pc_09 23 2010sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 23, 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: Marcus Devine
Dan Harpool
Troy Laha
Obray Nunnley, Jr.
Bill Rector
Billy Rouse
Jeff Yates
Members Absent: Tom Brock
“Goose” W. Changose
J. T. Ferstl
Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the August 12, 2010 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 23, 2010
OLD BUSINESS:
Item Number:
File Number:
Title:
A. LA-0032 Woodlands Trail Land Alteration Variance Request, located
on the Southwest corner of Kanis Road along Woodlands
Trail.
B. Z-8573 Wilson Short-form PD-R, located at 66 – 70 Avignon Court.
C. Z-8574 Buntaine Short-form PD-R, located at 303 Rosetta Street.
D. Z-8559 Chenal South Blocks 1 and 2 Long-form PD-R, located on
the Southwest corner of Denny Road and Gordon Road.
E. Z-8559-A Chenal South Blocks 3 and 7 Long-form PD-R, located on
the Southwest corner of Denny Road and Gordon Road.
F. Z-8556 Red’s Towing Inc. Short-form PD-C and Right of Way
Abandonment for West 24th Street, located at 2227-2229
Wilson Road.
G. A Revision of the River Market Design Overlay District
(Sec. 36-359 Streetlights and furnishings.)
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1313-AA Woodlands Edge Phases 14 – 17 Preliminary Plat, located
South and East of Cooper Orbit Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
2. S-185-DD CHS Bulk Products Handling Subdivision Site Plan Review,
located at 9001 Lindsey Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-4763-A Briarwood Nursing Home Short-form PD-R and Easement
Abandonment for an easement located along the common
lot lines of Lot 1 Briarwood Nursing Home Subdivision and
Lot 1 Parham View Addition, located at 516 South Rodney
Parham Road.
4. Z-4953-C Park Avenue Revised Long-form PCD, located on the
Northwest corner of St. Vincent Circle and South University
Avenue.
5. Z-5442-E Mitchell Elementary School Revised Short-form PCD,
located on the Southwest corner of 24th and Battery
Streets.
6. Z-7008-C Kanis Office Park Revised Short-form POD, located at
18425 Kanis Road.
7. Z-8585 National Property Holdings Short-form PID, located at 1608
Nichols Street.
8. Z-8586 Evans Short-form PCD, located at 19012 Colonel Glenn
Road.
9. Z-8587 AAA Lock and Key Service Short-form PCD, located at
5621 Young Road.
10. Z-8588 Hilaro Springs Properties Short-form PCD and Right of Way
Abandonment for Williams Street, located at 9200 – 9312
Hilaro Springs Road.
11. Z-8589 Lei Short-form POD, located at 2019 Watt Street.
Agenda, Page Three
IV. OTHER BUSINESS:
Item Number:
File Number:
Title:
12. Z-7919-B JAAPB, LLC Marina-Condo Project PCD Time Extension,
located North of 3rd Street and East of Bond Street.
13. Z-3419-E A Cut Above Revised Short-form PCD, located at 302 North
Shackleford Road.
September 23, 2010
ITEM NO.: A 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.
September 23, 2010
SUBDIVISION
ITEM NO.: A (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
September 23, 2010
SUBDIVISION
ITEM NO.: A (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.
September 23, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0032
4
STAFF UPDATE:
The applicant submitted a request dated September 9, 2010, requesting withdrawal of this item
without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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 September 9, 2010, requesting withdrawal of
this item without prejudice. Staff stated they were supportive of the request.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: B 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.
September 23, 2010
SUBDIVISION
ITEM NO.: B (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.
STAFF UPDATE:
The applicant submitted a request dated September 10, 2010, requesting a deferral of
this item to the November 4, 2010, public hearing. Staff is supportive of the deferral.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Steve Giles was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted
a request dated September 10, 2010, requesting a deferral of this item to the
November 4, 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 of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: C 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: Existing duplex
PROPOSED ZONING: PD-R
PROPOSED USE: Triplex
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 303 Rosetta is currently a duplex unit with both units
located on the first floor. The applicant is requesting a rezoning to PD-R to allow
the top floor to be finished as a studio apartment. The site contains an existing
paved drive located along the northern property line and a paved parking pad
within the rear yard area for two (2) cars. The parking pad is accessed via a
gravel drive across the property located to the north.
