pc_07 14 2011sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JULY 14, 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.
Bill Rector
Members Absent: Amy Pierce
City Attorney: Cindy Dawson
III. Approval of the Minutes of the June 2, 2011 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JULY 14, 2011
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-8646 13th Street Short-form PD-R, located North of West 13th
Street between South Park and Dennison Streets.
B. Z-1465-D Rock Town Center Short-form PCD, located at 4601 South
University Avenue.
C. Z-8659 Pop’s Pool Hall Short-form PCD, located at 4308 Asher
Avenue.
D. Z-8660 McDaniel Short-form PD-R, located at 11100 Legion Hut
Road.
E. Z-5873-A Peacock Apartments Short-form PD-R, located at 103
South Park Street.
NEW BUSINESS:
I. ZONING SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. Z-3371-GG Baptist School of Nursing Zoning Site Plan Review, located
at 11900 Colonel Glenn Road.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
2. Z-3371-HH Lot 1 the Village at Brodie Creek Short-form PCD, located
on the Northwest corner of Colonel Glenn Road and
Colonel Glenn Plaza Drive.
3. Z-4411-L Pleasant Ridge Towne Center Revised Long-form PCD,
located on the Southwest corner of Cantrell Road and
Woodland Heights Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
4. Z-5756-D Bowman Heights Center Revised Short-form PCD, located
at 301 and 303 South Bowman Road.
5. Z-5805-B 11820 Chicot Road Short-form PCD, located at
11820 Chicot Road.
6. Z-6274-C Rodney’s Cycle House Short-form PCD, located at
9110 I-30.
7. Z-7919-C Rock City Marina and Yacht Club Revised Long-form PCD,
located North of 3rd Street and East of Bond Street.
8. Z-7978-B 12624 Lawson Road Short-form PCD, located at
12624 Lawson Road.
9. Z-8386-A Edgemere Park Short-form PD-R, located at 807 Kirby
Road.
10. Z-8661-A Bean Short-form PD-R, located at 516 Ridgeway Drive.
11. Z-8668 104 North Cedar Street Short-form PCD, located at
104 North Cedar Street.
12. Z-8675 Mabelvale Cut-off and Whispering Pine Drive Short-form
PCD, located on the Northwest corner of Mabelvale Cut-off
Road and Whispering Pine Drive.
13. Z-8676 1109 North Palm Street Short-form PD-R, located at
1109 North Palm Street.
III. OTHER BUSINESS:
Item Number:
File Number:
Title:
14. A-321 Lawson Cut-off Road Annexation, Northwest corner
Lawson and Lawson Cut-off Roads.
July 14, 2011
ITEM NO.: A 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
July 14, 2011
SUBDIVISION
ITEM NO.: A (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.
July 14, 2011
SUBDIVISION
ITEM NO.: A (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.
July 14, 2011
SUBDIVISION
ITEM NO.: A (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.
July 14, 2011
SUBDIVISION
ITEM NO.: A (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
July 14, 2011
SUBDIVISION
ITEM NO.: A (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.
July 14, 2011
SUBDIVISION
ITEM NO.: A (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.
STAFF UPDATE:
The applicant submitted a revised site plan to staff reducing the number of units from
five (5) to four (4). 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
July 14, 2011
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8646
8
indicates the placement of five (5) foot side yard setbacks. Drives will be extended from
West 13th Street to the structures to allow for off-street parking.
Within the Central High DOD 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. The applicant has indicated the parking pads will comply with the typical DOD
standard.
There has not been a change in the design of the structures from the original
submission. 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. 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
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. The structures are
proposed with a front setback of 7.5 feet which is not consistent wit the typical DOD
standard. The rear yard setback is also inconsistent with the typical setback prescribed
by the DOD (7.5-feet).
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
must be located in the rear yards or on a rear-facing roof. The development will comply
with the DOD requirements.
Staff continues to support the request although there are variations with the Central
High DOD. 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. As previously stated staff
supports the variation because of the development pattern in the area. Staff continues
to feel based on the institutional use located just south of this site there is a direct
impact on redevelopment of these lots. There are two (2) single-family homes located
across West 13th Street and a large surface parking lot for Central High School along
with the Central High School Visitors center located to the southeast. The site is directly
impacted by street parking of students and faculty of Central High School.
July 14, 2011
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8646
9
The property is currently zoned R-4, Two-family district which would allow for the
construction of two (2) duplex structures on these two (2) residential lots resulting in the
same density as proposed by the applicant. Staff feels the placement of the single-
family homes as proposed will add value to the neighborhood allowing new residents
the opportunity to purchase homes in the neighborhood. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 2, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 19, 2011,
requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the
applicant had indicated the deferral request was necessary to allow the applicant and
the Central High Neighborhood Association additional time to work through issues
related to the site 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 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
Upon further review, staff has discovered an error in the previous analysis. The
applicant had indicated there were no trees on the site. There are in fact several trees
on the east half of the site. The DOD states:
“Trees greater than fourteen (14) inches in diameter measured at four and one-half
(4 ½) feet above ground shall be protected form removal and damages in future
development of the district. Any development within fifty (50) feet of any such tree shall
be reviewed prior to development to assure protective measures are included and in
place. Tree removal can only be done is approved by the City’s Urban Forester.”
The applicant has been advised to provide a tree survey and to include information
pertinent to the trees on the site plan. The plan will then be forwarded to the Urban
Forester for review and comment.
Staff recommends deferral of this item to the August 25, 2011 agenda with the applicant
to submit the required plans prior to the August 4, 2011 Subdivision Committee
meeting.
July 14, 2011
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8646
10
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented he
item and a recommendation of deferral as noted in the staff update above. There was
no further discussion. The item was placed on the consent agenda and approved for
deferral to the August 25, 2011 meeting by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: B FILE NO.: Z-1465-D
NAME: Rock Town Center Short-form PCD
LOCATION: Located at 4601 South University Avenue
DEVELOPER:
William Wade Waller
4601 S. University Avenue
Little Rock, AR 72204
SURVEYOR:
Holland Surveying
1803 Milbern Drive
Benton, AR 72015
AREA: 9.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
ALLOWED USES: Commercial – Outdoor Display
PROPOSED ZONING: PCD
PROPOSED USE: C-4, Open Display, Outdoor and Indoor Events, Outdoor
Entertainment (Events Center)
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Conditional Use Permit was approved on April 7, 2001, by the Little Rock Planning
Commission to allow the use of a portion of the building for a general merchandise and
auto auction business. The auctions would be held in the last four bays located in the
south end of that building. The autos awaiting auction would not utilize any of the public
parking and would be parked on the southeast side of the site, behind the building. No
more than 35 vehicles would be on the site for auction at any time. Hours of operation
for the development were from 7:00 am to 10:00 pm, seven days per week. Auctions
would take place inside the building. The approval of the CUP did not allow for
inoperable or wrecked vehicles to remain on the site. There was to be on outside
storage of vehicles awaiting auction. The CUP did not allow for the use of outside
speakers in conjunction with the proposed auction use. No excessive or unusual noise
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
2
was to be emitted so that it constituted a nuisance, which substantially exceeded the
general level of noise comparison to be made at the boundary of the site (LR Code of
Ordinances, Section 36-298(1)).
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
There are additional uses requested. These additional uses include: Non-profit
fundraising and event space, Office and retail space (new and used items), Artist
studio space, Recording studio (video and sound), Additional automobile
services, Event center, Outdoor and indoor live music with amplified outdoor and
indoor sound, Restaurant dine in and dine out services where beer and spirituous
beverages will be served. Non-listed sports uses including volleyball, baggo,
horseshoes. Outside activities will include food contests and outdoor sales.
The site is planned with a courtyard location for the sport uses and outdoor live
music activities. Hanging sails in the air will create a shade. The current design
has not been completed. Additionally a one (1) foot high container, in the
courtyard, to hold the sand for the sports area will be constructed of wood or
masonry. The plan is to build a space to accommodate four (4) courts. Decking
will be installed to allow patrons to walk around the east side of the sand courts.
This will create a boardwalk-shopping environment in the courtyard area. The
west side of the bazaar will contain retail sales.
Security precautions are as follows: After business hours everyone must leave.
Loitering in the parking lot will not be tolerated at any time. Additional lighting
needs have been identified and conversations with Entergy have begun to find a
solution. Parking lot security will be utilized on busy nights. If it is necessary a
small security structure may be constructed at the entrance to regulate traffic.
The artist studio spaces will be along the main corridor on the east side of the
building marked as bazaar. Each room will be designed for the artist in
occupancy such as glass blowers and welders will have an open space along
with extra fire prevention, a painter will have correct lighting and musician will
have walls designed to contain sound. The food court will be designed as a
rentable space for events such as health fairs, fundraisers for non-profits, dances
and a place for customers to eat the food prepared from one of the license food
truck or by an in-house restaurant. Additionally, fencing the front of the building
and the green space is proposed for safety.
Five (5) new sign locations are being proposed: The first two (2) sign locations
will be an entrance signs at both front entrances. The third sign location is for the
Auto zone and the building in the back. The fourth sign locations will be tenant
based advertising signage under our main sign. The fifth sign location will be on
the fence on the west side.
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
3
The property located at 4601 S. University is currently not located in a
subdivision. There is no bill of assurance for the property.
“Any sound coming from Rock Town will not disturb our neighbors, additionally
we will work with our neighbors to be respectful of each other.”
B. EXISTING CONDITIONS:
The property is bounded on the north, south and east by OS, Open Space zoned
floodway. Retail uses, including an automobile dealership are located across
South University Avenue to the west. The general area includes a variety of
uses; including the shopping centers at the intersection to the north, retail sales
and automobile related uses. The site contains 430+ paved parking spaces.
The property has been converted into a multiple use facility. The site contains a
used car lot, a flea market with outdoor and outdoor booths, a vehicle detail shop
and an auto repair business.
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 Geyer
Springs Neighborhood Association, the Westwood Neighborhood Association,
Southwest Little Rock United for Progress and the University District were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the floodplain and/or floodway delineations on the survey.
2. It appears a substantial area of the site lies within the regulated floodway
and/or floodplain of Fourche Creek and Rock Creek. No future construction
of any structures, improvements to the interior of the structures over 50% of
the market value of the structure, parking areas, or placement of fill materials
are allowed in the floodway. Additions or improvements to the interior of
structures in the floodplain of 50% or more of the market value of a structure
must comply with the City of Little Rock floodplain regulations.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
4
Entergy: Easements are required. 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. 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. 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 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 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 or private fire hydrant(s) will be
required. If additional hydrant(s) are required, they will be installed at the
Developer’s expanse.
Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide
access. 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: This request is located in the I-630 Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied
for a rezoning from C-4, Open Display District to Planned Commercial
Development to allow additional uses to the site including outdoor and indoor live
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
5
entertainment, outdoor sports activities and outdoor sales activity and event
space. The Commercial category allows for a broad range of retail and wholesale
activities. Commercial activities can vary in type and scale depending on the
trade area that they serve.
Master Street Plan: University Avenue 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
University Avenue 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. This property is located with two (2) of the City’s major waterways therefore,
ongoing concern for the environmental issues such as: litter, water runoff,
etc. is appreciated by both the City of Little Rock and the City Beautiful
Commission.
3. A fifty-foot (50) wide land use buffer is required to separate this proposed
development from the residential property on the southern perimeter of the
site. Seventy percent (70%) of these buffers are to remain undisturbed.
Easements cannot count towards meeting this minimal ordinance
requirement.
4. If the rehabilitation costs exceeds fifty percent (50%) of the replacement costs
then the associated landscaping and buffer ordinance must be brought into
compliance accordingly.
5. Any/all new parking areas must be per City of Little Rock code.
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.
G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011)
The applicant was present representing the request. Staff presented an
overview of the request stating there were additional items necessary to
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
6
complete the review process. Staff stated the Commission had recently
approved a Conditional Use Permit for the use of the site as an auto auction in
addition to the existing C-4, Open Display District uses. Staff questioned the
location of activities taking place on the site including the car sales, storage area
for auto auction cars and areas of outdoor vending. Staff requested the applicant
provide the location of all activities on a site plan. Staff questioned the days and
hours of operation for the site. Staff stated the approved CUP allowed for hours
of operation from 7:00 am to 10:00 pm seven days per week. Staff stated the
approved CUP also limited the number of automobiles on the site awaiting auto
auction. Staff stated the CUP did not allow the use of outdoor speakers in
conjunction with the proposed auto auction activity.
Public Works comments were addressed. Staff stated the survey should include
the limits of the floodplain and/or the floodway. Staff stated it appeared a
substantial area of the site was located within the regulated floodway and/or
floodplain of the Fourche and Rock Creeks.
Landscaping comments were addressed. Staff stated if rehabilitation cost
exceeded fifty percent of the replacement cost of the building then associated
landscaping and buffers were to be brought into compliance accordingly. Staff
stated all new parking areas must be constructed to comply with the City’s
Landscape Ordinance.
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 addressing a number of the issues
raised at the May 12, 2011, Subdivision Committee meeting. The applicant has
not however addressed Public Works concern related the placement of the
floodway and/or floodplain location on the survey.
The applicant has indicated the hours of operation for the development are from
7:00 am to 2:00 am daily. The applicant is requesting to place outside speakers
on-site for use by the sporting and concert venues. The applicant has indicated
decibel tests at the boundaries of the site will be taken to create a base line for
comparison of sound levels. According to the applicant any sound coming from
Rock Town will not disturb the neighbors.
The property is zoned C-4, Open Display District. The applicant is requesting
permission to add additional uses and a special events center as an allowable
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
7
use for the property. The retail uses include the sale of new and used
merchandise within and outside the building. Special event activities to take
place including non-profit fundraising and event space, non-listed sports uses
including sand volleyball, baggo and horseshoes. Outside activities will include
food contests and outdoor food sales. The plan includes the placement of a
courtyard for the sport uses. Within the sporting courtyard concert venues will
also be held with outdoor music in some cases the music will be amplified. The
plan is to create a shade by hanging some sunshade sails. A one (1) foot high
container, in the courtyard will be installed to contain the sand for the sports area
constructed of wood or masonry. Decking will be installed along the perimeters
of the sand to create a boardwalk-shopping environment in the courtyard.
The artist studio space is proposed along the main corridor on the east side of
the building. Each room will be designed for the artist in occupancy such as
glass blowers and welders will have an open space along with extra fire
prevention, a painter will have correct lighting and musician will have walls
designed to contain sound.
The food court is proposed as a rentable space for events such as health fairs,
fundraisers non-profit, dances and will include a sit-down area for customers to
eat the food prepared from a license food truck or from a in-house restaurant.
