots. The lots are
proposed with an average lot size of 60-feet by 140-feet with an average lot area
of 7,200 square feet. The request includes a variance from the Subdivision
Ordinance Section 31-256 to allow the front building line to be reduced to fifteen
(15) feet. There is also a request for a variance from the City Ordinance Section
36-254(2) to allow the side yard setbacks to be reduced to five (5) feet. The
requested variances are similar to variances approved for the Phase I portion of
the subdivision.
The applicant is also requesting a variance from the Land Alteration Ordinance to
allow grading of the entire subdivision with the installation of the basic
infrastructure. The previous approval also allowed for a variance from the Land
Alteration Ordinance to allow advanced grading of the lots. The previous
variance request does not appear to have impacted the development or the area.
Staff supports the current variance request from the Land Alteration Ordinance to
allow grading of the lots with the installation of the street and the basic
infrastructure for the subdivision.
The 2006 International Fire Code requires single-family residential developments
where the number of dwelling units exceeds 30 lots or units to provide a separate
and approved fire access road. The plat indicates an emergency access located
through a 17.5 foot Tract (Tract C) located adjacent to Lot 44 extending to the
west to an identified access easement located on the adjacent property
extending to South Katillus Road. The applicant has provided an agreement
from the adjacent property owner indicating the access easement will be
provided to the developer upon completion of the proposed subdivision. Staff is
supportive of the access as indicated.
Staff is supportive of the request. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development of the site as proposed will not significantly impact the area.
April 21, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1653-A
6
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 31-256 to allow a front building line on a residential
lot of fifteen (15) feet.
2. A variance from Section 36-254(2) to allow side yard setback on each side of
the lot at five (5) feet.
3. A variance from the City’s Land Alteration Ordinance to allow grading of
future phases with the development of Phase I.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
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 following
variance requests:
1. The variance request from Section 31-256 to allow a front building line on a
residential lot of fifteen (15) feet.
2. The variance request from Section 36-254(2) to allow side yard setback on each
side of the lot at five (5) feet.
3. The variance request from the City’s Land Alteration Ordinance to allow grading of
future phases with the development of Phase I.
April 21, 2011
ITEM NO.: 3 FILE NO.: S-1666
NAME: Baseline-I-30 Preliminary Plat
LOCATION: Located South of I-30 at the Northwest corner of Baseline Road and
Distribution Drive
DEVELOPER:
Crain Investments, LP
11701 Colonel Glenn Road
Little Rock, AR 72210
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 23.7 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: A variance from Section 36-320(e)(1) to allow a
reduced front building line for Lot 8.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is preliminary plat approval for the subdivision of 23.7 acres into
eight (8) non-residential lots. A portion of the area is located within a previously
platted subdivision with the remainder of the area identified with a metes and
bounds legal description. The lots are proposed ranging in size from 1.2 acres to
9.0 acres. Lot 2 was recently redeveloped with a new automobile dealership.
Lots 6 – 8 contain existing businesses.
The lots are indicated with a 50-foot front building line with the exception of
proposed Lot 8 which is indicated with a 40-foot front building line. There is an
existing building located on Lot 8 and the building line as proposed matches the
existing front setback of the structure.
April 21, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1666
2
B. EXISTING CONDITIONS:
The property along the I-30 Frontage Road has a number of existing business
including automobile sales, RV sales and a rental retail store. The proposed plat
area along Distribution Drive is wooded and the two lots proposed along Baseline
Road are currently cleared but remain undeveloped. Uses in the area include
multi-family located to the south across Baseline Road, a liquor store located on
Baseline Road to the west and a motel located on the I-30 Frontage Road to the
east. Other uses to the southwest include office and commercial uses including
restaurants, convenience store and big box retailers. Uses to the southeast and
east include office warehouse uses located along Distribution Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All abutting property owners of the site, the Chicot
Neighborhood Association, the Cloverdale Neighborhood Association, the West
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed along
Distribution Drive in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
2. At time of development, obtain permits for improvements within State
Highway right-of-way from AHTD, District VI.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. At the time of development, stormwater detention ordinance applies to this
property.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lot 6. Contact
the Little Rock Wastewater Utility for additional information.
April 21, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1666
3
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
charge based on the size of meter connection(s) will apply to this development in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system. Due to the nature of this facility,
installation of an approved reduced pressure zoned backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water requires that upon
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
ten (10) 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. A water main extension will be needed to provide
water service to this property. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Routes #17,
the Mabelvale-Downtown Route and #17A, the Mabelvale-UALR Route.
April 21, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1666
4
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. White provide the name and address of the landowner and the source of title
in the general notes section of the preliminary plat.
Public Works comments were addressed. Staff stated at the time of
development approval from AHTD would be required for any construction within
the State Highway right of way. Staff also stated streetlights would be required
prior to the execution of the final plat.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the March 31, 2011, Subdivision Committee meeting. The revised plat
indicates the name and address of the landowner and the source of title in the
general notes section of the plat. The revised plat indicates a note stating
streetlights will be installed prior to the execution of the final plat.
The request is for approval of a preliminary plat to allow the subdivision of
23.7 acres into eight (8) non-residential lots. A portion of the area is located
within a previously platted subdivision with the remainder of the area identified
with a metes and bounds legal description. The lots are proposed ranging in size
from 1.2 acres to 9.0 acres. Lot 2 was recently redeveloped with a new
automobile dealership. Lots 6 – 8 contain existing businesses. The remaining
lots are presently vacant. The entirety of the property is zoned I-2, Light
Industrial District.
April 21, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1666
5
The lots are indicated with a 50-foot front building line with the exception of
proposed Lot 8 which is indicated with a 40-foot front building line. There is an
existing building located on Lot 8 and the building line as proposed matches the
existing front setback of the structure. The building line as proposed will require
a variance from Section 36-320(e)(1) to allow the reduced front building line for
this lot. Staff is supportive of the request. Staff does not feel the reduction in the
building line will impact any future redevelopment of the lot.
Staff is supportive of the request. The lot sizes as proposed are consistent with
the lot size requirements of the Zoning District. With the exception of the front
building line for Lot 8 the building lines as proposed match the Zoning District as
well. To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff does not feel the subdivision as proposed to
allow the division of property to recognize existing uses and allow for future
development of industrially zoned lots will 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.
Staff recommends approval of the variance request from Section 36-320(e)(1) to
allow a reduced front building line for proposed Lot 8.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation of approval of the variance request from Section
36-320(e)(1) to allow a reduced front building line for proposed Lot 8.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 4 FILE NO.: S-1668
NAME: Swede Addition Preliminary Plat
LOCATION: Located at 17901 Agee Lane
DEVELOPER:
Grant and Robin Swede
13504 Ridgehaven Road
Little Rock, AR 72211
SURVEYOR:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 16.06 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-232(a) to allow the development of lots with a reduced
lot width.
2. A variance from Section 31-232(b) to allow the development of lots with a depth to
width ratio greater than three (3) to one (1).
3. A variance from Section 31-231 to allow the development of lots utilizing private
streets.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is preliminary plat approval to allow this 16.06 acre parcel to be
subdivided into two residential lots. Lot 1 is proposed containing 3.60 acres and
Lot 2 containing 12.46 acres. The lots currently utilize access from a 62-foot
ingress egress easement located along the northern boundary of the two lots.
An existing drive extending from Agee Lane will serve as access to the two lots.
April 21, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1668
2
Lot 2 is proposed with a variance from the Subdivision Ordinance to allow the lot
width at Agee Lane less than the minimum lot width required per the zoning
district. The ordinance typically requires the placement of a minimum lot width of
60-feet.
The request also includes a variance from the Subdivision Ordinance to allow the
development of the lots utilizing private streets.
B. EXISTING CONDITIONS:
The site is located on Agee Lane which is a narrow gravel drive extending from
Stewart Road. Also located on Agee Lane is a single-family home currently
under construction and three additional occupied single-family homes. The
majority of the area is developed with single-family homes located on acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational visit from an area property
owner. All abutting property owners of the site were notified of the public
hearing. There is not a City of Little Rock recognized neighborhood association
located within the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stewart 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 – no comment. Provide a septic
certification for the proposed lots.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this development in
April 21, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1668
3
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department: Provide a letter from the West Pulaski County Volunteer Fire
Department indicating the knowledge of the proposed plat. Contact Chief Ronnie
Wheeler.
County Planning:
1. Provide letter of application and Bill of Assurance.
2. Provide the name and address of the owner of record.
3. Provide the source of title.
4. Provide the name and address of the subdivider.
5. Provide the State Plane coordinates for two corners.
6. Show lot width at the building setback.
7. Change Director of Pulaski County Planning Board to Director, Pulaski
County Planning and Development.
8. Provide the source of water supply and the sewer disposal certification on
the proposed plat.
9. Provide the plat in Autocad 2000 format.
10. Provide FEMA panel number
11. Show building setbacks/lot lines.
12. Pay $10.00 County Review Fee.
13. Provide letter of approval from local fire department.
CATA: Approved as submitted. Outside the service boundary.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
April 21, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1668
4
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Grant and Ms. Robin Swede were present representing the request. Staff
presented an overview of the request stating the preliminary plat was located
outside the City limits but within the City’s Extraterritorial Planning Jurisdiction.
Staff stated there were few outstanding technical issues associated with the
request. Staff requested the surveyor provide the name and address of the
subdivider on the preliminary plat. Staff also stated the source of water and the
means of wastewater disposal were to be included on the proposed preliminary
plat.
Public Works comments were addressed. Staff stated the right of way dedication
to Stewart Road would be required at the time of final platting of Lot 2.
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 March 31, 2011, Subdivision Committee meeting. The surveyor has
provided the name and address of the subdivider on the preliminary plat, the
source of water and the means of wastewater disposal on the proposed
preliminary plat. The plat indicates water service will be provided by Central
Arkansas Water. The lots will be served by individual septic systems. The
applicant has provided approval from the Arkansas Department of Health
concerning the proposed wastewater treatment systems.
The request is preliminary plat approval for this 16.06-acre parcel to be
subdivided into two (2) residential lots. Lot 1 is proposed containing 3.60 acres
and Lot 2 containing 12.46 acres. The lots will be final platted in phases with Lot
1 being final platted upon approval of the preliminary plat. The lots currently
utilize access from a 62-foot ingress egress easement located along the northern
boundary of the proposed two (2) lots. An existing drive extends from Agee Lane
to serve as access to the two (2) lots. Section 31-231 of the Little Rock Code of
Ordinances states all lots shall abut upon a public street, except where private
streets are explicitly approved by the Planning Commission.
Lot 2 is proposed with a variance from the Subdivision Ordinance to allow the lot
width at Agee Lane less than the minimum lot width required per the Zoning
District. The ordinance for R-2, Single-family residentially zoned property a
April 21, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1668
5
typical minimum lot width of 60-feet at the building line is required. As proposed
the lot width for Lot 1 is 40-feet at the front building line. Lot 2 is proposed with a
variance request from the Subdivision Ordinance to allow an increased lot depth
to width. The ordinance states lots should not exceed a three to one depth to
width ratio.
Staff is supportive of the request. The area is developed with homes located on
acreage. Located on Agee Lane are two (2) existing homes and one (1) home
under construction. Staff does not feel the allowance of the creation of this
additional three (3) plus acre lot will adversely impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232(a) to
allow the development of lots with a reduced lot width.
Staff recommends approval of the variance request from Section 31-232(b) to
allow the development of lots with a depth to width ratio greater than three (3) to
one (1).
Staff recommends approval of the variance request from Section 31-231 to allow
the development of lots utilizing private streets.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-232(a) to allow the development of lots with a reduced lot
width. Staff presented a recommendation of approval of the variance request from
Section 31-232(b) to allow the development of lots with a depth to width ratio greater
than three (3) to one (1). Staff also presented a recommendation of approval of the
variance request from Section 31-231 to allow the development of lots utilizing private
streets.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 5 FILE NO.: S-1571-C
NAME: Lot 4R Vinson’s Addition Subdivision Site Plan Review
LOCATION: Located on the Northwest corner of Chicot and Baseline Roads
DEVELOPER:
Kum and Go
Attn: Abbey Gilroy
6400 Westown Parkway
West Des Moines, IA 50266
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance related to the minimum driveway spacing
requirement.
2. A waiver of the right of way dedication and boundary street ordinance requirements
for Chicot Road.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the redevelopment of this site with a convenience
store with a separate fuel canopy through a Subdivision Site Plan Review
application request. The building is proposed containing 4,958 square feet.
There are thirty (30) parking spaces proposed. The fuel canopy is proposed
49-feet by 144-feet. The site plan indicates ten (10) fueling stations.
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
2
Access to the site will be via two existing drives located on Chicot Road. The
applicant is requesting a variance from the Subdivision Ordinance to allow the
drives to remain. The drives do not meet the current driveway spacing
requirement of City Ordinance.
The site plan indicates the placement of a pole sign at the intersection of
Baseline and Chicot Roads. The sign is proposed with a maximum sign height of
thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square
feet. Building signage will comply with signage allowed in commercial zones.
B. EXISTING CONDITIONS:
The site is developed with a strip retail center containing a number of office and
commercial uses including a restaurant, a real estate office, a beauty salon and a
certified public accountant. There is a single-family house located north of the
strip center within the proposed redevelopment area. Other uses in the area
include single-family residential, churches, convenience stores, daycare center,
restaurants and general retail and office uses. Baseline Road was recently
reconstructed and an overpass installed over the railroad main line to the west.
Chicot Road was also recently reconstructed in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200-feet of the site, the
Chicot Neighborhood Association, the Cloverdale Neighborhood Association, the
West Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45-feet from
centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
3
5. Driveway widths do not meet traffic access and circulation requirements of
Sections 30-43 and 31-210. The width of a driveway must not exceed
36-feet.
6. Chicot 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. An
additional 10-feet or more should be dedicated for the installation of a right
turn lane.
7. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot Road
and Baseline Road including 5-foot sidewalk with the planned development.
A right turn lane should be installed on Chicot Road and tied into the curb
on Baseline Road. Contact Bill Henry at (501) 379-1816 for a more defined
right turn lane design.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
10. The driveway turnout on the north driveway on Chicot Road should not
project beyond the extension of the property line to the curb line.
11. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Only one (1) driveway is
allowed on Chicot Road and must be placed at least 200 feet from the
intersecting right-of-way line of Baseline Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Center-Point Energy: Center Point Energy has a gas main and services located
behind the old strip mall. Developer needs to contact Lonnie Lakey at 377-4856
to have the lines retired.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required. Due to the nature of the facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water (CAW) requires
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
4
that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW’s Cross Connection
Section within ten (10) days of installation and annually thereafter. Contact the
Cross Connection Section at 371-1226 if you would like to discuss backflow
prevention requirements for this project. All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Submit plans for water facilities to Central Arkansas Water for review. Plan
revision may be required after additional review. Contact Central Arkansas
Water regarding installation procedures of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering
Division and the Little Rock Fire Department is required. The Little Rock Fire
Department needs to evaluate this site to determine whether additional fire
hydrant(s) are required; they will be installed at the Developer’s expense.
