pc_08 12 2010sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 12, 2010
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being seven (7) members present.
II. Members Present: Tom Brock
J. T. Ferstl
Troy Laha
Obray Nunnley, Jr.
Bill Rector
Billy Rouse
Jeff Yates
Members Absent: “Goose” W. Changose
Marcus Devine
Dan Harpool
Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the July 1, 2010 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 12, 2010
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-7875-C Taylor Park Subdivision Revised POD - Phase II, located on
the West side of Taylor Park Boulevard just South of Kanis
Road.
B. Z-8545 7001 Cantrell Road Auto Sales Short-form PCD, located at
7001 Cantrell Road.
C. Z-8546 Junior Martinez Long-form PID, located at 4200 Hoerner
Road.
D. Z-5427-C Huffman Office Warehouse Short-form POD, located on the
Southeast corner of Kanis Road and Cherry Brook Drive.
E. Z-7897-A Parkway Automotive Revised Short-form PD-C, located at
708 Kirk Road.
F. Z-8514-B Little Rock Housing Authority Park Addition Revised PD-R,
located on the Southeast corner of 12th and Park Streets.
G. Z-8556 Red’s Towing Inc. Short-form PD-C, located at 2227-2229
Wilson Road.
H. Z-8559 Chenal South Blocks 1 and 2 Long-form PD-R, located on
the Southwest corner of Denny Road and Gordon Road.
I. S-1654 Williams Addition Preliminary Plat, located on the Southwest
corner of 23rd and Walker Streets.
J. LA-0032 Woodlands Trail Land Alteration Variance Request, located
on the Southwest corner of Kanis Road along Woodlands
Trail.
Agenda, Page Two
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-980-C Morris Subdivision Replat Lots 1-RR and 3, located at 12610
Chenal Parkway.
2. S-1636-B Beau Rivage Subdivision Revised Preliminary Plat, located
East of Southridge Drive and South of the Walton Heights
Subdivision.
3. S-1649-A The Orchards at Mabelvale Revised Preliminary Plat,
located at 9501 Mabelvale Pike.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-1655 RIC Inc. Subdivision Site Plan Review, located at 5505 Scott
Hamilton Drive.
5. Z-6477-B Pleasant Ridge Zoning Site Plan Review, located at 11610
Pleasant Ridge Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-2934-E Massey Long-form PD-R, located at 5001 Stagecoach
Road.
7. Z-7917-C Arkansas Dental Health Revised Short-form PCD, located
at 12018 Chenal Parkway.
8. Z-7969-B Phillips Revised Short-form PCD, located at 6100 Stones
Road.
9. Z-8100-B Purvis Industries Revised Long-form PID, located at 8911
I-30.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
10. Z-8489-A The Gardens at Valley Falls Revised PD-R, located on the
Southwest corner of LaMarche Drive and Taylor Loop
Road.
11. Z-8519-B The Orchards at Mabelvale Phase II Short-form PD-R,
located at 9501 Mabelvale Pike.
12. Z-8559-A Chenal South Blocks 3 and 7 Long-form PD-R, located on
the Southwest corner of Denny Road and Gordon Road.
13. Z-8573 Wilson Short-form PD-R, located at 66 – 70 Avignon Court.
14. Z-8574 Buntaine Short-form PD-R, located at 303 Rosetta Street.
IV. OTHER BUSINESS:
Item Number:
File Number:
Title:
15. A revision of the River Market Design Overlay District
(Sec. 36-359 Streetlights and furnishings.)
August 12, 2010
ITEM NO.: A FILE NO.: Z-7875-C
NAME: Taylor Park Subdivision Revised POD - Phase II
LOCATION: Located on the West side of Taylor Park Boulevard just South
of Kanis Road
DEVELOPER:
Graham Smith Construction LLC
13503 Kanis Road
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Single-family residential attached and detached and Office
as allowed per the O-3, General Office Zoning District
PROPOSED ZONING: POD
PROPOSED USE: Phase II - Single-family residential attached and Office as
allowed per the O-1, Quiet Office Zoning District – Maintain
previous approvals for Phase I
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Planning Commission reviewed a request and recommended approval for Taylor
Park Long-form POD at their July 7, 2005, public hearing. The site plan included the
development of 22.9 acres containing a mixed-use development including office and
residential uses. The property fronting along Kanis Road would allow O-3, General
Office District uses with the remainder of the site being developed with attached and
detached single-family residences. Ordinance No. 19,388 adopted by the Little Rock
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
2
Board of Directors on August 30, 2005, rezoned the site from R-2, Single-family to POD
establishing Taylor Park Long-form POD.
Ordinance No. 19,635 adopted by the Little Rock Board of Directors on November 21,
2006, allowed a revision to the POD by allowing the height and area of the subdivision
identification sign to be increased.
On February 25, 2010, the Planning Commission denied a request to allow the property
owner located at 2 Chapman Lane to maintain a wood deck and a pergola surrounded
with a six-foot wood fence which had been constructed without a permit and across a
platted building line and within a ten (10) foot utility easement. The denial request was
not appealed to the Board of Directors. The property owner has decreased the height
of the fence, removed the pergola beyond the building line and is to raise the grade of
the lot around the deck to comply with typical ordinance standards for single-family
development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer of the Taylor Park Subdivision has now purchased 1.68 acres
located on the west side of Taylor Park Boulevard and is proposing the
construction of the 2nd Phase of the subdivision. The development is proposed
with two (2) office buildings each containing 3,375 square feet and a shared
parking lot. The parking is proposed with a single access point to Taylor Park
Boulevard. The development will also contain eleven (11) common wall patio
homes located on individual lots and constructed similar to the existing attached
homes within the existing subdivision. The new residential units will be located in
three (3) buildings with two (2) buildings containing four (4) units and one (1)
building containing three (3) units. The building envelope is indicated containing
2,890 square feet. Each of the units will contain a garage. The homes will have
individual driveway accesses to Taylor Park Boulevard. The development will
be constructed in phases with the residential units constructed in the first phase.
The office buildings will be constructed as the market demands.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of the entire area with the initiation of Phase I. The development
will contain a retaining wall along a portion of the western perimeter. A note on
the site plan indicates a maximum wall height of ten (10) feet. The request
includes a deferral of the required street improvements to Kanis Road until the
development of Lot 60, the lot adjacent to the street frontage.
The property is not covered under a bill of assurance.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
3
B. EXISTING CONDITIONS:
The property proposed for development is presently a vacant tract with a
scattering of trees. The Taylor Park Subdivision has developed with single-family
homes both attached and detached. It appears the majority of the attached units
have been constructed and only a few lots remain for the detached single-family
homes. The office portion of the development along Kanis Road has not been
initiated. The developer does occupy a structure along Kanis Road as his
construction and sales office.
Street improvements to Kanis Road were completed with the first Phase of the
Taylor Park Subdivision. Taylor Park Boulevard has also been constructed with
a sidewalk along the eastern side.
The area has not changed much since the original approval. The area remains
single-family with homes located on large lots. The area to the south is
developing as the Woodlands Edge Subdivision. To the west of this site a new
street, Woodlands Edge Trail, has been constructed from Kanis Road to the
south accessing the Woodlands Edge Subdivision. This area is zoned PCD for
future development of office and commercial uses. The area to the north
includes two properties zoned as planned developments for office uses and a
third property to the northeast is also zoned for office use. The remaining area is
single-family homes located on large lots or parcels.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, all residents
who could be identified located within 300 feet of the site, the Parkway Place
Property Owners Association, the Gibraltar Heights/Pointe West/Timber Ridge
Property Owners Association and the Woodlands Edge Community Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Taylor Park Boulevard.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
4
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Kanis Road
including 5-foot sidewalks with the planned development.
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).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of excavation.
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. A variance must be approved from the Land Alteration Ordinance to allow
the developer to advanced grade with Phase 1.
10. Handicap access ramps should be installed to cross Taylor Park Boulevard
at Kanis Road and at the southern property line of Lot 59.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension with easements is required for this project.
Contact Little Rock Wastewater for additional information.
Entergy: A ten (10) foot underground utility easement is required. Contact
Entergy for additional information.
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 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.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
5
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: No comment received.
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 Suburban Office and Residential Low Density for this
property. The applicant has requested to amend the previously approved
Planned Office Development to allow the construction of three additional
residential buildings and two office buildings. The mixture of these two uses
coincides with the land use plan.
This area is not covered by a Neighborhood Plan.
Master Street Plan: Kanis 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 Kanis 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. Taylor
Park Boulevard 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:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a nine-foot (9’) wide landscape strip,
around the office use properties entirety. A variance from this requirement
must be obtained from the City Beautiful Commission prior to the issuance of
a building permit.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
6
3. The zoning buffer ordinance requires a nine (9) foot wide land use buffer
along the western property line. Seventy percent (70%) of this area is to
remain undisturbed.
4. Screening will be required along the western perimeter where abutting
residentially zoned or used property.
G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010)
Mr. Scott Hurley and Mr. Joe White were present representing the request. Staff
presented an overview of the development stating additional information was
necessary to allow a complete review of the proposed development. Staff
requested information concerning fences, decks, porches and patios allowed
within the single-family portion of the development. Staff also questioned the
orientation of the office buildings located along Kanis Road. Staff stated building
signage should be addressed through the review process.
Public Works comments were addressed. Staff requested clarification on the
request for advanced grading. Mr. White stated the office buildings would not be
constructed in the initial phase but the request was to clear the office portion of
the site with the construction of the residential homes. Staff stated the
stormwater detention ordinance would apply to development of the site. Mr.
Hurley questioned if the City would accept an in-lieu contribution. Staff stated
they would not accept an in-lieu contribution and the development should provide
the required detention. Mr. Hurley stated the developer was requesting a
deferral of the required street improvements to Kanis Road until the development
of the office lot abutting Kanis Road.
Landscaping comments were addressed. Staff stated a portion of the parking
located along the western perimeter was located within the required land use
buffer areas. Staff stated the zoning buffer ordinance requires the placement of
a nine (9) foot wide land use buffer along the western perimeter of the site. Staff
stated seventy percent (70%) of the buffer area was to remain undisturbed.
Mr. White questioned if the back-out area was constructed of a pervious
pavement if the back-out area could remain. Staff stated the pervious pavement
would be allowed within the land use buffer 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.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
7
H. ANALYSIS:
The applicant submitted a revised cover letter and site plan to staff addressing
the issues raised at the April 29, 2010, Subdivision Committee meeting. The
applicant has indicated the existing stormwater detention facility will be reviewed
to determine if the area is adequate to serve the additional area. If the existing
stormwater detention facility is not adequate additional stormwater detention will
be provided with the new development.
The development will be constructed in phases with the residential units
constructed in the first phase. The office buildings will be constructed as the
market demands.
The request includes a variance from the City’s Land Alteration Ordinance
requirements to allow grading of the entire 1.68 acres with the construction of the
first phase of the development. The site plan indicates a maximum wall height of
10 feet along the western perimeter which is an allowable height under the Land
Alteration Ordinance.
The request includes a deferral of the required street improvements to Kanis
Road until the development of Lot 60, the lot adjacent to the street frontage.
Staff is supportive of the deferral request for a period of five years, until the
development of Lot 60 or until adjacent development occurs whichever occurs
first. The property has approximately 100 feet of street frontage with an existing
taper on Kanis Road into Taylor Park Boulevard. Staff feels the deferral request
will not significantly impact access to the existing street or to Kanis Road.
The development proposes construction of two (2) office buildings each
containing 3,375 square feet and a shared parking lot. The development is
proposed with a single access point to Taylor Park Boulevard. There are twenty
(20) parking spaces proposed to serve the new buildings. The office use would
typically require a total of sixteen (16) parking spaces. The site plan indicates a
back out area within the western land use buffer area. A note on the site plan
indicates this area as a permeable landscape pavement.
The proposed use of the office buildings are the uses as allowed in the O-1,
Quiet Office District Zoning District. The hours of operation are typical office
hours.
The fronts of the office buildings will face into the parking lot. The applicant is
requesting building signage to be allowed on the fronts of the buildings, which will
not have street frontage, and along the eastern façade of the buildings adjacent
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
8
to Taylor Park Boulevard. The maximum sign area for the proposed building
signage is ten (10) percent of the façade area on the façade the signage is
placed. Ground signage for the office development is proposed on each of the
individual lots. The signage is proposed consistent with signage allowed in office
zones or a maximum of six (6) feet and a maximum sign area of sixty-four (64)
square feet in area which is consistent with signage allowed in office zones. The
development is not proposed with electronic signage.
The development will also contain eleven (11) common wall patio homes located
on individual lots and constructed similar to the existing attached homes within
the existing subdivision. The new residential units will be located in three (3)
buildings with two (2) buildings containing four (4) units and one (1) building
containing three (3) units. The residential lots average thirty-four (34) feet by one
hundred fifteen (115) feet. The building envelope is indicated containing 2,890
square feet. Each of the units will contain a single car garage. The homes will
have individual driveway accesses to Taylor Park Boulevard. The driveway width
will allow for parking of an additional vehicle outdoors. The units will be
constructed with four sides of brick and architectural grade singles will be used
for roofing materials. The maximum building height proposed is twenty (20) feet
at mid height. The units will contain an at grade patio. No decks, porches or
pergolas will be allowed on the units without prior approval by the City of Little
Rock through a revision to the POD. The units will be allowed fencing as allowed
per the zoning ordinance for residentially zoned property.
The structures will be placed with a minimum setback from Taylor Park
Boulevard of twenty (20) feet. A thirty (30) foot setback is proposed along Kanis
Road. The units will have a rear yard setback of 20 feet from the western
perimeter. The side yard setback for the units which are not attached is five (5)
feet.
The site plan indicates a minimum of ten percent of the gross planned office
district area will be designated as landscaped open space. The developer also
indicates a minimum of five (500) square feet of usable private open space will
be provided for each of the townhouse units. The residential portion of the
development will not provide a minimum of ten (10) to fifteen (15) percent of the
area designated as common usable open space.
The majority of the site is indicated on the City’s Future Land Use Plan as
Suburban Office with a small portion of the site indicated as Residential Low
Intensity. The Suburban Office Classification allows for low intensity
developments of office or office parks in close proximity to lower density
residential areas to assure compatibility. The Residential Low Intensity
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
9
classification allows for the development of single family homes at a density not
to exceed six (6) dwelling units per acre. Residential development typical
characteristics of this land use classification are conventional single family
homes, but may also include patio or garden homes and cluster homes. The
residential portion of Phase I of the Taylor Park Subdivision allowed to develop
with a density of 7.2 units per acre. The current request is to allow a density of
9.49 units per acre. When combining the Phase I portion of the Taylor Park
Subdivision and this additional phase the overall density of the development is
6.99 units per acre.
Staff is supportive of the request. The office portion proposed for development is
consistent with the City’s Future Land Use Plan. Only a small portion of the
development is indicated within the Residential Low Intensity classification. The
remainder of the Taylor Park Subdivision is indicated as Residential Low
Intensity which has developed with an overall density in excess of the typical
standards of the land use classification. Staff is unaware of any negative impacts
the density at which the subdivision has developed has caused the subdivision or
the area. The development is mostly built-out with only a few of the detached
residential lots remaining. Staff feels the development of this 1.68 acres with two
(2) small office buildings and eleven (11) attached residential units is an
appropriate development for this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of the entire site with the development of
the first phase.
Staff recommends approval of the deferral request of the required street
improvements to Kanis Road for a period of five (5) years, until adjacent
development occurs or until the development of Lot 60 of the Taylor Park
Subdivision which ever occurs first.
PLANNING COMMISSION ACTION: (MAY 20, 2010)
Mr. Graham Smith was present representing the request. There were a number of
registered objectors present. Staff presented the item with a recommendation of
approval of the item along with the variance request from the City’s land alteration
ordinance requirements and the request for the street deferral.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
10
Mr. Smith addressed the Commission stating Taylor Park Subdivision was developed
with 119 attached and detached homes. He stated of the 119 lots 116 homes had sold
with three (3) lots remaining to develop. He stated his request was to allow the addition
of eleven (11) attached units and two (2) office buildings on property recently purchased
located on the west side of Taylor Park Boulevard.
Mr. Chia-Chu Chiang addressed the Commission in opposition of the request. He
stated the development was a residential area with only one access to Kanis Road. He
stated commercial development was not appropriate for the site.
Ms. Jennifer Freyman addressed the Commission in opposition of the request. She
stated was not wholly opposed to the request but was opposed to the attached units
and the office development. She stated she felt the development would be better if
developed with detached homes around the perimeter in keeping with the remainder of
the development. She stated the attached units with garages in the front were not
desirable. She stated traffic and safety were a concern at the entrance to the
subdivision. She questioned the office parking lot accessing the residential street and
stated a better access would be on Kanis Road.
Mr. Tony Nobile addressed the Commission in opposition of the request. He stated the
subdivision was three years old and was developed with a mixture of attached and
detached homes. He stated the attached homes contained a two (2) car garage with
alley access. He stated the perimeter homes also contained a front loaded two (2) car
garage. He stated with the development of the eleven (11) attached units the feel of the
neighborhood would be changed. He stated the attached units on the perimeter would
go against the overall development plan and change the model of the neighborhood.
He stated the units were proposed with a single car garage and a two car driveway. He
stated the residents were not opposed to the overall development only the placement of
the attached units which was out of character with the other homes in the area. He
stated with an alternate plan Mr. Smith could construct detached units and based on the
sales price could command a higher value thus generating a similar profit for the
developer. He also questioned if the office building had sufficient parking and if the
parking proved to be inadequate where would the visitor park. He stated the street was
not adequate to handle the residential traffic and overflow parking for the office uses.
Ms. Grace Ellen Rice addressed the Commission stating her concerns were the same
as Mr. Nobile’s but she questioned if the development would be assessed to assist in
paying the improvement district taxes. She stated she understood the Commission was
not bound by, but could review Bills of Assurances when deciding an issue. She stated
she was also concerned there were no homeowners on the improvement district board.
She stated she had concerns with the placement of eleven (11) units and felt the
residents within Taylor Park would see a ribbon of concrete when entering the
subdivision. She stated Graham Smith should be proud of what he had build and not
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
11
want to bring down the development with a development so out of character with the
area.
Mr. Jeff Jones addressed the Commission in opposition of the request. He stated his
area of concern was related to traffic and the two office buildings. He stated the
commercial development would increase congestion at the intersection of Taylor Park
Boulevard and Kanis Road. He stated Mr. Smith was a good developer and felt the new
construction should look like the remainder of the homes on the perimeter of the
development.
Ms. Margaret Birdsong addressed the Commission in opposition of the request. She
stated Kanis Road was still a rural road. She stated Kanis Road was narrow and was it
was difficult to access Kanis Road from the subdivision during peak travel times. She
stated there were a number of empty office buildings located on Kanis Road as well as
within the remainder of the City. She stated it was important a buffer be provided
between the residential and non-residential uses.
Ms. Beverly Foster addressed the Commission in opposition. She stated it was
important to maintain trees when developing in the City. She requested the
Commission come to the neighborhood and visit with the homeowners to see why they
were so passionate about issues which concerned the neighborhood.
Mr. Gary Korte addressed the Commission with concerns. He stated traffic and access
were his concerns. He stated with the development of two (2) office buildings on the
west sharing a driveway and the development of two (2) office buildings on the east with
individual driveways allowing three (3) drives to serve office development would
generate a great deal of traffic on the residential street.
Ms. Joann Riley addressed the Commission in opposition. She stated it was difficult to
get in and out of the neighborhood presently. She stated the addition commercial
development would increase traffic on the residential street creating additional danger to
the area residents.
Additional attendees who filled out a card but did not wish to speak included – Mr. Ron
Jones, Mr. Horace Walters, Ms. Ethel Walters, Mr. Joe Stephens, Ms. Ida Daniels, Ms.
Rita Chappell, Ms. Shirley Pharis, Ms. Dana Downes, Ms. Peggy Dowd, Mr. Vernon
Gould, Ms. Hilda Dillinger, Ms. Nina Bennett and Ms. Patty Snipes.
Mr. Smith addressed the Commission addressing residents concerns. He stated Taylor
Park Boulevard was constructed to a commercial street standard. He stated the
development in 2005 was developed with seven (7) units per acre and the current
development was to allow 6.9 units per acre. He stated the attached units were rear
loaded units but the perimeter units did have front garages and driveways. He stated
the office building would be set 30 feet from Kanis Road and 20 feet from Taylor Park
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
12
Boulevard. He stated he was not looking to cheapen anything. He stated in typical
subdivision development the developer put the lesser value homes near the entrance to
the subdivision and the more expensive homes in the rear. He stated the homes
located at the font of the subdivision would not command has high a value as the
homes located further back. He stated the attached units would be easier to sell than
detached units. He stated when homes in a subdivision did not sell this brought the
value of the remaining homes down. Mr. Smith stated the office uses would be quiet
office uses. He stated his plans included moving his office to one of the office buildings.
He stated the office would look like a residential unit with architectural shingles, brick
similar to the brick within the subdivision, and no overhead signage. Mr. Smith stated
he would be willing to defer the item to meet with the neighbors to discuss options for
development of the site.
The Chair questioned Mr. Smith if he was requesting a deferral of the item. Mr. Smith
stated he was requesting a deferral of the item to the July 1, 2010, public hearing. The
Chair entertained a motion of approval of the deferral request. The motion carried by a
vote of 6 ayes, 0 noes and 5 absent.
SUBDIVISION COMMITTEE COMMENT: (June 10, 2010)
The item was returned to the Subdivision Committee on June 10, 2010. Staff stated the
plan had been revised to include property on the east and west sides of Taylor Park
Boulevard. Staff stated the development was now proposed with three (3) units of
detached housing, two (2) buildings containing four (4) units and one (1) building
containing three (3) units of attached housing and a single office building. During the
Committee meeting there was a great deal of discussion concerning the driveway
located on Taylor Park Boulevard to access Lot 1 located on the east side of Taylor
Park Boulevard. Staff has reviewed the file and it appears with the final approval a drive
access was provided to Lot 1 with the elimination of a drive access located on Kanis
Road. Other topics of discussion were details of proposed perimeter fencing, the
proposed use of the office portion of the site and details of proposed signage.
Public Works comments were addressed. Staff stated the ordinance typically did not
allow a driveway less than 300-feet from an intersection. Staff stated the drive on
Taylor Park Boulevard would require a variance from the Subdivision Ordinance and the
Master Street Plan to allow the drive as indicated. Staff stated all grading activities
would require approval prior to beginning construction. Staff stated handicap access
ramps should be installed to cross Taylor Park Boulevard at Kanis Road at the southern
property lot line of Lot 59.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
13
ANALYSIS: - Revised Plan
The applicant submitted a revised site plan to staff addressing a number of the issues
raised at the June 10, 2010, Subdivision Committee meeting. The revised plan
indicates the placement of three (3) detached single-family homes along the southern
perimeter of the development, two (2) buildings of attached housing each containing
four (4) units and an office building all located on the west side of Taylor Park
Boulevard. On the east side of Taylor Park Boulevard a building of attached units is
indicated. The building is proposed containing three (3) units. The revised plan
indicates a six (6) foot wide privacy fence along the rear of each of the lots. Interior
fencing will be allowed per the R-2, Single-family zoning district. The development will
not contain decks. Decks will only be allowed per a revision to the POD by the
homeowner.