B. EXISTING CONDITIONS:
The property is zoned R-3, Single-family and is currently a duplex unit. Within
the general area there are a number of duplex and triplex units. There is a paved
drive extending from West 3rd Street to the rear parking pad. It appears the drive
September 23, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8574
2
has been constructed encroaching onto the adjacent property. Across from the
site is a property zoned R-4 which appears to be multiple units.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. A few have indicated opposition to the request. A few have
indicated support of the request. All property owners located within 200 feet site,
all residents, who could be identified, located within 300 feet of the site and the
Capitol View Stifft Station Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A platted alley and/or platted access easement is not shown on the east side
of Lots 23 and 24 of C.S. Stifft's Addition to access the concrete parking area
on Lot 23.
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: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZA) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water (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.
September 23, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8574
3
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning to PRD to allow the conversion of an existing duplex
into a triplex. Residential Low Density is meant for single family homes and
triplex homes may be seen as too dense for this land use classification. 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 Capitol View Stifft Station Neighborhood Plan. Their
Community Preservation Goal states: “Enact a 'No Net Loss' policy in the
neighborhood, that is no net loss of housing units due to changes in land use,
etc.”
Master Street Plan: Rosetta Street is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Screening of parking areas will be required with the development of the site.
G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010)
The applicant was not present. Staff presented the item stating they had
contacted the applicant concerning the issues which had been raised during the
review process. Staff stated the applicant was working with an abstract company
to verify if there was a platted alley located on the rear of the lots. Staff stated if
September 23, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8574
4
the access issue was resolved then the applicant would add additional paving
within the rear yard area to provide three parking spaces and a fourth was
located in the front yard area. Staff stated the additional paving would allow the
development to meet the typical parking required by the zoning ordinance.
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 in need of addressing via a revised site plan. The applicant has
provided staff with a determination from the abstract company which indicated
there was not an alley platted with the original subdivision abutting these lots.
There are two of the lots located in the area which have excepted five (5) feet
from the rear of their property. Lot 24 located to the north of this lot and Lot 21
which is located to the southeast of this lot. Residents have been using a
graveled drive extending from West 3rd Street to take access to the rear parking
area for this property which appears to be located outside the five (5) foot
exception on the western lot.
The site is proposed as a triplex unit with access to three (3) parking spaces in
the rear yard and the drive located on Rosetta to serve as a fourth parking space.
Based on the typical parking required for a multi-family development containing
three (3) units four (4) spaces would be required.
The applicant has provided staff with an agreement from the property owner to
the east allowing residents to drive across her property to access the rear
parking area. The drive is graveled and is 12-feet in width. The applicant has
not provided staff with an easement which will follow the property to provide
proper access continuously. Staff does not support the application as filed. Staff
has concerns with the rear parking area being provided proper access. The drive
as indicated is inadequate to serve the site as typically required for City services.
Within areas of the City which have platted alleys the alley is usually platted with
a minimum width of eighteen (18) feet and in new areas a minimum width of
twenty (20) feet is required. Staff cannot support the request without proper
access to the rear yard area which is providing the parking required to serve the
units.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
September 23, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8574
5
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.
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.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Routh Buntaine was present representing the request. There was one registered
objector present. Staff presented the item with a recommendation of denial. Staff
stated the applicant did not have legal access to the parking area in the rear yard area
proposed to serve the units.
Mr. Buntaine addressed the Commission on the merits of his request. He stated he had
permission from the property owner to the east to allow access across her property. He
stated the area was not in an easement but people had been using the access for a
number of years. He stated the rear parking area contained two (2) spaces and were
used by the residents in the rear unit. He stated the City did not maintain the area but
there were utilities located in the area.