Contact Central Arkansas Water regarding the size and location of water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Routes #17,
the Mabelvale-Downtown Route and #17A, the Mabelvale-UALR Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average fifteen (15’) foot street
buffer along Baseline Road and in no case to be less than nine (9’) feet in
width.
3. The zoning street buffer ordinance requires an average twelve (12’) foot
street buffer along Chicot Road and in no case to be less than nine (9’) feet in
width.
4. The landscape ordinance requires a nine (9’) foot perimeter landscape strip
around the sites entirety, with the exception of the access easement along the
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
5
western perimeter of the site. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. The dumpster is currently being proposed within the nine (9’) foot wide
perimeter landscape strip. The dumpster should be located within the
property allowing for a minimum of nine foot (9’) of clearance for the perimeter
landscaping strip.
6. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 ½ feet in width
and 150 square feet in area.
7. The landscape ordinance requires building landscaping to be located
between the parking lot and the building. A variance from the City Beautiful
Commission will be required prior to the issuance of a building permit.
8. An automatic irrigation system to water landscaped areas will be required.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed development stating the
request was a Subdivision Site Plan Review to allow the convenience store with
a separate fuel canopy on the site. Staff stated there were few outstanding
technical issues associated with the site plan. Staff questioned if the existing
strip center and the single-family home would be removed with the
redevelopment. Mr. Daters stated the strip center and home would be removed
with the redevelopment of the site. Staff requested details of any proposed
fencing to be located on the site.
Public Works comments were addressed. Staff stated dedication and a right turn
lane was required on Chicot Road. Mr. Daters stated both Chicot and Baseline
Roads were recently reconstructed. He questioned the need for a right turn lane.
He stated he would work with staff on this issue. Staff stated the driveway
location did not comply with the minimum spacing requirements of the ordinance.
Staff questioned if both drives were required. Mr. Daters stated the store had
two entrances and both drives were needed to make the site function.
Landscaping comments were addressed. Staff stated the site plan did not
include the required building landscaping. Mr. Daters stated the final plan would
include the required building landscaping. Staff also stated the dumpster as
currently located was within the nine foot landscape strip along the northern
perimeter.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
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 addressing few of the items raised at
the March 31, 2011, Subdivision Committee meeting. The revised plan has not
addressed staff’s concerns related to the landscape strip along the northern
perimeter, the location of the dumpster and the right of way dedication and right
turn lane construction of Chicot Road.
The request is to allow the redevelopment of the site with a convenience store
and a separate fuel canopy through a Subdivision Site Plan Review application
request. The site development is proposed with a building containing
4,958 square feet and thirty (30) parking spaces. The fuel canopy is proposed
49-feet by 144-feet with ten (10) fueling stations. The maximum building height
proposed is thirty-five (35) feet which is consistent with the allowed height per the
zoning district.
The site plan indicates the placement of a pole sign at the intersection of
Baseline and Chicot Roads. The sign is proposed with a maximum height of
thirty-six (36) feet and a maximum area of one hundred sixty (160) square feet.
Building signage is proposed consistent with signage allowed in commercial
zones or a maximum of ten (10) percent of the façade area abutting the public
streets.
The revised plan has not addressed staff’s comments concerning the right of way
dedication and street construction on Chicot Road. Staff recommends right of
way dedication to 55-feet from centerline and the construction of an additional
ten (10) foot of pavement for a right turn lane. In addition the revised plan has
not addressed staff’s concerns related to the driveway placement on Chicot
Road. The northern drive should be removed and the southern drive should be
moved to the north approximately twenty-five to thirty feet to allow the drive to be
located approximately 200-feet from the intersection (center line of the street to
center of the driveway).
The revised plan indicates the placement of a five (5) foot landscape strip along
the northern perimeter. The revised plan has not relocated the dumpster outside
the northern landscape strip. The landscape ordinance would typically require
the placement of a nine (9) foot minimum landscape strip. It appears the parking
area can be redesigned to allow for sufficient landscaping along the northern
perimeter.
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
7
Staff is not supportive of the request. The site is located at the intersection of
two (2) principal arterials. Per the Master Street Plan the street design is to be
six (6) through lanes plus left and right turn lanes. Although this intersection was
recently reconstructed the existing commercial developments located at this
intersection made the Master Street Plan desired street construction plan (6
through lanes, left and right turn lanes) cost prohibitive. The developers are
proposing removal of an existing commercial building which allows for the site to
provide the additional right of way and the construction of the right turn lane to
meet the Master Street Plan requirement. Based on the current traffic counts at
this intersection staff feels the construction of the right turn lane is necessary to
facilitate traffic through this intersection
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a revised site plan to include the right of way dedication and
boundary street improvements to Chicot Road as requested by Public Works staff. Staff
stated the revised plan also indicated landscaping to be installed per the landscape
ordinance. Staff stated based on the revised site plan they were now supportive of the
request. Staff stated the request included a variance from the Subdivision Ordinance
with regard to the driveway spacing for the two (2) drives located on Chicot Road. Staff
stated they were supportive of the requested variance.
Staff presented a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from the
Subdivision Ordinance related to the driveway spacing on Chicot Road.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 6 FILE NO.: S-1667
NAME: Little Rock Diagnostic Clinic Subdivision Site Plan Review
LOCATION: Located on the Southwest corner of Lile Avenue and Medical Center Drive
DEVELOPER:
Little Rock Diagnostic Clinic
10001 Lile Drive
Little Rock, AR 72205
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 124 LF
CURRENT ZONING: O-3, General Office District
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: A five (5) year deferral of the required street
construction to Lile Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a Subdivision Site Plan Review for a 10.8 acre site owned by Little
Rock Diagnostic Clinic. The owners are proposing the construction of a 4,800
square foot maintenance building along with 96 parking spaces located on the
west side of their current facility. The site plan indicates the placement of a thirty
(30) foot landscape strip between the existing paved area and the new parking
area. There is also a forty-nine (49) foot landscape strip located along the
western perimeter of the new parking area.
The request includes a deferral of the required street improvements to Lile Drive
for a period of five (5) years or until adjacent development occurs. The new
construction will be access from the existing parking lot.
April 21, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1667
2
B. EXISTING CONDITIONS:
The site is wooded and located adjacent to the existing parking for this office use.
This area of Lile Drive consists of this office use located to the south of Lile Drive
and parking located on the north side. The street ends at the western most
boundary of the office development. Lile Drive has been constructed to Master
Street Plan standard. This property is located to the west of the Baptist Hospital
complex. Other uses in the area consist of a number of medical related office
uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call requesting additional
information concerning the proposed development from an area property owner.
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association 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
Lile Avenue for the frontage of this property must meet commercial street
standards. Dedicate right-of-way for a width of 60-feet.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lile Avenue including
5-foot sidewalk with the planned development. A 5-year deferral of one-half
street improvements or until adjacent property develops is being requested.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Specifically, the stormwater inlet top at
the west driveway is broken and should be reconstructed.
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.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
April 21, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1667
3
7. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
8. 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
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
Arkansas water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. A short water main
extension may be needed to provide water service to this property. If there are
facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer. Due to the
nature of this facility, installation of an approved reduced backflow preventer
assembly (RPZ) is required on 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
CAW. The test results must be sent to CAW’s Cross Connection Section within
ten (10) days and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #3, the
Baptist Medical Center Route.
April 21, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1667
4
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Interior islands must be a minimum of three hundred (300) square feet in area
to receive credit toward fulfilling the landscape ordinance requirements.
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 an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff stated there were few outstanding technical issues associated with
the request. Staff stated the existing office use was proposing to add additional
parking and a maintenance building to the west of their existing building. Staff
stated the applicant was requesting a five (5) year deferral of the required street
construction to Lile Drive adjacent to the proposed parking area.
Public Works comments were addressed. Staff stated a grading plan would be
required prior to any grading activities on the site. Staff also stated permits from
the Arkansas Department of Environmental Quality would be required prior to
construction. Staff stated streetlights would be required prior to the issuance of a
certificate of occupancy for the development.
Landscaping comments were addressed. Staff stated the minimum area for the
landscape islands was three hundred square feet. Staff also stated irrigation
would be required to water landscape areas. Staff stated a stamped landscape
plan was required at the time of building permit.
April 21, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1667
5
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:
Mr. White submitted a revised site plan to staff addressing the issues raised at
the March 31, 2011, Subdivision Committee meeting. The applicant has
indicated a grading permit will be requested from Public Works staff prior to any
clearing or grading activities on the site. The revised plan also indicates all
interior landscaping will comply with the minimum standards of the Landscape
Ordinance.
The applicant is requesting a Subdivision Site Plan Review for this 10.8 acre site
owned by Little Rock Diagnostic Clinic to allow the placement of additional
parking and a maintenance building to the west of their existing developed site.
The building is proposed containing 4,800 square feet. The site plan also
includes the placement of 96 parking spaces. There is a thirty (30) foot
landscape strip proposed between the existing paved area and the new parking
area. Along the western perimeter of the newly proposed parking is a forty-nine
(49) foot landscape strip. The landscaping as proposed will more than exceed
the typical minimum requirements of the Landscape Ordinance.
The request includes a deferral of the required street improvements to Lile Drive
for a period of five (5) years or until adjacent development occurs, whichever
occurs first. The new construction will be access from the existing parking lot.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. The request is to allow for a multiple building site
plan review as required by Section 31-13 of the Little Rock Code of Ordinances.
The development as proposed complies with the development standards as
outlined in the Zoning Ordinance related to parking and building siting. The
development also complies with the typical development standards of the
Landscape Ordinance. Staff is supportive of the requested five (5) year deferral
of the required street improvements. Currently Lile Drive dead-ends at the
western boundary of the existing developed site. Staff does not feel it imperative
that the street be extended with the current request since access to the site will
be provided via the applicant’s existing development.
April 21, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1667
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request of the required street
construction to Lile Drive for a period of five (5) years or until adjacent
development occurs, whichever occurs first.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
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 deferral request of the required
street construction to Lile Drive for a period of five (5) years or until adjacent
development occurs, whichever occurs first.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 7 FILE NO.: S-1669
NAME: Hugg and Hall Mobile Leasing Facility Subdivision Site Plan Review
LOCATION: Located on the east side of Scott Hamilton Drive one block South of 65th
Street
DEVELOPER:
Hugg and Hall Mobile
2100 Riverdale Road, Suite 100
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 13 – 65th Street East
CENSUS TRACT: 20.02
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-508 to allow the storage area to be constructed with a
graveled surface.
2. A five (5) year deferral of the required street construction to Scott Hamilton Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Hugg and Hall is proposing a 2,400 square foot office on the street side of the
site with a 5,000 square foot maintenance building located in the rear of the
property. Parking for customers and office employees will be located at the front
of the office building. The mobile storage units will be stored in the center of the
property adjacent to the maintenance building. The developer is proposing a
graveled storage yard similar to what was approved at the existing Hugg and Hall
facility located to the north on West 65th Street.
April 21, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1669
2
Currently, the property is covered in large, mature timber. The developer is
proposing to maintain a generous buffer adjacent to Scott Hamilton Drive and
around the entire perimeter of the property. The under-brush will be removed
and the existing trees limbed-up to create a park like setting for the employees.
This buffer will also screen the storage yard from the surrounding properties.
B. EXISTING CONDITIONS:
The site is heavily wooded and located along the east side of Scott Hamilton
Drive. This area is the 65th Street Industrial Park area which contains
warehousing, manufacturing and commercial uses. To the north is the Arkansas
Rice Depot and to the west is vacant I-2, Light Industrial zoned property. South
of the site are office warehouse uses and southwest is the Little Rock Job Corp
Center. Scott Hamilton Drive adjacent to the site is a two lane road with no
sidewalk and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200-feet of the site, the
Upper Baseline Neighborhood Association and the Southwest Little Rock United
for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Scott Hamilton Drive
with the planned development. The new back of curb should be 29.5-feet
from the street centerline.
2. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
April 21, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1669
3
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. Due
to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW’s Cross Connection Section within ten
(10) 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. A water main extension will be needed to provide
water service to this property. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
April 21, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1669
4
installed to Central Arkansas Water’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement will be required.
Fire Department: Place fire hydrants per code. The gate must maintain a
minimum opening of 20-feet. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located near CATA Bus Route #15,
the 65th Street Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Areas set side for landscaping appear to meet with landscape ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates and Mr. Todd Rice of the
Hathaway Group were present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
in need of addressing related to the site plan. Staff stated additional paving
would be required to eliminate tracking of mud and gravel onto the parking area
and the public street. Staff stated if the future office expansion area was
constructed the parking as shown on the site plan was not sufficient to meet the
typically standards of the zoning ordinance.
Public Works comments were addressed. Staff stated street improvements
would be required with the development of the site. Mr. White stated Scott
Hamilton was proposed as a four (4) lane road. He stated the improvements that
had been constructed were the east bound lanes of Scott Hamilton. Staff stated
they would review this with Mr. White and report to the Commission the findings.
April 21, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1669
5
Staff stated streetlights would be required at the time of certificate of occupancy
for the development.
Landscaping comments were addressed. Staff stated the site plan as presented
appeared to comply with the typical standards of the City’s Landscape and Buffer
Ordinance requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the March 31, 2011, Subdivision Committee meeting. The revised plan
indicates additional paving into the site to eliminate tracking of mud and gravel
onto the parking area and the public street. The revised plan also indicates an
area for future parking to accommodate any future office expansion area.
The development is proposed with a 2,400 square foot office on the street side of
the site and a 5,000 square foot maintenance building located in the rear of the
property. Nine (9) parking spaces for customers and office employees are
located in front of the office building. The site plan also includes the placement
of mobile storage units to be stored on the site. The developer is proposing a
graveled storage yard similar to the gravel storage yard located at their existing
site on 65th Street.
Scott Hamilton is designated as a minor arterial street on the Master Street Plan.
The existing lanes were constructed as the northbound lanes. They are located
within the eastern half of the existing right of way. The southbound lanes have
not been constructed to date. Ordinance No. 17,021 adopted by the Little Rock
Board of Directors on November 21, 1995, amended the Master Street Plan
pertaining to Scott Hamilton Drive. Per the Master Street Plan Scott Hamilton
Drive was to be improved to a four (4) lane divided street. This is no longer the
design standard for any part of Scott Hamilton Drive. Based on the current
design for Scott Hamilton Drive the developers are required to construct Scott
Hamilton Drive to a minor arterial street. The new back of curb on Scott Hamilton
Drive is required to be widened to 29.5 feet from centerline of the existing street.
The existing back of curb is located approximately 16-feet from the street
centerline. It appears the street is to be widened with an additional 13.5 feet of
street from the existing back of curb. Sidewalks are not required to be installed
on Scott Hamilton Drive due to the site being located within the 65th Street
Industrial Park, which has a waiver of the requirement for sidewalks. The
April 21, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1669
6
applicant is requesting a five (5) year deferral of the required street construction
to Scott Hamilton Drive.