The structures will be placed with a minimum setback from Taylor Park Boulevard of
twenty (20) feet. A thirty (30) foot setback is proposed along Kanis Road for the office
building. The units will have a rear yard setback of 20 feet. The detached units will
have five (5) foot side yard setbacks.
The developer has indicated the proposed use of the office portion of the site will be
O-1, Quiet Office users. The site plan indicates the placement of a 3,375 square foot
office building located on Lot 59. The maximum building height proposed is 20-feet to
the mid-section of the roof. The building is proposed with 20 parking spaces. The
zoning ordinance would typically require eight (8) spaces to serve an office use this
size. Two (2) of the spaces are shown encroaching into the required land use buffer
along the western perimeter. Staff recommends two (2) of the spaces be removed to
allow for the proper buffer width.
Signage for the office portion of the development is a single ground mounted sign not to
exceed six (6) feet in height and sixty-four (64) square feet in area. Building signage is
proposed on the north and east facades. Building signage will comply with signage
typically allowed in office zones or a maximum of ten (10) percent of the façade area.
The residential portion of the development is proposed containing 18.02 acres. Within
the existing subdivision 120 units of attached and detached homes have been
constructed and an additional fourteen (14) units are proposed with the new
development. An overall density of 7.44 units per acre is proposed. The original
development allowed a density of 7.2 units per acre. Although the development is
slightly increasing the overall density staff is still supportive of the development. As
indicated previously this area is indicated as Suburban Office on the City’s Future Land
Use Plan. Staff feels the development allows for a good transition between Kanis Road
and the residential uses located within the subdivision.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
14
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends the western-most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were registered objectors present. Staff presented the item stating the applicant
had submitted a request dated June 30, 2010, requesting a deferral of the item to the
August 12, 2010, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. A motion was made to approve 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 entertained a motion for approval of the item on the
consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing a number of the issues
raised at the June 10, 2010, Subdivision Committee meeting. The revised plan
indicates the placement of eleven (11) detached single-family homes and an office
building. The developer has indicated the new homes will be constructed with similar
construction materials and architectural elements as the existing detached homes in the
subdivision. The revised plan indicates a six (6) foot wide privacy fence along the rear
of each of the lots. Interior fencing will be allowed per the R-2, Single-family Zoning
District. The development will not contain decks only at grade patios. Decks will only
be allowed per a revision to the POD by the homeowner.
The structures will be placed with a minimum setback from Taylor Park Boulevard of
twenty (20) feet. A thirty (30) foot setback is proposed along Kanis Road for the office
building. The units will have a rear yard setback of 20 feet. The units are proposed with
a five (5) foot side yard setback.
The developer has indicated the proposed use of the office portion of the site will be
O-1, Quiet Office users. The site plan indicates the placement of a 3,375 square foot
office building located on Lot 59. The maximum building height proposed is 20-feet to
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
15
the mid-section of the roof. The building is proposed with 20 parking spaces. The
zoning ordinance would typically require eight (8) spaces to serve an office use this
size. Two (2) of the spaces are shown encroaching into the required land use buffer
along the western perimeter. Staff recommends two (2) of the spaces be removed to
allow for the proper buffer width.
Signage for the office portion of the development is a single ground mounted sign not to
exceed six (6) feet in height and sixty-four (64) square feet in area. Building signage is
proposed on the north and east facades. Building signage will comply with signage
typically allowed in office zones or a maximum of ten (10) percent of the façade area.
The residential portion of the development is proposed containing 18.02 acres. Within
the existing subdivision 120 units of attached and detached homes have been
constructed and an additional eleven (11) units are proposed with the new
development. An overall density of 7.26 units per acre is proposed. As indicated
previously this area is indicated as Suburban Office on the City’s Future Land Use Plan.
Staff feels with the development as proposed allows for a good transition between Kanis
Road and the residential uses located within the subdivision.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends the western-most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Graham Smith was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation the western-most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
Mr. Graham Smith addressed the Commission stating he had worked with staff and the
neighbors to develop a plan he felt would benefit the neighborhood. He stated the
homes would be constructed of materials similar to the existing homes in the
neighborhood. He stated the homes would all have two (2) car garages and paved
driveways. He stated he had reduced the number of office buildings from two (2) to one
(1). He stated he agreed with staff concerning the removal of the two (2) western most
parking spaces. He stated Taylor Park Boulevard had been constructed to collector
street standard with 36 feet of pavement within a 60 foot right of way. He stated the
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
16
street could more than handle the traffic of the additional homes and the future office
development.
Ms. Grace Ellen Rice addressed the Commission in opposition of the request. She
stated on June 30, 2010, a petition was forwarded to the Commission with 76 percent of
all residents of Taylor Park signing the petition in opposition of Mr. Smith’s proposal at
the time. She stated the submission by Mr. Smith on April 12th included the
development of attached residential units along the western perimeter of Taylor Park
Boulevard in addition to two (2) office buildings. She stated the plan was later modified
and based on the modification the residents began the petition drive. She stated the
residents were glad Mr. Smith had made the changes in the latest version and felt they
were steps in the right direction. She stated with the revised plan a number of the
residents supported the plan but there were still concerns raised by the neighbors. She
stated the use of Taylor Park Boulevard for the additional homes and the office
development was a concern. She stated having two (2) drives for office development
onto Taylor Park Boulevard raised concerns for safety and parking especially with the
eleven (11) additional residential drives to be located on the street.
Ms. Rice stated another concern was the lack of green space. She stated the residents
desired the removal of the office building and placing addition green space at the
entrance to the subdivision. She stated the office market was over built as was
apparent in office buildings which sat vacant along Kanis Road near Bowman Road.
She questioned what restrictions the Commission would place on the developer to limit
the scraping of the site. She stated a number of times sites were cleared and no
landscaping was placed on the site for years.
Ms. Rice stated there were also a number of concerns by the residents which was not
under the Commissions purview. She questioned if the new homes would be a part of
the existing improvement district. She requested Mr. Smith meet with the residents or a
representative group to discuss the residents concerns. She stated the residents could
be helpful partners along side Mr. Smith in the neighborhood if he would only talk with
the residents.
Ms. Ida Daniels did not wish to address the Commission but did want to go on record
with opposition.
Ms. Angie Greer addressed the Commission in opposition of the request. She stated
her concerns were with the office development. She stated the addition of office on the
street would raise safety concerns. She stated Taylor Park Boulevard was the only
entrance into the neighborhood. She stated her other concern was with the removal of
the trees. She stated without the trees as a buffer the noise and air pollution from Kanis
Road would be increased.
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
17
Ann Jones addressed the Commission in opposition of the request. She stated she
applauded Mr. Smith with the development of detached homes with two (2) car garages.
She stated she did not support the office building at the entrance to the subdivision.
She stated she was also opposed to the development because of the lack of green
space.
Ms. Joni Riley addressed the Commission in opposition of the request. She stated the
lack of green space and no buffer between the homes and Kanis Road would lessen the
quality of life for the residents of the subdivision.
Mr. Smith stated the street had been constructed in a manner as to allow for the office
development. He stated in the 2006 plan office was proposed along Kanis Road and
the City’s Future Land Use Plan indicated office for this area. He stated the design of
the new homes would be such to match the existing homes in the neighborhood. He
stated he could not address the lack of green space.
The Commission questioned if advanced grading was being requested. Mr. Smith
stated due to the grade changes the entire area would require grading to allow for fill
along the southern perimeter. He stated the area would be seeded and landscaped as
required by the City ordinances.
The Commission questioned if the homes would be included in the improvements
district. Mr. Smith stated there were two (2) improvement districts for the existing
subdivision. He stated one was a recreational improvement district which took care of
lawn maintenance. He stated the second was to fund the improvements for the
subdivision. He stated the new homes would be included in the improvement district
but there would be cost associated with bringing the infrastructure to the new lots. He
stated he was not sure if the additional homes would allow the improvement district
bonds to be paid out sooner but felt this would be the case.
The Commission questioned neighborhood meetings with residents. Mr. Smith stated
he was willing to meet with residents on a one on one basis or with small groups. He
stated he did not call a neighborhood meeting. He stated Mr. Nobile had met with the
residents and passed along his proposal to the residents.
Mr. Gary Korte addressed the Commission stating Mr. Smith had not been receptive to
meeting with the neighborhood. He stated Mr. Nobile was not a spokes person for the
neighborhood. He stated there had been one meeting in the cul de sac early on but no
other meetings were held.
There was a general discussion by the Commission and Mr. Smith concerning the
development and the availability for neighborhood meetings. Mr. Smith stated his office
was located near the entrance to the subdivision and he and his staff was available to
meet with residents as they desired. He stated there were a number of residents who
August 12, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7875-C
18
had come to him requesting additional information concerning the development. He
stated a number of the original persons who opposed the development were now in
support.
The Commission question Ms. Rice as to if she had met with Mr. Smith. She stated she
had not and was not aware of the eight to ten persons Mr. Smith was referring to that
were now in support. She stated she felt the revision was a step in the right direction
but there were still a number of concerns. Commissioner Yates stated the office portion
of the development was not going to get a curb cut from Kanis Road. He stated that
was the reason for the design of Taylor Park Boulevard. She stated there were a
number of legal issues associated with the improvement district board and the
representation. Chairman Yates stated that was not a land use or zoning issue.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: B FILE NO.: Z-8545
NAME: 7001 Cantrell Road Auto Sales Short-form PCD
LOCATION: Located at 7001 Cantrell Road
DEVELOPER:
Checkered Flag Auto Sport Inc.
P.O. Box 241931
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 0.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial - indoor retail
PROPOSED ZONING: PCD
PROPOSED USE: Add Auto Sales outdoor display as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 7001 Cantrell Road was originally constructed as a
service station and the fuel canopy and gas pumps are still on the site. The
developer is requesting to renovate the property including resurfacing the parking
lot and cleaning up the existing landscaped areas to allow the use of the property
as a used automobile dealership. The applicant has indicated a maximum of
40 automobiles will be housed on the site at any given time. Within the existing
auto bays one (1) bay will be used for detailing of automobiles. The remaining
two (2) will be used as showroom and display.
The request includes the use of the right of way along Bryant Street as overflow
parking for customers and employees. The use of the right of way will require a
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
2
franchise agreement with the City of Little Rock to allow the area to be used as
overflow parking.
B. EXISTING CONDITIONS:
The site is a vacant commercial building previously used as a service station.
This area has primarily commercial uses fronting Cantrell Road. There are a
number of uses including retail, restaurants, office and public uses. To the north
and west is multi-family housing. The property immediately west of the site is a
City of Little Rock Fire Station and to the east is a shopping center.
Cantrell Road is a four lane road constructed with curb, gutter and sidewalks
along both sides. The road does not have a center turn lane in this area. Bryant
Street is a commercial street constructed with curb and gutter. There is not a
sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, all residents
who could be identified located within 300 feet of the site and the Merriwether
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
Bryant Street and Cantrell Road.
2. Bryant 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.
3. A plan is currently being prepared by AHTD to widen Cantrell Road in this
area. Right-of-way will be acquired when plans are completed and the project
is funded.
4. For the existing improvements located in the dedicated right-of-way, obtain a
franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the
private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
3
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. Due to
the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water (CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Fire hydrants may be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: No comment received.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a rezoning from C-3, General Commercial District to Planned
Commercial Development for an auto sales business.
This area is covered by the Midtown Neighborhood Plan. The Commercial
Development states “Improve and increase retail development to meet local
demand for goods and service.” This development could provide a new use for a
vacant structure.
Master Street Plan: Cantrell Road is a Principal Arterial. North Bryant Street is a
Collector. 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. The primary function
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
4
of a Collector Street is to provide a connection from Local Streets to Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The removal of unnecessary asphalt is both encouraged and appreciated,
especially, along Cantrell Road.
G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010)
The applicant was present representing the request. Staff presented an
overview of the development stating there were a number of outstanding issues
in need of addressing prior to the Commission acting on the request. Staff
questioned the number of cars proposed for the site. The applicant indicated the
site would house 40 to 60 cars but he felt the maximum number would be
40 cars. Staff questioned the use of the service station bays. The applicant
stated one (1) bay would be used for detailing and the other two (2) would be
used for showroom. Staff questioned if the parking of autos would be within the
first 20 feet of the required front yard setback. The developer stated he felt the
cars would not be located within the first 20 feet of the front yard setback.
Public Works comments were addressed. Staff stated any parking within the
right of way would require a franchise agreement with the City. Staff stated a
radial dedication was required at the intersection of Cantrell Road and Bryant
Street. Staff stated right of way dedication was required on Bryant Street. Staff
stated there would not be a required right of way dedication on Cantrell Road at
this time since the road was planned for widening by the Highway Department in
the near future.
Landscaping comments were addressed. Staff stated the site plan was to
comply with the City’s Landscape and Buffer Ordinance requirements. Staff also
stated the removal of any unnecessary asphalt was both encouraged and
appreciated.
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.
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
5
H. ANALYSIS:
There were no issues raised at the April 29, 2010, Subdivision Committee
meeting in need of addressing via a revised site plan. The site is an existing
service station and the only modification proposed is the removal of the gas
pumps and cosmetic repairs. The structures, paving and existing drives will
remain. The cosmetic repairs to be completed include painting and clearing of
existing overgrown landscaped areas. No new landscaped areas are proposed.
The parking lot will be resurfaced.
The site will house four (4) employees. The applicant has not identified the hours
of operation. The applicant has indicated a maximum of forty (40) automobiles
will be located on the site at any given time. Within the existing auto bays one
(1) will be used for detailing of the automobiles for sale and the other two (2) will
be used as showroom and display.
The request includes the use of the right of way along Bryant Street as overflow
parking for customers and employees. The use of the right of way will require a
franchise agreement with the City of Little Rock to allow the area to be used as
overflow parking. There is to be no off loading of vehicle inventory within the
public right of way. All loading and unloading of vehicles must take place on the
applicant’s property.
The request includes building signage and ground signage. The building signage
is proposed as typically allowed in commercial zones or a maximum of ten
(10) percent of the façade area abutting the public streets. Ground signage is
proposed as typically allowed in commercial zones or a maximum of thirty-six
(36) feet in height and one hundred sixty (160) square feet in area. No electronic
signage is proposed at this time.
The applicant has indicated he does not feel there will be display of vehicles
within the first 20 feet of the front yard setback. This portion of Cantrell Road is
scheduled for widening in the near future. The roadway is proposed with five
(5) lanes and sidewalks on both sides. Additional right of way will be bought from
this property owner but staff is not sure of the actual right of way width that will be
purchased from this site. The loss of land area to right of way will impact the site
and areas allowed for display of automobiles simply based on the number of
automobiles the applicant intends to locate on the site.
Per the zoning ordinance a minimum of ten percent of the gross planned
commercial development shall be designated as landscaped open space not to
be used for streets or parking. The applicant is not proposing any additional
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
6
landscaping to the site. The applicant has indicated overgrown existing grassed
areas will be maintained.
Staff is not supportive of the request. Staff feels the display of forty
(40) automobiles on this site is too intense. Staff also feels the use of the site
with open display is not an appropriate use for the site. The primary uses in the
area are office, indoor retail uses and residential uses. Staff feels the outdoor
display aspect of the development could potentially impact the adjacent
properties. Staff feels the reuse of the site should be more in keeping with the
uses as allowed in the current zoning district.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 20, 2010)
Que Askari was present representing the request. There were no registered objectors
present. The Chair stated based on protocol when eight (8) or fewer Commissioners
were present the Commission offered the applicant the option of deferral to a later
public hearing. The Chair stated since there were six (6) Commissioners present the
applicant could request a deferral to the July 1, 2010, public hearing.
Mr. Tim Daters requested the item be deferred to the July 1, 2010, public hearing. The
Chair entertained a motion for deferral of the item as requested by the applicant. The
motion carried by a vote of 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff has received a number of phone calls and letters from area property owners
indicating their opposition to allow the site to be rezoned for a used car lot. Staff
continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
The applicant was not present. There were no registered objectors present. Chairman
Yates stated since the applicant was not present the item would be deferred to the
August 12, 2010 public hearing to allow the applicant to be present to present his case
for the rezoning request.
August 12, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8545
7
There was no further discussion of the item. The Chair entertained a motion for
approval of deferral of the item to the August 12, 2010 public hearing. The motion
carried by a vote of 7 ayes, 0 noes and 4 absent.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff has received a number of phone calls and letters from area property owners
indicating their opposition to allow the site to be rezoned for a used car lot. Staff
continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was not present. There were registered objectors present. The chair
called for a motion to withdraw the item without prejudice. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: C FILE NO.: Z-8546
NAME: Junior Martinez Long-form PID
LOCATION: Located at 4200 Hoerner Road
DEVELOPER:
Junior Martinez
C/o Davidson Law Firm
Attn. Skip Davidson
724 Garland Street
Little Rock, AR 72201
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 12.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: I-2, Light Industrial District – Add Bar, Tavern or Lounge to
the allowed uses
VARIANCES/WAIVERS REQUESTED:
1. A deferral of the required parking lot paving for the new parking areas for a period of
six (6) months after approval by the City or by the ABC Board which ever occurs
later.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning of the site from I-2, Light Industrial District to PID to
add a bar, lounge or tavern as an allowable use for the property. The applicant is
proposing the use of the property as a Mexican Restaurant and bar. The
business will have dancing, live and deejay music and food and alcohol sales.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
2
The hours of operation for the restaurant/bar are proposed as Friday and
Saturday nights from 6 pm to 2 am for ages 18 and older. On Sunday the hours
of operation will be from 10 am to 6 pm for all ages. A portion of the
restaurant/bar will be available for private parties.
The site contains approximately 12.94 acres with a total of 127,788 square feet
of warehouse/office space. The applicant’s proposed venue would utilize
approximately 19,200 square feet on the north end of the building. The
remaining space is vacant or occupied by other office/warehouse tenants.
An eight (8) foot by fifty (50) foot wood deck will be added at the entrance of the
business for outside seating and lounge only. There will be no alcohol or
smoking allowed on the deck or anywhere outside the venue. There will be no
smoking allowed inside the venue at any time.
No permanent sign will be installed on the street. Only a four (4) foot by twelve
(12) foot sign will be installed on the west side of the building over the deck and
to the left of the entrance at the location.
There will be a minimum of one (1) parking space per one hundred (100) square
feet of occupied building space for the bar area. Existing parking includes
approximately one hundred forty-four (144) parking spaces and forty-nine
(49) additional parking spaces are proposed. Access to the site includes one
(1) existing entrance from Patterson Road. The applicant is requesting a period
of six (6) months from the date of zoning and/or ABC permit approval whichever
is later to install the proposed additional paved parking areas and paved access
to the parking areas.
The proposed use of the site is in violation of the Bill of Assurance for the
subdivision. The Bill of Assurance states - The property hereinabove described
shall be used only for industrial, manufacturing, warehousing or distribution
purposes, and shall not be used for residential purposes. No industry or other
business shall be established, maintained or permitted on said lands which
produces objectionable smoke, dust or noise other than that normally found in a
manufacturing industrial, distribution and warehousing area.
B. EXISTING CONDITIONS:
The property is located within the 65th Street Industrial area. The property is
being used as office/warehouse with various users and there is additional vacant
space located in the building. The area is primarily occupied by industrial uses.
To the northeast is the City of Little Rock Wastewater Utility overflow detention
basin. Further north is the Fourche Creek. The Wakefield and Geyer Springs
Neighborhoods are located to the northwest and west of the site.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
3
Hoerner and Patterson Roads have been constructed as industrial streets.
There is a railroad spur located along the eastern perimeter of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, all residents
who could be identified located within 300 feet of the site, the Upper Baseline
Neighborhood Association, the Wakefield Neighborhood Association, the Geyer
Springs Neighborhood Association and the Southwest Little Rock United for
Progress 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
Patterson Road and Hoerner Road.
2. For the fence encroachment in the area of the 20 foot radial dedication, obtain
a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the
private improvements located in the right-of-way.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: 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. Due to
the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water (CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
4
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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: No comment received.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street East Planning
District. The Land Use Plan shows Industrial for this property. The applicant has
applied for a rezoning from I-2, Light Industrial Distrct to Planned Industrial
Development to add a bar, lounge or tavern as an allowable use for the site. The
request does not require a change to the Land Use Plan.
This area is covered by the Upper Baseline Neighborhood Plan. The Economic
Development goal states “Retain existing businesses, and when necessary, find
new businesses to replace those that close.”
Master Street Plan: Patterson Road is shown as a Collector. The primary
function of a Collector Street is to provide a connection from Local Streets to
Arterials. Hoerner Road is shown as a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III is shown on Patterson 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.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
5
2. Trees being planted on the property is both encouraged and appreciated by
the City of Little Rock and the City Beautiful Commission.
3. Landscaping will be required in conjunction with any new parking areas.
G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010)
Ms. Karen King was present representing the request. Staff presented an
overview of the request stating they had concerns as to the use of the site and
felt the use was a special events center based on the hours of operation. Staff
stated the site could not be leased as a special events center with the current
zoning request. Staff questioned how the liquor license and business license
would be issued. Ms. King stated the business was a bar business and all
licenses would be for a bar. She stated there would be an area available for
lease for special occasions but that would not be the sole use of the property.
She stated even if there was a private party the bar would be open to other
persons as well. Staff stated the bar use of the site would potentially generate a
parking demand equal to the existing and proposed new parking. Staff
questioned the other users within the building and the parking required to meet
their needs. Ms. King stated the other businesses operated from 8 am to 5 pm
and were very seldom on site during the hours of operation proposed for the bar.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Patterson and Hoerner Roads. Staff
stated they would not support a waiver of the required right of way dedication.
Ms. King stated she would contact the owners to discuss the right of way
requirement.
Landscaping comments were addressed. Staff stated any new parking areas
would require landscaping per the 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:
Ms. King submitted a revised site plan and cover letter addressing the issues
raised at the April 29, 2010, Subdivision Committee meeting. The property
owner now agrees to the radial dedication of right of way at the intersection of
Patterson and Hoerner Roads if the zoning request is approved.
The revised cover letter states the liquor license will be for a bar use. A license
for a restaurant requires a full course meal to be served at least six (6) days per
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
6
week. The applicant is proposing the hours of operation to be from 6 pm to 2 am
Friday and Saturday nights and from 10 am to 6 pm on Sunday. The applicant
has indicated food and alcohol sales will be available for sale and consumption
during the business is open. The business will have dancing, live and deejay
music in addition to the food and alcohol sales.