Ms. Lee Cowan addressed the Commission in opposition of the request. She stated the
area behind her house was not an easement according to the City. She stated the area
was overgrown and she had called the City to request the area be maintained. She
stated the City had told her the clearing of this area was not the City’s responsibility
because the area was not an alley.
She stated she had three concerns. She stated the first concern was parking. She
stated currently there were cars parked in the street from the multi-family development
across the street. She stated the addition of one more unit could create additional
street parking needs. She stated her second concern was dogs. She stated the current
residents had three to four dogs and the addition of one more unit could create
additional dogs. She stated this could cause a problem in the neighborhood by barking.
She stated her third concern was the possibility of a bad neighbor. She stated the
current neighbors were very pleasant but the addition of a third unit created the potential
for a bad neighbor.
September 23, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8574
6
Mr. Buntaine stated he screened his residents very closely. He stated the current
residents had lived in the units for more than two (2) years. He stated the upstairs unit
would not be allowed pets. He stated the current duplex allowed for fenced yard areas
for the front and rear units which allowed a yard area for each unit for their pets. He
stated there would not be a problem with parking. He stated the upstairs unit would be
accessed from the alley and would not park in the front.
There was a general discussion by the Commission concerning the current access and
the lack of an easement to provide proper parking. Mr. Buntaine stated he had an
agreement from the adjacent property owner indicating his residents had the right to
drive across her property for access. The Commission indicated this was not adequate.
Cindy Dawson, the Deputy City Attorney, stated an easement was required to allow for
continued access. She stated an agreement could be rescinded at will but a properly
recorded easement could not.
Mr. Buntaine requested a deferral of the item to allow time to visit with an attorney and
surveyor to determine the best means of access to the parking area.
There was no further discussion of the item. The chair entertained a motion for deferral
of the item to the November 4, 2010, public hearing. The motion carried by a vote of
7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: D 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
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE:
The only modification to the application request since the previous staff write-up and
analysis is the applicant has indicated street construction adjacent to this development
will be completed per the Master Street Plan. Staff is supportive of the applicant’s
proposed street improvement plan which is consistent with the Subdivision Ordinance
requirements and the Boundary Street Ordinance requirements. Staff is in support of
the request to allow the development of this single-family subdivision. 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 which is consistent with the Future Land Use Plan should have minimal
impact on the area.
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.
September 23, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8559
11
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation of approval of the variance request from the Land Alteration Ordinance
to allow grading of Phase II with the development of Phase I. Staff presented a
recommendation of approval of the variance request from the Master Street Plan to
allow an increased curb radius.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: E 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
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
September 23, 2010
SUBDIVISION
ITEM NO.: E (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.
STAFF UPDATE:
The only modification to the application request since the previous staff write-up and
analysis is the applicant has indicated street construction adjacent to this development
will be completed per the Master Street Plan. Staff is supportive of the applicant’s
proposed street improvement plan which is consistent with the Subdivision Ordinance
requirements and the Boundary Street Ordinance requirements. Staff is in support of
the request to allow the development of this single-family subdivision. 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 which is consistent with the Future Land Use Plan should have minimal
impact on the area.
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 the
entire area with the Phase I construction.
September 23, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8559-A
11
Staff recommends approval of the variance request from the Master Street Plan to allow
an increased curb radius.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation of approval of the variance request from the Land Alteration Ordinance
to allow grading of future phases with the development of Phase I. Staff presented a
recommendation of approval of the variance request from the Master Street Plan to
allow an increased curb radius.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: F 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
September 23, 2010
SUDIVISION
ITEM NO.: F (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
September 23, 2010
SUDIVISION
ITEM NO.: F (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
September 23, 2010
SUDIVISION
ITEM NO.: F (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.
September 23, 2010
SUDIVISION
ITEM NO.: F (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.
September 23, 2010
SUDIVISION
ITEM NO.: F (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
September 23, 2010
SUDIVISION
ITEM NO.: F (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.
September 23, 2010
SUDIVISION
ITEM NO.: F (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.