Staff is supportive of the requested site plan review and the deferral request of
the required street construction to Scott Hamilton Drive. Currently, the property
is covered in large, mature timber and the developer is proposing to maintain a
generous buffer adjacent to Scott Hamilton Drive and around the entire perimeter
of the property. The request is to allow for a for a multiple building site plan
review as required by Section 31-13 of the Little Rock Code of Ordinances. The
development as proposed complies with the development standards as outlined
in the Zoning Ordinance related to parking and building siting. The development
also complies with the typical development standards of the Landscape
Ordinance. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request of the required street
construction to Scott Hamilton Drive for a period of five (5) years or until adjacent
development occurs, whichever occurs first.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present representing the request.
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 deferral request of the required
street construction to Scott Hamilton Drive for a period of five (5) years or until adjacent
development occurs, whichever occurs first.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 8 FILE NO.: Z-4411-K
NAME: Pleasant Ridge Town Center Revised Long-form PCD
LOCATION: Located on the Southwest corner of Cantrell Road and Woodland
Heights Road
DEVELOPER:
Pleasant Ridge Development LLP
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.74 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District Uses – Add an additional lease parcel
to the site
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use “Neighborhood
Commercial” shopping center and an accompanying office development. The site was
a 12.83 acre-tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were indicated. A 1.35-acre tract was to have 10,000 square feet of office
building space with an additional 50 parking spaces. The uses proposed for the
shopping center were all by-right C-2 and C-3 zoning district, except that there were to
be no service stations, auto glass or muffler shops, convenience stores, or car washes
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
2
within the scope of the PCD. The uses proposed for the office building were all uses by
right in the O-2 and O-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street
improvements (or until development of the Pleasant Ridge Square PCD) to Fairview
Road.
The Little Rock Planning Commission granted a three-year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge
Square Long-form PCD, which was approved on February 1, 2002.
The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9,
2004, establishing a revision to the Pleasant Ridge Town Center PCD. The
development was proposed as a 300,000 square foot retail center with restaurant space
developed as a “Life-style Center”. The approval allowed the creation of three lots.
Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15,
2005, revised the previously approved PCD to allow Coulson Oil to add an additional
driveway to their site and adjust the southern property line. The site plan indicated the
drive would be added to the southwestern corner of the property to adjoin to the
proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the
adjustment, the existing Coulson PCD would function more appropriately with the
approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of
a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter.
The sale of the property resulted in a rear yard buffer and landscape strip that was less
than the typical minimum required per the Highway 10 Design Overlay District.
The Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising
the previously approved PCD for the shopping center to allow the creation of two (2)
additional lots for the Pleasant Ridge Town Center. The previous approval allowed for
the creation of three (3) lots which had been final platted. The developer proposed the
placement of the two (2) additional lots along Cantrell Road within the area identified as
future restaurant sites. According to the applicant the restaurant out-parcels were
needed to allow the transfer of property to prospective tenants. The approval brought
the total available lots on the site to five (5). There were no other modifications
proposed to the previous approval.
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
3
On December 7, 2006, the Little Rock Planning Commission denied a request to allow
the western-most drive located along Cantrell Road to become a full service
intersection. The denial of the request was appealed to the Board of Directors and was
scheduled to be heard on February 20, 2006. The item was withdrawn from the Board
of Directors agenda prior to action by the Board of Directors.
Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007,
allowed a revision to the previously approved PCD to allow additional sign locations
within the development. The approval allowed building signage located on the portion
of the flat wall located on the northeast corner and northwest corner of the center
shopping center building. No other modifications to the approved site plan were
proposed with the revision to the PCD.
On October 15, 2009, the Little Rock Planning Commission made a recommendation of
approval of a request by Chick-fil-A to place signage along their western façade. On
November 17, 2009, the Little Rock Board of Directors denied the request.
Ordinance No. 20,240 adopted by the Little Rock Board of Directors on April 6, 2010,
allowed a revision to the PCD to allow seasonal sales on the site. The approval allowed
the placement of a temporary trailer for a shaved ice business to be placed on the site
from April through September yearly.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved PCD to allow
the creation of an additional lease parcel to the site. The lease parcel/building
footprint is located between the existing Chick-Fil-A restaurant and the proposed
Chipotles Mexican Grill. The building will not increase the square footage of the
overall development beyond the approved 315,000 square feet. Also the original
PCD approved 15,000 square feet in two buildings within the out-lot area. The
total square footage for the three buildings will be less than the approved
15,000 square feet.
The revised PCD indicates a maximum 6,000 square foot building with a
drive-thru along the west side. The developer would like the flexibility to vary the
plan to eliminate the drive-thru and add parking and also reduce the building size
to add parking or some combination thereof should the tenant space vary from
the approved site plan.
B. EXISTING CONDITIONS:
The site is developed with a shopping center with two lease-parcels located
along Cantrell Road. The western-most lease-parcel is a Chick-fil-A restaurant
and the eastern-most lease-parcel remains vacant. Also located in the
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
4
immediate area of this development are a number of restaurants, two
convenience stores, banks and office buildings, a drycleaners, a liquor store and
a City of Little Rock Fire station. North of the site, across Cantrell Road, is the
Walton Heights Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site, the Walton Heights Property Owners
Association, the Pleasant Forest Property Owners Association and the Pleasant
Valley Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Stormwater detention ordinance applies to this property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of the 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. A short main extension may be
needed to provide water service to this project. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work will be
done at the expense of the developer. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water requires that upon
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
5
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW’s Cross Connection Section within ten (10) days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like
to discuss backflow prevention requirements for this project. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense.
Fire Department: Additional fire hydrants may be required for sprinkler systems.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #25, the
Highway 10 Express Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has requested to allow a revision to the previously approved Planned
Commercial Development to allow the creation of an additional lease-parcel
located along Cantrell Road, just east of Chick-fil-A to allow for an additional
building site for a future restaurant user.
Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Cantrell Road
since it is a Principal Arterial. Woodland Heights Road is a Local Street. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. 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.
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
6
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An automatic irrigation system to water landscaped areas will be 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.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were few
outstanding technical issues in need of addressing related to the site plan. Staff
questioned the location of the dumpster facility. Staff also stated no additional
ground signage was indicated on the site plan for the proposed new lease parcel.
Public Works comments were addressed. Staff stated the stormwater detention
ordinance would apply to development of the site. Staff also stated any broken
curb, gutter or sidewalk located in the right of way would need to be repaired
prior to the issuance of a certificate of occupancy for the new development.
Landscaping comments were addressed. Staff stated an automatic irrigation
system to water landscaped areas would be required. Staff stated interior
landscaping would be required as per the previously approved PCD.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the March 31, 2011, Subdivision Committee meeting. The revised plan
indicates the placement of an additional monument sign on Cantrell Road and
has located the dumpster on the proposed site plan for the newly created lease
parcel.
The request is a revision to the previously approved PCD to allow the creation of
a third lease parcel located along Cantrell Road. The new lease parcel is located
between the existing Chick-fil-A restaurant and the proposed Chipotles Mexican
April 21, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4411-K
7
Grill. With the new building the square footage of the overall development will
not increase beyond the approved PCD square footage of 315,000 square feet.
Also with the original PCD approval there was 15,000 square feet of restaurant
space located in two buildings within the lease parcel area along Cantrell Road.
The revised PCD indicates a maximum 6,000 square foot building with a
drive-through along the west side. The developer is requesting the flexibility to
vary the plan to eliminate the drive-through and add parking and also reduced
the building size to add parking or some combination of this request should the
tenant space vary from the approved site plan.
Staff is supportive of the request. The development was previously approved as
shopping center with a number of lease parcels located within the development.
The total square footage of the development has not changed significantly since
the original approval. Although the development is adding an additional building
to the site staff does not feel this will significantly impact the overall development
or 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: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 9 FILE NO.: Z-4596-A
NAME: Moore Short-form PID
LOCATION: Located at 9620 Baseline Road
DEVELOPER:
Donna S. Moore
3464 Kirkendall Road
Clinton, AR 72031
ENGINEER:
Laha Engineers
P.O. Box 190251
Little Rock, AR 72213
AREA: 2.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PID
PROPOSED USE: General and Professional Office and I-2, Light Industrial Uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors approved a request to amend the City’s Future Land
Use Plan on June 15, 1999. The change amended the plan from Single Family to
Service Trades District and Suburban Office. It appears a PID was also filed but the
applicant did not follow through with the request for rezoning.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to PID
to recognize the historic uses of the property. The structure located on the front
of the property has been used as a residence and as an office use. The rear
portion of the property has been used as I-2, Light Industrial uses since 1964.
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
2
Over the years the property has been used as truck and auto repair, a machine
shop, a welding shop, a hydraulic shop and a paint and body shop.
The applicant proposes to use the existing developed site with no structural
changes. The building on the front of the site will be used as a single-family
residences or as an office with general and professional office uses. The rear
portion of the site will be used for I-2, Light Industrial District uses.
B. EXISTING CONDITIONS:
The site contains a single-family home located along Baseline Road and an auto
repair garage located on the rear portion of the property. The site is contained
with a four (4) foot chain link fence along the north, east and west sides. The
Arkansas Highway Department is located along this properties eastern boundary
and to the west and north are single-family homes. Across Baseline Road to the
south is a manufactured home park. Adjacent to this property Baseline Road is a
two lane State Highway with no curb, gutter or sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development and issuance of a building permit, provide design of
street conforming to the Master Street Plan. Construct one-half street
improvement to Baseline Road including 5-foot sidewalk with the planned
development. The new back of curb should be located 29.5-feet from the
street centerline.
2. Close east driveway off Baseline Road.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact the Little Rock Wastewater Utility for additional information.
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
3
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Install a 20-foot access drive.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Service Trades District and Suburban Office
for this property. The applicant has requested to rezone this non-residential site
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
4
from Single-family to Planned Industrial Development to allow the continued use
of the front portion of the property as a residences or an office use and the rear
portion of the property with I-2, Light Industrial uses.
Master Street Plan: Baseline Road is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Baseline
Road 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 III Bikeway is shown along Baseline Road. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or
right-of-way is required. Class III bicycle route signage may be required.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a nine (9’) foot wide land use buffer
along the western and eastern perimeters of the site next to the residentially
zoned property. Seventy percent (70%) of this area is to remain undisturbed.
If insufficient vegetation exists in this area then additional landscaping will be
required to provide screening. Easements cannot count toward fulfilling this
requirement.
3. The zoning buffer ordinance requires a thirty-two (32’) foot wide land use
buffer along the northern perimeter of the site next to the residentially zoned
property. Seventy percent (70%) of this area must remain undisturbed. If
insufficient vegetation exists in this area then additional landscaping will be
required to provide screening. Easements cannot count toward fulfilling this
requirement.
4. The zoning buffer ordinance requires an average thirty-two (32’) foot wide
street buffer along Baseline Road. The site appears to meet this minimal
street buffer amount.
5. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern, eastern, and western perimeters of the site. Credit towards fulfilling
this requirement can be given for existing trees and undergrowth that satisfies
this year-around requirement.
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
5
6. Any new parking areas must comply with the City’s landscape and buffer
ordinance requirements.
7. An automatic irrigation system to water landscaped areas will be required.
8. 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.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Ms. Donna Moore was present representing the request. Staff presented an
overview of the request stating the comments provided were the typical
ordinance requirements. Staff informed Ms. Moore any of the items she would
like relief from would require approval from the Planning Commission.
Ms. Moore stated her concern was the cost of improvements requested by the
City. Staff stated the required screening could be waived by the Commission if
they felt the screening was not necessary.
Public Works comments were addressed. Staff stated the noted street
improvements would not be required unless the site was redeveloped.
Ms. Moore questioned staff’s comment concerning the eastern driveway. Staff
stated the drive in front of the house should be removed and all access taken for
the home and the commercial business from the western most drive.
Landscaping comments were addressed. Staff stated any newly paved areas
would require compliance with the City’s Landscape and Buffer Ordinances.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing a number of the
issues raised at the March 31, 2011, Subdivision Committee meeting. The
applicant has indicated one of the existing drives on Baseline Road will be
removed upon approval of the PID. The applicant has also indicated a
landscape upgrade will be provided along Baseline Road. The landscape
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
6
upgrade will be consistent with landscaping requirements of the Landscape
Ordinance with regard to the number of trees and shrubs required. The applicant
has also indicated the rear portion of the site will be cleaned and all non-operable
automobiles will be removed from the site. No new screening or landscaping will
be added in this area at this time.
The structure located on the front of the property has been used as a residence
and as an office use. The rear portion of the property has been used as I-2, Light
Industrial uses since 1964. Over the years the property has been used as truck
and auto repair, a machine shop, a welding shop, a hydraulic shop and a paint
and body shop. The request also includes the allowance of creating two (2) lots
to allow the owner flexibility in the future sale of the property.
The applicant has indicated the days and hours of operation are from 8 am to
7 pm Monday through Saturday. The request includes the placement of a
ground sign located along Baseline Road to serve the existing use. The sign is
proposed as a three foot by six foot (3’ x 6’) sign to identify the existing tenant.
Staff recommends should the front building become an office user signage for
the development be limited to a single sign six foot by sixty-four square feet in
area sign. Both non-residential uses are proposing the placement of building
signage not to exceed ten (10) percent of the total façade area. Should the lots
be final platted and sold as individual lots the signage located on the auto repair
garage will be located without public street frontage. Staff is supportive of
allowing the signage as proposed.
Staff is supportive of the request to allow the rezoning of this site from R-2,
Single-family to PID to recognize the historical past uses for the site. The site is
indicated as Service Trades District and Suburban Office on the City’s Future
Land Use Plan. These land use classifications require rezoning request to be a
planned zoning district. Based on the development as proposed the uses are
consistent with the Future Land Use plan for the site. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
does not feel the rezoning to PID with the uses proposed by the applicant will
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.
April 21, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4596-A
7
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 10 FILE NO.: Z-5243-B
NAME: Kirkpatrick Plaza Short-form PD-O
LOCATION: Located on the Southwest corner of Birchwood Drive and
Shackleford Road
DEVELOPER:
Kirkpatrick Plaza, LLC
C/o George Mallony
7 Shackleford Plaza
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.45 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Parking
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A rezoning application from R-2, Single-family to O-1, Quiet Office District was filed for
consideration at the November 14, 1989, Planning Commission public hearing. During
the public hearing on the rezoning request the applicant requested the item be
withdrawn from consideration. The item was withdrawn without prejudice by the
Planning Commission.
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
2
A. APPLICANT’S STATEMENT:
The request is a rezoning of two existing residential lots to PD-O to allow the
development of a parking lot to serve an adjacent office development. The
Arkansas State Highway and Transportation Department has condemned
property along the frontage of the Kirkpatrick Plaza office building for the purpose
of redesigning the I-630/Shackleford Road intersection. The existing parking
spaces fronting Financial Center Parkway will be removed with the proposed
construction. Also, egress from the site will be limited to west bound movements
only onto Financial Centre Parkway. This eliminates the ability for cars leaving
Kirkpatrick Plaza to exit east, north or south. The only remaining egress will be
from west bound turns.