The site contains approximately 12.94 acres with a total of 127,788 square feet
of warehouse/office space. The applicant’s proposed venue would utilize
approximately 19,200 square feet on the north end of the building. The
remaining space is vacant or occupied by other office/warehouse tenants.
Within the 19,200 square feet proposed for occupancy by this user there will
have a bar area, a dining area and dance floor. The dining area will contain
three (3) areas of 100 feet by 24 feet for a total of 7,200 square feet which can be
utilized by large dining parties when customers want to have separation from the
general public seating. These areas will not be walled separately but will be
open to the remainder of the space and will be available only when the business
is open.
The request is a rezoning of the site from I-2, Light Industrial District to PID to
add a bar, lounge or tavern as an allowable use for the property. The applicant is
proposing the use of the property as a Mexican Restaurant and bar. The
business will have dancing, live and deejay music and food and alcohol sales.
The hours of operation for the restaurant/bar are proposed as Friday and
Saturday nights from 6 pm to 2 am for ages 18 and older. On Sunday the hours
of operation will be from 10 am to 6 pm for all ages. A portion of the
restaurant/bar will be available for private parties.
An eight (8) foot by fifty (50) foot wood deck will be added at the entrance of the
business for outside seating and lounge only. There will be no alcohol or
smoking allowed on the deck or anywhere outside the venue. There will be no
smoking allowed inside the venue at any time.
No permanent sign will be installed on the street. Only a four (4) foot by twelve
(12) foot sign will be installed on the west side of the building over the deck and
to the left of the entrance at the location. No electronic signage is proposed.
There will be a minimum of one (1) parking place per one hundred (100) square
feet of occupied building space of the bar area. The existing parking on site
includes approximately one hundred forty-four (144) parking spaces and
forty-nine (49) additional parking spaces are proposed. The applicant is
requesting a period of six (6) months from the date of zoning and/or ABC permit
approval whichever is later to install the proposed additional paved parking areas
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
7
and paved access to the parking areas. The zoning ordinance requires all
wheeled surfaces to be constructed of a hard surface material.
The parking as proposed does not allow for adequate parking for the remaining
warehouse space on site. According to the applicant other tenants are
warehouse users with minimal office space. The remaining tenants are open
during regular business hours. The hours of operation of the other users within
the building typically will not overlap. If parking becomes an issue the property
owner will require additional parking to be installed per City requirements and
subject to City approval.
Staff has concerns with the development and the use of the property. Staff feels
the proposed use of the property is more in line with a special events center than
that of a restaurant/bar based on the hours of operation and the use of the site
on Sunday for family activities. Resolution #13,096 adopted by the Little Rock
Board of Directors on March 2, 2010, established a six (6) month moratorium
stating no applications new or pending at any stage of the planning process shall
be granted for a business that will be a special events center as the term is
currently used by the Planning and Development Department. Staff has
forwarded this item to the City Attorney’s Office to determine if the use of the
property is that of a special events center or as the applicant has indicated a
restaurant/bar.
I. STAFF RECOMMENDATION:
Staff recommends deferral of this item to the July 1, 2010, public hearing to allow
the City Attorney’s office adequate time to review the request and determine if
the use can move forward to the Planning Commission and Board of Directors for
final action.
PLANNING COMMISSION ACTION: (MAY 20, 2010)
Mr. Skip Davidson and Mr. Junior Martinez were present representing the request. Staff
presented the item stating their recommendation was to defer the item to the July 1,
2010, public hearing to allow staff time to understand the application request. Staff
stated the original application was for a special events center and was modified when
staff stated they could not process the request. Staff stated once they raised concerns
with the use of the property with a private room for parties this was also removed from
the request. Staff stated with the use of the property on Sunday for family activities this
increased staff’s concerns that the center would be used as a special events center.
Staff stated they continued to request a deferral of the item but if the item was moved
forward staff could not support the item based on their not knowing how the site would
be used.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
8
Mr. Skip Davidson addressed the Commission on the merits of the request. He stated
Mr. Martinez was requesting the use of the building as a bar. He stated the use would
not be a special events center. He requested Mr. Martinez provide the Commission
with his business plan.
Mr. Martinez addressed the Commission stating his business would be a bar. He stated
he had been looking for a site for five (5) years to open his business. He stated
currently there was nothing in Little Rock like the bar he planned of operate. He stated
the business would have live music and dancing. He stated currently he and his wife
had to leave Little Rock to find this type entertainment. He stated his business would
employ security to provide a safe place for his customers.
Mr. Presley Melton addressed the Commission in opposition of the request. He stated
his family had been in business since the 1940’s and in the 1980’s it was time to move
from downtown Little Rock. He stated a great deal of research went into picking a
location for their business. He stated the family settled on the 65th Street Industrial Park
because of the look of the park and the bill of assurance for the subdivision. He stated
his business was a 24 hour a day business. He stated currently the employees and the
vendors felt safe because there were few cars in the area late night. He stated with the
introduction of the bar open to 2:00 am this would generate traffic on the area streets
that had not been there in the past. He stated with the addition traffic there was a
potential for additional crime. He stated the proposed use of the property as a bar was
not in keeping with the zoning or the bill of assurance for the subdivision.
Ms. Jo Melton addressed the Commission in opposition. She stated the family bought
in the 65th Street Industrial Park area because of the bill of assurance for the
subdivision. She stated the business was a 24-hour a day 7-day a week business. She
stated a number of the vendors would reach the site and have to wait for someone to let
them in. She stated currently the vendors were not afraid to stay in the parking lot and
wait. She stated with the addition of the bar there would be traffic in the area that might
not otherwise be there. She stated if the request was approved then other businesses
in the area might also request an exception to the bill of assurance.
Mr. Davidson stated the bill of assurance allowed for commercial development. He
stated there was a restaurant and bar located in the area. He stated Mr. Martinez would
provide security and the bar would only provide one access to the site. He stated
parking should not be a concern because if additional parking was required there was
sufficient area to pave additional spaces.
Chairman Yates stated the Commission was not bound by bills of assurances but could
review the bill of assurance when discussing an item. He stated he felt the bill of
assurance important and did rely on them when buying and selling property.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
9
Ms. Karen King addressed the Commission. She stated the license Mr. Martinez would
operate under would be a bar license that would allow the sale of on premise beer and
wine. She stated according to the ABC office this license would allow the sale of beer
and wine on Sunday. She stated the bar would not be rented to any one for any event.
The bar would be open to the public at all times.
There was a general discussion by the Commission concerning the request and staff’s
concerns as to the use. The Commission questioned if they could defer an item.
Deputy City Attorney Dawson stated the Commission did have the option of deferring
the item. A motion was made to defer the item to the July 1, 2010, public hearing. The
motion carried by a vote of 6 ayes, 0 noes 5 absent.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
It is staff’s opinion the use of the property is a special events center. Based on the use
of the property the application should be deferred until after the moratorium has been
lifted by the Board of Directors.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
The applicant was not present. There were registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 1, 2010,
requesting a deferral of the item to the August 12, 2010, public hearing. Staff stated the
deferral request would require a waiver of the Commission’s By-laws with regard to the
late deferral request. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. A motion was made to approve 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 entertained a motion for approval of the item on the
consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent.
STAFF UPDATE:
The applicant submitted a request for withdrawal of this item on July 30, 2010. Staff is
supportive of the withdrawal request.
August 12, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8546
10
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for withdrawal of the
item on July 30, 2010. Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: D FILE NO.: Z-5427-C
NAME: Huffman Office Warehouse Short-form POD
LOCATION: Located on the Southeast corner of Kanis Road and Cherry Brook Drive
DEVELOPER:
Brandon Huffman
H & W Architects
c/o William Wiedower
319 President Clinton Avenue
Little Rock, AR 72201
ARCHITECT:
William Wiedower
H & W Architects
319 President Clinton Avenue
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72221
AREA: .89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: POD
PROPOSED USE: O-3, General Office District Uses and Office Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Conditional Use Permit to allow the construction of a two phased development
containing a 21 space parking lot to serve the adjacent PCD zoned
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
2
office/showroom/warehouse and future construction of an office building and additional
parking was approved by the Little Rock Planning Commission on August 7, 2003.
Neither phase of the development occurred.
On June 3, 2010, a request for a Conditional Use Permit to allow the development of
the site as an office warehouse use was withdrawn by the Planning Commission at the
applicant’s request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to develop the site with an office warehouse to
serve a general contractor. The building is indicated containing a 4,200 square
foot office building and 8,500 square foot warehouse building. Access to the site
will be limited to Cherry Brook Drive.
B. EXISTING CONDITIONS:
The site is undeveloped and wooded. There is an office/showroom warehouse
use located to the east which is a documents company. The property to the
North is zoned O-3, General Commercial District and C-3, General Commercial
District and is currently vacant. West of the site is an office use on O-3, General
Office District zoned property. South of the site are single-family homes
contained within the Cherry Brook Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200-feet of the site, all property
owners who could be identified located within 300 feet of the site and the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At the time of development, the handicap access ramp should be relocated
parallel to Kanis Road to direct pedestrians across Cherry Brook Drive.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
3
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on a
minor arterial street is 300 feet from intersections. The driveway off Kanis
Road should be removed. The width of driveway must not exceed 36 feet.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: A 15 foot overhead utility easement is required along the eastern
perimeter and a 20-foot overhead utility easement is required along Kanis Road.
Contact Entergy at 954-5151 for additional information
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
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Please submit plans
for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. A CIC main charge will apply to all connections off of
the main in Kanis Road. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (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
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
4
ten days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office for this property. The applicant has
applied for a rezoning from O-3 to Planned Office Development to allow the
development of the site with an office warehouse building. The Suburban Office
category requires the use of a Planned Office Development so as to assure
compatibility with adjacent or close residential uses. This area is not covered by
a City of Little Rock recognized Neighborhood Plan.
Master Street Plan: Kanis 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 Kanis since it is
a Minor Arterial. Cherry Brook 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: There are no bike routes proposed in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires sixteen (16) foot wide land use buffer
along the southern property line next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed.
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
5
3. The zoning buffer ordinance requires an average nine (9) foot street buffer
along Cherry Brook Drive.
4. The parking lot should be no more than sixty (60) foot in width, allowing for
the minimal nine (9) foot wide perimeter landscape strip.
5. The zoning buffer ordinance requires an average sixteen (16) foot wide
street buffer along Kanis Road.
6. The Landscape Ordinance requires a nine (9) foot wide perimeter
landscape strip around the sites entirety. A variance from the City Beautiful
Commission must be obtained prior to the issuance of a building permit.
7. A small amount of building landscape will be required.
8. Interior landscaping requirements are required to be located within the
proposed parking area. This minimum requirement is calculated at eight
percent (8%) of the paved surfaced areas. These interior islands must be a
minimum of seven foot, six inches in width (7’-6”) and a minimum of one
hundred and fifty (150) square feet in area for credit towards the landscape
ordinance requirements.
9. 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
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
10. Prior to the issuance of a building permit a landscape plan must be
approved.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when properly preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010)
The applicant was not present. Staff presented the item to the Committee
members stating there were a few outstanding technical issues associated with
the request. Staff stated they would contact the applicant and discuss their
concerns prior to the item being forwarded to the Commission for final action.
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
concerns related to the Subdivision Committee comments. The applicant has
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
6
removed the drive located on Kanis Road, provided staff with building elevations
and removed the outdoor storage area from the site plan.
The applicant has not identified signage but has indicated all signage will comply
with typical signage allowed in office zones. The zoning ordinance typically
allows the placement of a ground mounted sign with a maximum height of six (6)
feet and a maximum sign area of sixty-four (64) square feet. Building signage is
limited to ten (10) percent of the façade area where abutting a public street.
The applicant has relocated the dumpster from the southern perimeter to along
Kanis Road. The dumpster is located within the front building setback along the
street side. Section 36-298(2) states no dumpster shall be located within the
front yard setback area. The dumpster is also located within the nine (9) foot
landscape strip located along the eastern perimeter.
The development is proposed as an office warehouse development containing
4,200 square feet of office space and 8,500 square feet of warehouse space.
The ordinance would typically require the placement of nineteen (19) parking
spaces. The site plan indicates the placement of twenty-six (26) parking spaces.
The property is currently zoned O-3, General Office District which typically
requires the placement of a 25-foot front building setback and a 15-foot rear
building setback. The setbacks as proposed comply with typical ordinance
standards. The site plan includes within the setback a land use buffer also
indicated at 15-feet. A note on the site plan states within the buffer area efforts
will be made to retain a number of the existing trees. The plan indicates a six (6)
foot opaque fence will be installed along the southern perimeter. Along the
eastern perimeter a 15-foot building setback and landscape buffer is indicated.
Within this area a six (6) foot opaque fence will be installed. The applicant has
indicated within this perimeter efforts will also be made to retain the existing
vegetation. The street buffers and setbacks are indicated adequate to comply
with the minimum ordinance standards. All site lighting is to be directional,
directed downward and into the site.
The site plan indicates the building coverage of 33 percent and landscape
coverage of 24 percent. The maximum building height is indicated at 32 feet
9 inches. A note on the plan indicates the hours of operation from 8 am to 5 pm
Monday through Friday. The maximum number of employees is 50.
Due to the driveway spacing requirement on commercial streets of 250 feet
between driveways and 125 feet from property lines, only one (1) driveway will
be allowed off Cherry Brook Drive to access the property. The revised plan has
removed the driveway location on Kanis Road.
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
7
The applicant has submitted building elevations. Along the two (2) street sides
and the southern façade no metal will be visible. The construction is proposed
as EIFS and fiber cement siding.
Staff is not supportive of the request. Staff feels the development has the feel
more of a light industrial development than an office use. In addition the site plan
indicates the placement of overhead doors along the west façade of the building
near the southern perimeter of the property adjacent to a single-family home
where it appears all the heavy activity will be taking place. The site is indicated
as Suburban Office on the City’s Future Land Use Plan. This category is to
provide for low intensity development of office or office parks in close proximity to
lower density residential areas. The Suburban Office category requires the use
of a Planned Office Development when property is not zoned according to the
proposed use so as to assure compatibility with adjacent or close residential
uses. Although the architects have done an adequate job in designing a building
with breaks in the façade to limit the massing of the structure and indicated
materials to not be a metal building. Staff does not feel the development has the
look and feel of a suburban office development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Bill Wiedower was present representing the applicant. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Wiedower presented the Commission with a revised site plan and elevation drawing
indicating the office space had been increased and the warehouse space decreased.
He stated the current plan indicated 2/3rds office and 1/3rd warehouse space. He stated
the applicant would occupy office space and lease the remainder of the office space to
a tenant. He stated the warehouse space was necessary to accommodate tools and
equipment the owner needed to carry out his business. He stated the overall height had
been decreased to 22 feet. He stated the elevations provided for a three (3) sided
building and had the look and feel of an office building.
Mr. Jeff Hathaway addressed the Commission in opposition of the request. He stated
he owned the office building across Cherry Brook Drive and felt a warehouse activity
was not appropriate for the site. He stated the land use plan indicated the site for
suburban office which was not warehousing activities. He stated 4,000 square feet of
warehousing space was an intense warehouse use. He stated his concern was the
August 12, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5427-C
8
long term and if potential users of his building would want to occupy office space if there
was warehousing activities located across the street.
Mr. Wiedower stated to the east of the site was an office warehouse building and
adjacent to that site was a mini-warehouse development. He stated to the southeast
were additional warehouse units. He stated the warehousing activity was not critical to
his client but some amount of space was necessary to house tools and equipment. He
stated only a small portion of the building would be used for warehousing and the space
would be such that should an office user locate on the site the space could easily be
converted to office space.
Mr. Hathaway stated the O-3 zoned property located on the corners of Cherry Brook
Drive and Kanis Road were good transitional areas to the intense commercial uses
located at Kanis and Bowman Roads.
There was a general discussion by the Commission and Mr. Wiedower as to the
proposed development and the use of the property. The Commission once again
questioned the need for warehouse space. Mr. Wiedower stated a small amount of
space was necessary for the owner to store tools and equipment. The Commission
questioned staff if they were supportive of the redesign of the building. Staff stated they
had not had the opportunity to review the plan and could not provide a recommendation
on the revised plan on such short notice. The Commission questioned Mr. Wiedower as
to if he would like to defer the item to allow staff additional time to review the request.
Mr. Wiedower stated he was willing to defer the item to work with staff. A motion was
made to approve the deferral request. The motion carried by a vote of 7 ayes, 0 noes
and 4 absent.
STAFF UPDATE:
The applicant submitted a request dated July 23, 2010, requesting withdrawal of this
item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for withdrawal of the
item without prejudice on July 23, 2010. Staff stated they were supportive of the
withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: E FILE NO.: Z-7897-A
NAME: Parkway Automotive Revised Short-form PD-C
LOCATION: Located at 708 Kirk Road
DEVELOPER:
Parkway Automotive Services
708 Kirk Road
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 2.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Automotive service and repair
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Automotive service and repair – Expand the approved PD-C area to
include a parking area to the south and construction of a 60-foot by
75-foot addition to the existing building
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,405 adopted by the Little Rock Board of Directors on September 20,
2005, rezoned the site from R-2, Single-family to PD-C to recognize an existing
automobile repair shop. There were no exterior modifications to the site and the
approval allowed the existing gravel parking areas to remain. The approved days and
hours of operation were from 7:30 am to 5:30 pm Monday through Friday.
Approximately 65 cars were to be serviced per week. On the approved site plan there
were two outside storage areas approved. The approval allowed the applicant to locate
trailers within an existing covered building to be used as storage of scrap metal parts
and tires.
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
2
Two (2) existing cellular towers were to remain on the site.
On March 27, 2006, staff administratively approved a paving plan to allow the applicant
to add paving within the front parking area and adjacent to the garage building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the approved PD-C to allow the overall
site plan to be expanded to the west and the south. The applicant is proposing
an addition to the existing garage building with the construction of a new 60-foot
by 75-foot service and repair facility. The applicant is proposing to increase the
areas of paving with the new construction but maintain a portion of the graveled
parking south of the new garage. The applicant is requesting a two (2) year
deferral of the paving requirement in this area. Concrete aprons are proposed at
the access points of the new building. Landscaping will be constructed along the
south, west and north property lines. Where parking is adjacent to the landscape
strips precast concrete parking bumpers will be used to prevent damage to the
landscape materials. The site plan also includes a paved parking area located to
the south of the existing office area. This area contains fourteen (14) parking
spaces.
B. EXISTING CONDITIONS:
The site contains a single-family structure, which as been converted to an office
for Parkway Automotive and a second building used as the garage. There are
two cell towers located on the rear of the property near the western perimeter of
the site. There is an outbuilding currently being used to store scrap metal, which
is being kept on a trailer. There is also an area of outdoor storage of old tires,
which is also kept on a trailer.
There are single-family homes located on Kirk Road to the south of the site
currently zoned C-3. To the north of the site is a vacant structure currently zoned
O-2. To the west and northwest of the site is a bank facility and a day care
center.
Master Street Plan improvements to Kirk Road were recently completed by an
adjacent property owner.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received a few informational phone calls from area
residents and property owners. The Coalition of West Little Rock
Neighborhoods, along with all property owners located within 200-feet of the site
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
3
and all residents who could be identified located within 300 feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Construction may not occur within ten feet (10’) of the energized
overhead line. It appears the construction activities are located outside the
easement. Contact Entergy at 954-5151 for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if
additional fire protection or metered water service is required. All Central
Arkansas Water requirements in effect at the time of request for water service
must be met. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (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 the
installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
4
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied
for a revision to a previously approved Planned Development—Commercial to
allow the business to expand. There is no ‘land use issue’ with this application.
This area is not covered by a Neighborhood Action Plan.
Master Street Plan: Kirk 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 Kirk 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 planned in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. With any new paving additional landscaping may be required.
3. Screening is required along the sites southern perimeter where adjacent to
residentially zoned or used property.
4. 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 10, 2010)
Mr. Joe White and Mr. Tim Daters were present representing the request. Staff
stated there were a number of outstanding technical issues in need of addressing
related to the site plan. Staff requested the applicant provide an updated survey
of the site. Staff requested the site plan include the areas of vehicle storage and
any outdoor storage areas. Staff also questioned the request for the gravel
drives and parking to remain. Staff stated based on the percentage of expansion
the owner should bring the site into compliance with both paving and
landscaping.
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
5
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk that was damaged in the public right of way should be repaired with the
proposed development.
Landscape comments were addressed. Staff stated a percentage upgrade of
landscaping would be required with the new addition. Staff stated screening was
required along the southern perimeter where adjacent to residentially zoned or
used property.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the June 10, 2010, Subdivision Committee meeting. The revised
plan indicates the areas of vehicle storage and indicates paving of a large area of
current graveled areas. The revised plan also includes the paved parking area
located to the south of the existing office building as requested by staff.
The new construction is proposed as a 60-foot by 75-foot service and repair
facility for the existing auto repair business. A portion of the existing gravel
drives and parking areas will remain temporarily graveled but the majority of the
areas will be paved. Landscaping will be installed along the south and north
property lines to comply with the minimum landscape ordinance requirements.
The site plan indicates the placement of evergreen plantings within this area.
Where parking is adjacent to the landscape strips precast concrete parking
bumpers will be used to prevent damage to the landscape materials.
Concrete parking and approaches will be constructed 20-feet in width adjacent to
the new building. The area to remain temporarily graveled is a 25-foot wide strip
along the southern portion of the new building and a 15-foot wide strip along the
western portion of the new building beyond the proposed paved areas. The
applicant has indicated the remaining graveled area will be paved within two (2)
years of the issuance of the certificate of occupancy for the new construction.
The site plan includes a paved parking area to the south of the existing office
building which was added beyond the originally approved PD-C. The parking
area contains fourteen (14) parking spaces. The site plan indicates the
placement of landscaping and screening along the perimeters of the parking area
as required by the Landscape Ordinance.
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
6
There are no other modifications proposed for the site. The previous approval
established the days and hours of operation from 7:00 am to 6:00 pm daily. The
only vehicles to be stored are vehicles which have been abandoned on the
property and is waiting to be disposed of by way of a mechanics lien title
process.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the revision to allow the building
expansion and the allowance of the two (2) year deferral for paving the entire
parking area will not have a significant impact on the adjacent properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating they were
recommending this item be deferred to the August 12, 2010, Public Hearing to allow the
overall land area of the PD-C to be expanded to take in property to the south along Kirk
Road which had been paved to allow parking to serve this business.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff has received a number of phone calls and letters from area property owners
indicating their opposition to allow the site to be rezoned for a used car lot. Staff
continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item with a
August 12, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7897-A
7
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: F FILE NO.: Z-8514-B
NAME: Little Rock Housing Authority Park Addition Revised PD-R
LOCATION: Located on the Southeast corner of 12th and Park Streets
DEVELOPER:
Little Rock Housing Authority
100 Arch Street
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Brian Black, AIA
Black, Corley, Owens & Hughes, PA
219 West South Street
Benton, AR 72015
AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Duplex & Single-family Housing – 5 units
PROPOSED ZONING: PD-R
PROPOSED USE: Duplex & Single-family Housing – 5 units – Add parking pad in rear
yard area
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,228 adopted by the Little Rock Board of Directors on March 2, 2010,
rezoned the site from R-3, Single-family to PD-R to allow the development of five (5)
residential units (2 duplexes and 1 single-family residence) on four (4) previously platted
lots. The developer subsequently filed a replat of the four (4) lots creating one (1) lot.