STAFF UPDATE:
There has been no change to this application request since the previous staff write-up
and analysis. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was present. There were no 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 November 4,
2010, public hearing.
A motion was made to defer the item to the November 4, 2010, public hearing. The motion
carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: G
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.
STAFF UPDATE:
Staff requests withdrawal of this item without prejudice.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
There were no registered objectors present. Staff presented the item with a recommendation of
withdrawal.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the consent agenda for withdrawal of the item. The motion carried by a vote of
7 ayes, 0 noes 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 1 FILE NO.: S-1313-AA
NAME: Woodlands Edge Phases 14 – 17 Preliminary Plat
LOCATION: Located South and East of Cooper Orbit Road
DEVELOPER:
Rocket Properties
2024 Arkansas Valley Drive
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 177.9 acres NUMBER OF LOTS: 149 FT. NEW STREET: 13,000 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-256(1) to allow a reduced front building line adjacent to a
collector street.
2. A variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent
to open space tracts.
3. A variance from the Master Street Plan to allow an increased length of a minor
residential street.
4. A variance from the Master Street Plan to allow the centerline grade for a collector
street to exceed 12 percent (14 percent proposed).
5. A variance from the Land Alteration Ordinance to allow grading of future phases.
6. A variance from the Subdivision Ordinance (Section 31-175) to allow a trail system
in-lieu of sidewalks within the subdivision.
7. A variance from the Master Street Plan to allow steeper slopes within the right of
way to maintain vegetation.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is the subdivision of 177.9 acres into 149 single-family lots. The lot
sizes average 80-feet by 120-feet, 120-feet by 150-feet and 150-feet by 180-feet
depending on the terrain in which the lots are located. Several of the lots are
indicated with a slope in excess of 18%. The developer is requesting to develop
these lots utilizing the hillside development standards. These lots are indicated
with a slope between 18 and 20 percent and are indicated with a lot area
between 10,000 and 12,000 square feet as required by the Subdivision
Ordinance.
The developer is requesting variances from the Master Street Plan to allow an
increased length of a minor residential street, trail systems in lieu of sidewalks,
reduced right of way widths for residential street standards and collector street
standards and an increased grade for the collector streets of fourteen percent
(14%). The request also includes a variance from the Land Alteration Ordinance
to allow grading of future phases. Variances are also being sought to allow a
reduced front yard setback along a collector street and a reduced rear yard
setback adjacent to areas proposed as open space tracts.
B. EXISTING CONDITIONS:
The site is located west of the existing Woodlands Edge Subdivision extending to
near Cooper Orbit Road. The property is heavily wooded with varying degrees of
slope. Brodie Creek runs through the proposed development area. Woodlands
Edge Subdivision has developed to the east of this site. The subdivision has
been designed to allow for areas of open space and tracts held as conservation
easements. The subdivision has developed with trails and pedestrian paths
in-lieu of sidewalks.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property
owners. All property owners abutting the site, the Spring Valley Manor Property
Owners Association, the Parkway Place Property Owners Association and the
Woodlands Edge Community Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Wind Ridge Pass should be constructed to a width of 31 feet due to it being
a collector street on the Master Street Plan with residential lot frontage.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
3
2. All proposed 22 feet wide streets, with exception of Hawks Rest Drive,
should be constructed to a width of 24 feet as per the Master Street Plan.
3. Hawks Rest Drive should be constructed to a street width of 26 feet in a
40 foot right-of-way due to the possible number of future lots to be platted to
the south.
4. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. 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. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. With site development, provide the design of the street conforming to the
Master Street Plan. Construct street improvement to the streets with the
planned development.
9. 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.
10. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
12. 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 not allowed.
13. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
14. 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.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
4
15. Collector streets are shown to have a maximum grade of fourteen percent
(14%). A variance is required to exceed City code.
16. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
17. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
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: 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 Capital Investment Charge
based on the size of connection(s) will apply to portions of this project in addition
to normal charges. 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. 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information. Any residential street containing 30 lots or
more must provide secondary access to the lots.
County Planning: No comment.