In trying to remedy this problem, Ms. Kirkpatrick has been able to acquire two
lots in Birchwood Addition at the northeast corner of Kirkpatrick Plaza. Lots 37
and 38 within the Birchwood First Addition are located at the southwest corner of
Shackleford Road and Birchwood Drive. By purchasing these lots, the parking
spaces that were lost to the condemnation can be replaced. Also access to
Birchwood Drive and ultimately Shackleford Road will allow traffic going south or
east to turn onto Shackleford Road rather than exiting west onto Financial Centre
Parkway and being required to circle the block to go downtown.
The proposed parking area on the Birchwood lots will contain 43 new parking
spaces. Large buffers will be provided to the west and north to screen the
existing residences in Birchwood. The buffers will be planted with 6-foot
evergreen trees to effectively screen the residences. Large interior landscape
islands will also be provided. Parking lot lighting will be low level and face down
into the site.
The parking area at the front of Kirkpatrick Plaza will be reconfigured and
landscaped to allow for loss of property and parking. Trees will be re-planted in
the limited space along Financial Centre Parkway to replace those lost by the
condemnation.
The Bill of Assurance for the Birchwood Subdivision was filed for record on
July 24, 1959, and was binding on all parties until 1999 at which time the
covenants and restrictions were set to terminate unless a majority of the owners
agreed to extend the covenants. No record has been found where these
covenants were extended.
B. EXISTING CONDITIONS:
The two homes are located at the eastern most point of the Birchwood
Subdivision. To the south is the Kirkpatrick Office tower, east of the site is
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
3
Shackleford Road and I-430. North of the homes are two single-family
residences and a creek. West of the two (2) lots proposed for redevelopment is
the Birchwood Subdivision. Birchwood Drive is a residential street with no
sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls and letters from
area residents and property owners. All property owners located within 200 feet
of the site, all residents, who could be identified, located within 300 feet of the
site and the Birchwood Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site if seven (7)
or more trees will be removed. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start
of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #5, the
West Markham Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has requested to allow the rezoning of two existing residential lots to Planned
Office Development to allow the removal of two homes and the construction of a
parking lot to serve the adjacent Kirkpatrick Office Building.
Master Street Plan: Shackleford Road is a Minor Arterial. 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
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
5
Shackleford Road since it is a Minor Arterial. Birchwood Drive is a Local Street.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. 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 III Bikeway is shown along Birchwood Drive. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or
right-of-way is required. Class III bicycle route signage may be required.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a ten-foot (10’) land use buffer along the
western perimeter of the site next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed. Easements
cannot count toward fulfilling this requirement.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
western perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year-around
requirement.
4. The zoning buffer ordinance requires an average ten-foot (10’) wide average
street buffer along Shackleford Road.
5. The landscape ordinance requires a nine-foot (9’) wide perimeter around the
sites entirety.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
6
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
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. Mr. White stated the
desire was to create additional parking for the office building while buffering the
neighborhood. He stated with the addition of the parking lot this would allow the
adjacent office building to regain parking lost to the I-630 improvements.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to development. Staff also stated the stormwater detention
ordinance would apply to the redevelopment of the site.
Landscaping comments were addressed. Staff stated a stamped landscape plan
would be required at the time of building permit. Staff also stated an automatic
irrigation system would be required to water landscaped areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the March 31, 2011, Subdivision Committee meeting. The
revised plan indicates the placement of an east-bound exit only drive from the
proposed parking area to Birchwood Drive. The applicant has indicated this will
limit persons from accessing Birchwood Drive from the parking lot to travel west,
through the neighborhood, on Birchwood Drive.
The request is a rezoning of two (2) existing residential lots to PD-O to allow the
development of a parking lot to serve the adjacent Kirkpatrick Office building.
Lots 37 and 38 within the Birchwood First Addition are located at the southwest
corner of Shackleford Road and Birchwood Drive. The existing homes will be
removed to allow the parking area to be constructed. 43 new parking spaces will
be constructed within this area. Large buffers are to be provided along the
western and northern perimeters to create a visual barrier between the homes in
the Birchwood Subdivision and the parking lot. Within the buffers 6-foot
evergreen trees will be planted and along the western perimeter an eight (8) foot
opaque fence will be installed to effectively screen the residences. A large
interior landscape island will also be provided to soften the impact of the
proposed parking area. The applicant has indicated the parking lot lighting will
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
7
be low level and face down into the site. The maximum pole height will be 20 to
25-feet.
The site plan indicates two (2) sign locations; one at the intersection of South
Shackleford Road and Birchwood Drive and the second near the western portion
of the site on Birchwood Drive. The South Shackleford Road sign is proposed as
an office identification sign for the Kirkpatrick Office development. The sign is
proposed with a maximum height of six (6) feet and a maximum sign area of
sixty-four (64) square feet. Staff is supportive of allowing an office identification
sign on South Shackleford Road but feels the sign should not be located at the
intersection but further south closer to the office building the sign is intended to
serve. The second sign is a subdivision identification sign for the Birchwood
Subdivision. The sign is proposed within a sign easement located on Lot 37.
The sign is proposed with a maximum height of five (5) feet and a maximum sign
area of forty (40) square feet.
Staff is supportive of the request. Staff feels the placement of the thirty (30) foot
landscape strip along the western perimeter of the proposed parking lot creates a
visual barrier which in turn allows the neighborhood to be separated from the
commercial uses located along South Shackleford Road and the adjacent
Interstate. Staff also feels the placement of a subdivision identification sign along
the applicant’s western boundary further enhances the subdivision and gives a
defining entrance to the Brichwood Subdivision. In addition the applicant has
agreed to limit the pole high of the parking lot lighting and all lighting will be low
level and directed downward and into the site to not overspill onto adjacent
property. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels as proposed the redevelopment of
the site 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 any signage identifying the office building be located near the
common property line between the office and parking lot uses.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Bill Spivey and Mr. Joe White were present representing the request. There were
registered objectors present. Staff presented the item with a recommendation of
approval.
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
8
Mr. Bill Spivey addressed the Commission on behalf of the owner. He stated he felt the
request was a straight forward request to allow a development which had been harmed
by the I-630 expansion an avenue to secure much needed parking. He stated the
owners had tried to be good neighbors to the Birchwood Subdivision. He stated the
owners had met with the neighborhood and offered a number of concessions to the
neighborhood to garner their support.
Mr. Joe White of White Daters and Associates addressed the Commission on the
concessions made to the residents. Mr. White stated the developers were amending
their application to include the concessions made to the neighborhood. He stated an
eight foot fence would be installed along the western perimeter of the development. He
stated lighting would be low level and directed down and into the site. He stated the
maximum pole height would be twenty to twenty-five feet. He stated evergreen
plantings would be placed along the west side of the development a minimum of six feet
in height at planting. He stated there was an existing tree located within the western
buffer area which would be retained. He stated the parking lot would be have a full
service drive but would have a right-out only drive onto Birchwood Drive. He stated the
drive had been narrowed to sixteen feet and angled which would encourage
automobiles leaving the parking lot to access South Shackleford Road and not turn to
go through the neighborhood. He stated the developers had agreed to build a
subdivision identification sign for Birchwood. He stated he felt the cost would be $3,000
to $5,000. He stated the office sign would be moved to the south nearer the common
property line of the office building and the proposed parking lot. He stated screening
trees would not be placed along South Shackleford Road or Birchwood Drive to allow
for the parking lot to be open to view and discourage loitering within the parking lot.
Street trees would be placed per the Landscape Ordinance requirements.
Ms. JoAnn Keith addressed the Commission in opposition of the request. She stated
the residents did meet with the developers and the developers had tried to address a
number of concerns raised by the residents. She stated she was representing the
immediate neighbors who did not want a parking lot. She stated the residents felt with
the removal of the homes and the encroachment into the neighborhood this would lower
property values in the area. She stated the residents wanted the area to remain in a
natural state and not become a parking lot. She stated there were a number of
unknows with the development and the potential impacts on the area. She stated the
neighborhood was surrounded by commercial developments. She stated some had
helped the neighborhood and some had hurt the neighborhood. She stated currently
there were issues with exiting the neighborhood on South Shackleford Road. She
requested the drive be placed on South Shackleford Road and not onto Birchwood
Drive. Ms. Keith stated a number of the residents were concerned with creep into the
neighborhood. She stated once the two homes were lost then the potential was there to
allow for the removal of additional homes.
April 21, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5243-B
9
Mr. Spivey stated the new fly-over at I-630 and I-430 would be beneficial to the area
and the City as a whole but in the short term there were impacts on adjacent properties.
He stated for the Kirkpatrick office building the impacts were immediate and irreversible.
He stated he respected the neighborhood concerns but felt the parking lot was a
reasonable expansion and addressed the needs of his client while offering benefits to
the neighborhood.
There was a general discussion by the Commission concerning access to South
Shackleford Road. Mr. White stated the Highway Department owned property between
South Shackleford Road and the lots proposed for development. He stated he had met
with AHTD and requested to purchase the property to allow access onto South
Shackleford Road. He stated ATHD was not willing to relinquish their ownership nor
allow access across their property.
There was a general discussion of the Commission as to the potential impacts of traffic
on the area. There was not a consensus on the belief as to if persons leaving the
Kirkpatrick office building would turn right to cut-through the neighborhood.
Mr. White stated the plans for the interchange included the installation of a median to
prohibit left turns from Birchwood Drive to South Shackleford Road and from South
Shackleford onto Birchwood Drive. He stated he felt the design of the driveway would
funnel traffic onto South Shackleford Road.
There as no further discussion of the item. The chair entertained a motion for approval
of the item as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
April 21, 2011
ITEM NO.: 11 FILE NO.: Z-5817-B
NAME: Magnolia Terrace Addition Revised Short-form POD
LOCATION: Located at 15100 and 15104 Cantrell Road
DEVELOPER:
Battery Outfitters
HWY 86
Golden, MO 65658
ENGINEER:
William Dean, PE
209 Roya Lane
Bryant, AR 72022
AREA: 4.06 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: O-3, General Office District uses
PROPOSED ZONING: Revised POD
PROPOSED USE: O-3, General Office District and C-1, Neighborhood Commercial
District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994,
established South Hills Terrace Addition Short-form POD, for a portion of this site.
Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required
detention and the front yard landscaping for three years or to within sixty days of
completion of the sewer main which was proposed for constructed along the Highway
10 frontage of the property. The proposal included (Phase I) the utilization of an
existing residential structure located at the rear of the site as an office use for a civil
engineering company and (Phase II) was to consist of the construction of a second
office building (5,080 square feet) at the front of the property. The Phase I proposal
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
2
included the remodeling of the existing structure and the utilization of the existing
12-foot driveway. The Phase II portion included the abandonment of the existing
driveway, closure of the existing curb cut, and construction of a new driveway and curb
cut. The new curb cut was to be 24-feet. A new septic system was proposed on the
site with connection to city sewer when service became available. The applicant
indicated upon availability of sewer service Phase II would be initiated.
Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15,
2000, established the Childress Short-form POD on property adjacent to the east. The
site contained a 9,400 square foot, two-story brick building which was previously used
as a non-conforming photography studio. The applicant proposed the rezoning to allow
redevelopment of the site with building and parking lot additions. The applicant
proposed O-1, Quiet Office District uses as allowable uses for the site. The applicant
proposed a two phased development for the property: Phase I included the
construction of an asphalt drive extending from Cantrell Road, construction of
24 parking spaces on the south side of the existing building, dumpster location, use of
the exiting building for O-1 permitted uses. Phase II was to consist of the construction
of an 8,000 square foot addition to the existing building, extend the driveway along the
east side of the building, construction of 32 additional parking spaces on the north side
of the building, relocation of the dumpster area. The applicant noted a single sign would
be placed near the entrance to the property, which would conform to the Highway 10
Design Overlay Standards.
Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006,
allowed the two previously approved POD’s to be combined. The approval allowed the
development of the site with three (3) lots and four (4) buildings. O-3, General Office
District uses were approved as allowable uses for the site. The approval did allow the
placement of ten percent of the total gross floor area as an accessory use as identified
in the O-3, General Office Zoning District. The lots ranged in size from 1.18 acres to
1.53 acres. The construction of a single story building was proposed for Lots1 and 2
and Lot 3 was proposed with two buildings, a single-story building and a two level
building utilizing the slope of the site. The building located on Lot 1 contained
9,000 square feet. The building on Lot 2 contained 12,600 square feet and the building
on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The
overall development plan was in compliance with the Highway 10 Design Overlay
District with the exception of the rear yard setback which was approved with a 25-foot
setback (40-feet typically required per the DOD). The dumpster service hours were
limited to 7 am to 7 pm.
A. APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved POD to allow
additional retail uses to locate within the development. The property was
approved in 2006 as a Planned Office Development consisting of three lots and
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
3
four structures. The approval allowed for the construction of buildings ranging in
size from 3,000 square feet to 19,000 square feet. The approved uses for the
site were those listed in the O-3, General Office Zoning District with the
allowance of ten (10) percent of the total gross square footage with the
accessory uses identified in the O-3, General Office Zoning District.
According to the applicant development and marketing efforts on the approved
buildings for use as large executive office suites have proved unsuccessful over
the five years since approval of the 2006 plan. The applicant states other
successful developments in the area since 2006 have included redevelopment of
lots to accommodate single-occupancy, owner-occupied offices, small-space,
lease-office buildings and multiple-use commercial/office use developments
anchored by a commercial component.
The proposed plan is designed to provide smaller buildings, less parking space,
and more open/green space compared to the previously approved plan. In short,
the current proposal represents a much less intense use of the property. In
addition, the current proposal is for a mixed office/commercial development
similar to other successful development projects approved for the area.
Lot 1 is to remain as suburban office with O-3, General Office District uses as
previously approved. The building is proposed as a single story building
containing 8,000 square feet. Lot 2 is proposed for use by Battery Outfitters,
which is a light retail consumer battery outlet. The building is proposed
containing 5, 472 square feet. Lot 3 is proposed to be replatted into two lots, 3A
and 3B. Lot 3B will remain as an office use with O-3, General Office District uses
as previously approved. The building located on Lot 3A is proposed containing
5,625 square feet and is proposed for commercial use as defind in the C-1,
Neighborhood Commercial zoning district. The building located on Lot 3B is
proposed containing 3,840 square feet.
The proposed use of Lot 2 by Battery Outfitters will provide a much less intense
site use than previously approved. Business hours will be daytime only
(8:00 AM – 5:00 PM), six days per week. The business will have approximately
4-6 employees and can be considered light retail in volume. Restock freight
deliveries will average from 1 to 3 per month. Stock delivery times will be
scheduled for evening and nighttime arrivals to avoid high traffic periods on
Cantrell Road and pose minimal disturbance to other neighborhood properties.
Proposed commercial uses for Lot 3A will be similarly limited to light retail uses
listed as approved uses under C-1 zoning district which include but are not
limited to cellular phone service outlet, drugstore, florist/gift shop, jewelry store,
hobby shop, pet store, tool and equipment rental with no outside display, dance
studio, optics shop, clothing store, and camera shop. The Lot 3A building is
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
4
proposed for a single user or multiple users in the C-1 zoning district. Lot 3A is
currently proposed to have seventeen (17) parking spaces but could
accommodate an additional nine (9) spaces if warranted by the specific use(s) to
occupy the building.