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
2
The final plat was executed on April 2, 2010 (S-1652). The homes were approved as
two (2) story homes with similar characteristics and construction materials as the
existing homes in the area.
On May 4, 2010, the Little Rock Board of Directors adopted Ordinance No. 20,266 to
allow the front building line to be revised to allow the structures to be moved further
back on the lot in an effort to save trees on the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the approved site plan to allow the
construction of a surface parking lot in the rear yard area of the development.
The original approval allowed the development to be served via street parking.
According to the developer the street parking does not allow for the units to be
ADA compliant due to grade differences between the street and the sidewalks
serving the units. The site plan as currently proposed indicates a parking pad
containing three (3) handicap stalls and seven (7) additional stalls. There are
currently six (6) large trees located on the property which are indicated on the
site plan. According to the applicant care has been taken to save the trees with
the placement of the parking as proposed.
B. EXISTING CONDITIONS:
Construction has begun on the new units. The area is a mixture of uses
including commercial and residential in both single-family and multi-family. East,
south and west of the site are single-family homes. Across Park Street is a
laundry facility and further west is a site zoned POD approved to allow
construction of a trade school and office development on the property north of
West 18th Street with a parking lot located south of West 18th Street.
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 Central High and the Capitol Hill
Neighborhood Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. The sidewalk along the frontage of
this property must be repaired or replaced.
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
3
2. The old street cuts for driveways must be removed and the curb replaced.
3. Driveway spacing on a collector street (12th Street) is 125 feet from the
property line. Due to this fact, access to this property should be taken from
the existing asphalt drive. The owner of the drive should be contacted to
work out an access easement agreement. This will require the existing
asphalt drive to be improved and widened.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. Household waste will be collected at the curb of South Park Street or 12th
Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
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 regarding the size and location of the water meter. Normal
charges for new service apply.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
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 revision to a previously approved Planned
Development—Residential. There is no ‘land use issue’ with this application.
This area is not covered by a City of Little Rock recognized Neighborhood Plan.
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
4
Master Street Plan: 12th Street is a Collector. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. Park 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. 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 in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010)
Mr. Joe White and Mr. Tim Daters were present representing the request. Staff
presented the item stating the request was to add a surface parking pad in the
rear yard area of the project now under construction for two (2) duplexes and a
single-family home. Staff stated the previous approval allowed parking along the
street and did not provide for on-site parking. Mr. White stated the street parking
was not ADA compliant. He stated the rear parking area would allow the parking
to be ADA compliant.
Public Works comments were addressed. Staff stated the driveway as indicated
did not meet the minimum driveway spacing criteria of the Subdivision Ordinance
and the Master Street Plan. Staff suggested the owner work with the adjacent
property owner to reach an agreement to share the drive located to the east of
the property. Staff stated all household waste would be collected at the curb of
South Park and 12th Streets.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the June 10, 2010, Subdivision Committee meeting. The revised plan has
reduced the overall paving and added additional landscaping within the parking
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
5
lot area. The applicant has indicated they were unable to reach an agreement
with the adjoining property owner to allow a shared drive into the parking area.
The parking area is indicated with ten (10) parking spaces. The development
contains a single-family unit and two (2) duplex units. Based on the parking
typically required per the ordinance the duplex units would require the placement
of three (3) parking spaces each and the single-family one (1) space for a total of
seven (7) spaces.
The site is located within the Central High Design Overlay District which states
no off-street parking pads are allowed between the front of the principal structure
and the public street. Surface parking is allowed 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 must be
constructed of a permanent surface of concrete, asphalt, modular paves,
masonry, gravel or other permanent surface.
Staff is not supportive of the parking as proposed. Staff feels the parking pad is
more in keeping to a parking pad found in non-residential areas and not what is
typically found in residential neighborhoods. The DOD states in the purpose and
intent section the basis for the DOD is to create a quality vital atmosphere for
business and residents through protecting the historical architectural integrity and
sense of place of the district by encouraging historic rehabilitation of existing
structures and in-fill development which is fully compatible with existing historic
building stock. Buildings, parking areas, signage, landscaping and street
furnishings should all be designed to complement and encourage pedestrian use
both day and evening. Proper planning is necessary to ensure visual clutter is
avoided. Staff does not feel the parking pad as proposed meets the intent of the
DOD.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Joe White and Mr. Tim Daters of White Daters and Associates were present
representing the request. There were registered objectors present. Staff stated the
applicant was requesting a deferral of the item to the August 12, 2010, public hearing.
Staff stated the reason for the request for deferral was because the applicant was
unaware there was opposition to the request and the applicant desired to meet with the
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
6
neighbors who were there in opposition. Staff stated the deferral request would require
a waiver of the Commission’s By-laws with regard to the late deferral request. A motion
was made to approve 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.
There was a general discussion by the Commission for the reason for the deferral
request. Mr. Gary Iverson requested the Commission allow him to ask question.
Chairman Yates allowed Mr. Iverson to question why the Housing Authority had been
allowed to grade the area for the parking lot. Staff stated they were unaware of the
grading and would go to the site to verify the activities taking place on the site were as
per the approved plan.
Staff stated the By-law waiver was no longer necessary because the Commission was
down to eight (8) members present. Chairman Yates stated the customary procedure
was when eight (8) or fewer Commissioners were present the customary procedure was
to offer the applicant the option of a deferral. The Chair entertained a motion for
deferral of the item to the August 12, 2010 public hearing. The motion carried by a vote
of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has met with staff and submitted a revised site plan to staff addressing a
number of staff’s previous concerns. The revised plan has narrowed the throat of the
driveway and reduced the overall pavement width of the proposed parking lot.
Plantings will be installed around the parking area to screen the parking from the
adjacent properties and the street. The applicant will work with the Zoning and
Subdivision Manager and the Plans Development Administrator to determine the
number of plantings, the height of the plantings and the species of the plantings prior to
the issuance of a building permit. To staff’s knowledge there are no additional
outstanding technical issues in need of addressing related to 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: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had met with staff and submitted a revised site
plan to staff addressing a number of staff’s previous concerns. Staff stated the revised
plan had narrowed the throat of the driveway and reduced the overall pavement width of
the proposed parking lot. Staff stated plantings would be installed around the parking
August 12, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8514-B
7
area to screen the parking from the adjacent properties and the street. Staff stated the
applicant would work with the Zoning and Subdivision Manager and the Plans
Development Administrator to determine the number of plantings, the height of the
plantings and the species of the plantings prior to the issuance of a building permit.
Staff stated to their knowledge there are no additional outstanding technical issues in
need of addressing related to the request. Staff presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: G FILE NO.: Z-8556
NAME: Red’s Towing Inc. Short-form PD-C and Right of Way Abandonment for
West 24th Street
LOCATION: Located at 2227-2229 Wilson Road
DEVELOPER:
Larry Warner – Red’s Towing
2227 Wilson Road
Little Rock, AR 72204
SURVEYOR:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
ARCHITECT:
Terry Burruss Architects
614 Center Street
Little Rock, AR 72201
AREA: 0.32 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Towing Service and Office
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning of the site from R-2, Single-family to PD-C to allow the
use of the property as a vehicle towing business. The property is owned by
Red’s Towing, Inc. and has an established non-conforming use as an auto repair
facility. An existing structure containing an office, a shop with two (2) vehicles
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
2
lifts, tire changing equipment and storage areas is contained within the existing
building. The balance of the site is cleared and has been used for parking of
vehicles for the business.
The applicants is proposing to continue to use the existing structure for the
towing business and shop for repair of his personal vehicles. To operate the
towing business, the applicant proposes the following conditions:
1. The business hours of operation are Monday through Friday 9:00 am to
4:00 pm and 8:00 am to 12:00 pm on Saturday.
2. Parking areas will be improved, surfaced with asphalt strips/chips and will
park a maximum of 25 vehicles at any one time. Fill material and grading will
be done on the site as required.
3. Two (2) tow trucks and one (1) rollback will be in use and parked on site when
not towing vehicles.
4. The site will be enclosed with a security fence.
5. Security lighting will be downward directed away from adjacent properties.
6. Landscaping will be installed and maintained as per the site plan.
7. All business ingress and egress will be via 24th Street to Aldersgate Road with
a single access point on the southwest portion of the site.
8. No vehicle recovery (repossession) will be carried on at the site.
The applicant is also requesting the abandonment of a portion of West 24th
Street. The right of way was dedicated with the subdivision plat but has not been
constructed. The right of way dedication was 20-feet. The entirety of the
abandonment will revert to the property owners on the north side of Wilson Road.
B. EXISTING CONDITIONS:
The site contains a commercial building which previously housed an auto repair
business. There are two (2) paved parking spaces located within the right of way
of Wilson Road. The area to the south and east are undeveloped heavily
wooded properties. The area to the north is single-family with a number of new
homes in various stages of completion.
Within the general area from Aldersgate Road, Kanis Road and Junior Deputy
Road there are a number of new homes that have been constructed. Located to
the south of the site is Good Shepard Retirement Village. Two (2) blocks west
along Aldersgate Road is Camp Aldersgate, a facility serving persons with
medical or physical conditions or developmental delays and their families, as well
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
3
as senior adults by providing educational and recreational opportunities in an
out-of-doors camp environment.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls 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 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
Wilson 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 Wilson Street including
5-foot sidewalk with the planned development. The new back of curb should
be located 18 feet from centerline of the street.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. Drainage easements should be maintained in the right-of-way to convey
stormwater from adjacent property.
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. Contact Central Arkansas Water if
additional fire protection or metered water service is required. All Central
Arkansas Water requirements in effect at the time of request for water service
must be met. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZ) is required on the
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
4
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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning to Planned Development—Commercial for a towing
company to utilize a former auto repair garage for an office to house the towing
equipment. The surrounding land is also shown for Residential-Low Density,
Residential-High Density and Residential-Medium Density. This use is not
typically allowed in any residential land use category. This area is covered by
the John Barrow Neighborhood Plan. Their Business and Commercial Goal
states: “enhance the climate directed towards encouraging new businesses and
commercial establishments to located in the area as well as retention of existing
businesses.”
Master Street Plan: Wilson Road and West 24th Street are both 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 in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
5
2. Any new paving will require the placement of landscaping.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern, eastern and southern perimeters of the site. Credit towards fulfilling
this requirement can be given for existing trees and undergrowth that satisfies
this year-around requirement.
4. The landscape ordinance requires a nine-foot (9’) wide landscape strip
around the sites entirety.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the development stating the request was filed as a result of an
enforcement action on the property. Staff stated the site had a history of an
automobile repair shop but the current user was a wrecker and towing company.
Staff stated the use of the site as the wrecker and towing company was not
allowed under the existing non-conformity. Staff also requested any fencing be
noted on the site plan. Staff questioned the days and hours of operation and the
number of employees and vehicles to be stored on the site.
Public Works comments were addressed. Staff stated Wilson Road would
require right of way dedication and street improvements per the Boundary Street
Ordinance. Staff sated the new back of curb should be located 18 feet from the
centerline of the street.
Landscaping comments were addressed. Staff stated any new paved areas
would be required to comply with the landscape ordinance. Staff also stated
screening would be required along the sites northern, eastern and southern
boundaries. Staff stated a minimum landscape strip of nine (9) feet was required
around the sites entirety.
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.
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the June 10, 2010, Subdivision Committee meeting. The revised plan
indicates screening along the site’s eastern, northern and southern perimeters.
Additional right of way has been indicated on the proposed site plan. The
applicant has provided the days and hours of operation and the number of
vehicles to be stored on the site. Landscaping will be installed and maintained
as per the landscape and buffer ordinance requirements.
The request is a rezoning of the site from R-2, Single-family to PD-C to allow the
use of the property as a vehicle towing business. The property is owned by
Red’s Towing, Inc. and has an established non-conforming use as an auto repair
facility. An existing structure containing an office, a shop with two vehicles lifts,
tire changing equipment and storage areas is contained within the existing
building. The balance of the site is cleared and has been used for parking of
vehicles for the business. Parking areas will be improved, surfaced with asphalt
strips/chips and will park a maximum of 25 vehicles at any one time. Fill material
and grading will be done on the site as required. Security lighting will be
downward directed away from adjacent properties. Section 36-508 prohibits the
use of asphalt roofing and by products of its manufacture as a base course or
surfacing materials on parking lots and/or drives.
The applicant is proposing to continue to use the existing structure for the towing
business and shop for repair of his personal vehicles. No commercial auto repair
garage is proposed. The business hours of operation for the towing business are
Monday through Friday 9:00 am to 4:00 pm and 8:00 am to 12:00 pm on
Saturday. Two (2) tow trucks and one (1) rollback will be in use and parked on
site when not towing vehicles. All business ingress and egress will be via 24th
Street to Aldersgate Road with a single access point on the southwest portion of
the site. No vehicle recovery (repossession) will be carried on at the site.
The applicant is requesting the abandonment of a portion of West 24th Street
along the applicant’s frontage. The right of way was dedicated with the
subdivision plat but has not been constructed. The right of way dedication was
20-feet. The entirety of the abandonment will revert to the property owner to the
north. The applicant is securing approval letters from the various utility
companies indicating their desire for easements. Staff is supportive of the right
of way abandonment. The need for easements will be dictated by the utility
companies. This request will not be forwarded to the Board of Directors until all
approval are received.
Section 36-153(b) states for a change in use if no structural alterations are made,
a nonconforming use of a building may be changed to another nonconforming
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
7
use of the same or less intensity. In no case, however, shall a building revert to a
more intensive nonconforming use. Section 31-151 identifies the purpose of
non-conformities and exceptions. The purpose of this division is to establish
regulations and limitations for exceptions to the continued existence of uses, lots
and structures which were established prior to the effective date of this chapter
which do not conform to the provisions of this chapter. Such nonconformities may
continue, but the provisions of this division are designed to curtail enlargement or
expansion of such nonconformities and to encourage their eventual elimination in
order to preserve the integrity of the zoning districts and the regulations by this
chapter.
Staff is not supportive of the rezoning request. Within this general area there are
a significant number of new homes (more than a dozen) which have been
constructed or are under construction along Wilson Road within this two (2) block
area. Within the general area as a whole there are a significant number of
homes which have been constructed from Kanis Road to West 24th and
Aldersgate Road to Junior Deputy Road. West 24th Street is a narrow
unimproved road which is not adequate to handle commercial traffic to and from
the site. Staff feels as indicated in the purpose section of nonconformities that
the whole premise of allowing nonconformities is that the uses will eventually be
eliminated and the property redevelop as per the under lying zoning district. As
is the current development pattern staff feels single-family the best use for this
site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Steve Giles was present representing the property owner. There were registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated June 29, 2010, requesting a deferral of this item to the August 12, 2010,
public hearing. Staff stated the deferral request would require a waiver of the
Commissions By-laws with regard to the late deferral request. Staff stated they were
supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
August 12, 2010
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-8556
8
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were registered objectors present. The Chair
explained that the Commission’s practice had been to offer the applicant a deferral of
their item to a later meeting when eight (8) or fewer Commissioners were present. He
stated to move an item forward with a positive recommendation the applicant had to
secure six (6) positive votes regardless of the number of Commissioners present. The
Chair questioned the applicant as to their desire for a deferral or if the wished to move
the item forward. The applicant requested a deferral of the item to the September 23,
2010, public hearing.
A motion was made to defer the item to the September 23, 2010, public hearing. The
motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: H FILE NO.: Z-8559
NAME: Chenal South Blocks 1 and 2 Long-form PD-R
LOCATION: Located on the Southwest corner of Denny Road and Gordon Road
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 16.32 acres NUMBER OF LOTS: 67 FT. NEW STREET: 2,150 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – 7,000 square foot lots
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential – 5,750 square foot lots
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow grading of Phase II with the
development of Phase I.
2. A variance from the Master Street plan to allow an increased curb radius.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The original submission for this project was for a 70-acre parcel containing
249 lots. The applicant amended the request to provide two (2) applications;
Item H – File No. Z-8559 and Item 12 – File No. Z-8559-A. The primary
difference between the two (2) current requests and the original submission is
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
2
the removal of the power line easement located midway in the development.
This item contains a total of 16.32 acres and a total of 67 lots and Item 12
(Z-8559-A) contains 43.41 acres and 184 lots. The total of the two (2) projects
contains 59.73 acres and 251 lots.
The amended rezoning request is a rezoning of 16.32 acres into 67 single-family
residential lots. The lots are proposed with an average lot size of 50-feet by
115-feet. The lots are indicated with a 20-foot front and rear setback and five (5)
foot side yard setbacks. The subdivision is proposed with a mix of front and rear
loaded garages with the rear loaded garages being served by alley access. The
homes are proposed with a two (2) car garage with the heated and cooled space
ranging in size from 1,400 square feet to 2,000 square feet. The fronts and sides
of the homes will be constructed with brick, stone or EFIS. The roof pitch will be
an 8:12 minimum covered with architectural shingles.
The development is proposed with two (2) phases. The request includes a
variance from the Land Alteration Ordinance to allow the grading of Phase II with
the development of Phase I. The request also includes a variance to allow a
50-foot curve radius at centerline.
The development will include the placement of pedestrian paths within the open
space areas to connect the subdivision and to connect with the proposed
subdivision to the west. The applicant has indicated sidewalks will be placed on
the public streets at the entrance to the subdivision. The remainder of the streets
are proposed as a minor residential street standard constructed with 26-feet of
pavement within a 45-foot right of way.
Since the property is not currently located within a platted subdivision there is not
a bill of assurance for this site. The bill of assurance for the new subdivision will
permit the development standards as proposed.
B. EXISTING CONDITIONS:
The site is heavily wooded as is the property to the east and west. There is an
overhead power line located along the eastern boundary of the development.
West of the site is property proposed for development in a similar manner as a
separate item on this agenda (Z-8559-A). Further west is property zoned POD
and has developed as Wildwood Performing Arts Center. The property to the
east is zoned R-2, with a CUP for Pulaski Academy a private school which has
developed their ball fields. North of the site is undeveloped property zoned R-2,
Single-family. Parking and paved walkways have been installed within a portion
of this area to serve the adjacent Wildwood Performing Arts Center.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls 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 and the Coalition of
West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Denny Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5-feet from centerline.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan for the entire subdivision per
Section 29-186 (e) for Blocks 1 and 2 and Block 3 - 7.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
9. Per the Master Street Plan, parking is restricted to one side of the street on
a 24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
4
10. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalks should be provided along Melicourt Boulevard, Melicourt Loop
and Mariol Loop.
11. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
12. Erosion controls must be installed to reduce discharge of polluted
stormwater.
13. A perimeter buffer strip shall be temporarily maintained around disturbed
areas.
14. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
15. The median of Mariol Boulevard should be moved back from the right-of-
way line approximately 15 to 20 feet.
16. Mariol Cove, Melicourt Loop and Melicourt Drive should intersect Melicourt
Boulevard and Melicourt Loop respectively at a right angle.
17. A variance is being requested to advance grade the entire 16.32-acre
property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension and pump station required with easements
for this project. Approval from the Little Rock Sanitary Sewer Committee is
required before Little Rock Wastewater Utility will grant approval to tie to the
existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility
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
needed to provide water service to this property. A CIC main charge will apply to
all connections off of the 12-inch main in Denny Road. Please submit plans for
water facilities to Central Arkansas Water for review. Plan revisions may be
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
5
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required. This development will have minor impact
on the existing water distribution system. Proposed water facilities will be sized
to provide adequate pressure and fire protection. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. A 39-inch raw water line crosses this site
within a 50-foot wide waterline easement on south end of the property. Care
must be taken to protect these water lines and any appurtenances, such as
access and air release vaults, or monumentation which may be in the area. No
signs, light poles, dumpster pads or other structures on foundations will be
allowed within the existing 50-foot waterline easement.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Codes: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. Buildings are allowed
to be closer than five (5) feet if they have properly constructed firewalls which
provide the requisite one (1) hour fire resistance rating. When buildings are five
(5) feet or more from the property line, the requirement no longer applies to the
wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
Planning Division: This request is located in the Burlingame Valley Planning
District. The Land Use Plan shows Residential Low Density for this property.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
6
The applicant has applied for a rezoning to Planned Development-Residential to
allow development of 67 garden style lots. The density of this proposed
development is compatible with the Future Land Use Plan. This area is not
covered by a City of Little Rock recognized Neighborhood Plan.
Master Street Plan: Denny 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 Denny Road
since it is a Minor Arterial. Gordon Road is 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 on Denny 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee
meeting to discuss the item. Staff stated the original submission was for a
70 acre parcel containing 249 lots. Staff stated the applicant amended the
request to provide two applications Item H – File No. Z-8559 and Item 12 –
File No. Z-8559-A. Staff stated the primary difference between the two (2)
current requests and the original submission was the removal of the power line
easement located midway in the development. Staff stated Item H contained a
total of 16.32 acres and a total of 67 lots and Item 12 contained 43.41 acres and
184 lots. Staff stated the two (2) projects contained 59.73 acres and 251 lots.
Staff stated the Planning Staff concerns were similar on both application
requests. Staff requested Mr. Daters provide the elements typically contained
within the bill of assurance including construction materials, building heights,
minimum square footages of the homes, the allowance of accessory buildings
and structures, the minimum roof pitch of the homes and details of perimeter and
interior fences.
Public Works comments were addressed. Staff stated dedication of right of way
was required along Denny Road for both projects for a total of 45-feet from
centerline. Staff stated boundary street ordinance requirements would be
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
7
required adjacent to the proposed development. There was a general discussion
by the Committee members, staff and Mr. Daters concerning the need for curb,
gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the
developer desired to construct sidewalk along Denny Road including sidewalk
off-site to provide access from this subdivision to the nearby elementary school.
Mr. Daters stated the developer would determine the cost of the required
improvements and provide the walks and with any additional funds add additional
paving along the frontage of the subdivision. He stated the paving would not be
the full width but an additional eight (8) to ten (10) feet of paving would be added.
Staff questioned the grading plan as proposed. Mr. Daters stated
this development was proposed in two phases. He stated the request for
Blocks 1 and 2 allowed for excess materials to be used on site. Mr. Daters
stated there were varying degrees of cut and fill within this portion of the
subdivision which the advanced grading would allow for balancing of the site.
Mr. Daters stated within adjacent development, Blocks 3 – 7, there were
four phases proposed. He stated fill areas 20 to 30 feet deep would be required
in Blocks 3 - 7. He stated there were a number of drainage areas within this area
which would be rerouted within this portion of the subdivision. Staff requested
a sketch grading and drainage plan for both Blocks 1 and 2 and Blocks 3
through 7.