Five new sign locations are being proposed. The first two sign locations are as
entrance signs at both front entrance drives. The third sign location is for the
Auto Zone and the rear building. The fourth sign locations will be under the
shopping center main identification sign-identifying tenants of the center. The
fifth sign location will be on the fence on the west side of the site. The
development would typically be allowed signage per the sign ordinance for
signage allowed in commercial zones or a maximum of one (1) freestanding sign
per premises, not to exceed two (2) square feet in sign area for each linear foot
of main street frontage up to a maximum of one hundred sixty (160) square feet.
Such sign shall not exceed a height of thirty-six (36) feet. In addition to the
above, freestanding sign, the owner may use one (1) of the following: Wall or
mansard signs not to exceed ten (10) percent in aggregate sign area for that
occupancy's facade area - One (1) awning sign per occupancy not to exceed fifty
(50) percent of the surface area of the awning or one (1) marquee sign not to
exceed one-third square foot in sign area for each linear foot of marquee front
and side. - One (1) under-canopy or projecting sign per occupancy, not to exceed
fifteen (15) square feet in sign area.
The approval of the CUP did not allow for inoperable or wrecked vehicles to
remain on the site. A maximum of 35 vehicles was allowed on the site for
auction at any time. There was to be on outside storage of vehicles awaiting
auction. The applicant has indicated this will not change. The applicant has
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
8
indicated there is a mechanic on-site which has some inoperable vehicles. The
applicant has indicated there will be no more than forty (40) used automobiles on
site for sale.
The applicant has provided staff with an overall site plan indicating the areas of
automobile sales display, areas of outdoor vending, areas of automobile service,
area of parking of automobiles awaiting auction and any other outdoor activities
to occur on the site. Employee and customer parking have also been identified.
Staff has concerns with the outdoor venue proposed for the site. In addition staff
has concerns with the amplification of sound from the site and the potential
impacts on the area. Staff has concerns with the available parking on-site as the
identified activities begin to occupy the paved areas with business activities and
eliminating these paved surfaces for parking. Staff feels the hours of operation
proposed by the applicant with the outdoor venue will potentially create a
nuisance for the neighborhood. Staff does not feel the application as filed is
appropriate for the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 2, 2011)
Mr. Walley Waller was present representing the owners. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Ms. Pat Gee addressed the Commission in opposition of the request. She stated she
was opposed to the placement of an events center as proposed. She stated Southwest
Little Rock was a part of Little Rock and the residents wanted to be treated the same as
the remainder of Little Rock. She stated she was concerned with the number of uses
proposed for the site. She stated the residents of Southwest Little Rock wanted family
friendly businesses. She stated the community did not like empty buildings and was
very much business friendly. She stated most family oriented businesses were not
open until 2:00 am. She stated she was concerned with an events center being located
in close proximity to ITT Technical College. She stated the Board placed spacing
criteria in the ordinance to protect certain uses from the impacts of events centers.
Mr. Isaac Thomas addressed the Commission in support of the request. He stated the
Rock Town Center had offered him the ability to open his own business. He stated the
owners of the Center had done a great job in attracting small businesses to the area.
He stated he did not think it was fair for residents of Otter Creek to come down and
speak against what was being proposed for the Rock Town Center. He stated this was
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
9
not in their neighborhood. He requested the Commission approve the request to allow
the expansion of the business opportunities at the Center.
Ms. Georgia Thomas addressed the Commission in support of the request. She stated
her husband was Isaac Thomas and she agreed with her husband’s comments. She
stated the business location was God sent. She stated she did not feel the owners of
the Rock Town Center would go beyond what was allowed by law and requested the
Commission approve the request.
Mr. MJ Monagle was present representing the request. He stated he was involved with
the work force center located at 5401 S. University Avenue. He stated he had recently
met Mr. Waller and was invited to the Center to see what new things were taking place.
He stated once visiting the Center he agreed the Center was doing good things to
cultivate small business in the area.
Ms. Maria Garcia was present in support of the request. She stated she was a business
owner within the Rock Town Center. She stated the Center was family oriented. She
stated on weekends her children would come to the Center with her and play with the
other children. She requested the Commission approve the request to allow the
creation of the outdoor sporting events on the site and allow the children a place to play.
She stated with the placement of the outdoor play area within the courtyard area she
would be able to come out of her shop and spend more time with her children. She
stated she did not see anything wrong with the proposal.
Mr. Joe Ramirez addressed the Commission in support. He stated he had a food
service in the Center. He stated he felt Mr. Waller was doing a service to the
community by allowing small business to grow. He stated his children also visited the
center on weekends to play with the other vendor’s children. He stated he was in
support of the request.
Ms. Sahwana Ellis addressed the Commission in support. She stated she supported
her cousin who had a business in the Rock Town Center. She stated she supported
the proposal to allow the expansion.
Ms. Heaven Wine addressed the Commission in support of the request. She stated her
mother owned a business in the Rock Town Center and the business allowed money to
support her family.
Ms. Kisty Wine addressed the Commission in support of the request. She stated she
owned a shoe store in the center and had been in business for the last three months.
She stated she had difficulty in finding a job and decided to start her own business. She
stated the rents at the Center allowed her to operate the business and make a profit to
support her family.
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
10
Maleek McClendon addressed the Commission in support. He stated his cousin owned
a business within the Rock Town Center and he supported the request.
Mr. Dagan Boone addressed the Commission in support of the request. He stated he
was one of the original businesses in the Rock Town Center. He stated the Center was
proposed similar to businesses in Atlanta, Huston and Dallas. He stated the Center
provided opportunity to small business owners within the area. He stated the City was
losing citizens because there were not sufficient opportunities for the residents. He
stated the City needed to look to the future. He stated if the development could be
tweaked or if there was a compromise then the developers were willing to consider
different options. He stated ITT Technical College was moving to Chenal within
45 days. He stated there were a number of items to consider before denying the
request.
Ms. Joette Poe addressed the Commission on behalf of the request. She stated she
was a partner in the property. She stated after returning to Little Rock more than a year
ago she and Howard Fewell went to the site to see why the property was vacant. She
stated the building had been stripped of all the electrical, mechanical and copper. She
stated after consideration she and Mr. Fewell decided to purchase the building and
renovate the building for use as a mixed use development including office and retail
uses. She stated the vision was for small shop owners to lease space within the
Center. She stated the City needed to grow small businesses to improve the
community.
Mr. Walley Waller addressed the Commission on behalf of the owners. He provided the
Commission with a letter from a small business owner in the Center who could not
attend the hearing. He stated the Rock Town Center was a new concept that did not fit
into the guidelines of the zoning ordinance. He stated the site had been approved for
an auto and general merchandise auction by the Commission’s at their April meeting.
He stated the Center needed additional activities to allow the development to grow. He
stated the addition of the events Center would allow the space to be leased for health
fairs and musical events. He stated Southwest Little Rock United for Progress voted to
support the request at their monthly meeting. He stated Rock Town Center was a
mixture of businesses and a mixture of ethnicities and cultures. He provided the
Commission with a list of items which were provided as an amendment to the current
application request. He stated the facility would continue to be run as a secure and safe
facility. He stated the owners were willing to keep all the parking lot lights on at night.
He stated no loitering after dark would be allowed. He stated if an event would attract
more than 100 persons in any two hour period a security guard would be hired. He
stated if an event would attract more than 300 people in any four hour period then an off
duty police officer would be hired. He stated if an event would attract over 400 people
during any four hour period then two off duty police officers would be utilized in addition
to two security staff. Mr. Waller stated the Rock Town Center was providing
opportunities to families that might not other wise be allowed.
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
11
There was a general discussion by the Commission and Mr. Waller concerning his
application request. The Commission indicated the concern was the events center
aspect of the development and the 2:00 am closing time. Mr. Waller stated in working
with staff he was advised to place in his application all he could imagine and work
through the negotiation process to eliminate things that were not acceptable. He stated
the 2:00 am closing was not an important aspect of the development. He stated he was
willing to amend his request to limit the closing hour to 10:00 pm. He stated the
development was a family oriented development. The Commission questioned the sale
of alcohol. Mr. Waller stated the long term goal was to allow alcohol sales in
conjunction with a restaurant use.
The Commission questioned 400 persons attending an event and the needed for
parking. Mr. Waller stated there were 400 plus parking spaces on the site of which
70 were dedicated to the auto auction and the used car lot. He stated there was
sufficient parking for any event the site would hold. He stated 400 persons would not
generate 400 vehicles. He stated most families traveled together. The Commission
informed Mr. Waller they had to review the approval as a worst case scenario. The
Commissioners questioned if the development was approved and there were
400 persons attending an event they had to consider could the site handle the volume.
The Commission once again questioned Mr. Waller as to the use of the property. He
stated he wanted to be able to lease the site to organizations desiring to hold health
fairs or allow a musician the opportunity to play a concert within the courtyard area. The
Commission indicated the site was zoned C-4 which allowed a number of uses. The
Commission questioned staff if the uses Mr. Waller were proposing could be allowed as
a special event with a special events permit and not require him to rezone the property.
Staff stated they were not sure of the mechanics of the special events permit process.
Commissioner Rector stated the two concerns with the development both by the
Commission and staff were related to the special events center and the closing hours.
He stated amending the application to limit the closing hours to 10:00 pm was a start.
The Commission questioned if a deferral was in order to allow the applicant and staff
time to develop a more concrete plan. Mr. Waller stated he was willing to accept a
deferral to allow time for staff and the owners of Rock Town center to review the
proposal and bring back to the Commission a more concrete plan.
A motion was made to defer the request to the July 14, 2011, public hearing. The
motion carried by a vote of 8 ayes, 1 no and 2 absent.
July 14, 2011
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-1465-D
12
STAFF UPDATE:
On June 28, 2011, the applicant requested withdrawal of the item. He has determined to
work within the allowable C-4 uses and the previously approved auction conditional use
permit. The proposed event center has been removed.
Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented the
item and a recommendation of withdrawal as noted in the staff recommendation above.
There was no further discussion. The item was placed on the consent agenda and
approved for withdrawal by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: C FILE NO.: Z-8659
NAME: Pop’s Pool Hall Short-form PCD
LOCATION: Located at 4308 Asher Avenue
DEVELOPER:
Charles Webb
93 Dartmouth Drive
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
ALLOWED USES: Open Display uses
PROPOSED ZONING: PCD
PROPOSED USE: Add In-door amusement as
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to notify property owners as required by the Commission’s By-laws.
Staff recommends deferral of this item to the July 14, 2011, public hearing.
PLANNING COMMISSION ACTION: (JUNE 2, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s By-laws. Staff presented a recommendation of deferral of this
item to the July 14, 2011, public hearing.
There was no further discussion of the item. The chair entertained a motion for approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
July 14, 2011
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8659
2
STAFF UPDATE:
Staff has had no contact with the applicant. Staff recommends deferral of the item to the
August 25, 2011 agenda.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented the
item and a recommendation of deferral. here was no further discussion. The item was
placed on the consent agenda and approved for deferral to the August 25, 2011
meeting by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: D FILE NO.: Z-8660
NAME: McDaniel Short-form PD-R
LOCATION: Located at 11100 Legion Hut Road
DEVELOPER:
Nuage Residential Construction
c/o James McDaniel
P.O. Box 250
Sweet Home, AR 72164
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: .50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family 4-plex
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R
to allow the construction of a four-plex apartment building. The building is
proposed containing 2,800 square feet. The site plan indicates the placement of
eight (8) on-site parking spaces located adjacent to Legion Hut Road. The
applicant has indicated the buildings will be constructed of brick and vinyl. The
roof will be a standard pitch roof with asphalt shingles. A six (6) foot wood fence
will be installed along the perimeters abutting single-family zoned property.
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
2
B. EXISTING CONDITIONS:
The property is heavily wooded, as is the property to the south. North, northeast
and west of the site are single-family homes. The homes fronting on Legion Hut
Road appear to be developed on larger lots. The homes located to the west
appear to be developed on smaller lots within the Shiloh Subdivision. To the
east is a manufactured home park. Further south of the site is the Oxford Valley
Subdivision, which is a single-family subdivision, which is continuing to develop
with new homes.
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 Legion
Hut Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Legion Hut Road is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 25 feet from centerline will be required.
Provide the centerline of the Legion Hut Road right-of-way to determine if a
dedication is required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Vehicle parking is not allowed in the public right-of-way.
4. Vehicle backing into Legion Hut Road creates a safety hazard and is not
allowed with developments more dense than a single-family residential
development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this project.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
3
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 if additional fire protection or metered water service is required
or regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work will be
done at the expense of the developer. 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 days of installation and annually thereafter. Contact the Cross
Connection Section at 377-1226 if you would like to discus backflow prevention
requirements for this project.
Fire Department: Place fire hydrant per code. Maintain at least a 20-foot wide
access. 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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Residential Development to allow the construction of a four-unit apartment on the
site. Residential Low Density typically provides for single-family homes at
densities not to exceed six units per acre.
Master Street Plan: Legion Hut 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
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
4
the same as a Collector. 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 is shown along Legion Hut 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. Verify site size for a full review.
3. Property to the north and south are zoned residential, therefore, the zoning
ordinance requires a nine-foot (9’) wide land use buffers along both of the
perimeters. Easements cannot count toward fulfilling this requirement.
Seventy percent (70%) of these buffers are to remain undisturbed. Currently,
the building footprint is shown at a mere ten foot (10’) from the property line.
4. The property to the west is zoned residential; therefore, a thirteen-foot (13’)
wide land use buffer is required. Easements cannot count toward fulfilling this
requirement. Seventy percent (70%) of these buffers are to remain
undisturbed.
5. The zoning buffer requires an average thirteen-foot (13’) wide street buffer
and in no case to be less than nine foot (9’) in width. Currently, this minimal
amount is not being met; revise.
6. 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, southern, 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.
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 tree-covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
5
G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011)
Mr. James McDaniel was present representing the request. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff requested details concerning the proposed
construction materials, if there would be an on-site dumpster and if any signage
was proposed. Staff also questioned any proposed fencing around the site’s
perimeter. Staff stated the parking as proposed did not comply with City
ordinance. Staff also questioned if the developer had considered constructing
two (2) duplex units as opposed to a single building.
Public Works comments were addressed. Staff stated a dedication of right of
way 25-feet for centerline would be required. Staff also stated any broken curb
and gutter or sidewalk that was damaged in the public right of way would require
replacement prior to the issuance of a certificate of occupancy for the
development.
Landscaping comments were addressed. Staff stated with the development of
the site a 9-foot land use buffer was required along the northern and southern
perimeters of the site. Staff also stated a minimum of seventy percent of the
buffer was to remain undisturbed. Staff stated screening would be required
along the northern, southern and western perimeters of the site. Staff stated a
street buffer of thirteen feet was required along Legion Hut 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 site plan to staff addressing staff’s concerns
related to the proposed parking. The applicant has indicated a dumpster will not
be located on the site. The applicant has also indicated no signage is proposed
for the development.