The current request will decrease the total building square footage by 44 percent,
decrease parking spaces by 43 percent and increase open/green space by over
5,860 square feet. The proposed open/green spaces total 88,054 square feet or
approximately 50 percent of the total development area.
B. EXISTING CONDITIONS:
The site is vacant. The former driveway locations are still in place. There is
undeveloped property located immediately north of the site and there is a single-
family residence located immediately west of the site adjacent to Rummell Road.
To the east of the site is a branch bank facility and medical office uses. Further
west is a drive-through restaurant and vacant commercially and office zoned
property. There are single-family residences in the Westchester Subdivision
located across Cantrell Road to the south and southwest. An office use, a pet
grooming/boarding facility and a private school are located to the southeast.
Cantrell Road is a five lane roadway with curb and gutter in place. There is no
sidewalk located adjacent to the sites being proposed for rezoning. There is a
sidewalk located immediately east of the site in front of the branch bank facility.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls and letters from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Pinnacle
Valley Neighborhood Association, the Westchester/Heatherbare Property
Owners Association and the Tulley Cove Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required on both sides of
the shared access easement between Lots 1 and 2 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
5
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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. 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
driveway spacing. City code requires a spacing of 300-feet on principal
arterial streets.
7. The landscape median on Lot 2 of the property to the east should be
lengthened to create more defined driveways of approximately 25-feet in
width. The ends of the landscape median should be extended to the east to
protect parking spaces and channelize the traffic flow.
8. 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.
9. Driveway improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
12. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
13. A landscape median should be provided adjacent to the east side of the
parking spaces on Lot 1 nearest to the proposed building.
14. Vehicle back up areas from parking spaces should be provided on Lots 1
and 3.
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
6
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lot 3B, if
needed. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #25, the
Highway 10 Express Route.
Parks and Recreation: No comment.
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
7
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Suburban Office for this property. The
applicant has requested to revise the previously approved Planned Office
Development to allow a revision to the allowed square footage within the
buildings on the site and to add additional retail uses as allowed uses to the site.
Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Cantrell Road
since it is a Principal Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Site is located within the Highway 10 Overlay District and must comply with all
the standards set forth.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Bill Dean was present representing the request. Staff presented an overview
of the development stating the request was an amendment to the previously
approved POD to add additional retail as allowable uses for the site. Mr. Dean
stated the market was different than when the POD was approved. He stated the
success stories along Cantrell Road were office developments anchored with
retail.
Staff requested Mr. Dean provide additional information concerning the proposed
use mix of the development. Staff questioned if the ten (10) percent accessory
uses was still being requested for the office portion of the development. Staff
stated if this was the case then the development would potentially exceed the
allowable square footage of office verses commercial. Staff questioned the
square footage of the proposed signage. Staff stated all site lighting was to be
low level and directional, directed downward and into the site.
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
8
Public Works comments were addressed. Staff stated sidewalks were required
with the proposed development. Staff stated the driveway widths exceeded the
maximum allowed per City ordinance. Staff stated any retaining walls would
require an engineering certification prior to construction and an as built survey
upon completion.
Landscape comments were addressed. Staff stated the driveway as indicated
between Lots 1 and 2 extended into the 25-foot landscape strip as required by
the Highway 10 Design Overlay District. Staff stated the driveway along Cantrell
Road was located within the front 40-foot required landscape strip.
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 March 31, 2011, Subdivision Committee meeting. The
revised plan indicates there will not be commercial uses allowed within the office
portion of the development. The applicant has also indicated signage will comply
with signage allowed per the Highway 10 Design Overlay District. The applicant
has also indicated the driveway widths will comply with City ordinance standards.
The request is to amend the previously approved POD to allow the addition of
retail as an allowable use for stand alone building on the site and create an
additional lot within the development. As with the original approval Lot 1 will
remain as suburban office with O-3, General Office District uses with the
elimination of the allowance of ten (10) percent of the total square footage as
accessory uses in the O-3, General Office Zoning District. The building is
proposed as a single story building containing 8,000 square feet. The site plan
indicates the placement of thirty-one (31) parking spaces on Lot 1. The hours of
operation for the office development will be from 7 am to 7 pm daily.
Lot 2 is proposed as a specific retail use, Battery Outfitters. The building is
proposed containing 5,472 square feet. There are twenty-four (24) parking
spaces proposed. Along the western perimeter of this lot there is a drive
extending to within nine (9) feet of the northern perimeter. According to the
applicant the proposed user will receive truck deliveries and the extended drive is
necessary to allow for maneuvering room to this large vehicle. The hours of
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
9
operation for the business are from 8 am to 5 pm six (6) days per week.
Restocking deliveries for the proposed Lot 2 use will be scheduled to occur
during late night with on-site layover until 8 am for off-loading of stock. Stock
deliveries will average two (2) per month to a maximum of three (3) per month.
Lot 3 is proposed to be replatted into two (2) lots, Lots 3A and 3B. Lot 3B will
remain as an office use as defined by the O-3, General Office District with the
elimination of the allowance of ten (10) percent of the total square footage as
accessory uses in the O-3, General Office Zoning District as previously
approved. The building located on Lot 3A is proposed containing 5,625 square
feet and is proposed for commercial use as defined by the C-1, Neighborhood
Commercial District. The applicant has removed an eating place inside as an
allowable use for the site since there is not adequate parking for a restaurant
use. The building located on Lot 3B is proposed containing 3,840 square feet.
The site plan indicates seventeen (17) parking spaces to serve Lot 3A and
twenty (20) parking spaces to serve Lot 3B. The hours of operation are
proposed from 7 am to 7 pm daily.
The site is located within the Highway 10 Design Overlay District. The previously
approved site plan allowed for reduction in building setbacks along the side and
rear. The site plan did allow for the required rear yard landscape strip averaging
twenty-five (25) feet. The front building setback of 100-feet and the front 40-foot
landscape strip were provided on the previously approved site plan.
With the current request a portion of the parking located on Lot 3A extends into
the 25-foot side yard landscape strip along the eastern perimeter. The western
drive located on Lot 2 extends into the 25-foot rear yard landscape strip and it
appears the building located on Lot 2 is located within the required 100-foot front
building setback. The site plan as presented has not provided the required
perimeter landscape strip along the western perimeter of nine (9) feet for Lot 2.
The building located on Lot 1 is located 25-feet from the rear property line
(consistent with the previous approval). The Overlay would typically require the
rear yard building setback to be 40-feet. The buildings located on Lots 3A and
3B are located 25-feet from the eastern property line, similar to the previous
approval. The Overlay would typically require a side yard building setback of
30-feet.
With the previous approval the applicant indicated each of the proposed lots
would contain a dumpster location. The applicant indicated the dumpsters would
be screened on three (3) sides with a visual screening to best blend into the
overall site appearances and be as visually appealing as possible. The applicant
April 21, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-B
10
indicated potential materials as brick, split-faced block or wood. The hours of
dumpster service were not limited to daylight hours. Staff recommends the hours
of dumpster service be limited to daylight hours.
The lot is indicated with a monument style ground mounted sign. Lots 3A and 3B
will share a single sign. The cover letter indicates a maximum sign height of six
(6) feet and a maximum sign area of seventy-two (72) square feet. Building
signage will comply with signage allowed in office zones or a maximum of
ten (10) percent of the façade area. Lot 3B is located without public street
frontage. The building signage will be located along one façade and will be
signage without public street frontage.
Staff is not supportive of the request. Section 36-452(2)(b) states a development
must contain a minimum of fifty-one percent of office uses. The development is
proposed containing a total of 11,097 square feet of retail uses and
11,840 square feet of office uses (22,937 square feet total). This results in the
development being forty-eight (48) percent retail. The development as proposed
meets this criteria but in staff’s opinion the stand alone retail uses and the overall
percentage of retail uses intensifies the development beyond the Suburban
Office Future Land Use designation. This category typically allows for
developments of low intensity office developments of office and office parking
activities in close proximity to low density residential areas to assure
compatibility. Staff does not feel the development as proposed meets the intent
of the Land Use designation nor is the development as proposed appropriate for
the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the May 19, 2011,
public hearing. Staff stated the deferral request was necessary to allow staff to prepare
and present to the Commission a revocation request for the expired POD zoning.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 12 FILE NO.: Z-5817-C
NAME: Magnolia Terrace Addition Lot 1 Short-form PCD
LOCATION: Located at 15120 Cantrell Road
DEVELOPER:
Drive Clean, LLC
1120 South Albert Pike Avenue
Fort Smith, AR 72903
ENGINEER:
Core States Group
216 East Poplar Street
Rogers, AR 72756
DCI
Attn. Robert Brown
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 1.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: O-3, General Office District
PROPOSED ZONING: PCD
PROPOSED USE: A tunnel carwash
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994,
established South Hills Terrace Addition Short-form POD, for a portion of this site.
Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required
detention and the front yard landscaping for three years or to within sixty days of
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
2
completion of the sewer main which was proposed for constructed along the
Highway 10 frontage of the property. The proposal included (Phase I) the utilization of
an existing residential structure located at the rear of the site as an office use for a civil
engineering company and (Phase II) was to consist of the construction of a second
office building (5,080 square feet) at the front of the property. The Phase I proposal
included the remodeling of the existing structure and the utilization of the existing
12-foot driveway. The Phase II portion included the abandonment of the existing
driveway, closure of the existing curb cut, and construction of a new driveway and curb
cut. The new curb cut was to be 24-feet. A new septic system was proposed on the
site with connection to city sewer when service became available. The applicant
indicated upon availability of sewer service Phase II would be initiated.
Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15,
2000, established the Childress Short-form POD on property adjacent to the east. The
site contained a 9,400 square foot, two-story brick building which was previously used
as a non-conforming photography studio. The applicant proposed the rezoning to allow
redevelopment of the site with building and parking lot additions. The applicant
proposed O-1, Quiet Office District uses as allowable uses for the site. The applicant
proposed a two phased development for the property: Phase I included the
construction of an asphalt drive extending from Cantrell Road, construction of
24 parking spaces on the south side of the existing building, dumpster location, use of
the exiting building for O-1 permitted uses. Phase II was to consist of the construction
of an 8,000 square foot addition to the existing building, extend the driveway along the
east side of the building, construction of 32 additional parking spaces on the north side
of the building, relocation of the dumpster area. The applicant noted a single sign would
be placed near the entrance to the property, which would conform to the Highway 10
Design Overlay Standards.
Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006,
allowed a revision to the two previously approved POD’s. The approval allowed the
development of the site with three (3) lots and four buildings. O-3, General Office
District uses were approved as allowable uses for the site. The approval did allow the
placement of ten percent of the total gross floor area as an accessory use as identified
in the O-3, General Office Zoning District. The lots ranged in size from 1.18 acres to
1.53 acres. The construction of a single story building was proposed for Lots1 and 2
and Lot 3 was proposed with two buildings, a single-story building and a two level
building utilizing the slope of the site. The building located on Lot 1 contained
9,000 square feet. The building on Lot 2 contained 12,600 square feet ad the building
on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The
overall development plan was in compliance with the Highway 10 Design Overlay
District with the exception of the rear yard setback which was approved with a 25-foot
setback (40-feet typically required per the DOD). The dumpster service hours were
limited to 7 am to 7 pm.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
3
A. APPLICANT’S STATEMENT:
The applicant is requesting to change the currently approved POD to a PCD for
Lot 1 Magnolia Terrace to allow for the construction of a tunnel carwash. The
building is proposed containing 3,142 square feet. The building is proposed
parallel with Cantrell Road. The developer of the carwash has indicated there
are two point sale terminals located on the site. The sale terminals are only
audible during operating hours and are used to instruct the customers through
the menu selections.
The request includes a single monument sign located along Cantrell Road. The
sign is proposed consistent with signage allowed per the Highway 10 Design
Overlay District. Building signage is proposed on the façade of the building
fronting Cantrell Road. Directional and informational signage on the interior of
the site will comply with signage typically allowed in the zoning ordinance.
The hours of operation for the carwash facility will be Monday through Saturday
from 8 am to 8 pm and Sunday from 9 am to 7 pm. There are six to ten
employees of the business.
Item #11 Case File # Z-5817-B is a request to revise the previously approved
POD to add additional commercial and allow the creation of an additional lot
within the Magnolia Terrace Addition. This request is to amend Lot 1 of the
Magnolia Terrace Addition to allow a carwash.
B. EXISTING CONDITIONS:
The site is vacant. The former driveway locations are still in place. There is
undeveloped property located immediately north of the site and there is a
single-family residence located immediately west of the site adjacent to Rummell
Road. To the east of the site is a branch bank facility and medical office uses.
Further west is a drive-through restaurant and vacant commercially and office
zoned property. There are single-family residences in the Westchester
Subdivision located across Cantrell Road to the south and southwest. An office
use, a pet grooming/boarding facility and a private school are located to the
southeast.
Cantrell Road is a five-lane roadway with curb and gutter in place. There is no
sidewalk located adjacent to the site being proposed for rezoning. There is a
sidewalk located immediately east of the site in front of the branch bank facility.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
4
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls and letters from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Pinnacle
Valley Neighborhood Association, the Westchester/Heatherbare Property
Owners Association and the Tulley Cove Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required along the access
easement on both sides in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. Driveway and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway off
Cantrell Road must not exceed 36-feet.
7. The landscape median on the property to the east should be lengthened to
create more defined driveways of approximately 25-feet in width. The ends
of the landscape median should be extended to the east to protect parking
spaces and channelize the traffic flow.
8. 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.
9. Driveway improvement plans of the access easement shall include signage
and striping. Traffic Engineering must approve completed plans prior to
construction.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
5
10. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
11. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Existing sewer main shown on Lot
1 is not a part of Little Rock Wastewater Utility System. Contact the Little Rock
Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW’s Cross Connection Section within ten (10)
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.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
6
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #25, the
Highway 10 Express Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Suburban Office for this property. The
applicant has requested to revise the previously approved Planned Office
Development to a Planned Commercial Development to allow the construction of
a tunnel carwash facility on this individual lot.
Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Cantrell Road
since it is a Principal Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Site is located within the Highway 10 Overlay District and must comply with all
the standards set forth.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Scott McLain was present representing the request. Staff presented an
overview of the development stating the request was to amend Lot 1 of Magnolia
Terrace to allow for the placement of a tunnel carwash on the lot. Staff stated
there were a number of variations from the Highway 10 Design Overlay District
related to the site plan. Staff stated the side and rear yard landscape strip was
required at 25-feet. Staff stated the building setback along the rear was 40-feet
and the side was 30-feet. Staff stated the Overlay required the placement of a
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
7
40-foot front landscape strip and a 100-foot building setback. Staff questioned
the total height and total area of the proposed monument sign.
Public Works comments were addressed. Staff stated sidewalks would be
required along Cantrell Road with the proposed development. Staff stated a
grading permit would be required prior to any grading activities on the site.