There was a general discussion concerning the street width proposed within
Blocks 3 – 7. Staff stated they felt Melicourt Loop was a residential street which
would require a 50-foot right of way and sidewalks were required along the street
on one side. Staff stated the walks should be placed on the inside of the loop
where there were no driveways proposed. Mr. Daters stated the street would not
function as a residential street and the number of cars on the street would be
less than the number allowed per the Master Street Plan. Mr. Daters questioned
if the lot layout and street design were redesigned to allow for Melicourt
Boulevard and Melicourt Drive to be a loop street would staff then support the
minor residential street standard for the street. Staff stated if the development
met the definition of a loop street per the Master Street Plan staff would support
the request. Staff stated the street designs located in Blocks 1 and 2 were
adequate to meet the Master Street Plan requirements for a minor residential
street.
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.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
8
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 22, 2010, Subdivision Committee meeting. The revised plan
indicates accessory structures and interior fencing will be allowed as typically
allowed in the R-2, Single-family zoning district. The development is proposed
with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be
placed at the entrance of the subdivision and in areas where the streets are
expected to carry volumes of traffic in excess of 400 vehicles per day. The paths
will be constructed of an all weather surface. A 20-foot wide gravel pedestrian
path and emergency access has been indicated on the plat to allow emergency
access to Blocks 3 through 7 from Blocks 1 and 2.
The development is proposed with 67 lots of detached single-family housing
contained within 16.32 acres. The lots are proposed with a mix of front loaded
and rear loaded garages. The lots average 50-feet by 115-feet with an average
lot size of 5,750 square feet. The development is proposed with an overall
density of 4.10 units per acre. Of the 16.32 acres 24.4 percent or 3.99 acres is
proposed as common open space. The development is proposed with a 20-foot
front and rear yard setbacks and five (5) foot side yard setbacks. The maximum
building height is proposed as typically allowed in the R-2, Single-family Zoning
District.
The site plan indicates the placement of a subdivision sign located near the
entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in
height and one hundred (100) square feet of sign area. The applicant has
indicated the sign area indicated does not include other ornamental attachments
or inner connecting links which may be a part of the main supports of the sign.
The perimeter fence is proposed eight (8) feet in height with columns extending
up to ten (10) feet in height.
The internal streets are proposed as minor residential streets per the Master
Street Plan. The Master Street Plan allows residential subdivisions where the
maximum number of lots on a loop street does not exceed 80 lots and is not
expected to exceed 400 vehicle trips per day to reduce the right of way width to
45-feet and no sidewalk is required. The paving width may be reduced to 24-feet
but parking is restricted to one side of the street. The paving width must be
26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of
way and 26-feet of pavement without sidewalk in areas where the traffic counts
are not expected to exceed 400 vehicles per day.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
9
The developer has indicated alternative improvements to Denny Road are being
requested. The developer is requesting the allowance of placing sidewalks from
the eastern boundary of Blocks 1 and 2 extending to the west, including off-site
sidewalk construction, to the new elementary school. The developer is working
with staff to determine the cost of the required boundary street improvements for
each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the
walks as proposed. Additional paving will be added to Denny Road adjacent to
each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the
power line easement which bisects the two application requests. The developer
has indicated should staff and the developer not be able to reach an agreement
related to the sidewalk construction and additional improvements adjacent to
Denny Road then street improvements to Denny Road will be completed per the
boundary street ordinance requirements only adjacent to the proposed plats.
The request includes the allowance of advanced grading for the entire
16.32 acres as a part of the Phase I construction. The applicant has indicated
this will allow the development to balance, eliminating the need for hauling of
cuts off site only to create the need to bring material back in during a later phase.
Buffers will be maintained around the site perimeter to comply with the Land
Alteration Ordinance. The development is proposed in two (2) phases and will
be developed as the market demands.
To staff’s knowledge there are no outstanding issues associated with the
request. Staff is in support of the request. The property is zoned R-2,
Single-family and is indicated on the City’s Future Land Use Plan as Residential
Low Intensity. This classification allows for the development of single-family
homes at a density not to exceed six (6) dwelling units per acre. The subdivision
is proposed with an overall density of 4.10 units per acre. Staff feels the
development of the subdivision as proposed should have minimal 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.
Staff recommends approval of the variance request to allow advanced grading of
Block 2 with the development of Block 1.
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased curb radius.
August 12, 2010
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8559
10
Staff’s recommendation regarding the street improvement proposal is pending
and will be presented at the public hearing.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were registered objectors present. The Chair
explained that the Commission’s practice had been to offer the applicant a deferral of
their item to a later meeting when eight (8) or fewer Commissioners were present. He
stated to move an item forward with a positive recommendation the applicant had to
secure six (6) positive votes regardless of the number of Commissioners present. The
Chair questioned the applicant as to their desire for a deferral or if the wished to move
the item forward. The applicant requested a deferral of the item to the September 23,
2010, public hearing.
A motion was made to defer the item to the September 23, 2010, public hearing. The
motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: I FILE NO.: S-1654
NAME: Williams Addition Preliminary Plat
LOCATION: Located on the Southwest corner of 23rd and Walker Streets
DEVELOPER:
Steve Williams
c/o McGetrick and McGetrick Engineers
#10 Otter Creek Court, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
#10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: .62 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.03
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated June 16, 2010, requesting a deferral of this
item to the August 12, 2010, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the
request. There were no registered objectors present. Staff presented the item stating
the applicant had submitted a request dated June 16, 2010, requesting a deferral of this
item to the August 12, 2010, public hearing. Staff stated they were supportive of the
deferral request.
August 12, 2010
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: S-1654
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated July 23, 2010, requesting withdrawal of this
item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for withdrawal of the
item without prejudice on July 23, 2010. Staff stated they were supportive of the
withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: J FILE NO.: LA-0032
NAME: Woodlands Trail Land Advanced Grading Variance Request
LOCATION: SW Corner of Kanis Road and Woodlands Trail
APPLICANT: Rocket Properties, LLC.
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 6 Acres
CURRENT ZONING: PCD
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade without construction being imminent.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade 6 acres or Lots 1 thru 4 of Woodlands Park without construction
being imminent. Lots 1 thru 4 of Woodlands Park is referred to as “the site”. The
applicant desires to fill with dirt generated from the two (2) residential
neighborhoods to the south of the site currently being developed. The applicant
is proposing to maintain undisturbed buffers on all four (4) sides of the property.
A 50 ft wide undisturbed buffer will be maintained to the north along Kanis Road;
a 40 ft undisturbed buffer will be maintained to the south; and a 25 ft wide
undisturbed buffer maintained on the east and west. One (1) access drive from
Woodlands Trail is proposed to be installed to access the site. The applicant
stated by permitting the advanced grading, all “over the road” hauling will be
contained within the Woodlands development and this will eliminate any wear
and tear on nearby streets and also eliminate loaded dump trucks from exiting
the project and creating a safety hazard.
B. EXISTING CONDITIONS:
The 6 acre wooded site is part of a planned commercial development (PCD).
The property is located southwest corner of Woodlands Trail and Kanis Road
intersection and is densely wooded. Undeveloped wooded property zoned R2 is
located on the west side of the site. On the south side of site is an undeveloped
wooded tract of land zoned R2 planned to be developed in the future as part of
Woodlands Edge Subdivision. To the east is Woodlands Trail. Beyond
Woodlands Trail is an undeveloped wooded property that is part of approved
Woodlands Park PCD. To the north is Kanis Road. Beyond Kanis Road is a
property zoned PCD with a site plan approved for a ministorage facility. Today
the property has a couple of occupied home located on it.
August 12, 2010
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LA-0032
2
C. NEIGHBORHOOD COMMENTS:
As of the time of writing, staff has not received any telephone call from a property
owner in the area. All adjacent property owners including those across a street
or alley from the subject property were given notice. The Gilbraltar Heights
Pointe West Timber Ridge POA, Parkway Place POA, and Woodlands Edge
Community Association, Inc. were also notified.
D. ENGINEERING COMMENTS:
1. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
2. How much fill dirt is expected to be filled at this site?
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of excavation.
4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
6. A perimeter buffer strip shall be temporarily maintained around disturbed
areas of 40 ft.
7. A perimeter buffer strip shall be temporarily maintained around disturbed
areas of at least 40 ft.
8. Erosion controls must be installed to reduce discharge of polluted stormwater.
9. The residential portion and the commercial/office portion of Woodlands Edge
Subdivision were approved as separate items by the City and therefore the
development of the commercial property is not considered a phase of the
residential subdivision development.
E. LANDSCAPING COMMENTS:
1. Grading plan must comply with the City’s buffer ordinance requirements.
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application stating the applicant’s
desire to advance grade the site. The applicant’s representative was
encouraged by the committee to work with staff on this item. There was no
August 12, 2010
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: LA-0032
3
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. STAFF REPORT:
1. On June 18, 2010, the applicant requested deferral of the item to the
August 12, 2010 meeting. Staff recommends approval of the deferral
request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Joe White of White Daters and Associates was present representing the request.
Staff stated on June 18, 2010, the applicant requested deferral of this item to the
August 12, 2010 meeting. Staff presented a recommendation of approval of the deferral
request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated July 29, 2010, requesting a deferral of this item
to the September 23, 2010, public hearing. Staff is supportive of the deferral request
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request dated July 29, 2010, requesting a deferral of this item
to the September 23, 2010, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 1 FILE NO.: S-980-C
NAME: Morris Subdivision Replat Lots 1-RR and 3
LOCATION: Located at 12610 Chenal Parkway
DEVELOPER:
Chick-fil-A, Inc.
5200 Buffington Road
Atlanta, GA 30348-5842
SURVEYOR:
Global Surveying Consultants, Inc.
217 West 2nd Street, Suite 200
Little Rock, AR 72201
AREA: 14 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Morris Subdivision currently contains two (2) lots. Lot 2 is occupied by Sears
Automotive Center. Lot 1 contains 14 acres and is currently occupied by Home
Depot. The owner is requesting the 14 acre Lot 1 be replatted into two (2) lots.
Both lots are currently zoned C-3, General Commercial District. Proposed
Lot 1RR would contain Home Depot and proposed Lot 3 is planned for
development of a single building restaurant user. Lot 1RR is proposed
containing 12.862 acres and Lot 3 containing 1.182 acres. No new curb cuts are
proposed. All existing driveway accesses will be located on Lot 1RR with a cross
access easement overlay to allow access to proposed Lot 3.
August 12, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-980-C
2
B. EXISTING CONDITIONS:
Within the area proposed for replatting there is a tire and brake store and a big
box retailer, Home Depot. Adjacent to the site to the east is an automobile sales
lot and to the west is another big box retailer, Target. To the south is a
convenience store and a strip center which contains a number of uses including
restaurants, office and general retail uses. Southwest of the site is a bank, an
automobile sales lot and a strip retail center containing various retailers including
an office supply store. North of the site is the Rock Creek and further north is a
multi-family development accessed from Napa Valley Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property
owners. All property owners abutting the site and the Gibralter Heights Pointe
West Timber Ridge Property Owners Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Direct access to West Markham Street is prohibited by code. The preliminary
plat does not show an access easement. An access easement must be
provided.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to final platting.
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: Any construction within the easement shown will have
to be approved by the CAW, including driveways or parking areas, signs and light
posts. All Central Arkansas Water requirements in effect at the time of request
for water service must be met. A water main extension will be needed to provide
August 12, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-980-C
3
water service to this property. The Little Rock Fire Department needs to evaluate
this site to determine whether additional public and/or private fire hydrant(s) will
be required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire
protection system to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans
by the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Contact Central Arkansas Water regarding the size and
location of the water meter. Due to the nature of this facility, installation of an
approved reduced pressure zone backflow preventer assembly (RPZ) is required
on the domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by CAW. The
test results must be sent to CAW's Cross Connection Section within ten days of
the installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project. This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5 – the West Markham Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Paxton Singleton was present representing the applicant. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request. Staff stated a cross access easement was required
to allow access to the new lot. Staff stated no new curb cuts would be allowed
August 12, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-980-C
4
on West Markham Street. Staff also noted a revision to the Conditional Use
Permit would be required for the Home Depot store.
Staff noted the comment from Central Arkansas Water. Staff stated any
construction within the easement shown would require approval by Central
Arkansas Water. Staff stated this included driveways or parking, signs and light
post.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the issues raised at the
July 22, 2010, Subdivision Committee meeting. The revised plat includes a cross
access easement to allow access to the proposed lots. The applicant has also
noted prior to final platting of the lot a revised Conditional Use Permit for the
Home Depot store will be sought.
The request is a replat of approximately 14 acres into two (2) lots. Both lots are
zoned C-3, General Commercial District. Lot 1RR is to contain the existing
Home Depot containing 12.86 acres and Lot 3 is proposed containing 1.182
acres. Lot 3 is planned for development with a single building restaurant user.
Lot 3 abuts West Markham Street but no new curb cuts are proposed. All
existing driveway accesses will be located on Lot 1RR and a cross access
easement will be created to allow access to proposed Lot 3 via the existing
drives.
Staff is supportive of the request. The lots are proposed with adequate square
footage to comply with the C-3, General Commercial Zoning District. Staff does
not feel the replat to allow the creation of the second lot will significantly impact
the existing development or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
August 12, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-980-C
5
Staff recommends prior to final platting of this lot the CUP for the Home Depot
store be revised to eliminate the existing parking located within this area from the
approved site plan.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Paxton Singleton was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation that prior to final platting of the lot the CUP for the Home Depot store
be revised to eliminate the existing parking located within this area from the approved
site plan.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 2 FILE NO.: S-1636-B
NAME: Beau Rivage Subdivision Revised Preliminary Plat
LOCATION: Located East of Southridge Drive and South of the Walton Heights
Subdivision
DEVELOPER:
Shollmier Family Limited Partnership
13925 Beau Vue Drive
Little Rock, AR 72223
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 14.438 acres NUMBER OF LOTS: 30 FT. NEW STREET: 1,187.15 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On September 3, 2009, the Little Rock Planning Commission reviewed a request to
allow the development of this site with 30 single-family lots. The plat included variances
which the Commission did not approve.
On December 3, 2009, the Little Rock Planning Commission approved a request to
allow a preliminary plat containing 16.43 acres to develop with 30 single-family lots and
four (4) Tracts. Tract A was proposed as a conservation easement with a nature trail
containing 8.0 acres. Tracts B and C were indicated along Southridge Drive containing
0.056 and 0.179 acres and proposed as open space and buffering along the existing
street. Tract D was indicated as open space containing 0.46 acres along the south
side of the development.
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
2
The subdivision was proposed with lots averaging 0.224 acres with a minimum lot size
of 0.164 acres. The overall density was 1.825 units per acre. A new public cul-de-sac
street would be constructed to serve the new homes. The street was indicated with
1,341.39 linear feet constructed to City standard for a minor residential street.
Beau Rivage Drive was indicated with a centerline grade of 17.6 percent. The Master
Street Plan allows for a maximum centerline grade of 16 percent but allows staff to
administratively approve a variance in the design standard of up to ten percent. The
Master Street Plan states this variance in design standard does not require an
amendment to the Master Street Plan. With the administrative variance the street is
allowed a maximum centerline grade of 17.6 percent, as proposed by the developer
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the preliminary plat to allow the
development of 30 residential lots and two (2) cul-de-sac streets. The previous
approval allowed the development of lots on a single cul-de-sac street. The new
proposal allows for the addition of Beau Rivage Circle in addition to Beau Rivage
Drive for a total of 1,187.15 linear feet of new public street. All streets will be
constructed to Master Street Plan standard for a minor residential street.
The subdivision contains 16 acres and is proposed with 8.2 acres dedicated as
open space. The average lot size proposed with the plat is 0.227 acres and the
minimum lot size proposed is 0.164 acres. The development is proposed with an
overall density of 1.825 units per acre.
B. EXISTING CONDITIONS:
The site is heavily wooded and appears to contain a significant slope from north
to south. The site abuts the Walton Heights Subdivision to the north and to the
south an area zoned Open Space. Along the southern boundary the site is
adjacent to a City of Little Rock Fire Station, vacant property, an office building, a
church and single-family homes located on large lots all in excess of five (5)
acres which are accessed from River Mountain Road. Pleasant Ridge Towne
Center is located to the south and across Cantrell Road. The Center has
developed with a number of retail and restaurant uses. Within the general area
are a number of apartments, commercial and office uses located to southeast
and southwest of the site, along and across Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from the area
property owners. All property owners abutting the site and the Walton Heights
Property Owners Association were notified of the public hearing.
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A grading permit
has been issued for geotechnical exploration on the site.
3. Staff has worked with the applicant on the street design.
4. Since the street is proposed not to be 26 feet in width, show on the plan the
area of street where parking will be restricted to one side.
5. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent
property.
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. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
9. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
10. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Steve Philpott) for more information.
12. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
4
13. Provide the profile of the proposed street showing centerline grade, sight
distance, and horizontal radius of the centerline.
14. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
15. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
16. Plat a no access easement along the south side of Beau Rivage Drive east
of the last proposed lot.
17. 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.
18. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
19. A 45-foot right-of-way is required to be dedicated for minor residential
streets.
20. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project.
Contact the Little Rock Wastewater Utility for additional information.
Entergy: Additional easements are required. A 10-foot easement is required
along the common property lines of Lots 27 and 28 and Lots 28 and 29.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A short main extension will be required to provide
water service to this property. All Central Arkansas Water requirements in effect
at the time of request for water service must be met. 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
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
5
Arkansas Water, the Arkansas Department of Health Engineering Division and
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.
Fire Department: The development consists of 30 residential lots which will not
require the placement of a 2nd access to the subdivision. Place fire hydrants per
code. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the applicant.
Staff presented an overview of the request stating the Commission had reviewed
a preliminary plat for this subdivision earlier in the year. Staff stated the
developers were requesting a revision to the previously approved preliminary
plat. Staff stated the number of proposed lots had not changed but the street
layout had changed from the original approval.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any grading on the site. Staff also requested the applicant
provide a letter certifying the sight distance of the intersections complied with
ASHTO design standards. Staff stated streetlights were required with the final
platting of the new subdivision. Staff stated since the street was not proposed to
be 26-feet in width, restricted parking would be required and requested
Mr. Redder provide the location on the proposed plat where parking would be
restricted.
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.
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
6
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the July 22, 2010, Subdivision Committee meeting. The applicant has
provided staff with a letter certifying the sight distance of the intersections. The
revised preliminary plat indicates the location of restricted parking as requested
by staff. The street grades of the development comply with the grades required
per the Master Street Plan for a minor residential street standard.
The request is to allow the creation of 30 single-family residential lots within this
16.438 acre parcel. The average lot size proposed is 0.227 acre and the overall
density of the development is 1.825 units per acre. A total of 1,187.15 linear feet
of new public street is proposed. Within the development a total of 8.259 acres
will be dedicated to open space all contained in one (1) tract. The developer has
indicated the open space will be dedicated to the City of Little Rock or to the
Nature Conservancy to ensure the property is not developed in the future.
The plat is indicated with a 25-foot front building line along the new street. A
note on the plat indicates side and rear yard setbacks consistent with the Zoning
Ordinance for R-2, Single-family zoned property. The lot widths and areas are
indicated consistent with the development standards established by the
Subdivision Ordinance for R-2, Single-family zoned property. The proposed plat
indicates the placement of a 10-foot restrictive access easement on Lots 1 and
29 adjacent to Southridge Drive and along the south side of Beau Rivage Drive
adjacent to the open space area.
To staff’s knowledge there are no remaining outstanding technical issues in need
of addressing associated with the request. The subdivision is proposed with an
overall density of 1.825 units per acre which is consistent with single-family
development per the City’s Future Land Use Plan. The proposed subdivision
appears to fully comply with the typical design standards of the City’s ordinances.
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: (AUGUST 12, 2010)
The applicant was present. There was one registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1636-B
7
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. Bob Holloway addressed the Commission on the merits of the request. He stated
the Commission had previously approved the request to allow the development of
30 homes on this site. He stated once exploration began it was determined rock existed
in areas which did not allow for the street layout as previously proposed. He stated with
the addition of the second cul de sac this allowed the subdivision to develop and he felt
the layout a better design than the original.
Ms. Judy Lansky addressed the Commission in opposition of the request. She stated
she was a resident of the Walton Height Subdivision and a member of the Walton
Heights Property Owners Board. She stated the neighborhood wanted to go on record
with opposition to the request. She stated the concerns were the same as with the
original proposal; the sight distance at the entrance to the subdivision and the additional
traffic on Southridge Drive and on Cantrell Road. She stated with 30 new homes this
would add an additional 300 vehicle trips per day on the street. She stated the traffic in
the neighborhood was presently difficult the additional traffic would over tax the streets
and intersections. She reminded the Commission of a recent article in the Democrat
Gazette stating the intensity of congestion on Cantrell Road at the I-430 intersection.
Mr. Holloway stated he felt the development a quality development. He stated the sight
distance had been certified and Public Works was not concerned with the placement of
the street intersection.
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 6 ayes,
0 noes, 3 absent, 1 abstention and 1 open position.
August 12, 2010
ITEM NO.: 3 FILE NO.: S-1649-A
NAME: The Orchards at Mabelvale Revised Preliminary Plat
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 20.0 acres NUMBER OF LOTS: 8 FT. NEW STREET: 650 LF
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 29-186 (c) and (d) of the City’s Land Alteration Ordinance to
allow grading of portions of adjacent lots with the issuance of a building permit for
one of the lots.
2. A variance from Sections 30-43 and 31-210 to allow the driveways to be located
nearer the property line than typically allowed on a commercial street to allow the
lots to share access.
BACKGROUND:
On April 8, 2010, the Little Rock Planning Commission reviewed and approved a
preliminary plat for this 20 acre tract to allow the creation of four (4) lots. The property
was zoned C-3, General Commercial District and R-2, Single-family District. A
subsequent rezoning of the R-2, Single-family portion to C-3, General Commercial
District was filed and approved by the Little Rock Board of Directors on June 1, 2010, by
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
2
the adoption of Ordinance No. 20, 274. Lots 1 and 2 contained 1.018 acres and
1.226 acres and were located adjacent to Mabelvale Pike. Lot 3 contained 2.705 acres
and the remaining 13.38 acres was indicated in Lot 4. The proposed plat indicated a
new commercial street (60-foot right of way) extending along Lot 2’s southern boundary
to the east to provide future public street access to Lots 3 and 4.
Lot 3 was proposed for immediate development as an elderly housing development (as
a separate item on the agenda Z-8519). The PD-R zoning was approved by the Board
of Directors on May 4, 2010, by the adoption of Ordinance No. 20, 261. Lots 1 and 2
were proposed for future development as a commercial use. There were no immediate
plans for the development of Lot 4. The developer indicated when future development
plans were secured a revision to the plat for Lot 4 would be sought to clearly define the
land area distribution for any additional future lots.