The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R
to allow the construction of a 4-plex apartment building. The building is proposed
containing 2,800 square feet with eight (8) on-site parking spaces located
adjacent to Legion Hut Road to serve the use. Based on the typical parking
requirement for a multi-family development six (6) parking spaces would typically
be required to serve the four (4) units.
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
6
The applicant has indicated the buildings will be constructed of brick and vinyl.
The roof will be a standard pitch roof with asphalt shingles. A six (6) foot wood
fence will be installed along the perimeters abutting single-family zoned property
to provide the required screening.
The property is classified on the City’s Future Land Use Plan as Residential Low
Density. Residential Low Density typically provides for single-family homes at
densities not to exceed six (6) units per acre. The development as proposed is
consistent with the density allowed by the Future Land Use Plan however staff
has concerns with the design aspect of the development. In staff’s opinion the
single building with the parking lot located in the front yard of the development is
not compatible with the development pattern in the area. Although there is a
mobile home park located across Legion Hut Road from this site for the most part
the remainder of the area has developed with single-family homes with typical
single-family drives and not large areas of paving in the front yard.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 2, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 1, 2011,
requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the
applicant had indicated the deferral was necessary to allow the applicant time to work
with staff on the design of the project and allow the applicant the opportunity to meet
with the neighborhood association concerning the proposed development. Staff stated
the deferral request would require a By-law waiver 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 9 ayes, 0 noes and 2 absent. The chair then entertained a motion for approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
Staff has had no contact with the applicant. No revised plan has been submitted. Staff
continues to recommend denial of the application.
July 14, 2011
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8660
7
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had requested deferral of the item on July 11, 2011 to
allow additional time to consider possible changes to the plan. There was no further
discussion. A motion was made to waive the Commission’s bylaws to accept the late
deferral request. The motion was seconded and approved by a vote of 10 ayes, 0 noes
and 1 absent. The item was placed on the consent agenda and approved for deferral to
the August 25, 2011 meeting by a vote 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: E 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.
July 14, 2011
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-5873-A
2
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 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.
STAFF UPDATE:
There has been no progress on this application. Staff recommends withdrawal of the
application, without prejudice.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was not present. There were no objectors present. Staff presented the
item and a recommendation of withdrawal as noted in the staff recommendation above.
There was no further discussion. The item was placed on the consent agenda and
approved for withdrawal by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 1 FILE NO.: Z-3371-GG
NAME: Baptist School of Nursing Zoning Site Plan Review
LOCATION: Located at 11900 Colonel Glenn Road
DEVELOPER:
Baptist Health
9601 Interstate 630
Little Rock, AR 72205
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
1. A five year deferral of the required street improvements to South Bowman Road
2. A two year deferral of the required paving and landscaping for the new parking lot
BACKGROUND:
On December 4, 2003, the Little Rock Planning Commission approved a request for a
zoning site plan review for this 3.637 acre C-2 zoned tract. The applicant had recently
acquired the site with intention of expanding their parking lot to serve the school facility.
The approval would allow 256 parking spaces which were connected to the existing
campus by a driveway to the south, which aligned with a main campus driveway
connecting to Colonel Glenn Road. The existing parking would be redesigned to add
appropriate handicapped spaces since the topography of the new site could not provide
the additional required handicapped spaces. The proposal also included a driveway
location on Bowman Road.
July 14, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3371-GG
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A zoning site plan review is requested to allow for the development of a
421-space parking lot on this vacant, C-3 zoned 3.6 acre tract. The parking lot is
to serve the Baptist Nursing School located adjacent to the south. A portion of
the existing school parking lot is proposed for rezoning to C-3 (June 30 Planning
Commission agenda). That portion of the site contains 143 parking spaces.
Access to the new parking lot will be through the existing school site. The
applicant is requesting a deferral of the requirement to construct improvements to
Bowman Road for a period of five (5) years or until adjacent development and a
two (2) year deferral of the requirement to pave and landscape the new parking
lot.
B. EXISTING CONDITIONS:
The site is vacant and tree covered. The area to the south is the campus of the
Baptist School of Nursing. The area to the west is a large mobile home park and
the area to the east is vacant. To the north is also predominately vacant land
with a scattering of homes on acreage adjacent to Bowman Road. South of site,
across Colonel Glenn Road is a newly developing commercial center with an
automobile dealership, a movie theater and a fast food restaurant soon to be
constructed. Southwest of the site, adjacent to Colonel Glenn Road is a POD
zoned site which has developed as an office/showroom/warehouse development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 and the John Barrow Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Bowman
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
July 14, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3371-GG
3
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. 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. A Sketch Grading and Drainage Plan will be required per Section
29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. 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.
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. Show pedestrian access through and from the new parking lot to the Baptist
Health Building.
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: 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 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 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
July 14, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3371-GG
4
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. 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 requires that upon the installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten (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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average fifteen (15) foot
street buffer along Bowman Road and along Colonel Glenn Plaza Drive and
in no case to be less than nine (9) foot in width. It appears this curb line can
be pulled back closer on the property without compromising vehicular
circulation.
3. The zoning street buffer ordinance requires an average twenty (20) foot
street buffer along Colonel Glenn Road and in no case to be less than
nine (9) foot in width. This area appears to meet the minimal street buffer
average.
4. The landscape ordinance requires a nine (9) foot perimeter landscape strip
around the sites entirety. Currently, this site is deficient along the eastern
July 14, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3371-GG
5
perimeter of the site. A variance from the City Beautiful Commission must
be obtained prior to the issuance of a building permit.
5. It appears the dumpster is being proposed within the nine (9) foot wide
perimeter landscape strip. The dumpster should sufficiently be located
within the property allowing for a minimum of nine (9) foot 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. It appears some of the parking spaces can be eliminated increasing the
street buffer in two (2) locations.
8. An automatic irrigation system to water landscaped areas will be required.
9. 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.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted little additional
information was needed. The applicant was asked to indicate on the school’s site
plan how the portion of the site that is to be “cut out” would affect the existing
parking lot and circulation. Staff stated they could not support a two-year deferral
of the paving and landscaping of the new parking lot but they could support a one
year deferral.
Public Works and Landscape comments were discussed. Staff requested a
sketch grading and drainage plan. The applicant was advised to show pedestrian
access through and from the new parking lot to the building. It was noted that
there appeared to be deficiencies in some of the proposed landscape areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
July 14, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3371-GG
6
H. ANALYSIS:
The applicant submitted a revised site plan and responses to the issues raised at
Subdivision Committee. A sketch grading and drainage plan was submitted. The
plan shows a street buffer ranging in width from thirty-eight (38) feet to
forty-six (46) feet. The perimeter landscape strips are shown at nine (9) feet and
a plan note states all interior landscape islands must have a minimum of
three-hundred (300) square feet. A five (5) foot wide sidewalk provides access
through the new parking lot, to the school building. All site lighting will be
low-level and directional, directed away from any residential properties.
To staff’s knowledge, there are no outstanding issues.
I. STAFF RECOMMENDATION:
Staff recommends approval of the application subject to compliance with the
comments and conditions outlined in Sections D, E and F of the agenda staff
report.
Staff recommends approval of the requested deferral of required street
improvements to Bowman Road for a period of five (5) years or until adjacent
development occurs, whichever occurs first.
Staff recommends approval of a deferral of the paving and landscaping
requirements for the new parking lot for a period of one (1) year.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 2 FILE NO.: Z-3371-HH
NAME: Lot 1 the Village at Brodie Creek Short-form PCD
LOCATION: Located on the Northwest corner of Colonel Glenn Road and Colonel
Glenn Plaza Drive
DEVELOPER:
LLEJI, LLC
P.O. Box 22407
Little Rock, AR 72221
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-2, Shopping Center District Uses – Add convenience store
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On July 1, 2010, the Little Rock Planning Commission approved a Site Plan for this
property located at the northwest corner of Colonel Glenn Road and Colonel Glenn
Plaza Drive. The C-2, Shopping Center District zoned property and contained
1.6 acres. The request included a plat to allow the subdivision of the property to allow
the development of the property with two (2) uses, both with drive-through service.
Access was taken at the rear of the property off Colonel Glenn Plaza Drive. An
additional right-in/right-out drive was located near the front of the property to aid in
facilitation of the drive-through service and eliminate cars back tracking through the site
in order to exit onto Colonel Glenn Plaza Drive and ultimately Colonel Glenn Road. No
driveway was proposed off Colonel Glenn Road. The approval allowed a variance for
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
2
the two (2) lots from the zoning district to allow lots less than the five (5) acre minimum.
The variance allowed each building to stand on it’s own lot which would facilitate
financing and development of the property whether as a sale or ground lease.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Mapco Express is proposing to build a 4,565 square foot convenience store with
a detached, 6,000 square foot gas island canopy covering ten (10) fueling pumps
on this site. Access is proposed from a right in/right out driveway on Colonel
Glenn Road along with a full service driveway at the northwest corner of the
property on Colonel Glenn Plaza Drive. An additional exit only driveway on
Colonel Glenn Plaza Drive to allow traffic to exit directly from the front of the
store and turn east on Colonel Glenn Road is proposed.
B. EXISTING CONDITIONS:
The site was cleared of trees a number of years ago. A portion of Brodie Creek
Boulevard has been constructed but the street has not been inspected or
accepted by the City as a public street. There are a number of non-residential
uses in the area including an automobile dealership, a movie theater, a nursing
school and a strip office/showroom/warehouse development. Further southwest
of the site is a public school, Fair High School, located on David O Dodd Road.
Northwest of the site are single-family homes located along South Bowman Road
and West 36th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area resident. 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. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required
if not already dedicated.
2. Redesign driveway off Colonel Glenn Road as prepared by Public Works
staff.
3. Show new sidewalk location.
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
3
4. Show on the plans truck turning movements using templates for access into,
within, and out of the site.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
8. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
12. 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.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A driveway spacing variance
must be requested.
14. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
4
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 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 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 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 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 requires that upon the installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten (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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building. The
canopy height must meet 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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Office Commercial for this property. This category
provides for a mixture of office and commercial uses to occur. Acceptable uses
are office or mixed office and commercial. A Planned Zoning District is required if
the use is mixed office and commercial. The applicant has applied for a rezoning
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
5
from C-2, Shopping Center District to Planned Commercial Development to allow
construction of a convenience store with gas pumps.
Master Street Plan: Colonel Glenn 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
Colonel Glenn since it is a Principal Arterial. Colonel Glenn Plaza 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 I bike route is proposed along the northern edge of this
property. A Class I bikeway is built separate from or alongside a road. Additional
paving and right of way may be required.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average eighteen (18) foot
street buffer along Colonel Glenn and fourteen (14) along Colonel Glenn
Plaza drive and in no case to be less than half. ).
3. Interior islands must be a minimum of three hundred (300) feet in area to
receive credit toward fulfilling landscape ordinance requirements. A couple of
the proposed areas do not appear to meet this minimum standard.
4. Fifty percent (50%) of the trees must be three (3”) inch minimum caliper at
planting.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
6
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted additional
information was needed regarding signage, the patio area and the dumpster
screening. Staff asked if Colonel Glenn Plaza Drive was a public street since that
would determine signage would be permitted on that façade of the building. The
applicant was asked to locate the air and water service on the site plan.
Public Works and Landscape comments were discussed. The applicant was
advised to redesign the driveway off of Colonel Glenn as previously prepared by
staff. Staff stated they did support a driveway spacing variance. It was noted that
the perimeter and interior landscape areas were deficient in a couple of 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 and responses to the issues raised at
Subdivision Committee. The applicant states Colonel Glenn Plaza Drive is a
public street which would allow signage on the east façade of the building. That
will be confirmed by staff prior to the issuance of any sign permits. A single
ground-mounted sign is proposed on the Col. Glenn frontage. The sign will
conform to the maximum allowed in commercial zones, thirty-six (36) feet in
height and one hundred-sixty (160) square feet in area. Wall signs will be placed
on the south and east facades of the building and gas island canopy, facing
street frontage. A small “Mapco” sign will be on each of the gas pumps. Any
seating on the patio area will not exceed fifty (50) percent of the number of seats
in the dining area inside the building (as allowed in commercial zones). No
fencing is shown other than for the screening fence around the dumpster. The
building height will not exceed forty-five (45) feet. Days and hours of operation
are proposed as 5:00 a.m. – 1:00 a. m., seven (7) days a week. Driveway
locations are shown as recommended by Public Works staff. Due to the
additional driveways being designed as either right-in or right-out only, staff can
support a driveway spacing variance. No landscape or street buffer variances are
requested. The site contains 1.9 acres with a 4,565 square foot building and a
detached, 6,000 square foot gas island canopy and 60 parking spaces, outside of
those at the gas pumps. Building/canopy coverage is 13% and landscape area is
35%.
To staff’s knowledge, there are no outstanding issues.
July 14, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-3371-HH
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in sections D, E and F of the agenda staff
report.
Staff recommends approval of the requested driveway spacing variance.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 3 FILE NO.: Z-4411-L
NAME: Pleasant Ridge Towne Center Revised Long-form PCD
LOCATION: Located on the Southwest corner of Cantrell Road and
Woodland Heights Road
DEVELOPER:
Lew Schickel
11601 Pleasant Ridge Road
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 27.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Redesign the driveways and Cantrell Road, Open the “rear
entrance” and add additional parking along the south side of Buildings 600 - 800
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
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
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. That approval included the condition that “no rear entrance/access will be installed
without Board of Directors action.”
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.
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
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 subsequent revision to the previously approved PCD allowed 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 did 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 indicated a maximum 6,000 square foot building with a drive-thru
along the west side. The developer was approved 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.
On June 2, 2011, the Little Rock Planning Commission withdrew a request to allow
signage on the eastern façade of an out-parcel located along the eastern entrance drive
to the Pleasant Ridge Town Center shopping center.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is proposing to amend the previously approved PCD in four areas.
The revisions consist of driveway realignment and openings in three areas and to
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
4
add additional parking in the southeastern portion of the site. The revisions are
as follows:
1. Construct a new driveway opposite the main entrance adjacent to Chipolte’s
Mexican Grill and the Shell Station. The new driveway will create a four (4)
way intersection at the existing traffic signal. The existing driveway serving
the Cantrell West office building just to the east of the new driveway location
will be eliminated. The future driveway serving the proposed office building at
the northwest corner of the proposed driveway will take access to Cantrell
Road as indicated and eliminate a proposed driveway apron located further to
the west to serve this office use.
2. Eliminate the existing median at the current driveway that aligns with
Southridge Drive. This will create a full four (4) way intersection and eliminate
the confusion for drivers at this entrance to the shopping center. It will
decrease the traffic at the main entrance to the east and allow patrons from
Walton Heights direct access between their neighborhood and the shopping
center.
3. Open a new driveway at the rear of the shopping center that would align with
Woodland Heights Road adjacent to the Easter Seals facility and Christ the
King Church and School complex. This would allow cares access to and from
the shopping center without looping the site on either Fairview Road or
Woodland Heights Road to the east.