Landscaping comments were addressed. Staff stated the site was located
within the Highway 10 Design Overlay District. Staff stated the site plan was to
comply with the DOD standards unless otherwise approved by the Planning
Commission.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the March 31, 2011, Subdivision Committee meeting. The revised plan
indicates the total height and total sign area for the monument sign located on
Cantrell Road. The revised plan indicates the placement of building setbacks
and landscaping complying with the typical standards of the Highway 10 Design
Overlay District. The maximum building height proposed is 25-feet.
The rezoning request is to amend a previously approved POD to allow the
development of one lot within the POD as a tunnel carwash. The approval would
result in this lot being rezoned to a PCD. There are two point sale terminals
located on the site. There is a canopy over the sales terminals but there is no
signage located on the canopy. The sale terminals are only audible during
operating hours and are used to instruct the customers through the menu
selections. There is no live voice from either the carwash attendants or the
customers. A screening wall is located on the site plan to aid in deflecting the
sound.
The site plan indicates the placement of a masonry wall on three sides with
similar materials as the building construction located around the dumpster. The
applicant has not indicated limits will be placed on the hours of dumpster service.
Staff recommends if the application request is approved the dumpster hours of
service be limited to daylight hours.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
8
The site plan indicates the construction of a tunnel carwash facility and the
placement of six (6) vacuum stations. The vacuum stations are only a hose
stand. The vacuum system is serviced from a central vacuum motor located
inside the trash enclosure, which reduces the noise level significantly compared
to other types of carwash vacuum systems. The site plan indicates the
placement of three (3) employee parking spaces along the service drive and four
(4) customer spaces located south of the building.
As per the Highway 10 Design Overlay District the development will be served by
a ground mounted monument sign not to exceed six (6) feet in height and
seventy-two (72) square feet in area. Directional signage per the typical zoning
ordinance standards will be placed on the site. The maximum percentage of
façade area to be covered by signage will be less than the typical ordinance
standards for commercial zones or a maximum of ten (10) percent of the façade
area on facades abutting a public street.
The hours of operation for the carwash facility will vary depending on the season.
The hours proposed are Monday through Saturday from 8 am to 8 pm and
Sunday from 9 am to 7 pm. The maximum number of employees working on the
site will not exceed five (5) unless there are special events which would require
additional personal.
Staff is not supportive of the request. The request is to allow the development of
a lot previously approved as a POD for an office use to become a commercial
use. Item #11 Case File # Z-5817-B is proposed as an office development
constructed with forty-eight percent commercial uses. The site is identified as
Suburban Office on the City’s Future Land Use Plan. This category typically
allows for developments of low intensity office developments of office and office
parking activities in close proximity to low density residential areas to assure
compatibility. Staff does not feel the placement of a carwash facility, which is
typically allowed in commercial zones in the C-4, Open Display Zoning District, is
appropriate for the site. In addition with the approval of Item #11 the overall
development of this site becomes a commercial development and not an office
use as intended by the City’s Future Land Use Plan.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
April 21, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-5817-C
9
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the May 19, 2011,
public hearing. Staff stated the deferral request was necessary to allow staff to prepare
and present to the Commission a revocation request for the expired POD zoning.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 13 FILE NO.: Z-6848-A
NAME: Pleasant Tree Addition Revised Short-form PD-R
LOCATION: Located at the East end of Pickering Drive
DEVELOPER:
Rodney Chandler
10 Cobblestone Creek Court
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 0.40 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Attached Single-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Detached Single-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
This 0.40 acres property located at the east end of Pickering Drive was dedicated to the
Pleasantree Property Owners Association with the development of the subdivision to be
used as a recreational area. A tennis court was constructed on the site. The Property
Owners Association was unable to maintain the tennis court and later returned the
property to the original developer.
Ordinance No. 18,298 adopted by the Little Rock Board of Directors on June 20, 2000,
rezoned the property from R-2, Single-family to PD-R to allow the removal of the tennis
court and the construction of a three unit attached single-family residential building. The
structure was to be similar construction as the existing attached single-family attached
structures located to the south and west.
April 21, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6848-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to amend the previously approved PD-R to allow the
construction of single-family residential lots for individuals that desire to lease a
one level residence without the responsibility of maintenance. The proposed
homes will consist of two (2) bedrooms, great room, one full bath, dining area,
kitchen with an attached single car garage and two-car driveway. All homes will
be brick with vinyl siding on the exterior. The homes are proposed with a 20-foot
front setback and a 25-foot rear setback. A privacy fence is proposed within the
rear yard area of the homes.
The patio homes will contain 1,200 square feet of heated and cooled space and
an additional 250 square feet of garage space. The homes are anticipated to
lease in the $1,100.00 to $1,200.00 price category.
B. EXISTING CONDITIONS:
The site is developed as an attached single-family neighborhood. Uses in the
area include multi-family and detached single-family. The streets are in place
within the subdivision constructed to residential street standards per the Master
Street Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Pleasant Tree Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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.
3. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. The trash receptacles may have to be
located in a special pick up area. Contact Warren Atkins of Solid Waste
April 21, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6848-A
3
Services at (501) 888-4581 to schedule a site meeting to discuss location of
the receptacles.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lots 2
and 3. Contact the Little Rock Wastewater Utility for additional information.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water regarding extension of
water service to this development. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. A water main
extension will be required to provide water service to this property. Submit plans
for water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection. Additional fire hydrant(s) may 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). A Capital Investment Charge based on the size of
the meter connect(s) will apply to this project in addition to normal charges.
Fire Department: Place fire hydrants per code. Maintain a minimum access
driveway width of 20-feet. Contact the Little Rock Fire Department for additional
information.
County Planning: No comment.
CATA: Approved as submitted. There are no dedicated CATA Bus Routes in
the area.
Parks and Recreation: No comment.
April 21, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6848-A
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has requested to revise the previously approved Planned
Residential Development to allow the creation of three (3) residential lots and
allow the construction of individual homes on these lots.
Master Street Plan: Pickering Drive is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request.
Staff presented an overview of the development stating there were few
outstanding technical issues associated with the request.
Public Works comments were addressed. Staff stated the applicant would be
required to replace any broken curb, gutter or sidewalk with the development of
the new homes. Staff stated no residential waste collection would be provided
on the private access easement unless a waiver of damage claims was signed
by the property owners association.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues raised at the March 31, 2011,
Subdivision Committee meeting. The request is to amend the previously
approved PD-R to allow the construction of single-family residential lots. The
original approval allowed for the placement of three (3) attached units. The
homes are proposed with a 20-foot front setback and a 25-foot rear setback. The
side yard setback is indicated at two feet abutting a side yard setback on the
adjoining lot of eight feet for a total of ten feet between structures.
April 21, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6848-A
5
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the
requisite one (1) hour fire resistance rating. When buildings are five (5) feet or
more from the property line, the requirement no longer applies to the wall itself,
only the projections such as eaves or overhangs. Openings such as doors and
windows are limited when the exterior wall is three (3) feet from the property line,
and are prohibited when the exterior wall is less than three (3) feet from the line.
There is no restriction on openings when the exterior wall is more than three (3)
feet from the property line.
The site plan also indicates a six foot privacy fence within the rear yard area of
the homes. All other fencing will be as allowed in the single-family zoning district.
Staff is supportive of the request. The proposed use of the site is consistent with
land uses in the area. Staff does not feel the revision of the PD-R to allow the
development of the site with three detached residences as opposed to three
attached units 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: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 14 FILE NO.: Z-8488-A
NAME: Forest Valley Subdivision Revised PD-R and Right of Way Abandonment for
Forest Valley Lane
LOCATION: Located on the South side of Forest Lane at the end of Forest Valley Lane
DEVELOPER:
CJ Pace, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.3 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Revise the previously approved building setback
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,166 adopted by the Little Rock Board of Directors on October 6,
2009, rezoned the property from R-2, Single-family to PD-R to allow the development of
4.8 acres with 24-single-family residential lots. The development was proposed with
50-foot wide lots with an average lot size of 7,000 square feet. The Planning
Commission approved a variance from the City’s Land Alteration Ordinance at the
September 3, 2009, public hearing to allow grading of the entire subdivision with the
installation of the basic infrastructure.
April 21, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8488-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is requesting to amend the previously approved PD-R to allow for
a revision to the previously approved building line for Lots 12 and 13 of the
Forest Valley Addition. The developer has submitted a preliminary plat request
as a separate item on this agenda (Item #2 File No. S-1653-A) to allow the
extension of Forest Valley Lane to serve an additional twenty (20) lots in the
second phase of this subdivision. The current approval allows for a ten (10) foot
building line on these lots. The request is to allow the building line to be revised
to match the building line for the remaining homes on the street located to the
north.
The request also includes abandonment of a small portion of right of way on Lots
12 and 13. The terminus of Forest Valley Lane with the Phase I development
ended in a hammer head turn-around. With the extension of the street the
hammer head will be removed from these lots.
B. EXISTING CONDITIONS:
The two (2) lots are located at the end of Forest Valley Lane which was recently
constructed as a minor residential street. A number of new homes are in various
states of completion on the street. Forest Lane was constructed as a residential
street with curb and gutter but no sidewalk was required. Along the eastern
boundary of this site is a church, an ambulance post and a developing
single-family subdivision. West of the site are single-family homes located on
acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site and the Montagne Court Property
Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
April 21, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8488-A
3
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance from the Land
Alterations Regulations being requested to grade the lots with installation of
the street?
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. Parking will be restricted in front of Lots 12 and 13 and should be shown on
the final plat.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
8. Are gates being proposed to be located at the location of the medians? If so,
a turnaround must be provided for an SU-30 and a stacking distance of
40-feet provided off the existing public street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Maintain all easements across Lots 12 and 13. Contact Entergy for
additional information.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. A water main
extension will be required to provide water service to this property. Submit plans
for water facilities to Central Arkansas Water for review. Plan revision may be
required after additional review. Contact Central Arkansas Water regarding
installation procedures of water facilities. Approval of plans by Central Arkansas
Water, the Arkansas Department of Health Engineering Division and the Little
April 21, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8488-A
4
Rock Fire Department is required. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. 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). A Capital Investment
Charge based on the size of the meter connection(s) will apply to this
development in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Parks and Recreation: No comment.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has requested to allow a revision to the previously approved Planned Residential
Development to remove a previously indicated hammerhead turn-around and
revise the previously indicated platted building line for these two (2) lots.
Master Street Plan: Forest Valley Lane is a Local Street. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets which
are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as “Commercial Streets”. These streets have a design
standard the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were few
outstanding technical issues associated with the request. Staff requested Mr.
White label the proposed building line for the new lots. Staff also requested a
legal description for the right of way to be abandoned.
April 21, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8488-A
5
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any development of the site. Staff questioned if gates were
proposed between the new subdivision and this proposed development. Staff
also stated streetlights would be required at the time of final platting.
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:
Mr. White submitted a revised site plan to staff addressing the issues raised at
the March 31, 2011, Subdivision Committee meeting. The revised plan indicates
the placement of a 15-foot front building line for the new lots. The applicant has
also provided staff with the legal description for the right of way to be abandoned
within the former hammer head turn-around. The applicant has indicated there
will not be gates for the proposed subdivision.
Staff is supportive of the request to amend the previously approved PD-R to
allow the front building line for Lots 12 and 13 to be revised. The original
approval of the subdivision allowed for a hammerhead turn-around impacting
these two (2) lots. The developer has submitted a preliminary plat request as a
separate item on this agenda (Item #2 File No. S-1653-A) to allow the extension
of Forest Valley Lane to serve an additional twenty (20) lots in a second phase of
this subdivision. The current approval allows for a ten (10) foot building line on
these lots. With the approval of this request the building line would be adjusted
to more closely match the building line for the remaining homes on the street
located to the north.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the revision to the PD-R to allow the
adjustment in the front building line and allow for a portion of the right of way for
the former hammerhead turn-around is appropriate and will not adversely impact
the development or 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 right of way abandonment request as
proposed by the applicant.
April 21, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8488-A
6
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
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 right of
way abandonment request as proposed by the applicant.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 15 FILE NO.: Z-8644
NAME: Fewell Short-form POD
LOCATION: Located at 1226 Kaufman Road
DEVELOPER:
Howard Fewell
P.O. Box 21914
Little Rock, AR 72221
ENGINEER:
Marlar Engineering Company, Inc.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72216
AREA: 0.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: POD
PROPOSED USE: Add single-family residential as an allowable use for the property to
allow an addition to an existing garage for storage of personal
vehicles
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from O-3, General Office
District to POD to allow a 24-foot by 30-foot addition to the rear of an existing
garage on the property. The new construction will match the existing
construction in color and composition. The building is proposed as wood frame
and a traditional shingled roof. Two garage doors are proposed on the front of
the building facing south.
The site is currently occupied by a single-family residence with a non-conforming
status for the home. Under the current non-conforming status the owner is not
April 21, 2011
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8644
2
allowed to increase the size of the garage structure. The owner has indicated
the garage will be used for storage of his personal automobiles, motorcycles and
boats. The request includes the retention of O-3, General Office District uses as
allowable uses for the property. Any O-3, General Office District use of the site
will require construction of the required parking.
B. EXISTING CONDITIONS:
Kaufman Road is a narrow unimproved chip seal road with open ditches for
drainage. Just south of this property are non-residential uses accessed from
South Shackleford Road. Uses in the area include banking facilities, hotels,
restaurants and the Arkansas Heart Hospital all fronting on Kanis Road to the
north of South Shackleford Road to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the John
Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All driveways shall have concrete aprons per City Ordinance a maximum
width of 36-feet. Only one (1) driveway is allowed to access this property.
The current driveway is gravel.
2. Any redevelopment of the site for non-residential uses will require compliance
with the City’s Master Street Plan and Boundary Street Ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
April 21, 2011
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8644
3
Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the 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: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Office for this property. The applicant has applied for a
rezoning from O-3, General Office District to Planned Office Development to
allow an addition to an existing residential garage to be used by the owner for
personal storage of vehicles.
Master Street Plan: Kaufman Road is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector. The street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. If the rehabilitation costs exceeds fifty percent (50%) of the buildings
replacement cost then the associated parking must also be brought into
compliance with the City’s landscape and buffer ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Howard Fewell and Mr. Richard Harp were present representing the request.
Staff stated the request was to allow an addition to an existing garage located
behind this single-family home. Staff stated the property was zoned O-3,
General Office District with a non-conforming status for the residential use. Staff
stated since single-family was not a by-right use the addition to the garage was
April 21, 2011
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8644
4
expanding the non-conforming use which was not allowed by the zoning
ordinance. Staff stated the request was to rezone to POD to add single-family as
an allowable use and allow the addition to the garage. Staff questioned if the
garage would have any restroom or kitchen facilities. Staff also requested the
height of the proposed addition.
Public Works comments were addressed. Staff stated any redevelopment of the
property with uses other than residential would require right of way dedication
and one-half street improvements. Staff stated the driveway apron should be
constructed with concrete.
Landscaping comments were addressed. Staff stated if the rehabilitation cost
exceeded fifty (50) percent of the replacement cost of the structure then the
associated parking would be required to be brought into compliance accordingly.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the March 31, 2011, Subdivision Committee meeting. The
request is to allow a rezoning of the site from O-3, General Office District to POD
to allow a 24-foot by 30-foot addition to the rear of an existing residential garage.