CATA: The site is not located near a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were
additional items necessary to complete the review process. Staff questioned the
proposed side and rear yard setbacks for the lots. Staff also stated a variance
was required to allow a 25-foot front building line adjacent to Wind Ridge Pass
since the street was classified as a collector street on the Master Street Plan.
Staff stated a number of the lots were proposed for development utilizing the
hillside development standards. Staff requested Mr. White provide the
percentage of slope for the lots proposed for development utilizing the hillside
development standards. Staff stated as the percentage of slope increased the
required lot size also increased.
Public Works comments were addressed. Staff stated Wind Ridge Pass should
be constructed to a 31-foot street width since the street was classified as a
collector street and the developer was indicating lots with driveways accessing
the street. Staff stated all proposed 22-foot wide streets would require 24-feet of
pavement with the exception of Hawks Rest Drive. Staff stated this street should
be constructed with 26-feet of pavement within a 40 foot right of way. Staff
stated a grading permit was required prior to any construction taking place. Staff
stated floodway areas were to be shown as floodway easements or dedicated to
the public. Staff stated collector streets per the Master Street Plan were allowed
a maximum centerline grade of fourteen percent. Staff stated the grades
proposed by the applicant would require a variance.
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 addressing a number of the
issues raised at the September 2, 2010, Subdivision Committee meeting. The
revised drawing has addressed Public Works concerns related to street design
and right of way widths. The request includes several variances related to the
street design. The developer is requesting a variance from the Master Street
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
6
Plan to allow an increased length of a minor residential street and to allow the
centerline grade for a collector street to exceed 12 percent; 14 percent is
proposed. The street rights of way and pavement widths are as follow:
Required MSP
Pavement/ROW
Proposed
Pavement/ROW
Wind Ridge Pass 36’/60’ 31’/45’
Hawks Rest Drive 26’/50’ 26’/40’
Gray Moss Cove 24’/45’ 24’/45’
Rock Ledge Cove 24’/45’ 24’/45’
Talus Cove 24’/45’ 24’/45’
Summer Wind Point 24’/45’ 24’/45’
Retail Cove 24’/45’ 24’/40’
Retail Court 24’/45’ 24’/40’
Eagle Pass Cove 24’/45’ 24’/40’
Eagle Pass Lane 24’/45’ 24’/40’
Day Break Point 24’/45’ 24’/45’
The extension of Woodlands Trail West from the existing round-about across
Brodie Creek will match the 28 feet pavement width located in a 40 foot right of
way to match the previous phases. The request includes a variance from the
Master Street Plan to allow steeper slopes within the right of way to maintain
vegetation.
Stormwater Detention for this area of development was provided in earlier
phases of construction. The request includes a variance from the Land Alteration
Ordinance to allow grading of future phases with the development. The
developer has indicated cuts and fills will be used within the subdivision to limit
the need for hauling of materials over City streets.
The request includes a variance from the Subdivision Ordinance (Section
31-175) to allow a trail system in-lieu of sidewalks within the subdivision. The
developer has indicated the trail system has been incorporated into earlier
phases of the subdivision and has served the development well.
The proposed development includes a variance from Section 31-256(1) of the
Subdivision Ordinance to allow a reduced front building line adjacent to a
collector street. The ordinance states a 30-foot front building line is required
adjacent to streets classified as a collector street. The request also includes a
variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent
to open space tracts. Other phases of the development have also been allowed
these variances.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
7
The development as proposed will allow the subdivision of 177.9 acres into
149 single-family lots. The lots sizes average 80-feet by 120-feet, 120-feet by
150-feet and 150-feet by 180-feet depending on the terrain in which the lots are
located. Several of the lots are indicated with a slope in excess of 18% in which
the developer is requesting to develop these lots utilizing the hillside
development standards. These development standards will allow the front
building line to be reduced to 15-feet. The lots proposed utilizing the hillside
standards are indicated with a slope between 18 and 20 percent and with a lot
area between 10,000 and 12,000 square feet as required by the Subdivision
Ordinance.