4. Add parking along the southeast property line behind current buildings 600,
700 and 800. This will create additional employee parking and free up
parking at the front entrances of the stores for patrons.
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 is currently under construction for a Chipotle’s Mexican
Grill. 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 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 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 Pleasant Forest Property
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
5
Owners Association, the Pleasant Valley Property Owners Association and the
Walton Height Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the lack of alignment of the Woodland Height Road/Fairview
Road/Pleasant Ridge driveway intersection, a round-a-bout should be
constructed at the Woodland Height Road/Fairview Road/Pleasant Ridge
driveway.
2. Provide the expected number of left turn movements from the Pleasant Ridge
development onto Cantrell Road during peak hour.
3. The entrance into the Pleasant Ridge development off Cantrell Road must be
channelized to reduce the number of conflicts.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
6. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. If there are facilities that need
to be adjusted and/or relocated, contact Central Arkansas water. That work
would be done at the expanse of the Developer. Contact central Arkansas Water
if additional fire protection or metered water service is required or regarding the
size and location of the water meter. Due to the nature of the facility, installation
of an approved reduced pressure zone backflow preventer assembly (RPZ) is
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
6
required on the domestic water service. This assembly must be installed prior to
the first point of use. Central Arkansas Water requires that upon the installation
of the RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water’s
Cross Connection Section within ten (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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial and Mixed Use for this property.
The commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has requested to revise the previously approved
Planned Commercial Development to allow modifications to two driveway
locations along Cantrell Road including eliminating the existing median of the
drive aligning with Southridge Drive to allow the creation of a four-way
intersection, to redesign the drive located adjacent to the Shell Station and to
allow a “rear entrance” to be opened accessing Woodland Heights Road.
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
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
7
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 proposed new parking along the southeast corner of the site does not
comply with the City’s Buffer and Landscape Ordinances. The plan show a
perimeter landscape strip of only two (2) feet. The landscape ordinance
requires a minimum landscape strip of nine (9) feet in this area. A variance
from this standard will require approval by the City Beautiful Commission prior
to the issuance of a building permit.
3. All existing vegetation, fencing, dumpster enclosures, and paving must be in
good condition or replaced.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted the site plan
needed to be cleaned up to indicate the previously approved snow cone stand
and to eliminate notes that are no longer relevant since the development has
occurred. Staff requested more information on the proposed parking located on
the southern perimeter of the site.
Public Works and Landscape comments were discussed. Staff commented that a
round-a-bout should be constructed at the Woodland Height Road/Fairview
Road/Pleasant Ridge driveway due to the lack of alignment of the intersection. It
was noted that the plan appeared to show grading for the southern parking lot
occurring off site. It was noted that the landscaping appeared to be deficient on
this area.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
8
H. ANALYSIS:
The applicant did submit a cleaned-up site plan. The outstanding issues still
remain. The proposed new parking along the southeast perimeter is still in
violation of the minimum standards of the Landscape Ordinance. Apparently, no
change has been made to the Woodland Height Road/Fairview Road/Pleasant
Ridge Driveway. The lack of alignment is still a concern.
Staff is not supportive of the proposed changes to the driveways on the Cantrell
Road frontage due to the negative impact those changes will have on the traffic
on the congested arterial street.
Staff is not supportive of the proposed rear entrance due two concerns. When
the development was approved under Ordinance19,233, it was clear that rear
access was a concern; so much so that the Ordinance included a provision that
no rear access would be permitted without specific Board approval. Secondly,
the lack of alignment in the intersection is of concern to the Traffic Engineer and
Public Works.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were several persons present, both in support and in
opposition. One letter of support and several letters of opposition had been received by
staff and given to the commissioners. Commissioner Dillon recused on the item.
Dana Carney, of the Planning Staff, presented the item and a recommendation of
denial. City Traffic Engineer Bill Henry addressed the commission and discussed the
history of traffic and driveway issues related to the site. He stated the site had been
well-studied and there had been a lot of traffic analysis done on and around the site. He
said changes had been made to the driveways in the past to increase traffic capacity on
Highway 10. Mr. Henry stated the changes proposed by the applicant would
significantly reduce the capacity of traffic on Highway 10 and would “lock-up” traffic on
the street. He stated the City also did not support the proposed rear entrance. He said
the design was dangerous as proposed and he saw no need for the driveway as the site
had plenty of other access.
Philip Kaplan, attorney representing the applicant, addressed the commission. He
stated there had been much skepticism when the development was proposed in 2004
and that the skepticism has disappeared. He spoke of the positive qualities of the
development and how much the site provided in the way sales and property taxes. He
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
9
stated it was the traffic engineers’ responsibility to work with developers and asked the
commission to imagine if the City’s westward growth had not occurred. Mr. Kaplan said
allowing the change to the Highway 10 driveway on the east would result in the
elimination of two driveways on the north side of the street. He noted other four-way
intersections providing access to a private site on Highway 10. He said the proposed
changes to the western driveway would result in a safer condition since many people
ignore the left turn prohibition at the driveway anyway. He said the driveway worked
fine when it was a full-access driveway, before the City made the driveway be changed
to a right-in/right-out only. Mr. Kaplan said the applicant had stated in 2004 that he
would come back prior to opening the rear driveway; that he had not stated there would
never be a rear driveway. He said messages texted in about the rear driveway ran
157-12 in support. Mr. Kaplan said the rear driveway would not create new traffic, that
the traffic was already there. Mr. Kaplan recalled the opposition to the initial
development and asked who would be opposed now.
Keith Wingfield, of 6 Tory Court, spoke on behalf of Christ the King Church. He said
the Church supported the rear driveway because they were interested in pursuing the
abandonment of Woodland Heights, which bisects the Church’s ownership. He said as
a residential home builder, he thought the shopping center was beneficial to the
neighborhood.
Tom Vaughan, of 11300 Cantrell Rd., indicated his support for the application.
Linda Stauffer, of 13106 Pleasant Forest Drive, spoke in opposition. She said the
Center had created traffic problems on Cantrell which, in turn, caused an increase in
traffic on Pleasant Forest. She stated she was opposed to allowing the rear entrance.
Ms. Stauffer said the neighborhood expected that the rear entrance would not be
opened. She said the Center may have provided increased value to the City but she
asked at what cost.
Ruth Bell, of the League of Women Voters, spoke in opposition to each aspect of the
applicant’s proposal.
Craig Williams, of 11902 Pleasant Forest Dr., spoke in opposition. He recalled the 2004
process and said the developer had agreed at the time not to have a rear entrance to
the Center. He said the neighbors had concerns about traffic at the time and to open
the rear entrance would cause more traffic to come through the neighborhood.
Mr. Williams said the Center had an occupancy rate of 90% so the lack of a rear
entrance was apparently not a problem. He said Easter Seals was neutral on the
subject, not coming out in support. He asked the commission to support staff and keep
the rear entrance closed.
Marlena Grunewald, of 11325 Rocky Valley Dr., noted her opposition and deferred to
the Pleasant Valley POA representative.
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
10
Gina Bass, Director of the Pleasant Valley POA, spoke in opposition. She said most of
her neighborhood’s concerns at the time the Center was originally approved were
traffic-related. She questioned why the applicant was even coming back to the
commission. She questioned the “texted” numbers quoted by the applicant. Ms. Bass
stated a survey indicated 84% of the Pleasant Valley residents wanted the rear
driveway kept closed. She asked the commission to support staff and keep the rear
entrance closed.
Brandon Mazander, of 12306 Pleasant Forest Dr., spoke in opposition.
Ray Rodgers, of 12219 Pleasant Forest Dr., spoke of his concerns about traffic on his
street. He said the developer had agreed in 2004 not to have the rear entrance.
Mr. Rodgers said the Center had five (5) entrances. He asked the commission to “do
the right thing” and reject the applicant’s proposal.
Dale Emmerling, of 10701 Crestdale Ln., spoke of traffic problems in the area and
voiced his opposition to opening the rear entrance.
Gary Jefferson, of 10 Shawbridge, recalled the past opposition to the development by
Pleasant Valley residents. He said the developer had agreed to not have the rear
entrance. He said he was opposed to opening that entrance.
Jeff Yates, of 66 El Dorado Dr., complemented the Center but stated he too had
concerns about traffic and opening the rear driveway. He said compounding the
problem wouldn’t make it right. He said traffic in the overall area was a problem and
would continue to get worse. He said a comprehensive State and City response was
needed to address the larger issue of traffic problems in the area. He asked the
commission to deny the application.
Jim Beechboard, of 3224 Shenandoah Valley, stated he too remembered the 2004
discussions and he respectfully disagreed with Mr. Kaplan’s memory of events. He said
there was an expectation that the rear driveway would not be opened.
Mr. Kaplan reiterated that the applicant had never committed to never having the rear
driveway. He said the applicant could not fix traffic problems in the overall area. He
said making the proposed changes in the driveways onto Cantrell Rd. would help traffic
on that street. He asked the commission to approve the application.
In response to a question from Commissioner Brock, Traffic Engineer Bill Henry stated
the traffic count on Pleasant Forest Drive was 6,000 vehicles per day. He said the City
had tried to slow traffic on the street. Mr. Henry said the count on Cantrell Road was in
the range of 40,000-50,000 vehicles per day, which was 25% over the road’s capacity.
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
11
Commissioner Nunnley asked Mr. Henry about Mr. Kaplan’s comments about the
western driveway onto Cantrell. Mr. Henry said AHTD had erected signage telling
motorists not to make a left turn but some people just don’t obey the law.
Commissioner Nunnley asked if the problem was more prevalent due to a design flaw.
Mr. Henry responded that the problem wasn’t as prevalent as Mr. Kaplan made it
out to be.
Commissioner Rector asked if it wouldn’t help to have two opportunities to make a left
turn in to the site. Mr. Henry responded that making the entrances full service would
result in having to give extra time at the driveways to allow vehicles to enter and exit the
site, thus slowing traffic on Cantrell.
In response to a question from Commissioner Laha, Mr. Henry said the State (AHTD)
regulated traffic from a private drive onto a state highway (Highway 10).
In response to a question from Commissioner Nunnley, Mr. Henry reiterated his
contention that allowing the two full service drives, as proposed by the applicant, would
result in backing up traffic on Cantrell Road, both east and west bound. He said the
proposal would result in a serious congestion issue.
Chairman Ferstl asked if staff would support one or the other driveway changes on the
Cantrell Road driveways, as opposed to both as requested by the applicant. Mr. Henry
responded that staff could not support either change as they would each affect traffic on
Cantrell and reduce the traffic capacity of the street.
Commissioner Changose asked Mr. Henry if it was his opinion that both driveway
changes proposed by the applicant for the Cantrell Road driveways would slow traffic
on Highway 10. Mr. Henry responded yes.
Commissioner Nunnley asked Mr. Kaplan, if the concession was made in the original
application to not have the rear driveway, why was it being reconsidered now.
Mr. Kaplan responded that concessions are made politically, if it appears it will take a
concession to get approval, as long as the concession is made with the proviso that it
may be reconsidered in the future. He said the concession was necessary at the time,
but it was not intended to be in perpetuity.
Commissioner Nunnley asked Mr. Kaplan why he should vote for the changes.
Mr. Kaplan responded because they make sense.
Commissioner Nunnley said his concern was the integrity of the neighborhood. He
asked Mr. Kaplan if there was one of the proposed changes he could chose to ask for
over the others. Mr. Kaplan responded that he could not. Mr. Kaplan stated the traffic
engineer employed by the applicant disagreed with the City’s traffic engineer’s
assessment of the issue.
July 14, 2011
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-L
12
Commissioner Rector told Mr. Kaplan that the applicant had made a compromise to
gain the original approval and a deal is a deal. He said the other side doesn’t agree to
any change.
A motion was made to approve the application, including all staff comments and
conditions except that of denial. The vote was 0 ayes, 9 noes, 1 recusing (Dillon) and
1 absent. The motion failed.
July 14, 2011
ITEM NO.: 4 FILE NO.: Z-5756-D
NAME: Bowman Heights Center Revised Short-form PCD
LOCATION: Located at 301 and 303 South Bowman Road
DEVELOPER:
Rees Development, Inc.
11719 Hinson Road, Suite 130
Little Rock, AR 72212
SURVEYOR:
Butler Survey Group
P.O. Box 13087
Maumelle, AR 72113
AREA: 2.33 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-1, Neighborhood Commercial and a Video Store
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-1, Neighborhood Commercial District Uses and a video store,
with the addition of audio and video equipment installation including car audio sales and
installation; studio, music, dance and ceramics; auto parts and accessories; health
studio or spa and office equipment sales and service.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site was zoned PCD by Ordinance No. 16,573 passed by the Board of Directors on
January 18, 1994. This followed the Planning Commission’s recommendation of
approval on November 16, 1993. The uses for the site were limited to those contained
in the schedule of permitted uses in the C-1, Neighborhood Commercial District, plus an
additional use, a video rental store. Additional conditions were: 1) Dumpster pickup was
to be limited to 7:00 a.m. to 6:00 p. m.: 2) no doors or windows were to be allowed to
the rear or east side of the building (except emergency doors required by the Fire
Marshall; 3) a six foot tall screening fence was to be erected along the top of the
July 14, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5756-D
2
retaining wall off the rear property line; and 4) evergreen plantings, which, when mature,
would grow to a minimum of fifteen feet in height, were to be planted in the twenty foot
wide buffer strip along the rear or east. Plantings were to be planted to overlap to
provide a solid screening of the site from the east.
Two subsequent proposals to modify the PCD were withdrawn by the applicant. On
July 20, 2004, Ordinance No. 19,138 was passed which allowed a small area of outdoor
display of playground equipment in conjunction with one of the businesses on the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the PCD zoning to allow the addition of
audio and video equipment installation including car audio sales and installation;
studio, music, dance and ceramics; auto parts and accessories; health studio or
spa and office equipment sales and service. The proposed auto audio installation
is to occur in the south end of the southern building where a garage door has
been installed. No other changes are proposed to the development.
B. EXISTING CONDITIONS:
The site is occupied by two commercial buildings; 18,000 square feet and
15,000 square feet, and 111 paved parking spaces. Two ground-mounted signs
are located on the Bowman Road frontage. Additional commercial properties are
located to the north, south and west, across Bowman. A single-family residential
neighborhood is adjacent to the east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 and the Birchwood Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show centerline of right-of-way of Bowman Road to determine if right-of-way
is required to be dedicated.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
July 14, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5756-D
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact central Arkansas
Water if additional fire protection or metered water service is required or
regarding the size and location of the water meter. 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 requires that
upon the installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water’s Cross Connection Section within ten (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. The site is near CATA Bus Route # 5 – the West Markham Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Office Commercial for this property. Mixed Office
Commercial provides for a mixture of office and commercial uses to occur. A
Planned Zoning District is required unless the development is wholly office use.