The new construction will match the existing construction in color and
composition. The building is proposed as wood frame and a traditional shingled
roof. Two (2) garage doors are proposed on the front of the building facing
south. The maximum building height proposed is 35-feet.
The site is currently a single-family residence with a detached garage. The site
has a residential non-conforming status under the current zoning. Section
36-153 states a non-conforming use shall not be extended, expanded, enlarged
or increased in intensity to any structure or land area other than that occupied by
the non-conforming use. The applicant has indicated the existing garage along
with the expanded area will be used for storage of his personal automobiles,
motorcycles and boats. Within the area there will be an area set aside for game
tables as well. The applicant has indicated within the garage there will be
provisions for a restroom. There will not be kitchen facilities located within the
garage. Currently the garage and the existing home have separate utility meters
and will continue to have utilities metered separately. The request includes the
retention of O-3, General Office District uses as allowable uses for the property.
April 21, 2011
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8644
5
Staff is supportive of the request to rezone the site to POD to add residential as
an allowable use to the site. The site is currently a residential use. The addition
of the garage will not significantly alter the area. This area has begun
redevelopment with a number of non-residential uses located along Kanis and
South Shackleford Roads but Kaufman Road has not begun to redevelop. Staff
feels the request to rezone the property to POD to allow the addition to the
garage for the property owners personal use 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: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 16 FILE NO.: Z-8645
NAME: Bertha Harper Revocable Trust Short-form PCD
LOCATION: Located at 3316 – 3320 Baseline Road.
DEVELOPER:
Judy Ann Harper
P.O. Box 1021
Benton, AR 72018
ENGINEER:
Laha Engineers
P.O. Box 190251
Little Rock, AR 72213
AREA: 0.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site from R-2, Single-family to PCD
to allow this non-residential site to be marketed for C-1, Neighborhood
Commercial District uses. The applicant has indicated a beverage shop and
special events center will not be allowed uses for the site. The property contains
an existing one-story brick building. The building contains approximately
4,000 square feet and has been a Laundromat since prior to annexation to the
City. There are no exterior modifications proposed to the building or parking.
Signage will comply with signage allowed in commercial zones or a maximum of
36-feet in height and 160-square feet in area. Building signage will consist of a
maximum sign area not to exceed ten (10) percent of the façade area abutting
the public streets.
April 21, 2011
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8645
2
B. EXISTING CONDITIONS:
The property contains a commercial building constructed prior to annexation by
the City. The area includes a mixture of uses including single-family and
multi-family residential, commercial, a church and an elementary school.
Baseline Road was recently widened to a four-lane street with a center turn lane.
Sidewalks were installed along the property frontage. Mize Road is an
unimproved street with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Upper
Baseline 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
Mize Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Baseline Road and Mize Road.
3. With site development and issuance of a building permit, provide the design
of street conforming to the Master Street Plan. Construct one-half street
improvement to Mize Road including 5-foot sidewalk with the planned
development. The new back of curb should be located 18-feet from street
centerline.
4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way. Obtain a franchise
agreement for parking within the dedicated right-of-way adjacent to Mize
Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
April 21, 2011
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8645
3
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Mixed Office Commercial for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development.
April 21, 2011
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8645
4
Master Street Plan: Baseline Road is a Principal Arterial. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Baseline
Road since it is a Principal Arterial. Mize Road is a Local Street. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets have a design standard the
same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. If the rehabilitation costs exceeds fifty percent (50%) of the buildings
replacement cost then the associated parking must also be brought into
compliance with the City’s landscape and buffer ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Ms. Judy Jones was present representing the request. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request. Staff stated the existing sign and dumpster were
located within the public right of way. Staff stated to allow these improvements to
remain would require a franchise agreement with the City. Staff stated the
request was to allow C-3, General Commercial District uses as allowable uses.
Staff stated they felt C-1, Neighborhood Commercial uses were more appropriate
uses for the site.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Mize and Baseline Roads. Staff stated
with the right of way dedication on Mize Road the parking would be located within
the public right of way. Staff stated this would also require a franchise
agreement.
Landscaping comments were also addressed. Staff stated any additional paving
could require additional landscaping to be installed. Staff stated if the
rehabilitation cost of the build exceeded fifty (50) percent of the replacement cost
of the structure then the associated parking was to be brought into compliance
with the City’s landscape ordinance.
April 21, 2011
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8645
5
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the March 31, 2011, Subdivision Committee meeting. The revised
cover letter indicates a landscape upgrade will be provided to the site when a
building permit is requested to renovate the buildings. The applicant has also
indicated the existing pole sign and dumpster will be removed from the public
right of way along Baseline Road. The request includes franchising the parking
on Mize Road which will be located within the public right of way once a
dedication of right of way to meet the Master Street Plan is provided on Mize
Road. The revised cover letter requests C-1, Neighborhood Commercial District
uses as allowable uses.
The request is to rezone this site from R-2, Single-family to PCD to allow use of
the site as C-1, Neighborhood Commercial District uses. Although not allowed in
the C-1, Neighborhood Commercial Zoning District the applicant has indicated a
beverage shop and special events center will not be sought as allowed uses for
the site.
The property contains an existing one-story brick building. The building contains
approximately 4,000 square feet and has been a Laundromat since prior to
annexation to the City. There are no exterior modifications proposed to the
building or parking. There is a paved drive located along Baseline Road. With
the widening of Baseline Road there is not adequate maneuvering area to allow
for parking within this area. If a franchise agreement with the City is approved to
allow parking within the right of way on Mize Road then it appears ten (10)
vehicles could parking along the west side of the building. These vehicles would
be backing into Mize Road. Staff feels the proposed use of the building should
not exceed the parking available on the site.
The applicant has indicated signage will comply with signage allowed in
commercial zones or a maximum of 36-feet in height and 160-square feet in
area. The applicant has indicated building signage will be a maximum ten (10)
percent of the façade area abutting the public streets.
Although there is little area located along the street sides for landscaping there
are areas of open space located behind the building and to the east of the
building. Within this area the applicant can add additional plantings to enhance
the site. The applicant has not provided staff with a plan for landscaping but staff
April 21, 2011
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8645
6
would recommend within the existing grassed areas the applicant provide
plantings sufficient to meet the typical landscape and buffer ordinance
requirements. This addition would be in conjunction with the issuance of a
building permit for the site.
Staff is supportive of the request. The site is a developed non-residential site,
which was constructed prior to annexation to the City of Little Rock. The
widening of Baseline Road has significantly impacted the site with regard to
parking. Staff feels the reuse of the building should be with a use, which does
not generate a great deal of parking since parking is limited on the site. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the requested rezoning to PCD to allow reuse of the
building with a C-1, Neighborhood Commercial District uses 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 the reuse of the building be limited to uses, which do not
generate a parking demand greater than the parking available on the site.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
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 the reuse of the building be
limited to uses which do not generate a parking demand greater than the parking
available on the site.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 17 FILE NO.: Z-8646
NAME: 13th Street Short-form PD-R
LOCATION: Located North of West 13th Street between South Park and
Dennison Streets
DEVELOPER:
Vann & Associates
P.O. Box 164681
Little Rock, AR 72206
ENGINEER:
Crafton, Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.344 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family and Two-family Residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Create 5 lots
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The application request is a rezoning from R-4, two-family to PD-R to allow the
redevelopment of this site with single-family homes. The development consists
of five, two story residential structures each totaling approximately 1,800 square
feet. The site is located within the Central High Design Overlay District.
Off-street parking will be provided for the residents. Some portions of the
existing sidewalks and curb and gutter will be reconstructed as a result of
construction of the new driveways. On-street parking on West 13th, South Park
and Dennison Streets will remain. A six foot wood privacy fence will be installed
along the north property line that separates this development from adjacent
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
2
properties on South Park and Dennison Streets. Front yard setbacks will be
7.5-feet on 13th Street. Side yard setbacks will be five feet on the interior and ten
feet on South Park and Dennison Streets. A 7.5-foot rear yard setback is
proposed.
Existing trees not in direct conflict with the proposed development will be
protected during construction. Additional landscaping will be installed to comply
with City ordinance and the DOD requirements.
B. EXISTING CONDITIONS:
The property is a narrow strip, which is currently vacant, fronting on West 13th
Street. East of the site fronting Park Street are single-family homes, the Central
High Visitor Center and three residential buildings currently under construction by
the Little Rock Housing Authority. Across West 13th Street to the south are
single-family homes, a parking lot serving Central High School and further south
is the Central High School Campus. West of the site on Dennison Street is a
multi-family building and a bar located just south of West 12th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Central
High Neighborhood Association and the Capitol Hill Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
South Park Street and West 13th Street.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
South Dennison Street and West 13th Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Remove old curb cuts adjacent to these properties.
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lots 1, 2, 4 and
5. Contact the Little Rock Wastewater Utility for additional information.
Entergy: Property owners are responsible for cost of relocating power lines.
Contact Entergy for additional information.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Residential Low Density for this property. The
applicant has applied for a rezoning to Planned Development Residential to allow
the redevelopment of the 13th Street block face with five (5) two-story residential
structures each totaling approximately 1,800 square feet.
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
4
Master Street Plan: Park Street, Dennison Street and West 13th Street are all
Local Streets. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. 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 on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Brad Peterson and Mr. Charles Vann were present representing the request.
Staff presented an overview of the request stating there were additional items
necessary to complete the review process. Staff stated the property was located
within the Central High Design Overlay District. Staff stated the site plan as
presented did not comply with the typical standards of the DOD. Staff requested
additional information concerning the design, location of the mechanical and if
there were any trees located on the site.
Public Works comments were addressed. Staff stated radial dedications were
required at the intersections of 13th and Dennison and 13th and Park Streets.
Staff also stated if the disturbed area exceeded one acre an NPDES stromwater
permit from the State was required. Staff stated all old curb cuts adjacent to the
property were to be removed with the new development.
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 March 31, 2011, Subdivision Committee meeting. The
revised plan indicates the air conditioning units will be located at the rear of the
homes and the site plan notes there are not any significant trees located on the
site. The applicant has provided staff with a building elevation for the proposed
structures.
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
5
The request is to rezone these two (2) residential lots from R-4, Two-family
District to PD-R to allow the redevelopment of the site with five (5) single-family
homes. The development will consist of five (5), two-story residential structures
each totaling approximately 1,800 square feet. The site plan indicates the
placement of covered parking as well. Off-street parking will be provided for the
residents. Some portions of the existing sidewalks and curb and gutter will be
reconstructed as a result of construction of the new driveways. On-street parking
on West 13th, South Park and Dennison Streets will remain.
The site plan indicates the placement of a six (6) foot wood privacy fence along
the north property line that separates this development from adjacent properties
on South Park and Dennison Streets.
The site plan indicates the placement of a front yard setbacks of 7.5-feet on 13th
Street. A side yard setback of ten (10) feet is proposed on South Park and
Dennison Streets. The rear yard setback is indicated at 7.5-feet. The plan
indicates the placement of five (5) foot side yard setbacks for Lot 1. The
remaining lots are indicated with a shared covered parking area located along
the common property line.
The applicant has indicated there are no existing trees on the site. A note on the
plan indicates additional landscaping will be installed to comply with City
ordinance and the DOD requirements.
The site is located within the Central High Design Overlay District. The DOD for
single-family development states in order to be compatible with the historic
nature of the neighborhood, new construction and additions to existing structures
shall comply with specific criteria. Plans for new construction, additions and
modifications which are subject to the DOD shall be submitted to the Department
of Planning and Development. The Planning Department will review the plans for
consistency with the detailed requirements of the DOD ordinance and
consistency with the historic nature of the district. In the case of an undeveloped
block face, the requirements shall relate to the adjacent block faces.
The DOD states a roof pitch of less than 8:12 is prohibited. Decorative roof
features such as metal cresting, tile ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. If tile roofs exist they are to be
preserved. The materials of the exterior shell must be wood, brick, other
masonry, or a material that resembles wood (i.e., vinyl siding, etc.). The
orientation of the buildings is to be consistent with that of other structures on the
developed block face. The primary entrance is to be consistent with that of other
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
6
structures on the developed block face. The front yard setback for all R-2 and
R-3 Single-family and R-4 Two-family district zoned property is to be fifteen (15)
feet. All other setbacks are to comply with the property's zoning district.
Residential structures must have a front porch that is a passageway from the
street to the front door of the unit(s) on new residential construction and
additions/modifications to the front facade of existing residential structures.
Mechanical service equipment (including, but not limited to, air conditioner
condensing units, transformers, solar collectors, satellite dishes, etc.) must be
located in the rear yards or on a rear-facing roof.
No off-street parking pads are allowed between the front of the principal structure
and a public street. Surface parking is to be located behind or adjacent to a
structure. Driveways are permitted to be installed in the front yard setback, but
not between the principal structure and a public street. Parking pads are defined
as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel or
other permanent surfaces to be used for the purpose of parking or storage of
vehicles. Detached garage and carport locations are to be located to the rear or
the principal structure and must not be located in the front setback. Attached
garages must have garage door openings that face side streets, interior lot lines,
or alleys. Accessory building coverage within the twenty-five (25) foot rear yard
setback must be no more than forty (40) percent of the area. Accessory building
setbacks are to comply with Sections 36-254 and 36-256 of the Little Rock Code
of Ordinances.
The applicant has indicated construction materials will comply with those
identified in the DOD. The roofs will also exceed an 8:12 pitch. The orientation of
the buildings does comply with the homes located on the developed block face
along West 13th Street and the primary entrances is consistent with that of other
structures on the developed block face. The homes are proposed with a front
porch on each of the units. All mechanical service equipment will be located as
outlined in the DOD.
The development as proposed does not comply with the front yard setback per
the DOD of 15-feet. The rear yard setback is also inconsistent with the typical
setback prescribed by the DOD.
The site plan indicates parking located adjacent to the structure. A detached
covered parking area is indicated on the site plan. The covered structures are
located beyond the front setback per the DOD.