The approval also included a variance from the City’s Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3. A variance
from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located
nearer the property line than typically allowed on a commercial street was also
approved.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the preliminary plat to allow previously
proposed Lot 4 to be subdivided into five (5) lots. The lots average 2.5 acres and
are proposed for future development. The applicant has indicated the lots will be
final platted as the market demands and street improvements will be completed
adjacent to the lots as final platting occurs.
As a separate item on this agenda (Item 11 – File No. Z-8519-B) the applicant is
requesting rezoning approval to PD-R to allow the new proposed Lot 4 to
develop with a single building containing 48 units of age restricted elderly
housing.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of portions of adjacent lots with the issuance of a building permit for
one of the lots. The request also includes a variance from Sections 30-43 and
31-210 to allow the driveway located on Lot 3 to be located nearer the property
line than typically allowed on a commercial street.
B. EXISTING CONDITIONS:
Site work has begun on the building located on Lot 3 along with grading of the
proposed street. The area proposed under the current development contains a
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
3
number of large trees and within the area proposed for future development there
are also a number of significant trees.
In the area there are a number of uses including commercial, residential and
industrial type uses. To the north of the proposed plat area is a big box retailer,
Home Depot. North of the site are two single-family structures and south of the
site is a single-family structure. All About Tires and Brakes is located north of the
site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade
located on Davmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties located to the
north which have redeveloped. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information 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 Mavis Circle and the Pinedale Neighborhood Associations and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Prior to final platting, provide design of street conforming to the Master
Street Plan. Construct street improvements to the proposed Richsmith
Lane including sidewalks on both sides. The street should be 36-feet in
width with a 60-foot right-of-way. A cul-de-sac should be provided at the
eastern end of the streets for vehicles to turn around.
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. At the time of construction of the street, a temporary gravel turnaround must
be provided at the last portion of the street constructed.
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
4
5. Per Section 29-102 an evaluation should be conducted and provided to staff
on the basis of existing downstream development and any analysis of
stormwater runoff with and without the proposed development. Mabelvale
Pike has flooded recently at this location during a 5-year storm event. If the
proposed development will increase downstream flooding conditions, a
remedy should be provided.
6. 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.
7. Stormwater detention ordinance applies to this property. Sufficient
detention should be provided to not overwhelm the 24-inch diameter pipe
under Mabelvale Pike at the time of full development.
8. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy or final platting.
9. Minimum driveway spacing on a commercial street is 250-feet. If driveways
are proposed to be less than the minimum, lots must share driveways
through access easements.
10. A Sketch Grading and Drainage Plan is required per Section 29-186 (e) to
be provided.
11. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project.
Contact the Little Rock Wastewater Utility 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. 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
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
5
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. 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. A main extension will be needed to
provide water service to the back of this property. 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. This fee will apply to all connections
including metered connections off the private fire system. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(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.
Fire Department: Place fire hydrants per code. All gate openings must maintain
a minimum opening width of 20-feet. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Mark Redder was present representing the request. Staff presented an
overview of the requesting stating there were two items on the Commission’s
agenda related to the proposed development. Staff stated a preliminary plat to
allow the creation of five lots within the previously identified Lot 4 and a rezoning
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
6
to PD-R to allow the development of the new Lot 4 with elderly housing (Item #11
– Z-8519-B). Staff stated the elderly housing would be age restricted to persons
55 years plus. The items were discussed simultaneously.
Staff requested on the preliminary plat a note be included concerning the
proposed phasing plan. Staff requested on the elderly housing development site
plan a note be included concerning the proposed perimeter fencing and the
hours of dumpster service.
Public Works comments were addressed. Staff stated street construction would
be required prior to the final platting of the proposed lots. Staff also stated a
temporary turn-around would be required at the end of the street if the entire
street was not constructed in one phase. Staff requested the applicant provide
an evaluation of the existing downstream development and any analysis of
stormwater runoff with and without the proposed development. Staff stated
Mabelvale Pike had experienced flooding at this location in the recent past. Staff
stated damage to public and private property due to the hauling of materials and
construction related equipment would be the responsibility of the owner to
correct.
Landscaping comments related to the proposed PD-R application were
discussed. Staff stated an automatic irrigation system would be required to water
landscaped areas. Staff stated prior to the issuance of a building permit it would
be necessary to submit a landscape plan stamped with the seal of a registered
landscape architect.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the July 22, 2010, Subdivision Committee meeting. The applicant has
indicated a request to allow advanced grading of a portion of proposed Lot 5 with
the development of Lot 4 was being requested. The applicant has indicated a
cul-de-sac at the end of Richsmith Lane at the terminus of the street and located
adjacent to Lot 8. A note has been provided concerning the proposed perimeter
fencing for the PD-R application request and a note on the site plan limits the
hours of dumpster service to daylight hours.
The request is a preliminary plat to allow the creation of eight (8) lots from a
20+ acre parcel. The lots range in size from 1.018 acres to 2.416 acres. The
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
7
plat indicates Lots 3 - 8 will share driveway access at the time of development.
The lots are proposed to be final platted in phases based on market demand.
Street improvements will be constructed adjacent to the lots as the final plat is
executed for the individual lots. Approximately 650 linear feet of new street will
be constructed with the final platting of the lots. A graveled temporary
turn-around will be provided at the end of the street as it extends to the east.
The property is currently zoned C-3, General Commercial District which requires
a minimum lot area of 14,000 square feet and a minimum lot width of 100-feet.
The lots as proposed are more than adequate to meet these typical minimum
requirements.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of a portion of proposed Lot 5 with the development of Lot 4. The
developer has indicated there is fill material located on proposed Lot 5 that will
be used to raise the grade of proposed Lot 4. The developer has indicated
selected grading on adjacent lots will be required with the remaining lots (Lots 5
– 8) as they are developed. The developer has indicated the approval of the
variance request will eliminate the need for hauling of materials on City streets at
the time of development of these lots individually.
The request also includes a variance from Sections 30-43 and 31-210 to allow
the driveways to be located nearer the property line than typically allowed on a
commercial street. The proposed plat indicates the driveway to be a 65-foot
shared access easement located near the common lot line. The drives will be
shared to limit the number of curb cuts along the proposed new street.
Staff is supportive of the requests and the associated variances. To staff’s
knowledge there are no outstanding technical issues in need of addressing
associated with the request. The proposed plat appears to meet the intent of the
various City ordinances. Staff does not feel the variance to allow advanced
grading or the variance to allow the drive to be located nearer the property line
than typically allowed per the Master Street Plan or the Subdivision Ordinance
will significantly impact the development or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 29-186 (c) and
(d) of the City’s Land Alteration Ordinance to allow grading of portions of
adjacent lots with the issuance of a building permit for one of the lots.
August 12, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A
8
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the driveway to be located nearer the property line than typically
allowed on a commercial street.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 29-186 (c) and (d) of the City’s Land Alteration Ordinance to allow
grading of portions of adjacent lots with the issuance of a building permit for one of the
lots. Staff also presented a recommendation of approval of the variance request from
Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line
than typically allowed on a commercial street.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 4 FILE NO.: S-1655
NAME: RIC Inc. Subdivision Site Plan Review
LOCATION: Located at 5505 Scott Hamilton Drive
DEVELOPER:
RIC, Inc.
5505 Scott Hamilton Drive
Little Rock, AR 72209
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 3.33 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial District
PLANNING DISTRICT: 13 – 65th Street East
CENSUS TRACT: 20.02
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 5505 Scott Hamilton Drive is currently zoned I-2, Light
Industrial District and contains an existing metal and brick office building along
with an additional shop building located within the northeastern portion of the
site. The applicant is proposing the addition of a 75-foot by 100-foot metal
building located along Scott Hamilton Drive to be used as a warehouse and shop
during inclement weather. Landscaping upgrades will be provided as required by
the City’s Landscape Ordinance.
B. EXISTING CONDITIONS:
The property is located within the 65th Street Industrial Park area. The site
proposed for site plan review contains existing office and shop buildings which
August 12, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1655
2
are located near the northern portion of the property. There are industrial and
warehouse uses located adjacent to the site. The Little Rock Wastewater
Overflow basin is located north of the site, at the end of Scott Hamilton Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet site, the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing. The Upper Baseline Neighborhood
Association voted to support the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A concrete driveway apron is required to be installed per City Ordinance that
maintains positive drainage of stormwater in the gutter. Currently, stormwater
ponds in the upstream gutter due to the driveway apron being constructed in
conflict with the curb and gutter.
2. Scott Hamilton Drive is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
Provide a revised survey showing the centerline of the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
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 expense of the developer. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection.
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
August 12, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1655
3
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Additional landscaping may be required in conjunction with the new building
construction.
3. A water source within 75-feet will be required to water landscaped areas.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
The applicant was present. Staff presented an overview of the request stating
the request was a Subdivision Site Plan Review to allow the construction of a
second building on the site.
Public Works comments were addressed. Staff stated a dedication of right of
way 30-feet from centerline was required. Staff requested a new survey be
provided indicating the existing right of way on Scott Hamilton Drive. Staff stated
concrete driveways and aprons were required to be installed per City ordinance
that would allow positive drainage of stormwater in the gutter. Staff stated
currently stormwater was ponding in the upstream gutter due to the driveway
apron being constructed in conflict with the curb and gutter.
Landscaping comments were addressed. Staff stated additional landscaping
would be required with the construction of the new building. Staff stated a water
source within 75-feet of the landscape areas would be required to water the
landscaping.
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.
August 12, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1655
4
H. ANALYSIS:
The applicant submitted a revise survey to staff identifying the centerline of Scott
Hamilton Drive. The survey indicates a 50-foot existing right of way for Scott
Hamilton Drive. The applicant will be required to dedicate an additional five (5)
feet of right of way with the issuance of a building permit for the new
construction. There were no additional issues raised at the Subdivision
Committee meeting related to the overall site layout and design.
The request is to allow the construction of a 7,500 square foot warehouse/shop
building located adjacent to Scott Hamilton Drive within the northeastern portion
of the site. The site contains an existing office building and a couple of covered
sheds which are used by the owner for parking of vehicles and storage. The site
plan indicates landscaping upgrades will be provided as required by the City’s
Landscape Ordinance with the new building construction.
The site is zoned I-2, Light Industrial District which requires a minimum site area
of 14,000 square feet and a minimum front yard setback of 50-feet. The side
yard setback required is 15-feet and the required rear yard setback is 25-feet.
The plan as proposed has setbacks more than adequate to meet these typical
requirements.
Staff is supportive of the request. To staff ‘s knowledge there are no outstanding
issues associated with the request. Staff feels the construction of the building on
the site as proposed should not have an adverse impact this site or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 5 FILE NO.: Z-6477-B
NAME: Pleasant Ridge Zoning Site Plan Review
LOCATION: Located at 11610 Pleasant Ridge Road
DEVELOPER:
Schickel Development
11601 Pleasant Ridge Road, Suite 300
Little Rock, AR 72222-7970
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECTS:
Williams and Dean Associated Architects
18 Corporate Hill Drive
Little Rock, AR 72205
AREA: 5.7099 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.09
VARIANCES/WAIVERS REQUESTED:
1. A variance from the C-2 zoning district to allow the building setback to be reduced
from 40-feet to 30-feet (Section 36-300(e)(1).
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Pleasant Ridge West contains an existing retail building with 24,900 square feet
and 154 parking spaces. There is also a restaurant located on the site
containing 9,000 square feet and 109 parking spaces. The overall site area is
August 12, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6477-B
2
5.63 acres. The applicant is proposed to add to the southern façade of the
existing retail building. An outdoor covered dining area and an area for storage
screened with a brick wall is proposed. The outdoor seating is proposed
containing approximately 1,075 square feet. The storage is proposed with two
(2) coolers and a freezer. This area is proposed containing approximately 500
square feet.
B. EXISTING CONDITIONS:
The site contains a strip retail center and a restaurant. The property is located
across from the Pleasant Ridge Town Center shopping center. Across Pleasant
Ridge Road is an office building and a US Post office. West of the site is a
multi-family development. North of the site is a property zoned POD which has
developed as a bank. Northwest of the site is a property zoned PD-R which was
approved for a multi-family development which has not occurred.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property
owners. All property owners located within 200 feet site and the Walton Heights
Candlewood Property Owners 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: Approved as submitted.
Fire Department: Approved as submitted.
County Planning: No comment.
August 12, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6477-B
3
CATA: The site is located adjacent to CATA Bus Route #25 - the Highway 10
Express 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. Additional landscaping may be required in conjunction with the new
construction.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating the original
submission included the building encroaching into the required setback of the
Highway 10 Design Overlay District. Mr. Daters stated the covered patio would
not extend into the required setback of the Highway 10 DOD but the building
would encroach into the setback required by the zoning district. Staff stated the
final plat included a 40-foot platted building line. Staff stated if the applicant
received approval for the request a replat would be required to adjust the building
setback.
Staff noted there were no additional comments from the other reporting agencies.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 22, 2010, Subdivision Committee meeting. The revised plan indicates
the construction of an at grade patio along the southern portion of the existing
building. A covered patio will be constructed within a portion of this area as well.
In addition to the patio area a storage area with a brick screening wall will be
constructed. The outdoor seating is proposed containing approximately
1,075 square feet. The storage is proposed with two (2) coolers and a freezer.
This area is proposed containing approximately 500 square feet.
August 12, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6477-B
4
The shopping center contains an existing retail building with 24,900 square feet
and 154 parking spaces and second building with a restaurant containing
9,000 square feet and 109 parking spaces. The overall site area is 5.63 acres.
The property is zoned C-2 which typically requires the placement of a 40-foot
building setback from all property lines. In addition the property is located within
the Highway 10 Design Overlay District. The required building setback under the
overlay is a front yard setback of 100-feet, side yard setback of 30-feet and a
rear yard setback of 40-feet. The canopy is proposed to be located 30-feet from
Pleasant Ridge Road which complies with the Highway 10 Design Overlay
District but does not comply with the 40-foot setback required by the zoning
district. Approval by the Planning Commission for the variance request to allow
the reduced setback is required to allow the construction as proposed.
The plat currently has a 40-foot platted building line located along Pleasant Ridge
Road. If the Planning Commission approves the building line variance, the
applicant will have to complete a one-lot replat reflecting the change in the
platted side building line for the construction of the covered patio. The applicant
should review the filing procedure with the Circuit Clerk’s office to determine if
the replat requires a revised Bill of Assurance.
Staff is supportive of the request. Staff does not feel the reduced building
setback along Pleasant Ridge Road will significantly impact the development or
the area. To staff’s knowledge there are no outstanding issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow the building line as
proposed along Pleasant Ridge Road.
The applicant must submit a one lot replat to adjust the building line prior to the
issuance of a building permit.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item with a
August 12, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6477-B
5
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation of approval of the variance request to allow the building
line as proposed along Pleasant Ridge Road. Staff also presented a recommendation
that the applicant submit a one lot replat to adjust the building line prior to the issuance
of a building permit.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 6 FILE NO.: Z-2934-E
NAME: Massey Long-form PD-R
LOCATION: Located at 5001 Stagecoach Road
DEVELOPER:
Richard & Anne Massey
4610 Crestwood Road
Little Rock, AR 72207
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
ARCHITECTS:
Yeary Lindsey Architects
3416 Old Cantrell Road
Little Rock, AR 72201
AREA: 84.803 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family, MF-18, Multi-family 18 units per acre and
C-3, General Commercial District
ALLOWED USES: Single-family, Multi-family and Commercial
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residence and a barn/garage (accessory
structure)
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning of the property located at 5001 Stagecoach Road from
various zoning classifications to PD-R to allow the construction of a single-family
residence and a garage/barn (accessory structure). The site plan indicates the
August 12, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2934-E
2
placement of a single-family structure with a maximum footprint of 5,000 square
feet and a garage with a maximum footprint of 1,500 square feet. The
barn/garage (accessory structure) is proposed containing 900 square feet. The
site contains 88+ acres and is currently zoned R-2, Single-family, MF-18,
Multi-family and C-3, General Commercial District.
The property is not located in a subdivision therefore there is no bill of assurance
for the property.
B. EXISTING CONDITIONS:
The frontage along Stagecoach Road has few trees but as the property goes to
the east there are a number of trees. The area to the north is developed with
single-family homes accessed via Susie Lane. Also to the north are single-family
residences located within the Westwood Subdivision. East of the site is a
commercial node located at the intersection of Stagecoach and Colonel Glenn
Roads. Immediately west of the site is a church campus. South and southwest
of the site, across Brodie Creek, are two (2) single-family neighborhoods; Pecan
Lake and Tall Timber.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls from the area
residents and property owners requesting additional information. All property
owners located within 200 feet site, all residents, who could be identified, located
within 300 feet of the site, the Pecan Lake Property Owners Association, the Tall
Timber Property Owners Association, the Westwood Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot wide
access easement is required adjacent to the floodway boundary.
2. The floodway must be kept free of development including fill.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction in the floodplain.
4. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
August 12, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2934-E
3
5. The minimum Finish Floor elevation of any inhabitable structure in the
floodplain of at least one (1) foot above the base flood elevation is required to
be shown on plat and grading plans.
6. With future site development beyond this proposal of a single residence and
garage with an accessory structure, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalks to Stagecoach Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project.
Contact the Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: 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. Additional fire protection may be required.
Fire Department: Fire hydrants will be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Neighborhood Commercial and Residential Low
Density for this property. The applicant has applied for a rezoning from MF-18,
C-3 and R-2 to Planned Development Residential to allow construction of a
primary residence and accessory structure on an 88 acre site. Each Planned
Zoning District is to be reviewed on its own merits with consideration of the Land
Use Plan for the site and surrounding areas.
August 12, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2934-E
4
This area is covered by the Westwood Pecan Lake Neighborhood Plan. Their
Zoning and Land Use states: “Preserve the existing residential areas within the
Pecan Lake Subdivision and along Stagecoach Road.”
Master Street Plan: Stagecoach 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
Stagecoach Road since it is a Principal Arterial.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment concerning the use of the property as single-family.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
The applicant was not present. Staff presented an overview of the request
stating there were no significant issues in need of addressing related to the
request. Staff stated a detail of the proposed accessory building would be
provided by the architects. Staff stated the proposed accessory building would
most likely not have a kitchen but the request was to allow for a small kitchen
area in case the owners decided to add a kitchen in the future. Staff stated the
building would not be leased as a second residence.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request in need of
addressing related to the site plan raised at the July 22, 2010, Subdivision
Committee meeting. The applicant did however submit building elevations and
floor plans for the proposed barn/garage. The request is to rezone this site from
commercial, multi-family and single-family zoning districts to PD-R to allow the
construction of a single-family home, garage and barn/garage. The site plan
indicates the barn/garage will be constructed in the initial phase and the single-
family home and detached garage will follow in the near future.
The site plan indicates the placement of a single-family structure with a maximum
footprint of 5,000 square feet and a detached garage with a maximum footprint of
1,500 square feet. The barn/garage is proposed containing 900 square feet.
The building is indicated with a kitchen and bathroom but the applicant has
indicated these elements may not be a part of the initial construction. The
August 12, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2934-E
5
maximum building height for all structures is proposed at 35-feet which is the
typical building height allowed in the R-2 zoning district.
Staff is supportive of the request. The site contains 88+ acres and is currently
zoned C-3, General Commercial District, MF-18, Multi-family and R-2, Single-
family. The need for the rezoning request is two fold; one to allow the
construction of a residential home within the commercial zoning district and the
second to allow the construction of the barn/garage (accessory structure) without
the presence of a primary residences. To staff’s knowledge there are no
outstanding issues associated with the request. Staff feels the rezoning of the
site to PD-R to allow the construction as proposed should not have any impact
on this site or the adjacent properties.
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: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 7 FILE NO.: Z-7917-C
NAME: Arkansas Dental Health Revised Short-form PCD
LOCATION: Located at 12018 Chenal Parkway
DEVELOPER:
Matt Chandler
Sperry Van Ness
5509 Springvale Road, Suite B
North Little Rock, AR 72116
ENGINEER:
White-Daters and Associates
#24 Rahling Road
Little Rock, AR 72223
AREA: 1.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3, General Commercial District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District Uses – Wall sign east
façade 55.35 square feet
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site was constructed as a single user building which housed a Gateway computer
store. Once the original tenant moved from the site the property was divided into two
(2) individual retail spaces, to be leased independently. An application request was filed
to allow signage on the western wall of the building; the wall was located without public
street frontage. According to the applicant the sign allowances per the Ordinance
provided limited visibility for tenants leasing the west side of the property. Based on the
property being located within the Chenal Parkway/Financial Center Design Overlay
District the only option for allowance of signage without public street frontage required
the applicant to file a Planned Development application and rezone the site from C-3,
August 12, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7917-C
2
General Commercial District. The allowable uses for the site remained as C-3, General
Commercial District uses.
The original application for Verizon indicated a total sign area which would not exceed
240 square feet and the “V” being the largest letter with a maximum height of 57 inches.
During the Planning Commission public hearing the applicant reduced the total sign
area being requested to 100 square feet. The application request was amended during
the Board of Directors meeting as well. The Board of Directors approved the applicant’s
amended request to allow signage along the western façade with a maximum area of
fifty (50) square feet by the adoption of Ordinance No. 19,429 on November 1, 2005.
On December 7, 2006, the Little Rock Planning Commission denied a request to allow
expanded signage on the western façade of this building. The request was to allow the
placement of a sign without public street frontage with a total sign area of 150 square
feet. The developers indicated a new façade would be placed on the front and west
walls changing the color of the building and adding architectural elements such as brick
accents and false windows.
The denial was appealed to the Board of Directors. The applicant amended the request
at the Board of Directors meeting to limit the signage to seventy-five (75) square feet.
Ordinance No. 19,724 adopted by the Little Rock Board of Directors on March 20, 2007,
approved signage on the western façade not to exceed seventy-five (75) square feet in
sign area. The building façade improvements were not completed and the seventy-five
(75) square foot sign was not installed.
On December 3, 2009, the Little Rock Planning Commission approved a request to
revise the PCD to allow the signage along the western façade to be increased to
117 square feet. On February 17, 2010, the Board of Directors denied the request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The tenant on the east side of the building is now requesting wall signage along
the east façade; also located without public street frontage. The request is to
allow signage similar to signage approved for the tenant on the west along the
western façade of the building. The sign is proposed 12.3-feet in length and
4.5-feet in height for a total of 55.35 square feet of sign area. There are no other
changes to the PCD proposed.
The Bill of Assurance for the Subdivision indicates the covenants are to run with
the land and shall be binding on all parties for a period of twenty-five (25) years
from the date of recording after which time said covenants shall have an
automatic extension for successive periods of ten (10 years unless an instrument
signed by a majority of the owners of lots in the Parkway West Addition has been
August 12, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7917-C
3
recorded, agreeing to change of said covenants in whole or part. The Bill of
Assurance for this lot does not address specifics related to signage.
B. EXISTING CONDITIONS:
The site contains a two (2) bay commercial building with one side occupied by
Verizon and the other with Arkansas Dental Health and TMJ Therapy Center.