The applicant has requested to allow a revision to the previously approved
Planned Commercial Development to add C-3, General Commercial District
uses, with the exception of a bar, as allowable uses within the existing shopping
center development.
July 14, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5756-D
4
Master Street Plan: South Bowman 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
Bowman Road since it is a Minor Arterial. 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. All existing vegetation, fencing, dumpster enclosures, and paving must be in
good condition or replaced.
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.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted little additional
information was needed. The applicant was advised to indicate the existing street
center-line, signage and fencing on the plan. The application had been filed for
C-3 uses. Staff questioned the requested C-3 when it would not accommodate
the auto audio installation. It was suggested to leave the allowable uses as C-1
with the other specific uses to be added.
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 showing the signs and screening
fence. The application was amended to retain C-1 uses and the previously
approved video store and to add audio and video equipment installation,
including car audio sales and installation; studio, music, dance and ceramics;
auto parts and accessories; health studio or spa and office equipment sales and
July 14, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5756-D
5
service. The “studio, music, dance and ceramics” is already permitted since it is a
C-1 use. The other uses range from C-2 to C-4 uses. This site abuts a
single-family residential neighborhood. The proposed use with the greatest
potential to impact the neighborhood is the auto audio installation business. That
business is located at the southeast corner of the site, directly adjacent to the
neighborhood. This development was approved with C-1 neighborhood
commercial uses and a list of additional conditions to help mitigate any impact on
the neighbors. Staff does not believe the addition of C-2, C-3 and C-4 uses is
appropriate. The residential neighborhood is still in place and consideration
should still be given to assuring that this development remains compatible with
the neighboring properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. Staff presented the item and noted the applicant had
amended the application to add only the auto audio installation service, utilizing a bay in
the south end of the southern building. No other changes to the existing planned
development were requested. Staff read the following conditions, which were proposed
by the applicant in conjunction with the proposed auto audio installation use:
1. The garage door shall be kept closed at all times other than when a vehicle is
entering or exiting the building.
2. Signs will be posted on the interior of the shop and on the outside, on the brick
exterior wall, informing customers that playing their stereo equipment is the parking
lot is strictly prohibited.
3. Hours of operation for the business are limited to 9:00 a.m. to 6:00 p.m., Monday
through Saturday.
4. Customers of the business will be told not to play their car stereos loudly in the
Bowman Heights parking areas or drives and they are to be played only with the
vehicle windows rolled up.
The applicant, John Rees, stated the tenant would be mindful and considerate to his
neighbors and would promptly respond to any problem or complaint.
Commissioner Rector chastised Mr. Rees putting the use in and then coming to the
Commission for forgiveness. He stated this was not the first time Mr. Rees had
done so.
July 14, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5756-D
6
Mr. Rees stated he was not aware the use was not permitted under the site’s current
zoning.
A motion was made to approve the application, as amended, including staff comments
and conditions. The vote was 6 ayes, 3 noes, 1 abstaining (Rector) and 1 absent.
Commissioner Changose asked Mr. Rees to reiterate his promises to control sound on
the site. Mr. Rees did so. Commissioner Changose then stated he wished to change
his vote.
A motion was made to expunge the previous vote. That motion was approved by a vote
of 10 ayes, 0 noes and 1 absent.
A motion was made to approve the application, as amended, including staff comments
and conditions. That vote was 9 ayes, 1 no and 1 absent.
July 14, 2011
ITEM NO.: 5 FILE NO.: Z-5805-B
NAME: 11820 Chicot Road Short-form PCD
LOCATION: Located at 11820 Chicot Road
DEVELOPER:
Jagden Singh
11820 Chicot Road
Mabelvale, AR 72103
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 4.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family with a CUP
ALLOWED USES: Single-family residential and Daycare
PROPOSED ZONING: PCD
PROPOSED USE: Convenience store and Auto body repair
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On February 19, 2009, the Commission approved a Conditional Use Permit to allow
the use of the existing building on this site for a day care center and an
electrical apprenticeship program class. The day care was to have an enrollment of
twenty (20) children with five (5) employees. The day care was to operate
Monday-Friday, 6:30 a.m. – 5:30 p.m. The electrical apprenticeship program was to
operate Monday-Friday, 6:30 p.m. – 9:30 p.m. with eight (8) students and one (1)
instructor. The existing paved parking area was to be used. A small playground area
was to be located behind (west) the building. The west half of the overall site was not
proposed to be used.
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property at 11820 Chicot Road is currently zoned R-2, Single-family. The
buyer of the property has specific commercial plans for the existing building and
acreage. These plan are to divide the existing building into two (2) separate
businesses under the same ownership. The proposed businesses are a
convenience store and auto body repair shop.
The convenience store is proposed for the front portion of the building. The
convenience store is proposed to contain approximately 2,000 square feet. The
store is proposed for the sale of grocery items, hot food, soft drinks, snacks,
tobacco products, beer and other typical convenience items. Parking is available
on the existing asphalt. No gas pumps are proposed.
Building signage will be posted on the front façade of the building abutting Chicot
Road. A single ground sign is proposed to serve the convenience store and the
auto body repair shop.
The auto body repair shop will contain approximately 2, 000 square feet and will
be located within the rear portion of the building. The business will include auto
body repair, auto paint, auto upholstery and auto collision repair. The parking for
the auto body repair will be customer parking only. There will be no storage of
vehicles in the front of the property. The owner is proposing the placement of a
privacy fence along the rear of the building to screen areas proposed for storage
of inoperable vehicles and vehicles awaiting repair. The vehicle storage area
extends approximately 180 feet behind the building. An existing fence separates
the west 380 feet from the rest of the property. The west 380 feet of the property
is not proposed for use under this application
B. EXISTING CONDITIONS:
The site contains 4.25 acres, the majority of which is undeveloped. A
4,000 square foot building and a paved parking lot are located in the eastern
portion of the site, nearest Chicot Road. Access to the site is via a single
driveway off of Chicot Road, which is shared with the .3 acre tract adjacent to the
north. A 30- foot access easement is located along the south perimeter of that .
3-acre tract to provide access to the subject property. An area approximately
180 feet deep behind the building is cleared. The west 380 feet of the site is
undeveloped and a fence separates that portion of the site from the developed
eastern portion. A business occupied the property when this area was annexed
into the City. The site has lost any nonconformity since it has been vacant for
several years.
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
3
The predominate land use in the area is residential. Uses include single-family
residences and manufactured homes. There are a few non-residential uses,
including the inoperable car wash adjacent to the north and a couple of small,
Commercial zoned tracts to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site, all residents, who could be
identified, located within 300 feet of the site, the Legion Hut 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. Provide design of street conforming to the Master Street Plan. Construct
one-half street improvements to the streets including 5-foot sidewalks. In the
future if the existing structures or the site is expanded, one-half street
improvements will be required to be installed per the Master Street Plan
requirements.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must have a single
driveway access on the property line. The width of driveway must not exceed
36 feet. In the future if the existing structures or the site is expanded, the
two (2) driveways accessing this property will be required to be combined into
one (1) driveway.
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: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact central Arkansas
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
4
Water if additional fire protection or metered water service is required or
regarding the size and location of the water meter. 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 requires that
upon the installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water’s Cross Connection Section within ten (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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Residential Low Density for this property.
Residential Low Density is for single family homes at densities no greater than
six (6) dwelling units per acre. The applicant has requested to allow a rezoning of
this site from R-2, Single-family to Planned Commercial Development to allow
the use of the existing structure as a convenience store and as an auto body
repair shop
Master Street Plan: Chicot 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 Chicot Road since it is a
Principal 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 is shown along Chicot 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.
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
5
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a sixteen (16) foot wide land use
buffer along the northern and southern perimeters of this 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 forty-five (45) foot wide land use
buffer along the western perimeter 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.
4. The zoning street buffer ordinance requires an average forty-five (45) foot
street buffer along Chicot Road and in no case to be less than twenty-two
(32) foot in width in any area.
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, 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.
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: (June 23, 2011)
The applicant’s representatives were present. Staff presented the item and noted
additional information was needed regarding signage, the dumpster location,
vehicle storage and any areas of tire and auto parts storage.
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
6
Public Works and Landscape comments were discussed. The applicants were
informed that any required right-of-way would have to be dedicated through this
process but street improvements would not be required unless there was
redevelopment of the site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicants did submit responses to issues raised at Subdivision Committee.
Signage is proposed as a single ground-mounted sign on the Chicot Road
frontage, which will be shared by both businesses. The sign is to have a height of
fifteen (15) feet and an area of sixty-four (64) square feet. Wall signage would be
permitted on the east façade of the building, facing Chicot Road. There is paved
parking for approximately 16 vehicles on the existing parking lot on the north side
of the building. An additional ten (10) spaces can be created on the paved area
in front of the west half of the building, where the auto body shop is proposed.
The 2,000 square foot convenience store requires ten (10) spaces;
4 plus 1/300 square feet. The auto body shop requires thirteen (13) spaces;
5 plus 1/225 square feet. Existing right-of-way is forty (40) feet from centerline.
An additional fifteen (15) feet is required to meet Master Street Plan standards.
The dumpster location has been indicated as north of the body shop parking,
behind the car wash. A wood privacy fence is indicated behind the building,
screening the vehicle storage lot, where up to one hundred (100) vehicles will be
kept. Those vehicles will be in various states of disrepair. No outside tire storage
is proposed. There will be some storage of metal (auto parts?).
Landscaping/screening will be installed along the north side of the site where it is
adjacent to the residential properties.
Days and hours of operation for the proposed businesses have not been
provided. There is no bill of assurance for this acreage tract.
Staff is not supportive of the proposed rezoning. Staff supported the previous
application for a small day care center and electrical apprenticeship classes. The
site is located on an arterial street but is in an area that is predominately
residential in character. The previously proposed uses are compatible with the
area. Staff does not believe the proposed convenience store and auto body
shop, with unpaved, outdoor storage of auto parts and up to 100 inoperable
vehicles, is an appropriate use. There is potential negative impact on the nearby
July 14, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-B
7
residences from the convenience store. There clearly is negative impact from the
auto body shop, which is a C-4 use. The substandard storage lot of inoperable
vehicles is at best an industrial use.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were several objectors present. Staff informed the
Commission that, on July 13, 2011, the applicant had requested deferral of the item to
allow additional time to consider possible changes to the plan and to meet with the
neighbors. There was no further discussion. A motion was made to waive the
Commission’s bylaws to accept the late deferral request. The motion was seconded
and approved by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the
consent agenda and approved for deferral to the August 25, 2011 meeting by a vote of
10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 6 FILE NO.: Z-6274-C
NAME: Rodney’s Cycle House Short-form PCD
LOCATION: Located at 9110 I-30
DEVELOPER:
Rodney’s Cycle House
8120 Doyle Springs Road
Little Rock, AR 72209
SURVEYOR:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 3.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Church
PROPOSED ZONING: PD-C
PROPOSED USE: Motorcycle and trailers Sales and Display, restaurant with bar,
motorcycle auctions, rental of motorcycle storage space (similar to mini-warehouse but
for motorcycle), security living space, barber shop and Special events (charity and
others) outside.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site was originally developed and operated as a lumber yard/home center.
On March 17, 2005, The Little Rock Planning Commission approved a Conditional Use
Permit to allow Jose’s Nite Club Latino, Inc. to utilize the site as a special event
center/private club. The Little Rock Board of Directors adopted Resolution No. 11,993
on May 3, 2005, resending the Planning Commission’s approval.
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
2
The site was subsequently rezoned from C-4 to PD-C for Grace Connections, A New
Testament Church to locate on this site utilizing the existing buildings and parking.
There was to be no daycare use or school on the site. The Church was planning on
offering a “Mothers’ Day Out” program five days per week.
The site contains a parking area in the front of the building and an asphalt-paved
surface along the side and rear of the building. Utilizing the parking lot in the front of the
site and striping the paved areas around the building will result in 211 parking spaces.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a PCD to allow for the use of this existing,
developed site for motorcycle sales and service, trailer sales, restaurant with bar,
motorcycle auctions, rental of motorcycle storage space, an apartment for
security living space, barber shop and special events(charity and other) outside.
B. EXISTING CONDITIONS:
The property fronts the I-30 Frontage Road and is located in an area of mixed
uses and zoning. Located to the west are an undeveloped, wooded tract, a
vacant commercial building, a mini-warehouse complex and an apartment
development. Adjacent to the north is an apartment development. A Shriner’s
Temple is adjacent to the east. Other uses in the area include a single-family
subdivision further to the north and commercial businesses fronting University
Avenue to the northeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 South Brookwood/Ponderosa
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. For any improvements adjacent to the I-30 access road, obtain permits for
improvements within State Highway right-of-way from AHTD, District VI.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
3
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public 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 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 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 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 requires that upon the installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten (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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
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 received.
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Commercial for this property. The
commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has requested to rezone the site from Planned
Commercial Development for a church to Planned Commercial Development to
allow the use of the property for motorcycle sales and display and allow events
associated with the motorcycle business to take place outside the building
Master Street Plan: Interstate 30 is a freeway and is regulated by the State of
Arkansas.
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. 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 and
the following will apply:
a. The zoning buffer ordinance requires a twenty-nine foot (29) 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. Easements cannot count toward fulfilling this
requirement. Asphalt and/or concrete may have to be removed in
conjunction with this application to allow re-established the land use
buffer within this area if the land use buffer does not currently exist.
b. The zoning buffer ordinance requires an average twenty-nine foot (29)
wide street buffer along Interstate-30. This will require the removal of
parking along Interstate-30.
c. The landscape ordinance requires a thirty-foot (30) wide landscape
strip along Interstate-30. Any variances must be approved by the City
Beautiful Commission prior to the issuance of a building permit.
d. The landscape ordinance requires a nine (9) foot perimeter landscape
strip around the sites entirety. Currently, this site is deficient along all
four perimeters of the site. A variance from the City Beautiful
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
5
Commission must be obtained prior to the issuance of a building
permit.
e. 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.
f. A small amount of building landscaping will be required.
g. 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 perimeter of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that
satisfies this year-around requirement.
h. An automatic irrigation system to water landscaped areas will be
required.
i. 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: (June 23, 2011)
The applicant was present. Staff presented the item and noted additional
information was needed on the uses proposed for the site; including days and
hours of operation. The applicant was advised to indicate fencing, signage,
dumpster locations and display areas on the plan. Staff requested more
information on proposed auctions, leasing of space to a complementary business
and events to be held in the parking lot.
Public Works and Landscape comments were discussed.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted responses to issues raised at Subdivision Committee.