April 21, 2011
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8646
7
Although the site does not fully comply with the Central High DOD staff is
supportive of the request. The primary variation from the DOD is related to the
front and rear yard setbacks. Based on the existing lot configuration and the
development as proposed the lots do not allow for setbacks as outlined in the
DOD. Staff supports this variation because of the development pattern in the
area. Staff feels based on the institutional use located just south of this site there
is a direct impact on redevelopment of this site. There are two (2) single-family
homes located across West 13th Street and a large surface parking lot for Central
High School. In addition to the southeast is the Central High School Visitors
center. The site is directly impacted by street parking of students and faculty of
Central High School.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the addition of five (5) single-family
homes as proposed should provide a positive impact on 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: (APRIL 21, 2011)
The applicant was present. There was one registered objector present. Staff presented
the item stating the applicant was requesting a deferral of the item to the June 2, 2011,
public hearing. Staff stated the deferral request would require a waiver of the
Commission’s By-laws with regard to the late deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 18 FILE NO.: Z-7351-D
NAME: 8108 Stagecoach Road Revised Short-form PCD
LOCATION: Located at 8108 Stagecoach Road
DEVELOPER:
Clark’s Corner Company LLC
2409 Crystal Lake Circle
Alexander, AR 72002
SURVEYOR:
Global Surveying
217 West 2nd Street
Little Rock, AR 72201
AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Restaurant and C-3, General Commercial District uses as
allowable alternative uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Allow additional time for construction of the permanent building
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,339 adopted by the Little Rock Board of Directors on June 21, 2005,
allowed a revision to Miracle Development Long-form PCD. The applicant proposed to
revise the previously approved PCD to allow the construction of a restaurant building on
Lot 2 of the Miracle Development Subdivision. The development was to occur in two
phases with the placement of a 10-foot by 20-foot prefabricated building on the site and
the construction of drives and parking areas to allow for a drive-thru coffee shop. Phase
II of the development would be the construction of a larger (24-foot by 50-foot) site built
building to be constructed in conjunction with additional parking and drives to allow for
drive-thru sales as well as a small sitting area. The applicant indicated upon completion
of the site built building, the prefabricated building would be removed from the site. The
April 21, 2011
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7351-D
2
anticipated time frame for removal of the temporary building was 18 to 24 months. The
approved hours of operation were from 6:00 am to 8:00 pm Monday through Friday and
6:00 am to 6:00 pm Saturday.
On August 16, 2007, the Little Rock Planning Commission approved a request for a
one-year time extension for the placement of the permanent building. As of this date
the permanent building has not been placed on the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to revise the previously approved PCD to allow
for additional time for the placement of the permanent building. The applicant
has provided staff with an alternate time-table for construction of the permanent
building. The applicant is requesting until May 2012 to examine various options
for the future of the property. The applicant is requesting the time frame be
extended to determine if the market has rebounded enough for the owners to
construct the previously approved permanent drive through coffee shop. The
applicant has stated in the short term they have contacted a real estate company
to negotiate a sale of the property which would then result in removing the
current business from the building at this site. The applicant has also indicated
they are currently reviewing different business types that would be better suited
for the location.
B. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Staff outlined the request to the Committee members present. There was no
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
C. STAFF RECOMMENDATION:
Staff is supportive of the request. Staff does not feel the additional time as
outlined by the applicant will significantly impact the development or the area.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request. Staff stated they
did not feel the additional time as outlined by the applicant would significantly impact the
development or the area.
April 21, 2011
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7351-D
3
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 19 FILE NO.: Z-7585
NAME: River Tower Short-form PD-R Revocation
LOCATION: Located on the Northwest corner of River Bend and River Front Drive
DEVELOPER:
Coldwell Banker Commercial
Hathaway Group
Attn. Jim Hathaway
2100 Riverdale, Suite 100
Little Rock, AR 722002
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.2 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Residential Tower – 50 units
REVOCATION ZONING: O-3, General Office District
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,127 adopted by the Little Rock Board of Directors on June 15, 2004,
established the River Tower Short-form PD-R. The approval allowed the construction of
a 12 story building on this 3.2 acre site located at the northeast corner of Riverfront
Drive and Riverbend Road. The floors consisted of the following: Floors 1 –2 would be
used as a parking deck with 50 spaces per level, Floor 3 would be the amenities floor
for exercise, storage, meeting, guest suites, Floors 4 –11 would be used as living units
at six units per floor and a total of 48 units and Floor 12 would contain two penthouse
units.
April 21, 2011
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7585
2
The layout provided 43 spaces for visitors, staff and event parking adjacent to Riverfront
Drive. Landscape areas were significant with approximately 30 percent of the
development reserved for green space.
On March 1, 2007, the Little Rock Planning Commission approved a two-year time
extension for the approval of the PD-R.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-458(a) Cause for revocation as enforcement action. The
Planning Commission may recommend to the Board of Directors that any PUD or
PD approval be revoked and all building permits or certificates of occupancy be
voided under the following circumstances: (1) The applicant has not submitted a
final development plan to staff. Where a staged development plan is approved
the Board of Directors may revoke the entire preliminary plan or may revoke only
that stage on which a final plan has not been submitted and approved.
(2) Construction has not commenced within the time allowed. (3) The applicant
has not adhered to the development schedule as stated in the approved
preliminary plan.
In addition, to the revocation for cause, Section 36-454(e) final development plan
states the applicant shall have three years from the date of passage of the
ordinance approving the preliminary approval to submit the final development
plan. Request for extensions of time shall be submitted in writing to the Planning
Commission, which may grant one extension of not more than two years. Failure
of the applicant to file a timely extension shall be cause for revocation of the PUD
as provided in the ordinance.
Per the ordinance requirement of the procedure for revocation, staff has
contacted the applicant indicating the default of approval and setting a time to
appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PD-R zoning classification. According to
the ordinance, the Planning Commission shall provide a recommendation, which
shall be forwarded to the Board of Directors for disposition as in the original
approval. The applicant is agreeable to the revocation of the PD-R zoning and
the restoration of the previously held O-3, General Office District zoning
classification.
B. EXISTING CONDITIONS:
The site is located in the Riverdale area, which has developed with a mixture of
uses. The site is a grass covered vacant site. There is a single-family
neighborhood located to the east of the site and another located to the north and
April 21, 2011
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7585
3
northeast. To the south of the site is an office complex and to the west of the site
is a private school and an office building.
C. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Staff outlined the request to the Committee members present. There was no
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
D. STAFF RECOMMENDATION:
Staff feels the approval should be voided since the applicant has failed to satisfy
the requirements of the approval process. Staff recommends the current PD-R
zoning classification be revoked and the previously held O-3, General Office
zoning be restored.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they felt the approval should be voided since the applicant
had failed to satisfy the requirements of the approval process. Staff presented a
recommendation the current PD-R zoning classification be revoked and the previously
held O-3, General Office zoning be restored.
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 20 FILE NO.: LA-0037
NAME: Beau Rivage Subdivision - Slope Variance Request
LOCATION: South of the Walton Heights Subdivision
APPLICANT: Robert Holloway
AREA: Approximately 17 acres
CURRENT ZONING: R-2, Single-family
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations for exceeding the maximum allowable slope for land development.
BACKGROUND
This application was first heard at the September 3, 200,9 Planning Commission
hearing. The application was to develop a 16.43 acre site with 30 single family lots.
The applicant requested a variance from the Land Alteration Ordinance and variances
from the Subdivision Ordinance. The variance from the Land Alteration Ordinance was
to allow grading of the development area prior to final platting and the issuance of a
building permit. This variance was said to be needed in order to balance to cut and fill
dirt volumes on site. The variances from the Subdivision Ordinance include
development of lots with a private street and the allowance of ending the street within
fifty feet of the property line. The subdivision and variances were denied at this
subdivision hearing.
The application was revised for the December 3, 2009, Planning Commission hearing.
This application was to develop the same 16.43 acres with 30 single family lots, but the
development did not include a variance request from the development standards of the
Subdivision or Land Alteration Ordinances. The subdivision was approved at this
hearing.
A. PROPOSAL/REQUEST:
The applicant is now requesting a variance from the Land Alteration Regulations
for roadside cut and fill slopes to exceed the maximum allowable slope of 3:1
(H:V). The variance is necessary to construct the roadway. The existing slope is
near 3:1. The slopes outside the Right of way must exceed the maximum cut
and fill requirements of Section 29-190 in order to tie the roadway back slopes
into the existing ground.
April 21, 2011
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: LA-0037
2
B. EXISTING CONDITIONS:
The 17.4 acre property is zoned R-2. The site is currently covered with trees and
natural vegetation. The property is located south of the Walton Heights
Subdivision and is about 1,000 feet north of Cantrell Road on the east side of
Southridge Drive. The property to the north is developed residential property
with approximately 0.5-acre lots in the Walton Heights Subdivision. The
properties to the south are a combination of approximately 5-acre residential lots
in the Country Homes Subdivision that front River Mountain Road, and Trinity
Assembly of God Church which consists of approximately 6-acres on the south
east property boundary. The zoning of these properties ranges from R-2, PD-R,
and OS. The property to the east is an undeveloped parcel of land that abuts
Interstate 430 which is also zoned R-2.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls and emails from
residents of Walton Heights that have voiced their opposition to the project. The
City has received some objections to the slope variance request, but the majority
of the objections are for the development of the subdivision, clearing of the land,
and the increase in traffic volumes at the intersection of Southridge Drive and
Cantrell Road. Property owners in the Walton Heights neighborhood feel there
are already too many houses in the subdivision for just one-way in and one-way
out, and feel that the addition of new homes will compound there existing
problem. All adjacent property owners including those across streets or alleys
have been notified of the public hearing.
D. PUBLIC WORKS COMMENTS:
1. Proposed slopes steeper than 3:1 should be conditioned with appropriate
stabilization fabric and area revegetated with vegetation. Stakes should be
used if needed.
2. The City of Little Rock will not sign off on the final plat of the lots until all
slopes are stabilized and vegetation established
E. LANDSCAPE COMMENTS:
No Comment.
April 21, 2011
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: LA-0037
3
F. SUBDIVISION COMMITTEE COMMENTS: (March 31, 2011)
The applicant was not present. Staff presented an overview of the request to the
Committee members present. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
G. STAFF ANALYSIS:
The applicant proposes to build a new subdivision with 30 lots. Since the
existing site is a steep hillside and a road is proposed along the hillside, a
variance is needed to exceed the maximum allowable cut and fill slopes in order
to tie the roadway back slopes to existing ground. The total length of new roads
in this subdivision is approximately 1,250 feet. Of the 1,250 feet of new road,
approximately 850 feet of road is shown to have back slopes exceeding 3:1.
Most of the slopes in the 850 feet are 2:1, however there is an approximately 250
section on one side of the road that is that is a 1:1 cut. A retaining wall could
eliminate the need of the variance for slopes steeper than 3:1.
At the time of this writing, staff is waiting on a geotechnical engineering report on
slope stability of the cuts and fills, and the appropriate measures to stabilize the
cuts and fills.
H. STAFF RECOMMENDATION:
Staff recommendation is forthcoming.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the June 2, 2011,
public hearing. Staff stated the applicant had failed to provide staff with the requested
information related to concerns raised at the March 31, 2011, Subdivision Committee
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 10 ayes,
0 noes and 1 absent.
April 21, 2011
ITEM NO.: 21 FILE NO.: LA-0038
NAME: Ridge at Chenal Valley Slope Variance Request
LOCATION: 5400 Chenonceau Blvd.
APPLICANT: Red Mountain Development
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: 1 Acre
CURRENT ZONING: MF-12, Multi-family 12 units per acre
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to allow slopes that exceed the slope requirements of Section 29-190 (3:1 slope)
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to allow
slopes that exceed the slope requirements of Section 29-190 at the Ridge at
Chenal Valley apartments located at 5400 Chenonceau Boulevard.
Approximately, 1,770 linear feet of slope are proposed to be graded at a 2:1
slope. The 2:1 slope will occur on approximately one (1) acre of the 21.5 acre
property which is part of Chenal Valley Tract 132. The majority of the 2:1 slopes
are located on the north and western slopes of the apartment development.
B. EXISTING CONDITIONS:
The 21.5-acre site is forested with mature pines and hardwoods. A Land
Alteration Regulation variance was approved on February 25, 2010, to advance
grade the property without construction being imminent. The site has been
approved for the development of an apartment complex with ten (10) apartment
buildings and an office and recreation building on the property.
The property fronts the north side of Chenonceau Boulevard with a residential
subdivision (Bayonne) located on the south side of Chenonceau Boulevard. On
the east side of site is an undeveloped wooded tract of land zoned O-3, General
Office District. The properties to the north are zoned R-2, Single-family and
currently undeveloped. A 200 foot open space zoned strip is located to the west
with a residential subdivision (Aberdeen), zoned R-2, Single-family located west
of the open space. Chenonceau Park, zoned R-2, Single-family is located
approximately 350 feet southwest of the proposed slopes.
The 2:1 slopes are separated from the R-2, Single-family zoned property to the
north that front Highway 10 by a 30 foot undisturbed buffer and R-2, Single-family
zoned property (Aberdeen Subdivision) to the west by a 200 foot open space
April 21, 2011
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LA-0038
2
zoned area. The grading plan shows the grading of the site to occur
approximately 180 feet at the closest point from the open space.
C. NEIGHBORHOOD COMMENTS:
As of the time of writing, staff has not received any inquiries into the variance
application. All adjacent property owners including those across streets or alleys
from the subject property were given notice.
D. ENGINEERING COMMENTS:
1. Grading and excavation must occur using methods required by the
Geotechnical Engineer’s letters dated February 15, 2011 and March 21,
2011.
2. Slopes must be vegetated with grasses and pine trees prior to issuance of the
certificate of occupancy.
E. SUBDIVISION COMMITTEE:
Joe White of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application stating the applicant’s
desire to grade the site with 2:1 slopes. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
F. ANALYSIS:
As would be expected, a development with 2:1 slopes will disturb less area
compared to a development with 3:1 slopes. Many considerations must be taken
when slopes steeper than 3:1 are proposed. The considerations are instability,
deterioration, maintenance, and erosion.
The grading plan shows the proposed 2:1 slopes to be fill slopes. Geotechnical
analysis has been provided by a geotechnical engineer stating the 2:1 slopes will
provide a factor of safety of 2.0. The applicant’s cover letter states the 2:1 slopes
allow for more flat terrain at the top of the slope that will be safer during
construction and long term for the residents. The wider fill slope to the west will
be screened by more than 300 feet of natural forest and vegetation. The
applicant’s letter also states the variance would allow the creek and its bank to
retain their natural conditions. The applicant is proposing to seed the fill slopes
using a pine seedling mix to establish vegetation and reduce maintenance and
erosion of the slope. The pines will be planted in close proximity to each other
and exceed the number of plantings for this site. The pine seedlings though will
be much smaller than what is required by the landscape ordinance.
April 21, 2011
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LA-0038
3
It is believed the proposed slopes cannot be seen from the Aberdeen Subdivision
and Chenonceau Boulevard. The slopes can be seen from the properties
located to the north. After maturation of the plantings and vegetation, the slopes
should not be unsightly. The applicant has proposed that a certificate of
occupancy not be provided by the City of Little Rock until all slopes are vegetated
with grasses and pine trees.
G. RECOMMENDATION:
With geotechnical analysis showing a factor of safety of 2.0; the proposed
vegetation and planting plan, and the belief that the slopes will not be noticeable
from neighboring properties, staff recommends approval of this variance
application subject to the conditions found in paragraph D and a certificate of
occupancy will not be issued until all slopes are vegetated with grasses and pine
trees.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff stated with the geotechnical analysis showing a factor of safety
of 2.0, the proposed vegetation and planting plan and the belief that the slopes would
not be noticeable from neighboring properties they were in support of the request. Staff
presented a recommends approval of the variance application subject to compliance
with the conditions found in paragraph D. Staff stated a certificate of occupancy would
not be issued until all slopes were vegetated with grasses and pine trees.
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 10 ayes,
0 noes and 1 absent.
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April 21, 2011
There being no further business before the Commission, the meeting was adjourned
at 6;18 e.m.
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