Wal-mart is located to the south with a bank located to the east. There are
several restaurants in the area to the northeast, west and northwest. This site
has a right in right out drive onto Chenal Parkway. Persons traveling from the
west do not have direct access to the site but must turn on Westhaven Drive and
access the site through the adjacent restaurant site parking lot.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property
owners. All property owners located within 200 feet site, all residents, who could
be identified, located within 300 feet of the site and the Gibraltar Heights
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: Approved as submitted.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #5 – the West Markham Route.
August 12, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7917-C
4
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 Commercial for this property. The applicant has
applied for a revised Planned Commercial Development to allow signage on the
east façade of the existing building located without public street frontage. This is
not a usage type issue, however each Planned Zoning District is to be reviewed
on its own merits with consideration of the Land Use Plan for the site and
surrounding areas.
This area is covered by the Rock Creek Neighborhood Plan, but the plan does
not address signage issues.
Master Street Plan: Chenal Parkway 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 Chenal
Parkway since it is a Principal Arterial.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: Any dead, diseased or missing landscaping must be replaced
and/or installed regardless of the approval of this application request.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Matt Chandler was present representing the request. Staff stated there were
few outstanding technical issues associated with the request. Staff stated the
request was to allow a sign on the east façade of the building similar to the sign
on the west façade; both located without street frontage.
Staff noted there were no comments from the various reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing raised at the
July 22, 2010, Subdivision Committee meeting. The request is to allow wall
signage on the east façade of the building which is located without public street
frontage. The proposed sign is 4.5 feet high and 12.3 feet wide for a total façade
area of 55.25 square feet.
August 12, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7917-C
5
Staff is not supportive of the applicant’s request. The zoning ordinance does not
allow wall signage without public street frontage. The site is located within the
Financial Center/Chenal Parkway Design Overlay District which regulates only
two (2) issues; one related to overhead utility lines and the other signage.
Chenal Parkway is also a Scenic Corridor and staff feels the area should be
protected. Staff feels the DOD should be protected as intended to limit the
number of signs allowed along the parkway.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Dr. Sam Beavers was present representing the request. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Dr. Beavers stated he had moved into the eastern portion of the former Gateway
Computer Store and was in awe when he requested a sign along the eastern façade of
the building and was denied the request. He stated the business located on the west
side of the building was allowed signage and he felt this would be the case with his
business as well. He stated a number of his customers had missed the drive because
they were unable to see the existing front sign until it was to late. He stated he felt for
safety reasons it was important to allow signage on the east façade to allow his patients
to know his location.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the
League of Women Voters had long supported the Design Overlay District and the City’s
sign ordinance. She stated this was a perfect example of allowing something on one
side of the building the business on the other would desire the same. She stated she
did not feel the sign on the east façade would be visible for persons traveling east. She
stated there was a significant elevation change on the western side of the building but
did not feel this was the case on the eastern side of the building. She requested the
Commission adhere to the DOD and the City’s sign ordinance.
Dr. Beavers stated the sign would be visible for the east. He stated the sign would be
located in such a manner as to allow persons on Bowman Road and Chenal Parkway a
view of the business before being in front of the building and having to turn sharply. He
stated the desire for the sign was strictly for safety reasons for his customers.
August 12, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7917-C
6
There was a general discussion by the Commission concerning the signage request,
how the request fit with the DOD and the City’s sign ordinance. Dr. Beavers stated
Gateway Computer Stores had a sign on the wall. Staff stated they were not aware of
any legally permitted signage on the eastern façade.
A motion was made to approve the request. The motion failed by a vote of 3 ayes,
3 noes, 4 absent and 1 open position.
August 12, 2010
ITEM NO.: 8 FILE NO.: Z-7969-B
NAME: Phillips Revised Short-form PCD
LOCATION: Located at 6100 Stones Road
DEVELOPER:
Ross Phillips
34 Vista Drive
Little Rock, AR 72210
SURVEYOR:
Tim Tyler Surveying
240 HWY 65 N
Conway, AR 72032
AREA: 2.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Restaurant, Single-family and C-1 uses
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant, Single-family and C-1 uses – Add drive-thru
service for breakfast hours only
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006,
allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD
to the south to encompass an area containing six manufactured homes. The proposal
included the construction of a deck and parking facility in the expanded area. The deck
was attached to the existing restaurant with only one entrance to the restaurant. The
deck was proposed as wooden construction, following the style of the existing
restaurant facility.
August 12, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7969-B
2
Fencing would be placed along the southern perimeter of the parking lot to screen the
adjoining residential property. Included in the request was the relocation of the six
manufactured homes on the rear portion of the site.
Ordinance No. 19,613 adopted by the Little Rock Board of Directors on October 17,
2006, allowed a revision to the previously approved PCD to allow an existing residential
structure located on the site which was zoned R-2, Single-family to be included in the
previously approved PCD area. The applicant approval allowed C-1, Neighborhood
Commercial District uses as allowable uses for the site. There were no other changes
proposed to the previously approved PCD.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to add drive-through restaurant service and a
storage area to the existing restaurant located at 6100 Stones Road. The
applicant intends to add curbside service allowing pick-up within the existing
access easement. The street was constructed to commercial street standards
with the redevelopment of the site in 2006. Orders will be placed at an order
menu board and then orders will be delivered to the waiting automobiles via the
front entrance. The applicant has indicated an awning will be added to the front
of the building extending to the access easement.
The drive through service is only proposed during the breakfast hours from 6 am
to 9 am Monday through Friday. Stacking for the drive-through is proposed
within the existing parking lot. The adjacent restaurant is not open for breakfast
service therefore the hours of the drive-through and the stacking within the
parking lot will not impact the adjacent restaurant use.
The bill of assurance for the subdivision does not address the issue currently
before the commission.
B. EXISTING CONDITIONS:
The site contains a restaurant within a converted single-family structure. To the
west is a second restaurant located on an adjacent lot. To the south are several
manufactured homes located near the rear portion of this site owned by the
applicant. There is a daycare center located further west of the site on property
zoned PD-O. To the north and east of the site are several properties zoned PCD
which were zoned to recognize uses which existed when the property was
brought within the City’s Extraterritorial Planning Jurisdiction. Other uses in the
area include, single-family homes located on large lots, a church and vacant O-3,
General Office District zoned property.
August 12, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7969-B
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents and property owners. Staff has received a letter of support from the
Aberdeen Property Owners Association. All property owners located within 200
feet site, all residents, who could be identified, located within 300 feet of the site,
the Aberdeen Court Property Owners Association, the Maywood Manor
Neighborhood Association and the Coalition of West Little Rock Neighborhoods
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. A
water main extension will be needed to provide water service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense. Please
submit plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
August 12, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7969-B
4
(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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: 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 Chenal Planning District. The
Land Use Plan shows Mixed Use for this property. The applicant has applied for
a rezoning to revise an existing PCD to add drive-thru service for breakfast hours
only to the existing restaurant on this site. Planned Developments are required
in the Mixed Use category. Each Planned Zoning District is to be reviewed on its
own merits with consideration of the Land Use Plan for the site and surrounding
areas. This area is not covered by a Neighborhood Plan.
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. Stones Road is a Local Street. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. These streets have a
design standard the same as a Collector. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II
bikeway is located on the street as either a five foot (5’) shoulder or six foot (6’)
marked bike lane. Additional paving and right of way may be required.
Landscape: Any dead, diseased or missing landscaping must be replaced
and/or installed.
August 12, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7969-B
5
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Ross Phillips was present representing the request. Staff presented an
overview of the request stating the development was approved as a PCD to allow
C-1 uses as allowable uses for the site. Staff stated the applicant was requesting
approval to add a drive-through facility to serve breakfast. Staff stated the
drive-through element was not allowed in the C-1 zoning district. Staff requested
Mr. Phillips provide the location of the order menu board.
Staff noted there were no additional comments related to the proposed site plan.
Staff stated any dead diseased or missing landscaping would require
replacement regardless of the approval of the current application request. There
was no further discussion of the item. The Committee then forwarded the item to
the full Commission for final action.
H. ANALYSIS:
Mr. Phillips provided staff with a revised site plan locating the order menu board
and providing the location of the proposed covered areas. The order menu
board is proposed located along the access easement within the landscaped
area which will not reduce the parking available for the restaurant. The order
board is proposed as a three (3) foot by five (5) foot sign for a total of fifteen (15)
square feet. The applicant has not addressed the screening requirements for the
order menu board. Staff recommends the menu board be constructed as
required in Section 36-298 (1) (a) & (b) of the Little Rock Code of Ordinances.
Section 36-298(a) states the order menu board shall be mounted so that the
sound is baffled on all sides and in a manner which will direct the sound
produced to the vehicle served. Section 36-298(b) states a screening wall at
least six (6) feet in height and twenty (20) feet in length shall be constructed
along the opposite lane line to diminish sound. The applicant may elect to locate
the order menu board in a manner that the existing building serves as the
screening wall.
The site plan indicates the construction of a covered awning extending from the
front of the building to the east. The awning is proposed to extend seventeen
(17) feet from the front of the building to the east and cover the length of the
building. The awning is proposed constructed of similar materials as on the
existing roof of the existing restaurant building. The site plan also indicates the
placement of a 12-foot by 14-foot addition to the front of the building underneath
the awning for storage of supplies. The addition will be constructed of materials
similar to the materials located on the existing restaurant.
August 12, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7969-B
6
The original approval allowed for C-1, Neighborhood Commercial uses as
allowable uses for the site which includes a restaurant without drive-through
service. The current request is to add a drive-through service. Curbside service
will be used to provide pick-up within the existing private access easement.
Orders will be placed at an order menu board and then orders will be delivered to
the waiting automobiles via the front entrance.
The drive through service is only proposed during the breakfast hours from 6 am
to 9 am Monday through Friday. Stacking for the drive-through is proposed
within the existing parking lot. The adjacent restaurant is not open for breakfast
service therefore the hours of the drive-through and the stacking within the
parking lot will not impact the adjacent restaurant use.
Staff is supportive of the request. Staff does not feel the addition of the
drive-through service during the breakfast hours will significantly impact the site
since the stacking will take place within the existing parking areas serving this
restaurant and the adjacent restaurant use. The hours of operation for the
breakfast service and the adjacent restaurant use will not overlap. To staff’s
knowledge there are no outstanding issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the order menu board be constructed as required in Section
36-298 of the Little Rock Code of Ordinances.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation
the order menu board be constructed as required in Section 36-298 of the Little Rock
Code of Ordinances.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 9 FILE NO.: Z-8100-B
NAME: Purvis Industries Revised Long-form PID
LOCATION: Located at 8911 I-30
DEVELOPER:
Purvis Industries, Ltd.
P.O. Box 540767
Dallas, TX 75354-0757
SURVEYOR:
Global Surveying Consultants, Inc.
217 West 2nd Street, Suite 200
Little Rock, AR 72201
AREA: 10.8 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: PID
ALLOWED USES: I-2, Light Industrial Uses
PROPOSED ZONING: PID
PROPOSED USE: I-2, Light Industrial Uses – Create five (5) additional lots
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Commission was to hear a request to rezone the site from R-2, Single-family to
C-4, Open Display District at their September 28, 2006, public hearing. The applicant
submitted a request for withdrawal of the item prior to the public hearing.
Ordinance No. 19,797 adopted by the Little Rock Board of Directors on August 6, 2007,
rezoned the site from R-2, Single-family to PID to allow Purvis Industries to construct a
15,000 square foot wholesale bearing and power transmission outlet. The hours of
operation were Monday through Friday, 8 am to 5 pm with minimal individual after hours
and night service calls.
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to allow a revision to the PID to allow five (5) lots to be
created from this 10.8 acre site. There is currently an industrial use located on
proposed Lot 1. The lots are proposed with I-2, Light Industrial uses as allowable
uses for the lots. At this time there are no development plans for the newly
created lots. The applicant has indicated once a development is secured a
revision to the PID will be sought to review the building placement, parking areas
and other items related to the site layout.
Since the property is not currently located within a platted subdivision there is not
a bill of assurance for this site. The bill of assurance for the new subdivision will
permit the development standards as proposed.
B. EXISTING CONDITIONS:
The new building has been constructed on the western portion of the property
with the remainder of the site remaining tree covered. There is a large drainage
ditch running along the southern property line. To the east of the site is an
apartment development and to the north and west of the site is the I-30 Frontage
Road. South University Avenue is located further west across a Union Pacific
main railroad line. To the south of the site across Cloverdale Ditch are a single-
family subdivision and a City Park.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property located within 200-feet of the site, all residents,
who could be identified located within 300-feet of the site, the Cloverdale
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Review the FIRM to confirm no floodplain or floodway is located on this
property. The floodway is a horizontal distance and not a vertical elevation.
2. If floodplain or floodway is shown on the property, provide the finished floor
elevation of one (1) foot above the base flood elevation for each lot.
3. Development including fill is not allowed in the floodway if it exists on the
property.
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
3
4. Obtain permits for development improvements within State Highway right-of-
way from AHTD, District VI.
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. A water main extension will
be needed to provide water service to this property. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Please submit plans
for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (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.
Fire Department: Fire hydrants may be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
4
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Light Industrial for this property. The
applicant has applied for a rezoning to revise a previously approved PID to allow
five lots to be used for I-2 Light Industrial uses. Each Planned Zoning District is
to be reviewed on its own merits with consideration of the Land Use Plan for the
site and surrounding areas.
The applicant’s property lies in the area covered by the Cloverdale Watson
Neighborhood Action Plan. The land use and zoning goal states: “Support Land
Use and Zoning changes that will improve the community with minimum negative
impacts.” And “Protest any plans for new businesses located in the center of
residential areas.”
Master Street Plan: South University Avenue is shown as Principal Arterial. This
street may require dedication of right-of-way and may require street
improvements. 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 South University Avenue since it is a Principal Arterial.
Bicycle Plan: A Class I route is shown just east of Interstate 30. It is a proposed
route, and it would be built separate from the 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. As the individual sites are developed it will be necessary to provide a
landscape plan, stamped with the seal of a registered landscape architect at
the time of development.
3. An automatic irrigation system will be required to water landscape areas at
the time of development.
4. The City Beautiful Commission recommends preserving as many on-site
trees as feasible. Credit for saving trees six (6) inch in caliper and larger may
be given.
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
5
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Paxton Singleton was present representing the request. Staff presented an
overview of the request stating there were few outstanding technical issues in
need of addressing related to the proposed site plan. Staff noted the request
was to allow the creation of additional lots and as the lots were developed a
revised PID would be reviewed by the Commission which would then include
building placement, parking layout and landscaping.
Public Works comments were addressed. Staff requested the applicant review
the FIRM to verify there was no floodplain or floodway located on the property
proposed for development. Staff stated the floodway was a horizontal distance
and not a vertical distance. Staff stated the finished floor elevation would be
required at a minimum of one (1) foot above the base flood elevation for each of
the lots.
Staff stated at the time of development a registered landscape plan would be
required. Staff also stated at the time of development irrigation to water
landscape areas would be required. Staff stated the City Beautiful Commission
encouraged the preservation of on-site streets where feasible.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 22, 2010, Subdivision Committee meeting. Mr. Singleton has
reviewed the FIRM and verified there is no floodplain or floodway located on the
property proposed for development. A note on the site plan indicates all floor
elevations will be placed at one foot above the base elevation at the time of
construction.
The revision to the PID is to allow five (5) lots to be created from this 10.8 acre
site. The lots are proposed ranging in size from 1.345 acres to 3.064 acres. The
plan indicates a 70-foot platted building line along the access road and a platted
30 foot building setback along the rear property line. The plat also indicates the
placement of a 23-foot landscape buffer along the southern property line.
The request is to allow I-2, Light Industrial District uses as allowable uses for the
future development of the lots. There is currently an industrial use located on
proposed Lot 1. At this time there are no development plans for the newly
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
6
created lots. The applicant has indicated once a development is secured a
revision to the PID will be sought to review the building placement, parking areas
and other items related to the site layout.
To staff’s knowledge there are no outstanding issues associated with the
request. Staff is supportive of the request to allow the revision to the PID to allow
the creation of the additional lots as proposed. At the time of development the
site plan will be reviewed to ensure compliance with the various development
standards including the City’s landscape ordinance.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There was one registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. Paxton Singleton addressed the Commission on the merits of the request. He
stated the site was previously approved as a PID with two lots and the allowance of I-2
uses as allowable uses. He stated the request was to allow the creation of five (5) lots.
He stated the uses would remain as I-2 uses but at the time of development the site
plan would be brought back to the Commission for review of building placement, land
use buffers, landscaping and parking layouts. He stated the site plan indicated a
minimum land use buffer along the southern perimeter of 23-feet. He stated this was
put in place to protect the neighborhood.
Ms. Francis Blair addressed the Commission in opposition of the request. She stated
her home was located at 6612 Azalea Drive. She stated the development was in her
back door. She stated her concerns were with the removal the trees the noise and
pollution from the interstate would impact her property potentially devaluing her home.
She stated with the removal of the trees this would eliminate any existing buffers.
There was a general discussion by the Commission with Mr. Singleton as to the
development and the buffers proposed. Mr. Singleton stated the existing drainage ditch
was 40 to 50 feet wide and the development was proposing a minimum buffer of
23-feet. Staff stated at the time of development a land use buffer equal to six (6)
August 12, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8100-B
7
percent of the depth of the lot would be required. Staff stated along the eastern
perimeter this equated to 33-feet. Mr. Singleton stated at the time of development the
Commission and the residents could review the request and determine the appropriate
buffering necessary to protect the neighborhood.
The Commission stated to Ms. Blair at the time of development she would have the
opportunity to come back and voice her concerns or support of the development as
proposed.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 10 FILE NO.: Z-8489-A
NAME: The Gardens at Valley Falls Revised PD-R
LOCATION: Located on the Southwest corner of LaMarche Drive and Taylor
Loop Road
DEVELOPER:
HBH Builders, Inc.
68 Montagne Court
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.565 acres NUMBER OF LOTS: 64 FT. NEW STREET: 2,450 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single-family – Attached and Detached
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Reduced the front building line to 15-feet for four (4) lots
BACKGROUND:
Ordinance No. 20,165 adopted by the Little Rock Board of Directors on October 6,
2009, rezoned a 13.56 acre tract from R-2, Single-family to PD-R. The approval
allowed the development with attached and detached single-family homes. The outer
ring of the neighborhood was to consist of forty-four (44) fifty (50) foot wide lots
developed with single family court homes. The inner core consisted of twenty (20)
thirty-two (32) foot wide attached townhouses with access to a common eighteen (18)
foot private drive on the rear. The perimeter homes were set with a 20-foot front
building line. The interior homes were set with a 15-foot front building line.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the PD-R to allow the front building
line for four (4) of the perimeter lots to be reduced from 20 feet to 15 feet. Lots
August 12, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8489-A
2
31-34 Block 1 are located at the northwest corner of the project and were
approved with a 20-foot front building line. According to the applicant after
grading of the site was completed, it was realized the additional depth for these
lots was necessary and would in turn create larger back yards for future
residents. The reduction to 15 feet will align with the interior lot homes located to
the south.
Since the property is not currently located within a platted subdivision there is not
a bill of assurance for this site. The bill of assurance for the new subdivision will
permit the development standards as proposed.
B. EXISTING CONDITIONS:
Site work has begun for the subdivision and the roadbed for LaMarche Drive is
currently being installed. Site work for an adjacent single-family subdivision is
also underway for a subdivision located on Forest Lane. Across Forest Lane a
new elementary school is currently under construction. The southern boundary
of the development is the northern boundary of Valley Falls Estates. To the north
is the Maumelle Assembly of God Church. East of the site are single-family
homes located on acreage accessed from Carter Lane.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property
owners. All property owners located within 200 feet site, all residents, who could
be identified, located within 300 feet of the site and the Coalition of West Little
Rock Neighborhoods 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.
August 12, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8489-A
3
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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 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.
Fire Department: Place fire hydrants per code. The secondary access must
maintain a minimum paving width of 20-feet. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Codes: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. Buildings are allowed
to be closer than five (5) feet if they have properly constructed firewalls which
provide the requisite one (1) hour fire resistance rating. When buildings are five
(5) feet or more from the property line, the requirement no longer applies to the
wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning to revise a previously approved PRD for Lots 31-34 to
allow the front building line to be decreased from 20-feet to 15-feet.
The request does not change the density of the development. This is not a usage
type issue, however each Planned Zoning District is to be reviewed on its own
merits with consideration of the Land Use Plan for the site and surrounding
areas. This area is not covered by a Neighborhood Action Plan.
August 12, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8489-A
4
Master Street Plan: Taylor Loop Road and La Marche Drive are both shown as
Collectors. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating site development had
begun on the subdivision and LaMarche Drive was under construction. Staff
stated the current request was to allow four (4) of the lots to have a 15-foot front
yard setback as opposed to the previously approved 20-foot setback. Staff
stated they had concerns with allowing the setback as proposed. Staff stated the
streets within the subdivision had been narrowed to a 24-foot pavement width
and parking was restricted within the subdivision on the streets which had been
narrowed. Staff stated with the setback as proposed the automobiles did not
have sufficient area to park between the residence and the right of way resulting
in the vehicles parking in the right of way. Mr. Daters stated he would work with
staff to address their concerns.
Staff noted there were no additional comments from the other reviewing
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no issues raised at the July 22, 2010, Subdivision Committee
meeting raised in need of addressing related to a revised site plan. The request
is to amend the current PD-R for four (4) lots within the subdivision to allow the
front building setback to be reduced to fifteen (15) feet. Lots 31 - 34 Block 1 are
located at the northwest corner of the project and were approved with a 20-foot
front building line. The applicant has indicated due to topography concerns on
these lots a lesser building line is necessary to allow for the optimum
development of the lots.
Staff raised concerns with the allowance of the placement of a 15-foot building
line in the original comments and at the Subdivision Committee meeting. The
applicant has provided to staff justification for the allowance of the reduced
building line stating there will not be a sidewalk located on this side of the street
and the restricted parking as required for this reduced width street will be
August 12, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8489-A
5
adjacent to the lots proposed for the revision to the building line. There will be
25-feet from the front of the house to the back of curb which allows for adequate
area to park a car and not impact the street parking or the flow of traffic.
Staff is now supportive of the request to allow the building line for Lots 31 - 34
Block 1 to be reduced from 20-feet to 15-feet based on the applicant’s
justification. Staff concurs with the allowance of 25-feet from the back of curb to
the house there will be adequate area to allow for cars to park in the driveway
and not impact the street parking or flow of traffic on the street. To staff’s
knowledge there are no outstanding issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 11 FILE NO.: Z-8519-B
NAME: The Orchards at Mabelvale Phase II Short-form PD-R
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General commercial uses
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly Housing – Age 55 years+
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On April 8, 2010, the Little Rock Planning Commission approved a preliminary plat titled
The Orchards at Mabelvale Preliminary Plat (S-1649). The plat contained 20 acres and
was approved to allow the creation of four (4) lots.