Days of operation are proposed as seven days a week. The restaurant will
operate from 9:00 a.m. – midnight. The other businesses will operate within the
hours of 8:00 a.m. – 10:00 p.m. Any events will be between the hours of
8:00 a.m. – 10:00 p m. The dumpster has been indicated on the plan to be
located between the two buildings. Screening will be installed and dumpster
service will be limited to daytime hours. Signage will consist of use of the existing
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
6
single, ground-mounted sign on the street frontage and wall signage on the south
wall of the front building (facing the Interstate). Trailer (and motorcycle?) display
will be on the parking lot utilizing spaces at the front of the site for visibility from
the street. A small component of the business will involve manufacturing of
specialty motorcycle parts and accessories. Motorcycle auctions will occur on the
lot on Saturdays. Motorcycles awaiting auction will be kept in the building. The
number of motorcycles to be auctioned will vary from week to week. A small
portion of the back building may be leased for a barbershop. Future plans include
the construction of a building near the rear of the site. This building will be similar
to a mini-warehouse building in that it will provide leaseable storage space for
individuals needing a space to store their motorcycle. This building will have
openings only into the site and the building itself will actually provide additional
screening of the site from the properties to the north. An existing, 6-foot tall wood
privacy fence is located along the north perimeter of the site. A 6-foot tall
chainlink fence with barbed wire will be placed on the other perimeters. The
applicant proposes to gate the site. The gate will be open during business hours
and locked after closing.
The applicant does propose to host events outside on the property. There are
two large covered pole barn structures, which will be used in conjunction with the
events. Events proposed include charity events such as Toys for Tots, MS
fundraisers, Alzheimer society fundraisers and motorcycle and antique vehicle
shows. Beer sales would be available at the event organizer’s request. A beer
permit will be applied for through the restaurant.
To staff’s knowledge, there are no outstanding issues. This site was developed
as and occupied by a lumber yard/home center, a C-4 use. The uses proposed
by the applicant are C-3 and C-4 type uses. Hours of activity for the outside uses
do not extend past 10:00 p.m. The applicant has been working with
representatives of the various neighborhoods in the area and, to staff’s
knowledge, all are supportive of the applicant’s request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in sections D, E and F of the agenda staff
report.
July 14, 2011
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6274-C
7
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 7 FILE NO.: Z-7919-C
NAME: Rock City Marina and Yacht Club Revised Long-form PCD
LOCATION: Located North of 3rd Street and East of Bond Street
DEVELOPER:
JAPB, LLC
John Burkhalter Managing Member
26 Collins Industrial
North Little Rock, AR 72113
ENGINEER:
The Holloway Firm
200 Cassey Drive
Maumelle, AR 72113
AREA: 16.13 acres NUMBER OF LOTS: 3 FT. NEW STREET: 490 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development - Marina- Condominium
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Development - Marina- Multi-family – City Park
VARIANCES/WAIVERS REQUESTED: A waiver of the required stormwater detention
ordinance requirements.
BACKGROUND:
Ordinance No. 19,425 adopted by the Little Rock Board of Directors on
November 1, 2005, rezoned the site from R-4, Two-family District to PCD. The
applicant proposed to construct a mixed used development containing apartments,
commercial, a marina and a public boat launch ramp. The apartments would occupy
4.5 acres; the restaurant, public launch ramp, and marina, 5.0 acres; the retail facility
1.5 acres; and the surface parking areas would occupy 1.67 acres.
The approved site plan included 206-covered slips for both public and private access for
dockage, storage and launching. The applicant indicated amenities including a ship’s
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
2
store, fueling facility, pubic launch ramp and boardwalk. There were uncovered slips
and transient moorage that would support 336 boats.
Ordinance No. 19,876 adopted by the Little Rock Board of Directors on
December 4, 2007, allowed a revision to the originally established PCD. The project
consisted of a condominium/marina project developed in four phases. The initial phase
was to begin in 2008 with completion of the project in 2014. The Master Plan for the
site indicated two developments planned for the site. The condominium development
and the marina, each stand independently. The condominium development consisted
of 268 residential units, 250 residential storage units and 700 parking spaces. The
marina development consisted of 13 docks which contain 450 watercraft slips. The
area of development is located north of the floodway line to the edge of the southern
navigation channel line in the Arkansas River. Two (2) boat basins were to be built for
the marina development. Boat basin Numbers 1 and 2 would have a manmade floating
wave break protecting the harbor from wave entry and river debris. The marina
development was to be a full service facility that included: marine fuel, transient boat
dockage, a neighborhood market complete with grocery, tackle, bait, hardware, laundry
and shower facilities, full service restaurant, fishing pier and public walking
promenades.
The approval allowed for the developer to develop the City owned property adjacent to
the west which included a public boat launch ramp, park and playground area and the
river trail system with both bike and pedestrian access.
On September 23, 2010, the Little Rock Planning Commission approved a two (2) year
time extension for submission of the final development plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to allow
modifications to building placement and parking within the development. There
are four (4) components of the development; the marina, restaurant, City Park
and apartment/clubhouse/pool complex. The apartment development contains
193 units and a clubhouse/pool. The development lies south of the floodway line
on the property where the existing elevation is approximately 252.0 feet. The
clubhouse/pool/office will be used for the marketing, sales, leasing, construction
and maintenance of the apartment development and will also be used for
management of the development after the buildings are completed.
The marina is proposed with eleven (11) docks which contain 427 watercraft
slips. The development lies north of the floodway line to the edge of the southern
navigation channel line in the Arkansas River. The marina development will be a
full service facility that includes; a restaurant, marine fuel, transient boat
dockage, a boat travel lift system, fishing pier and public walking promenades.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
3
Covered and uncovered boat slips will be provided for boats ranging in size from
personal water drafts to yachts of 130-feet in length. Shore service for the boat
slips will include dockside lighting, cable/internet, potable water, outlets for single
and three phase electricity, slip side sanitary sewer pump out stations and boat
cleaning. Paved parking will be provided within the floodway.
The applicant is working with City staff concerning the placement of a City park
within the development as well as extending the River Trail System.
The applicant is requesting a waiver of the required stormwater detention for the
site. The applicant has indicated all the runoff from the development will be
directly into the Arkansas River which will be unaffected by any detention that
might be accomplished on the site. According to the applicant the drainage area
for the Arkansas River is very large compared to this site and any flow that would
extend from this site directly into the river would be insignificant.
B. EXISTING CONDITIONS:
The site is vacant and was previously cleared. The Arkansas River is located to
the north of the site and single-family homes on smaller lots are located to the
south of the site. Immediately east of the site is the FOP meeting facility. The
Presidential Library and the offices for Heifer International are located further
east. The streets abutting the site are substandard streets, very narrow with
open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 and the East Little Rock
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Bond Avenue
including 5-foot sidewalks with the planned development. The new back of
curb should be located 18 feet from centerline.
2. With site development, provide the design of East 2nd Street conforming to
the Master Street Plan. Due to the proposed traffic volumes accessing the
site, full street improvements to East 2nd Street west to Bond Avenue
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
4
including 5-foot sidewalks on both sides should be constructed with the
planned development. East 2nd Street should be constructed to a width of
36 feet.
3. The launch ramp driveway off East 2nd Street should be signed one way
southbound in other words no entrance from East 2nd Street.
4. A maneuver access should be provided with gates from the launch ramp to
the travel boat lift to improve access.
5. Additional pedestrian accesses should be provided from the parking lot to
the dock area.
6. The public right-of-way will end at the crosswalk west of the parking area
and west of the round-a-bout. A concrete driveway apron should be
installed where the public right-of-way begins.
7. Due to the proposed use of the property, the Master Street Plan specifies
that East 2nd Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
8. Due to the proposed use of the property, the Master Street Plan specifies
that Bond Avenue for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
9. 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).
10. 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.
11. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
12. The minimum finished floor elevation of the inhabitable structures on the
property must be at least one (1) foot above the base flood elevation and
shown on any approved plans and/or plats.
13. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
14. The proposed site is within the adopted regulatory floodway. The proposed
alteration of the floodway will require flood map revisions. Obtain a
conditional letter of map revision approval from Public Works and the
Federal Emergency Management Agency prior to issuance of a grading
permit and/or a building permit.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
5
15. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
16. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
17. Alteration or use of the levee will require approval from the Little Rock
Pulaski County Levee District prior to the start of work.
18. Per Section 36-341 no structure shall be closer than twenty-five (25) feet to
any established floodway line. The storage or processing aboveground and
the storage belowground of material and fuel which is flammable or
explosive or which could other wise be injurious to human, animal or plant
life in time of flood shall be unlawful. Floodways shall be kept free of
structural involvement including fences, open storage of materials and
equipment, vehicle parking and other impediments to the free flow of
floodwater.
19. 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.
20. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
21. The proposed park design should be reviewed by the Little Rock Parks
Department. Contact Mark Webre at 371-6851 for additional assistance.
22. 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.
23. Provide the construction phasing plan.
24. Due to the proposed use of the property, the Master Street Plan specifies
that East 3rd Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
25. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to East 3rd
Street including 5-foot sidewalks with the planned development. The new
back of curb should be placed 18 feet from centerline with at least 20 feet of
pavement provided.
26. If the public right-of-way stops on the east side of Reichardt Street, a
concrete apron should be installed at the beginning of the private street or
access easement.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
6
27. Private access is proposed for the property east of East 3rd Street.
In accordance with Section 31-207, private streets must be designed to the
same standards as public streets. A minimum access easement width of
45 feet is required and street width of 31 feet from back of curb to back
of curb.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. There is an existing sewer outfall
located on the property. No construction is allowed within the easement.
Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: 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. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health 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) 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). 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. This
development will have a 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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
7
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment received. Contact the Little Rock Parks
and Recreations Department concerning the proposed plan and the proposal for
development of City owned property.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the East Little Rock Planning
District. The Land Use Plan shows Mixed Use for this property. Mixed Use
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The applicant has requested to revise a
previously approved Planned Commercial Development. The development
includes a marina, restaurant, City Park and apartment development
Master Street Plan: Bond Street is shown as a Collector and East 3rd Street is
shown as 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 Collector Street is to provide a connection from Local
Streets to Arterials. 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: A Class I bike route is shown proposed along the south shore of the
Arkansas River just north of this site. A Class I bikeway is built separate from or
alongside a road. Additional paving and right of way may be required.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. It appears that parking, landscaping, and other amenities are located
outside the property line. A franchise agreement will be required in
conjunction with any amenities being located within the public right-of-way.
The City cannot approve construction or grading on other entities property.
A signed, stamped, legal survey is needed for a complete review.
3. The parking area should be twenty foot (20) for a space (depth) and twenty
foot (20) for the back up area at any/all locations that are not designed for
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
8
truck/trailers/boat maneuvering etc. It appears there may be room for
reducing the amount of concrete and impermeable area(s).
4. Interior islands must be a minimum of three hundred (300) feet in area to
receive credit toward fulfilling landscape ordinance requirements. These
islands must be evenly distributed throughout the site.
5. Fifty percent (50%) of the trees must be three (3”) inches minimum caliper
at the time of planting.
6. Depending upon the height of the buildings being proposed, the building
landscaping trees will need to meet the City height and type.
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: (June 23, 2011)
The applicants were present. Staff presented the item and noted additional
information was needed regarding the phasing plan, ownership of properties
within the development area, square footage of the various elements, building
height, dumpster locations and signage. Staff asked for more details on
landscape areas, site lighting and fencing.
Public Works and Landscape comments were discussed. Staff stated they could
support a variance from the twenty-five (25) foot floodway setback requirement if
access was provided through the site to the floodway.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and responses to the issues that
were raised at Subdivision Committee. The applicant met with City Staff to
discuss and work through many of the issues.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
9
The development is proposed to be constructed in four (4) phases with the initial
phase projected to start in 2011 and the final phase to be completed by 2015.
Phase I consists of the City park and the first phase of the marina. Phase II
consists of the first four (4) apartment buildings, the clubhouse and the second
phase of the marina. Phase III consists of the remaining apartment buildings and
the third phase of the marina. The final phase, Phase IV is the restaurant.
Parking and driveways will be constructed in conjunction with the various phases.
Agreements are being secured from the owners of properties within the
development, including the City of Little Rock and the Levee District. Approval of
all owners of property within the development must be obtained prior to the item
being forwarded to the Board of Directors.
The applicant has provided data showing the interior landscape islands exceed
the Ordinance minimums. Seven (7) of the eight (8) apartment buildings are
three (3) stories in height and contain 24 units each. The eighth (8th) building is
five (5) stories in height and contains 25 units. The tallest building is
approximately 65 feet in height. Signage consists of a monument-style ground-
mounted sign at the intersection of Bond and E. 2nd Streets. No specifics on the
sign were submitted. Staff believes the maximum height and area should be ten
(10) feet and one-hundred (100) square feet respectively. Directional signage
and wall signage is requested for the restaurant. Due to the nature of the
restaurant, wall signs are requested on all facades; facing the shore and the
river. Dumpsters will be located at various sites around the property. They will be
screened to comply with the Code. Dumpster pickup will be limited to daylight
hours only. Site lighting will be low-level and directional, directed downward and
into the site. Decorative fencing will be placed at points to distinguish public
areas from private. Details are still being worked on.
The applicant is requesting a waiver of the storm water detention ordinance due
to the site’s proximity to the river. Staff believes the applicant should comply with
the Ordinance by submitting funds in-lieu. Dedication of right-of-way for E. 2nd
and Bond Streets is not to the full requirement of thirty (30) feet but as much as
can be dedicated with the constraint of the levee. Staff supports the dedication as
proposed. The applicant proposes to construct the buildings up to the floodway
line and is requesting a variance from the required twenty-five (25) foot setback
from the floodway. Staff supports this variance since access easements will be
provided through the development to the floodway at points where driveways will
be in place to provide access. A parking lot is shown south of the levee, near the
clubhouse building. Access to this parking lot can only be accomplished by the
applicant purchasing property from an abutting owner(s). If proper, legal access
cannot be obtained, the parking lot cannot be constructed.
July 14, 2011
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7919-C
10
Staff is supportive of the proposed development. The project, in fairly similar
form, has been approved twice previously. Other review and approvals are
needed from various Federal and State agencies before the project can move
forward.
I. STAFF RECOMMENDATION:
Staff recommends approval of the application subject to compliance with the
comments and conditions outlined in Sections D, E and F of the agenda staff
report.
Staff recommends that the monument style, ground mounted sign be a maximum
of 10 feet in height and 100 square feet in area.
Staff recommends that approval be provided by all owners of properties located
within the development prior to the item being considered by the Board of
Directors.
Staff recommends that the applicant comply with the storm water detention
ordinance by providing funds in-lieu of storm water detention.
Staff recommends approval of the requested right-of-way dedication, floodway
setback and floodway easement variances.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 8 FILE NO.: Z-7978-B
NAME: 12624 Lawson Road Short-form PCD
LOCATION: Located at 12624 Lawson Road
DEVELOPER:
PBG General, LLC
P.O. Box 22407
Little Rock, AR 72221
SURVEYOR:
Global Surveying Consulting, Inc.
217 West 2nd Street, Suite 200
Little Rock, AR 72201
AREA: 1.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PCD
PROPOSED USE: Retail
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owner is proposing to rezone the site from O-3, General Office District to
Planned Commercial Development (PCD) to allow development of 1.5 acres with
a retail use. The site plan indicates the construction of a 70-foot by 130.8-foot
(9,170 square feet) Dollar General Store. The site plan indicates the placement
of landscaping and buffering complying with the typical ordinance requirements
within the zoning buffer ordinance and the landscape ordinance. Screening has
also been indicated along the perimeters of the site where abutting residentially
zoned or used property.
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
2
B. EXISTING CONDITIONS:
The site is vacant and mostly cleared. There are areas of mature trees and
vegetation at the rear and south side. The property is partially in the City limits.
An annexation application for the rest of the site is Item No. 14 on this agenda.
The site is located in an area of mixed zoning and uses. A large area of
commercial and office zoning extends to the east, towards and past the Col.
Glenn/I-430 Interchange. The properties to the west are zoned R-2 and contain a
mixture of residential and nonconforming businesses. A small pocket of
residential properties is adjacent to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 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 Lawson Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalk with the planned development. Typically the new
back of curb is located 18 feet from centerline. The width may very due to
the required curvature of the street. The new curb line should be located as
required by the AASHTO Green book for sight distance and curvature using
the existing speeds. Contact Bill Henry, Traffic Engineering, at 379-1816 for
additional information.
3. Show the existing streets and driveways adjacent and across the street from
the subject property.
4. All driveways shall be concrete aprons per City Ordinance.
5. 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).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
3
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, 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.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
12. 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.
13. 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: The property is located outside the service boundary. Provide the
means of wastewater disposal.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public or
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
4
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 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 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 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 requires that upon the installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten (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. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Office for this property. Office allows services
provided directly to consumers as well as general offices, which support more
basic economic activities. The applicant has requested to allow the rezoning of
this site from O-3, General Office District to Planned Commercial Development to
allow the construction of a 1.5 acre tract with a Dollar General store containing
9,100 square feet.
Master Street Plan: Lawson Road and Lawson Cut-Off are both shown as Minor
Arterials. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
5
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Lawson Road since it is a Minor Arterial. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class I is shown along Lawson Road. A Class I bikeway is built
separate from or alongside a road. Additional paving and right of way 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 thirteen (13) foot wide land use
buffer along the eastern and western 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. No grading can occur in
these areas.
3. The zoning buffer ordinance requires a twenty-four (24) foot wide land use
buffer along the northern perimeter 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. No grading can occur in these areas.
4. 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, southern, 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.
5. Areas for set aside for landscaping appears to meet the City’s landscape
ordinance requirements.
6. An automatic irrigation system to water landscaped areas will be required.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
6
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted additional
information was needed regarding days and hours of operation, dumpster service
hours and signage. Staff asked if alternative uses were requested, such as
C-1 uses.
Public Works and Landscape comments were discussed. The applicant was
advised to work out driveway locations with staff. The applicant indicated some
grading in the buffer would be necessary but the buffer area had previously been
cleared.
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 applicants submitted responses and a revised site plan to address issues
raised at Subdivision Committee. The proposed development consists of a
single, 9,200 square foot, one-story, commercial building and a 30-space parking
lot. The proposed use is a Dollar General Store. No alternate uses are
requested. Days and hours of operation are proposed as 7:00 a.m. – 10:00 p.m.,
seven (7) days a week. Dumpster service is limited to business hours. Signage
consists of a single, ground-mounted sign. The sign will have an area of
ninety-six (96) square feet and a height of twenty (20) feet. A single wall sign will
be placed on the front face of the building, facing Lawson Rd. All site lighting will
be low-level and directional, aimed downward and into the site.
The plan was “flipped” to accommodate Public Works comments regarding
driveway location. The driveway is now on the south perimeter of the site and all
required street improvements will be constructed. Screening will be placed on the
perimeters of the site. Screening will consist of a combination of a six (6) foot
wood privacy fence and dense plantings. Wooded areas at the rear and south
side of the site will be retained.
To staff’s knowledge, there are no outstanding issues. No variances are
requested. A request to annex the portion of the site not currently in the City
limits is Item No. 14 on this agenda.
July 14, 2011
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7978-B
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the application subject to compliance with the
comments and conditions outlined in sections D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 9 FILE NO.: Z-8386-A
NAME: Edgemere Park Short-form PD-R
LOCATION: Located at 807 Kirby Road
DEVELOPER:
Icon Homes, LLC
16 Cobblestone Creek Court
Little Rock, AR 72210
ENGINEER:
McGetrick Engineering
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 0.95 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: 3 Lot Single-family Subdivision
PROPOSED ZONING: PD-R
PROPOSED USE: 12.63 unit Multi-family development
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On December 2, 2008, the Little Rock Board of Directors adopted Ordinance
No. 20,052 establishing a Planned Residential Development (PD-R) for this property to
allow for the construction of three (3) single-family homes on this site all with driveway
access to Kirby Road.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD-R to allow
the development of the site with three (3) buildings containing four (4) units in
each building multi-family development. The applicant has indicated Edgemere
Park is planned as an upscale residential apartment home development which
July 14, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8386-A
2
will blend European architecture with 21st Century construction. The units are
proposed as two bedroom units with a living area, one full bath, dining area and
kitchen and a separate laundry area. The units will range from 950 square feet
to 1,100 square feet of heated and cooled space.
The buildings are proposed with a single entry door to promote a residential
appearance. Exterior features include masonry, with structural accents and
details such as brick on all four sides, architectural roof shingles, landscaped
lawns and automatic sprinkler systems. The Roof pitch elevations are proposed
as a minimum 10/12. A six (6) foot privacy fence will be installed along the
northern, eastern and southern perimeters. A common area will be included
along the eastern perimeter to allow residents outdoor space.
B. EXISTING CONDITIONS:
Kirby Road is a narrow two-lane road with open ditches for drainage. The site is
wooded and appears to be relatively flat. South of the site is a warehouse
building and north of the site is Chenal Adult Daycare facility. East of the site is
property zoned PRD, which is being developed as a multi-family residential
development. The area is predominately single-family with a few churches
located north of the site. The area south of the site at the intersection with Kanis
Road on the east side was previously approved for an office, commercial and
mini-warehouse development and on the west side a convenience store has
been constructed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 Spring Valley Manor and the
Parkway Place Property Owners Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kirby Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of Kirby Road conforming to the
Master Street Plan. Construct one-half street improvement to Kirby Road
with the planned development. The new back of curb should be located
36 feet from the back of curb on the west side of Kirby Road.
July 14, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8386-A
3
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. 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. Stormwater detention will not apply to the proposed development with it being
less than one (1) acre in size.
6. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersections comply with 2004 AASHTO Green Book standards.
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 main extension required with easements for Lots 2 and 3.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required to provide water service to this property. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and the Little Rock Fire
Department is required. 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 meter connection(s) will apply to this project in addition to normal
charges.
July 14, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8386-A
4
Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide
access. Install a Knox box and properly place the address on the building.
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 Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density for this property. Residential
Low Density is for single family homes at densities no greater than
six (6) dwelling units per acre. The applicant has requested to revise a previously
approved Planned Residential Development to allow the development of this
.95 acre tract with three (3) structures containing a total of twelve (12) units of
residential housing
Master Street Plan: Kirby Road is shown as a Collector. The primary function of
a Collector Street is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kirby 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 northern and southern 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. No grading can occur in
these areas.
3. The zoning buffer ordinance requires a seventeen (17) foot wide land use
buffer along the eastern perimeter of the site next to the residentially zoned
July 14, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8386-A
5
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. No grading can occur in these areas.
4. The landscape ordinance requires a nine (9) foot 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. 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 perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
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. A small amount of building landscaping will be required.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
The applicant was present. Staff presented the item and noted additional
information was needed regarding unit square footage, building height, trash
collection and signage.
Public Works and Landscape comments were discussed
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted responses and a revised plan to address the issues
raised at Subdivision Committee. Each of the three (3) buildings will contain four
(4) units, two (2) upstairs and two (2) downstairs. Each building will have a single
front entry door to promote a single-family residential appearance. Each unit will
consist of 950 to 1100 square feet of heated and cooled space. The buildings will
have an architecturally shingled roof with a minimum roof pitch of 10/12. Building
July 14, 2011
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8386-A
6
height will be approximately twenty-eight (28) feet to the midpoint of the pitched
roof. There will be no dumpster on the site. Each unit will have individual trash
collection. Total open space is provided at 1,767 square feet per unit or a total of
52% of the site. The open space indicated at the east will be landscaped and will
include amenities such as park benches for the residents to enjoy. A six (6) foot
tall brick and black iron decorative fence will be placed across the front of the
site. The development will not be gated.
To staff’s knowledge, there are no outstanding issues. No Variances are
requested. Staff believes the proposed development will provide a good
transition from the nonresidential developments to the south and the single-family
neighborhood to the north. The development will also complement the new
multi-family development being constructed across Kirby Road.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in sections D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 10 FILE NO.: Z-8661-A
NAME: Bean Short-form PD-R
LOCATION: Located at 516 Ridgeway Drive
DEVELOPER:
Brian Bean
516 Ridgeway
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.20 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family - CUP
ALLOWED USES: Single-family with an accessory dwelling
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family with an accessory dwelling – Hillcrest DOD setback
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Conditional Use Permit for this property was approved by the Little Rock Planning
Commission at their June 2, 2011, public hearing. The CUP allowed for the placement
of a second residence on the site above a proposed garage structure located along the
southeastern portion of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-R to allow the screening of a former carport. The owner is removing the
former concrete parking pad and driveway in this area due to the relocation of the
driveway to the south side of the home with the addition of the garage structure
July 14, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8661-A
2
and residential unit approved in the previous application. The area is presently
under roof and the supporting columns are in place. The structure is located
within two and one-half (2.5) feet of the northern property line.
The set backs as proposed do not comply with typical setback standards of the
R-2, Single-family Zoning District. The property is located within the Hillcrest
Design Overlay District. Per the Hillcrest Design Overlay District should a
property not conform to the underlying zoning district for any reason the owner is
required to rezone the property to a planned zoning district to allow modifications
to the site.
B. EXISTING CONDITIONS:
The site contains a single-family residence and a detached garage-apartment.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Since the driveway will be removed, the driveway apron located between the
sidewalk and the back of curb should also be removed and the curb replaced.
Reconstruction may need to be made to the sidewalk where the driveway and
apron are removed. The reconstructed sidewalk must be constructed to meet
ADA standards.
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. All central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
July 14, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8661-A
3
Arkansas Water if additional fire protection or metered water service is required
or regarding the size and location of the water main.
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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density for this property.
Residential Low Density is for single family homes at densities no greater than
six (6) dwelling units per acre. The applicant has requested to rezone the site
from R-2, Single-family with a conditional use permit to allow a second
residences on the lot to Planned Residential Development to allow the use of a
former carport area with a non-conforming side yard setback as a screened
porch and to allow the construction of a deck along the northern portion of the
home extending to the rear of the home
Master Street Plan: Ridgeway 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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family request.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and noted there were no outstanding issues. Public
Works comments were noted.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
July 14, 2011
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8661-A
4
H. ANALYSIS:
There were no outstanding issues to respond to from Subdivision Committee.
Under the previously approved conditional use permit, the applicant proposed to
construct a detached two story garage structure with a guest apartment above.
An old, existing two-story garage and apartment are to be removed. The new
structure is located in the opposite corner of the rear yard. The existing driveway,
which provides access from the street to an attached carport is being removed.
The applicants propose to convert the former carport into a screened room. The
structure does not meet the required side yard setback of five (5) feet. Since the
carport is nonconforming in relation to setback, under the provisions of the
Hillcrest Overlay, a Planned Development is required for conversion of the
carport into a screened room. The roof and supporting columns are in place and
will not be changed. The structure has a setback of about two and one-half
(2.5) feet from the side property line. The screened porch will adhere to the
design of the existing house which they are refurbishing. The applicants
anticipate the aesthetics of the porch will actually be an improvement over the
existing carport.
Staff is supportive of the proposal. The structure has been in place for many
years. Converting the structure from a carport into a screened porch will not
change any of the pertinent issues such as setbacks. Staff also believes the
appearance of the house will be enhanced by converting the carport into a porch.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in sections D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 11 FILE NO.: Z-8668
NAME: 104 North Cedar Street Short-form PCD
LOCATION: Located at 104 North Cedar Street
DEVELOPER:
Ananth Ranyanathan
104 North Cedar Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying Company
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District – Add Single-family as an
allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 104 North Cedar Street is presently zoned C-3, General
Commercial District. The property has historically been a single-family home and
is a single-family residence today. The C-3, General Commercial Zoning District
does not allow single-family as an allowable use. Although the site has an
existing non-conforming status for the residential use the owner is requesting to
rezone the site to PCD to add single-family as an allowable use in addition to
maintaining the C-3, General Commercial District uses as allowable alternate
uses for the site.
July 14, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8668
2
B. EXISTING CONDITIONS:
The site is occupied by a single family residential structure and a detached
garage structure.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cedar Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required. The
centerline of Cedar Street should be shown on the survey to determine the
existing right-of-way.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
Arkansas Water if additional fire protection or metered water service is required
or regarding the size and location of the water main. Due to the nature of the
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 test of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas. The test results must be sent to Central
July 14, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8668
3
Arkansas Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: 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 received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Office for this property. The office category
represents services provided directly to consumers as well as general office. The
applicant has applied for a rezoning of this existing single-family home from C-3,
General Commercial District to Planned Commercial Development to add single-
family as an allowable use.
Master Street Plan: North Cedar Street is shown as a Collector. The primary
function of a Collector Street is to provide a connection from Local Streets to
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class III is shown along North Cedar Street. 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. Any future redevelopment of the site will require the site plan to comply with
the City’s landscape and buffer ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and noted there were no outstanding issues. Staff
commented that any future commercial use or development of the site would
require review of parking, landscaping and signage.
Public Works and Landscape comments were noted.
July 14, 2011
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8668
4
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 issues to respond to from Subdivision Committee. The property
has apparently been zoned commercial since the inception of zoning in 1937.
The property contains a single-family residence and has never been anything
other than a single family residence. Under the previous commercial designation
of “F”, single family was a permitted use. When the “new” zoning ordinance was
implemented in 1980, “F” became “C-3” and the residential use became
nonconforming.
No changes are proposed to the site. The PCD zoning request will retain C-3 as
the base use with a single-family residence being an added use. Any future use
or development of the site for a nonresidential use will require a return through
the process to address issues such as parking, landscaping and signage.
To staff’s knowledge, there are no outstanding issues.