Ordinance No. 20,261 adopted by the Little Rock Board of Directors on May 4, 2010,
rezoned Lot 3 of the Orchards at Mabelvale from C-3, General Commercial District to
PD-R. The site containing 2.705 acres and was approved for 48 units of elderly housing
age restricted to 55 years plus. The building was approved with three (3) stories and a
maximum height of 51 feet. A gated entrance from Richsmith Lane was approved with
the site plan.
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current rezoning request is to rezone Lot 4 of the Orchards at Mabelvale
from C-3, General Commercial District to PD-R. The site contains 2.36 acres.
As with the previous approval the rezoning request is to allow the development of
this area with 48 units of elderly housing in one building. The building is
proposed with three (3) stories with a maximum height of 51 feet. There are 16
residential units per floor. The development is proposed with a shared gated
entrance with Lot 3 from Richsmith Lane. Richsmith Lane is a new public street
located along the southern boundary.
Since the property is not currently located within a platted subdivision there is not
a bill of assurance for this site. The bill of assurance for the new subdivision will
permit the proposed use.
B. EXISTING CONDITIONS:
Site work has begun on the building located on Lot 3 along with grading of the
proposed street. The area proposed under the current development contains a
number of large trees and within the area proposed for future development there
are also a number of significant trees.
In the area there are a number of uses including commercial, residential and
industrial type uses. To the north of the proposed plat area is a big box retailer,
Home Depot. North of the site are two single-family structures and south of the
site is a single-family structure. All About Tires and Brakes is located north of the
site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade
located on Davmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties located to the
north which have redeveloped. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information 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 Mavis Circle and the Pinedale Neighborhood Associations and
Southwest Little Rock United for Progress were notified of the public hearing.
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvement to the new proposed streets
including 5-foot sidewalks with the planned development. The proposed
street should be a commercial street within 60 feet of right-of-way, 36 feet of
pavement and sidewalks on both sides of street.
2. A gravel turn around must be provided at the end the street with an 80-foot
diameter.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. Stormwater detention ordinance applies to this property. If the pond is
proposed to drain toward Mabelvale Pike sufficient detention should be
provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at
time of full development.
6. Per Section 29-102 an evaluation should be conducted and provided to staff
on the basis of existing downstream development and any analysis of
stormwater runoff with and without the proposed development. Mabelvale
Pike is flooded today at this location during a 5-year storm event. If the
proposed development will increase downstream flooding conditions, a
remedy should be provided.
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. 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.
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project.
Contact the Little Rock Wastewater Utility 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. 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 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). 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 this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW's Cross Connection Section within
ten days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Fire hydrants may be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Community Shopping for this property. The
applicant has applied for a Planned Development Residential to allow the lot to
develop with a three story residential building to contain elderly housing. This
application is in conflict with the Future Land Use Plan. This area has been
shown on the Plan as Community Shopping since 1997, but has not developed.
The Plan shows Light Industrial on the west side of Mabelvale Pike with
Residential Low Density shown further to the south. Each Planned Zoning
District is to be reviewed on its own merits with consideration of the Land Use
Plan for the site and surrounding areas.
This area is covered by the Chicot West I-30 South Neighborhood Action Plan.
Their Housing Goal states: “Encourage the development of vacant lots in existing
subdivisions.”
Master Street Plan: Mabelvale Pike 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 Pike
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. Street buffers are required at an average of six percent (6%) of the average
depth of the lot. The minimum street buffer required is 26.58 feet and in no
case less than ½ or 13.29 feet.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
5. The City Beautiful Commission recommends preserving as many on-site
trees as feasible. Credit for saving trees six (6) inch in caliper and larger may
be given.
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
6
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Mark Redder was present representing the request. Staff presented an
overview of the requesting stating there were two items on the Commission’s
agenda related to the proposed development. Staff stated a preliminary plat to
allow the creation of five lots within the previously identified Lot 4 (Item # 3 – File
# S-1649-A) and a rezoning to PD-R to allow the development of the new Lot 4
with elderly housing. Staff stated the elderly housing would be age restricted.
Staff requested on the preliminary plat a note be included concerning the
proposed phasing plan. Staff requested on the elderly housing development a
note be included concerning the proposed perimeter fencing and the hours of
dumpster service.
Public Works comments were addressed. Staff stated street construction would
be required prior to the final platting of the proposed lots. Staff also stated a
temporary turn-around would be required at the end of the street if the entire
street was not constructed in one phases. Staff requested the applicant provide
an evaluation of the existing downstream development and any analysis of
stormwater runoff with and without the proposed development. Staff stated
Mabelvale Pike had experienced flooding at this location in the recent past. Staff
stated damage to public and private property due to the hauling of materials and
construction related equipment would be the responsibility of the owner to
correct.
Landscaping comments related to the proposed PD-R application were
discussed. Staff stated an automatic irrigation system would be required to water
landscaped areas. Staff stated prior to the issuance of a building permit it would
be necessary to submit a landscape plan stamped with the seal of a registered
landscape architect.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Redder submitted a revised preliminary plat to staff addressing the issues
raised at the July 22, 2010, Subdivision Committee meeting. The revised plat
indicates the proposed phasing plan for the subdivision, provides a note stating a
temporary turn-around will be provided for the development as the lots are final
platted. A note on the proposed PRD request indicates the maximum building
height, limits the hours of dumpster service to daylight hours and indicates the
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
7
residential portion of the development will be age restricted to persons 55 years
plus.
The request is to allow the rezoning of 2.360 acres proposed as Lot 4 of the
Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to
PD-R. The approval will allow development of the property with a three (3) story
building 51 feet in height. The building coverage is proposed at 21.7 percent and
the floor area is proposed with 22,314 square feet. The development will contain
a total of 48 units of elderly housing with 16 units per floor. The development is
age restricted to persons 55 years+ living on the site.
The development is proposed with a gated entrance on Richsmith Lane using a
shared driveway located on Lot 3. The drive is proposed as a 65-foot common
access easement shared with Lot 4. The access drive is proposed with two (2)
lanes 22-feet in width to allow adequate access to the site for emergency
services should one of the drives become blocked.
The site plan indicates the placement of the dumpster facilities along Richsmith
Lane. A note on the site plan indicates the dumpsters will be screened per the
typically ordinance standards. Staff recommends since the dumpsters are
located along the street side the screening fence or wall be constructed of
material to blend with the development and additional landscaping be placed
around the dumpster enclosure area to soften the visual impact.
The site is proposed for development with elderly housing as defined by the
Federal Register. The City of Little Rock’s Zoning Ordinance defines Housing,
elderly as three (3) or more dwelling units specifically designed and intended for
occupancy by the elderly. This use typically provides ancillary services on-site,
such as transportation, recreation, and common dining facilities. Density of
development shall be the measure of private sleeping accommodations or beds.
In no instance shall the unit density per acre exceed that provided in the R-5
district. The development is not proposed to provide ancillary services on-site
such as transportation or a common dining facility.
As per the City’s zoning ordinance parking requirements for elderly housing is
based on 0.5 parking spaces per unit. The development is proposed with 48
units requiring a total 24 parking spaces to serve the development. The site plan
indicates the placement of 64 parking spaces to serve the site. Since the site will
not provide ancillary services staff feels it more appropriate to provide additional
parking than typically required for an elderly housing development.
The development is proposed with a six (6) foot tall decorative iron fence along
the new street. Fencing along the remaining perimeters will be constructed of
August 12, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8519-B
8
wood, brick, masonry or decorative iron. The perimeter fence will be a maximum
of eight (8) feet in height.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
technical issues in need of addressing associated with the request. The
development is proposed as elderly housing, age 55+, at a density of 20.33 units
per acre. The property is presently zoned C-3, General Commercial District
which allows for multi-family per the R-5 zoning district which allows for up to 36
units per acre. The request includes the allowance of a building height of 51 feet.
Within the C-3, General Commercial Zoning District the typical maximum building
height allowed is 35 feet. The property in the area is zoned commercially and the
property to the north has developed with a big box retailer. Staff does not feel
the placement of the structure as proposed to be used, as elderly housing will
significantly impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the dumpster located along the street side be enclosed with a
screening fence or wall constructed of material to blend with the development
and additional landscaping be placed around the dumpster enclosure area to
soften the visual impact.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation the dumpster located
along the street side be enclosed with a screening fence or wall constructed of material
to blend with the development and additional landscaping be placed around the
dumpster enclosure area to soften the visual impact.
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 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 12 FILE NO.: Z-8559-A
NAME: Chenal South Blocks 3 through 7 Long-form PD-R
LOCATION: Located on the Southwest corner of Denny Road and Gordon Road
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 43.41 acres NUMBER OF LOTS: 184 FT. NEW STREET: 6,705 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – 7,000 square foot lots
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential – Average 5,750 square foot lots
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow grading of future phases with
the development of the first phase.
2. A variance from the Master Street plan to allow an increased curb radius.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning of 43.41 acres into 184 single-family residential lots.
The lots are proposed with an average lot size of 50-feet by 115-feet. The lots
are indicated with a 20-foot front and rear setback and five (5) foot side yard
setbacks. The subdivision is proposed with a mix of front and rear loaded
garages with the rear loaded garages being served by alley access. The homes
are proposed with a two (2) car garage with the heated and cooled space ranging
in size from 1,400 square feet to 2,000 square feet. The fronts and sides of the
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
2
homes will be constructed with brick, stone or EFIS. The roof pitch will be an
8:12 minimum covered with architectural shingles.
The development is proposed with four (4) phases. The request includes a
variance from the Land Alteration Ordinance to allow the grading of future
phases with the development of the first phase. The request also includes a
variance to allow a 50-foot curve radius at centerline.
The development will include the placement of pedestrian paths within the open
space areas to connect the subdivision with the subdivision to the east (Item H.
File No. Z-8559). The applicant has indicated sidewalks will be placed on the
public streets where the average daily traffic count is expected to exceed four
hundred (400) automobiles per day. The street is proposed constructed with
26-feet of pavement within a 45-foot right of way to meet the street standard for a
minor residential street. Traffic calming devices including raised pedestrian
tables will be installed within the subdivision on long straight streets.
Since the property is not currently located within a platted subdivision there is not
a bill of assurance for this site. The bill of assurance for the new subdivision will
permit the development standards as proposed.
B. EXISTING CONDITIONS:
The site is heavily wooded as is the property to the east and west. There is an
overhead power line located along the eastern boundary of the development.
The property to the west is zoned POD and has developed as Wildwood
Performing Arts Center. East of the site is property proposed for development in
a similar manner as a separate item on this agenda (Item H File No. Z-8559).
The property further east is zoned R-2, with a CUP for Pulaski Academy, a
private school. The area contains the schools ball fields. North of the site is
undeveloped property zoned R-2, Single-family. Parking and paved walkways
have been installed within a portion of this area to serve the adjacent Wildwood
Performing Arts Center.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls 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 and the Coalition of
West Little Rock Neighborhoods were notified of the public hearing.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny 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 the street
including 5-foot sidewalks with the planned development. Staff has agreed
to work with applicant on a special street design for Denny Road.
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. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e)
showing stormwater inlets, underground piping, diversion ditches and the
detention facility.
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. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. 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.
10. Per the Master Street Plan, staff believes Melicourt Loop is a residential
street and sidewalks with appropriate handicap ramps are required to be
installed in accordance with Section 31-175 of the Little Rock Code.
Sidewalks should be located on the inside of the loop to not cross driveway
aprons.
11. Per the Master Street Plan, staff believes Melicourt Loop meets the
definition of a residential street with a required right-of-way width of 50-feet.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
4
12. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
13. Erosion controls must be installed to reduce discharge of polluted
stormwater.
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.
15. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
16. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles, round-abouts, lane narrowing medians or
pedestrian tables are suggested at regular intervals and at main
intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for
additional information.
17. 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.
18. The medians of Melicourt Boulevard should be moved to approximately
15 to 20 feet from the right-of-way line.
19. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
20. The bill of assurance should provide for all garbage receptacles to be
placed on one (1) side of alleys and parking not allowed if City collection
services are desired.
21. The street name Mariol Cove cannot be used in the proposed location. The
name could be changed to Melicourt Cove.
22. All alley radiuses must be designed to allow garbage collection trucks to
make required turn movements. The radius at the intersection east of
Melicourt Drive should be increased.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension and pump station required with easements
for this project. Approval from the Little Rock Sanitary Sewer Committee is
required before Little Rock Wastewater Utility will grant approval to tie to the
existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility
for additional information.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
5
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
needed to provide water service to this property. A CIC main charge will apply to
all connections off of the 12-inch main in Denny Road. 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
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). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. A 39-inch raw water line crosses this site
within a 50-foot wide waterline easement on south end of the property. Care
must be taken to protect these water lines and any appurtenances, such as
access and air release vaults, or monumentation which may be in the area. No
signs, light poles, dumpster pads or other structures on foundations will be
allowed within the existing 50-foot waterline easement.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Codes: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. Buildings are allowed
to be closer than five (5) feet if they have properly constructed firewalls which
provide the requisite one (1) hour fire resistance rating. When buildings are
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
6
five (5) feet or more from the property line, the requirement no longer applies to
the wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is
three (3) feet from the property line, and are prohibited when the exterior wall is
less than three (3) feet from the line. There is no restriction on openings when
the exterior wall is more than three (3) feet from the property line.
Planning Division: This request is located in the Burlingame Valley 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 development of 184 garden style lots. The density of this proposed
development is compatible with the Future Land Use Plan. This area is not
covered by a City of Little Rock recognized Neighborhood Plan.
Master Street Plan: Denny 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 Denny Road
since it is a Minor Arterial. Gordon Road is 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 on Denny 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee
meeting to discuss the item. Staff stated the original submission was for a
70 acre parcel containing 249 lots. Staff stated the applicant amended the
request to provide two applications Item H – File No. Z-8559 and Item 12 –
File No. Z-8559-A. Staff stated the primary difference between the two (2)
current requests and the original submission was the removal of the power
line easement located midway in the development. Staff stated Item H –
File No. Z-8559 contained a total of 16.32 acres and a total of 67 lots and Item 12
– File No. Z-8559-A contained 43.41 acres and 184 lots. Staff stated the two (2)
projects contained 59.73 acres and 251 lots.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
7
Staff stated the Planning Staff concerns were similar on both application
requests. Staff requested Mr. Daters provide the elements typically contained
within the bill of assurance including construction materials, building heights,
minimum square footages of the homes, the allowance of accessory buildings
and structures, the minimum roof pitch of the homes and details of perimeter and
interior fences.
Public Works comments were addressed. Staff stated dedication of right of way
was required along Denny Road for both projects for a total of 45-feet from
centerline. Staff stated boundary street ordinance requirements would be
required adjacent to the proposed development. There was a general discussion
by the Committee members, staff and Mr. Daters concerning the need for curb,
gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the
developer desired to construct sidewalk along Denny Road including sidewalk
off-site to provide access from this subdivision to the nearby elementary school.
Mr. Daters stated the developer would determine the cost of the required
improvements and provide the walks and with any additional funds add additional
paving along the frontage of the subdivision to Denny Road. He stated the
paving would not be the full width but an additional eight (8) to ten (10) feet of
paving would be added.
Staff questioned the grading plan as proposed. Mr. Daters stated for Item H –
File No. Z-8559 or Blocks 1 and 2 the request was to advance grade both phases
at the time of development of the first phase. Mr. Daters stated there were
varying degrees of cut and fill within this portion of the subdivision and the
advanced grading would allow for balancing of the site. Mr. Daters stated within
his request for Blocks 3 – 7 there were fill areas up to 30 feet deep. He stated
there were a number of drainage areas which would be rerouted within this
portion of the proposed subdivision. Staff requested a sketch grading and
drainage plan for both Blocks 1 and 2 and Blocks 3 through 7.
There was a general discussion concerning the street width proposed within
Blocks 3 – 7. Staff stated they felt Melicourt Loop was a residential street which
would require a 50-foot right of way and sidewalks along the street on one side.
Staff stated the sidewalks should be placed on the inside of the loop where there
were no driveways proposed. Mr. Daters stated the street would function as a
minor residential street and the number of vehicles on the street would be less
than the 400 vehicles per day allowed per the Master Street Plan. Mr. Daters
questioned if the lot layout and street design were redesigned to allow for
Melicourt Boulevard and Melicourt Drive to function as a loop street would staff
then support the minor residential street standard for this section of the street.
Staff stated if the street design met the definition of a loop street per the Master
Street Plan staff would support the request.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
8
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 22, 2010, Subdivision Committee meeting. The revised plan
indicates accessory structures and interior fencing will be allowed as typically
allowed in the R-2, Single-family zoning district. The development is proposed
with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be
placed at the entrance to the subdivision and in areas where the streets are
expected to carry traffic volumes in excess of 400 vehicles per day. The
alternative pedestrian paths will be constructed of an all weather surface. Traffic
calming devices such as traffic circles, round-a-bouts and narrowing of the lanes
will be placed on the streets which have long straight a-ways to slow traffic within
the subdivision. A 20-foot wide gravel pedestrian path and emergency
access has been indicated on the plat to allow access from Blocks 1 and 2 to
Blocks 3 – 7.
The development is proposed with 184 lots of detached single-family housing
contained within 43.41 acres. The lots are proposed with a mix of front loaded
and rear loaded garages. The lots average 50-feet by 115-feet with an average
lot size of 5,750 square feet. The development is proposed with an overall
density of 4.23 units per acre. Of the 43.41 acres 24.9 percent or 10.82 acres is
proposed as common open space. The development is proposed with 20-foot
front and rear yard setbacks and five (5) foot side yard setbacks. The maximum
building height is proposed as typically allowed in the R-2, Single-family Zoning
District.
The site plan indicates the placement of a subdivision sign located near the
entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in
height and one hundred (100) square feet of sign area. The applicant has
indicated the sign area indicated does not include other ornamental attachments
or inner connecting links which may be a part of the main supports of the sign.
The perimeter fence is proposed eight (8) feet in height with columns extending
up to ten (10) feet in height.
The internal streets are proposed as minor residential streets per the Master
Street Plan. The Master Street Plan allows residential subdivisions where the
maximum number of lots on a loop street does not exceed 80 lots and is not
expected to exceed 400 vehicle trips per day to reduce the right of way width to
45-feet and no sidewalk is required. The paving width may be reduced to 24-feet
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
9
but parking is restricted to one side of the street. The paving width must be
26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of
way and 26-feet of pavement without sidewalk in areas where the traffic counts
are not expected to exceed 400 vehicles per day.
The developer has indicated alternative improvements to Denny Road are being
requested. The developer is requesting the allowance of placing sidewalks from
the eastern boundary of Blocks 1 and 2 extending to the west, including off-site
sidewalk construction, to the new elementary school. The developer is working
with staff to determine the cost of the required boundary street improvements for
each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the
walks as proposed. Additional paving will be added to Denny Road adjacent to
each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the
power line easement which bisects the two application requests. The developer
has indicated should staff and the developer not be able to reach an agreement
related to the sidewalk construction and additional improvements adjacent to
Denny Road then street improvements to Denny Road will be completed per the
boundary street ordinance requirements only adjacent to the proposed plats.
The request includes the allowance of advanced grading for the entire
43.41acres with the Phase I construction. The applicant has indicated this will
allow the development to balance, eliminating the need for hauling of cuts off site
only to create the need to bring material back in during a later phase. Buffers will
be maintained around the site perimeter to comply with the Land Alteration
Ordinance. The development is proposed in four (4) phases and will be
developed as the market demands.
To staff’s knowledge there are no outstanding issues associated with the
request. Staff is in support of the request. The property is zoned R-2, Single-
family and is indicated on the City’s Future Land Use Plan as Residential Low
Intensity. This classification allows for the development of single-family homes at
a density not to exceed six (6) dwelling units per acre. The subdivision is
proposed with an overall density of 4.23 units per acre. Staff feels the
development of the subdivision as proposed should have minimal 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.
Staff recommends approval of the variance request to allow advanced grading of
Block 2 with the development of Block 1.
August 12, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8559-A
10
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased curb radius.
Staff’s recommendation regarding the street improvement proposal is pending
and will be presented at the public hearing.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There were registered objectors present. The Chair
explained that the Commission’s practice had been to offer the applicant a deferral of
their item to a later meeting when eight (8) or fewer Commissioners were present. He
stated to move an item forward with a positive recommendation the applicant had to
secure six (6) positive votes regardless of the number of Commissioners present. The
Chair questioned the applicant as to their desire for a deferral or if the wished to move
the item forward. The applicant requested a deferral of the item to the September 23,
2010, public hearing.
A motion was made to defer the item to the September 23, 2010, public hearing. The
motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 13 FILE NO.: Z-8573
NAME: Wilson Short-form PD-R
LOCATION: Located at 66 – 70 Avignon Court
DEVELOPER:
Robert M. Wilson, Jr.
c/o Stephen R. Giles, PA
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.75 acres NUMBER OF LOTS: 3 – 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: MF-6
ALLOWED USES: Residential – 6 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Allow to existing homes to be connected via a covered heated and
cooled walkup with both structures retaining full kitchens thus per the zoning ordinance
creating a duplex
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 29, 2010, requesting a deferral of this item
to the September 23, 2010, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Stephen Giles was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated July 29, 2010, requesting a deferral of this item to the September 23,
2010, public hearing. Staff stated they were supportive of the deferral request.
August 12, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8573
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 14 FILE NO.: Z-8574
NAME: Buntaine Short-form PD-R
LOCATION: Located at 303 Rosetta Street
DEVELOPER:
Rolfe Buntaine
1201 Kavanaugh Boulevard
Little Rock, AR 72205
SURVEYOR:
BTE – Blaylock Threet Engineers, Inc.
1501 Market Street
Little Rock, AR 72211
AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-R
PROPOSED USE: Triplex
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to notify property owners as required by the Planning Commission’s
By-laws. Staff recommends this item be deferred to the September 23, 2010, public
hearing.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
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 Planning Commission’s By-laws. Staff presented a recommendation of deferred
of the item to the September 23, 2010, public hearing.
August 12, 2010
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8574
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
August 12, 2010
ITEM NO.: 15
Name: River Market Design Overlay District Revision (Sec. 36-359 Streetlights
and furnishings)
Location: An area generally bounded by Riverfront Park, Interstate 30, Second
Street, and Cumberland Street
Request: A revision of the River Market Design Overlay District concerning
newspaper and publication boxes
Source: Staff, River Market Ordinance Review committee, and River Market
Design Review Committee
STAFF RECOMMENDATION:
Staff recommends deferral of this item to the September 23, 2010 agenda.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The item was placed on consent agenda for deferral to the September 23, 2010
Planning Commission Hearing. By a vote of 7 for and 0 against the consent agenda
was approved.
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August 12, 2010
There being no further business before the Commission, the meeting was adjourned
at 5:30 r).m.
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