I. STAFF RECOMMENDATION:
Staff recommends approval of the item subject to compliance with any comments
and conditions outlined in sections D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 12 FILE NO.: Z-8675
NAME: Mabelvale Cut-off and Whispering Pine Drive Short-form PCD
LOCATION: Located on the Northwest corner of Mabelvale Cut-off Road and
Whispering Pine Drive
DEVELOPER:
Lucio Rubio
10425 Stardust Trail
Little Rock, AR 72209
SURVEYOR:
Ollen Dee Wilson
P.O. Box 604
North Little Rock, AR 72115-0604
AREA: 0.53 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: Used automobile sales – up to six automobiles
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-2, Single-family to Planned
Commercial Development (PCD) to allow the lot located the intersection of
Mabelvale Cut Off and Whispering Pine Drive for automobile sales. The
applicant is requesting to be allowed to display six (6) cares for sale on the lot.
The applicant has indicated a small building will be added to the site to allow for
a sales office. The entrance to the automobile sales lot is from Whispering Pine
Drive. The applicant has indicated no alterations to the cars will be performed on
site.
July 14, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8675
2
B. EXISTING CONDITIONS:
The property consists of a vacant, cleared lot which appears to have some
nonconforming use as equipment and truck parking.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 West Baseline Neighborhood
Association, the Legion Hut 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
Whispering Pine Drive 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
Whispering Pine Drive and Mabelvale Cut-off.
3. Sidewalks with appropriate handicap ramps are required to be installed along
Whispering Pine Drive in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. 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).
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.
July 14, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8675
3
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 if additional fire protection or metered water service is required
or regarding the size and location of the water main. Due to the nature of the
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 test of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas. The test results must be sent to Central
Arkansas Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Route #17 –
the Mabelvale Downtown Route and 17A – the Mabelvale UALR Route.
Adjacent to this site on Mabelvale Cut-off there is a covered bus shelter.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Residential Low Density for this property.
Residential Low Density is for single family homes at densities no greater than
six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2,
Single-family to Planned Commercial Development to allow the use of the
property as a car lot for up to six (6) cars.
Master Street Plan: Mabelvale Cutoff 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
Mabelvale Cutoff since it is a Minor Arterial. Whispering Pine 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.
July 14, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8675
4
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. Any new paved areas must comply with the City’s landscape and buffer
ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and noted additional information was needed on the
proposed use including days and hours of operation, dumpster location, signage
and site lighting. Staff asked if any auto repair or detailing of vehicles would
occur on site. Staff noted the site plan and survey did not appear to match. The
applicant was asked to explain the purpose of a proposed building indicated on
the plan. Staff requested information on the dump trucks currently parked on the
site as well as several piles of gravel. It was noted that the vehicular use areas
would have to be paved and landscaped to comply with Code standards.
Public Works and Landscape comments were discussed.
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 is requesting approval of a PCD to allow for use of this .54+/- acre
tract for an automobile sales lot. The property is mostly cleared and appears to
have some degree of nonconformity associated with the parking of dump truck or
as a contractors yard. A gravel driveway provides access off of Whispering Pine
Drive. Any change to a nonconforming property requires a Planned
Development.
The applicant proposes to display six (6) vehicles for sale on the lot. A small
office building is to be located on the site. No auto detailing, car washing or auto
repair will occur on the site. The applicant states he is a truck driver and desires
to have this use as a part time business. Days and hours of operation are
9:00 a.m. to 5:00 p.m., seven days a week. The only site lighting will be a
security light. Signage is proposed to be that allowed in commercial zones, as
July 14, 2011
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8675
5
per the Code. That could imply a commercial ground mounted sign on each
street frontage and wall signage on the building. No specifics were provided. The
applicant also proposes to continue to park a single dump truck on the site (the
truck he drives).
The applicant is requesting a two-year deferral of the requirement to construct
paved parking and drives and associated landscaping and screening.
Staff is not supportive of the request. The use itself is a C-4 commercial use
being proposed in an area that is primarily residential in character and use. There
are a couple of nonresidential uses across the street to the south and a
nonconforming contractor’s yard across the street to the east. Those uses are
the exception rather than the norm. The land use plan limits the nonresidential to
narrow strips along the south side of Mabelvale Cut-off and east of Whispering
Pine. In addition to concerns about the use itself, staff does not feel it is
appropriate to allow a substandard development that does not include
compliance with any code standard such as paving, landscaping and screening.
Staff believes the proposed development would have a detrimental impact on
surrounding properties, particularly the adjacent residential neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were three objectors present. Through his
City-provided translator, the applicant stated he was not ready to go forward since the
person who had been assisting him thus far through the process was unable to be at
the meeting. Staff informed the Commission of the applicant’s desire to defer the item.
The objectors stated they would support the deferral request, albeit begrudgingly. A
motion was made to defer the item to the August 25, 2011 meeting. The motion was
seconded and approved by a vote of 9 ayes, 1 no and 1 absent.
July 14, 2011
ITEM NO.: 13 FILE NO.: Z-8676
NAME: 1109 North Palm Street Short-form PD-R
LOCATION: Located at 1109 North Palm Street
DEVELOPER:
Riley Lipschitz
1109 North Palm Street
Little Rock, AR 72205
ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ARCHITECT:
Brandon Ruhl
30 Lexington Drive
Conway, AR 72034
AREA: 0.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family – Hillcrest Design Overlay District
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Addition to existing structure with reduced side and
rear yard setbacks.
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R
to allow an addition to the existing single-family home located at 1109 North
Palm Street. The existing home contains 880 square feet and the owner wishes
July 14, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8676
2
to 600 square feet in two additions to the home. The additional square footage
will allow the owner to add a master suite, laundry room and pantry to the
existing two (2) bedroom one (1) bath home. The additions will be located within
4.3 feet of the side property line and 6.6 feet of the rear property line. The set
backs as proposed do not comply with typical setback standards of the R-2,
Single-family Zoning District. Per the Hillcrest Design Overlay District should a
property not conform to the underlying zoning district for any reason the owner is
required to rezone the property to a planned zoning district to allow modifications
to the site. Otherwise, the additions comply with the standards of the DOD.
B. EXISTING CONDITIONS:
The site contains a one story, single- family residential structure.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment 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 were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
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 of request for water service must be met. Contact Central
Arkansas Water if additional fire protection or metered water service is required
or regarding the size and location of the water main.
Fire Department: Approved as submitted.
July 14, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8676
3
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density for this property.
Residential Low Density is for single family homes at densities no greater than
six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2,
Single-family to Planned Residential Development to allow the construction of a
600 foot addition to the existing 880 square foot single-family residence. The
property is located within the Hillcrest Design Overlay District. The request
includes a variance for the rear yard setback of the property. Per the DOD a
rezoning is required to allow the development as proposed.
Master Street Plan: North Palm Street 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 request.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and requested the applicant provide the grade plane for
the lot, the front building setback for the adjacent property and the maximum
building height for the structure.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted responses and a revised plan that addresses those
issues raised at Subdivision Committee. The property is occupies by a one,
July 14, 2011
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8676
4
story, 880 square foot, single-family residential structure. The applicant is
proposing three (3) additions to the residence. The first addition is an unenclosed
front porch. No variances are required for the porch addition. The other two
additions are to the rear of the structure. The larger of the two additions is a
proposed master suite. This addition will have a rear yard setback of six (6) feet
three (3) inches and a side yard setback of four (4) feet. For this R-2 zoned
property, the rear and side yard setbacks are twenty-five (25) feet and six (6) feet
five (5) inches respectively. The smaller addition to the rear of the house is to
contain a laundry room and pantry. This addition will have a rear yard setback of
ten (10) feet and a side yard setback of seven (7) feet four (4) inches. Both
additions will be one-story in height. The master suite addition will have a height
of sixteen (16) point two (2) feet and the laundry room addition will have a height
of fourteen (14) point six (6) feet, both measured to the ridge. The DOD permits a
height of thirty-nine (39) feet to the ridge.
Staff is supportive of the proposal. The property abuts an alley on the north. The
minor reduction in side yard setback will have no affect on other properties. The
site abuts the side of the rear yard of a property that fronts onto Kenyon Street.
The house on this adjacent lot is located on the south end of the lot. Allowing the
reduced rear yard setback should not impact this adjacent property.
I. STAFF RECOMMENDATION:
Staff recommends approval of the application, subject to compliance with the
comments and conditions outlined in section E of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
July 14, 2011
ITEM NO.: 14 FILE NO.: A-321
NAME: Lawson Cut-Off Road Annexation
REQUEST: Accept 1.46 acres plus or minus to the City
LOCATION: Northwest of the Lawson Road – Lawson Cut-off Road intersection
SOURCE: Paxton Singleton, Agent for the Property Owners
GENERAL INFORMATION:
• The County Judge signed the request for annexation on July 5, 2011.
• The area requested for consideration is vacant and partially wooded.
• There is one property owner.
• The site is contiguous to the City of Little Rock, the southeast corner of the
ownership is within the City.
• The annexation request is to obtain sewer service and other City services.
• The area in question is generally rectangular, approximately 400 feet deep
(from roadway) and 200 feet wide at Lawson Road.
• Currently the property is zoned O-3, General Office with a re-zoning
application for Planned Commercial District, to allow for a retail store on
the site.
• The property owners have indicated the intention to redevelop this land for
commercial uses.
AGENCY COMMENTS:
Public Safety:
Fire: The Little Rock Fire Department has indicated that any annexation will
impact delivery of emergency services. The Department indicates they would
have an increased run volume. The Crystal Valley Volunteer Fire Department
(current fire protections provider) has indicated they have no issues or concerns
with the annexation request.
Police: The Little Rock Police Department has indicated that they have no issues
or concerns with the proposed annexation request.
Infrastructure and Community Facilities:
Central Arkansas Transit: Central Arkansas Transit has indicated they have no
issues or concerns with the proposed annexation request.
July 14, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. A-321
2
Parks and Recreation: No Comment Received.
Public Works: The Engineering Division of Public Works has indicated the
proposed annexation is acceptable and that they have no comment. The Solid
Waste Division of Public Works has indicated they have no issues with the
proposed annexation request.
Utilities:
Central Arkansas Water: No Comment Received.
Entergy: Entergy indicates they have no issues or concerns with this annexation.
Reliant-Energy: No Comment Received.
Wastewater Utility. The Little Rock Wastewater Utility has indicated they have no
issues or concerns with the proposed annexation. They do note that sewer
service for this property would be the responsibility of the developer of the
property. Further, there would be a sewer main extension required to serve the
area in question.
Southwestern Bell: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation is not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation area is within the Pulaski Special School District.
ANALYSIS:
This annexation area is located at the northwest corner of the Lawson Road -
Lawson Cut-off Road intersection. A corner of the ‘ownership’ (southeast corner)
is within the City of Little Rock. The ownership is a modified rectangle with the
northwest corner removed. The tract is approximately 400 feet deep from
Lawson Road and 200 feet wide (106 feet wide at the end opposite Lawson
Road). The site is gently sloped (especially for western Little Rock), with a grade
change of approximately 8 feet. The low point is the southwest corner just under
356 feet and the high point being along the back property line at approximately
362 feet.
July 14, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. A-321
3
The front of the site is cleared with the majority wooded and over-gown. On
either side of the site along Lawson Road there are existing homes. The houses
north and east of the site along Lawson Road are on small tracts and are
occupied. Only one home remains occupied in the area between Lawson and
David O Dodd Roads, east of the annexation area.
The city limits in this location has been in place since the general election
annexation of 1985. The city limits follows the west section line of Section 21
Township-1-North, Range-12-west. The request is contiguous along this section
line as it crosses the ownership. Pulaski County Judge Villines set a hearing to
consider the annexation for July 5, 2011.
The current zoning is O-3, General Office. A reclassification request has been
filed with the City to change the zoning to Planned Commercial District, for a
Dollar General Store and other retail uses. The City’s Land Use Plan shows the
site for Office use with Mixed Office/Commercial and Commercial Use shown as
one moves to the east and north. The ‘major’ intersection is the Colonel
Glenn/Bowman Road to the northeast of this site with a large amount of
Commercial land use is shown.
East the annexation area has been redeveloping into commercial uses centered
on the Interstate 430 interchange with Colonel Glenn Road. Several auto
dealerships have moved to this area as a have a couple of regional recreational
uses – a theater and indoor pizza/golf and games facility. There are also several
office/warehouse developments and Baptist Hospital’s support services building
including their school of nursing. To the west remains more rural to suburban in
use with large tract residential and a scattering of businesses.
The Master Street Plan shows Lawson Road as a Minor Arterial to Lawson Cut-
off Road. The Arterial classification continues east along Lawson Cut-Off Road
and Lawson Road continues north to Colonel Glenn Road with a classification of
a Local Commercial Street. None of these roads are currently construction to
Master Street Plan Standard. Additional right-of-way as well as widening of the
street surface, addition of storm drainage facilities and sidewalks will be required
along these roads.
Central Arkansas Transit does not serve this site. The closest bus route is Route
14, Rosedale and comes as far west as Shackleford Road between Colonel
Glenn Road and 36th Street. This is over a mile to the east and north of the
parcel requesting annexation.
There is a 16-inch water main along Lawson Road from Colonel Glenn Road
south to Lawson Cut-off Road and proceeding south along David O Dodd Road.
July 14, 2011
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. A-321
4
From Lawson Cut-Off Road to the west the line is a 12-inch line. The closest
wastewater line is along David O Dodd Road at Lawson Cut-Off Road and is an
8-inch line. The Wastewater utility has indicated there would be a need for a
sewer main extension to serve the area, and the owner/developer would be
responsible for getting the sewer serve to the site.
This site would have primary fire protection from Station 14, Colonel Glenn Road
some 3 miles away to the east. The Little Rock Fire Department has indicated
any annexation would have an impact on the delivery of emergency services.
They believe there would be an increase in run volume. Some of the frontage is
already within the City of Little Rock, thus police already have patrol of the street
in front of the site requesting annexation.
Staff Recommendation:
-Forth Coming-
PLANNING COMMISSION ACTION: (JULY 14, 2011)
Staff indicated this item could be placed on the consent agenda for approval.
By a vote of 10 for and 0 against the consent agenda was approved.
a
LU
LU
�r
0
cn
0
\\ V
W
F`..'
Q
3
Igloo
I
moll
1111
milli
0
Bill
milli,
logo
11
I'm
MEMO
III
Niglio
Mal
looloom
COSCICCOCE
go
milli
IN
Emilio
oil
mill
NINON
111
100
III
him
3
161,
zz1
G)
ry�ry
V
ML
W
1 W`�''�
V i
C)
m
LLI
cn
w
LU
JQ
MEMO
Mal
COSCICCOCE
milli
IN
mill
NINON
111
100
III
him
161,
zz1
G)
ry�ry
V
ML
W
1 W`�''�
V i
C)
m
LLI
cn
w
LU
JQ
July 14, 2011
There being no further business before the Commission, the meeting was
adjourned at 6:07 p.m.
(� � l f
ate