Staff is supportive of the request. The development of this phase of the
subdivision has similar development standards as previous phases. Although
there are variances associated with the request the variances are also similar to
variances approved in the previous phases of this subdivision. To staff’s
knowledge there are no outstanding issues associated with the request. The
development of the subdivision as proposed with an overall density of 1.19 units
per acre is well within the development standards for Residential Low Density as
defined by the Future Land Use Plan.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the following variance request:
1. A variance from Section 31-256(1) to allow a reduced front building line
adjacent to a collector street.
2. A variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback
adjacent to open space tracts.
3. A variance from the Master Street Plan to allow an increased length of a
minor residential street.
4. A variance from the Master Street Plan to allow the centerline grade for a
collector street of 14 percent.
5. A variance from the Land Alteration Ordinance to allow grading of future
phases.
6. A variance from the Subdivision Ordinance (Section 31-175) to allow a trail
system in-lieu of sidewalks within the subdivision.
September 23, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA
8
7. A variance from the Master Street Plan to allow steeper slopes within the right
of way to maintain vegetation.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation of approval of the following variance request: A variance from Section
31-256(1) to allow a reduced front building line adjacent to a collector street; A variance
from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent to open space
tracts; A variance from the Master Street Plan to allow an increased length of a minor
residential street; A variance from the Master Street Plan to allow the centerline grade
for a collector street of 14 percent; A variance from the Land Alteration Ordinance
to allow grading of future phases.; A variance from the Subdivision Ordinance
(Section 31-175) to allow a trail system in-lieu of sidewalks within the subdivision; and A
variance from the Master Street Plan to allow steeper slopes within the right of way to
maintain vegetation.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 2 FILE NO.: S-185-DD
NAME: CHS Bulk Products Handling Subdivision Site Plan Review
LOCATION: Located at 9001 Lindsey Road
DEVELOPER:
CHS – Terry Arrick
9001 Lindsey Road
Little Rock, AR 72206
ENGINEER:
Garver LLC – Walter Spaul
4701 Northshore Drive
North Little Rock, AR 72118
AREA: 18.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-3, Industrial
PLANNING DISTRICT: 26 – Port South
CENSUS TRACT: 40.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-321(d) to allow the building height to exceed sixty (60)
feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking a Subdivision Site Plan Review to allow multiple
structures to be located on a single parcel of land. Tract A is proposed for
development and is included in a larger area that is leased by Logistics Services,
Inc. from the Little Rock Port Authority. Logistics is the stevedore that operates
the Little Rock Port Dock. CHS subleases property and operates a set of scales
and uses the dock facilities to ship a fertilizer product through the dock area.
CHS must increase their ability to store fertilizer on site and needs to build two
(2) storage domes, a 136-foot and 124-foot diameter dome, a covered area
between the two (2) domes to transfer materials to trucks and a conveyor system
September 23, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-185-DD
2
that will utilize the existing fertilizer building lying just north of the two (2)
proposed domes.
The site plan indicates to build the needed items three (3) existing metal
buildings, approximately 60-feet by 60-feet each will be removed. CHS will
relocate the southwest metal building to a position lying southwest of the
proposed 136-foot storage dome. Access to the area will remain from Lindsey
Road via the drive areas around the existing dock. The walls of the domes are
concrete and the roofs are asphalt shingles. No existing parking areas are being
disturbed; only open storage areas. No new parking areas are being constructed
with the new construction.
A zoning variance is being requested to allow an increased height limit for the
domes and the conveyor system. The domes have a 76-foot maximum height
and the bucket elevator has a maximum height of 120-feet.
B. EXISTING CONDITIONS:
The site is located within the larger area identified as the Little Rock Industrial
Port. This site is located on the banks of the Arkansas River just south of the
I-430 Bridge. As within many industrial parks there are a number of industrial
activities including food manufacturing, a pipe company and industries that use
the port area as the applicant does.
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 of the site, the Apple
Blossom Neighborhood Association and the College Station Neighborhood
Association were notified of the public hearing
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The development is proposed out of the floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-185-DD
3
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. 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. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. Fire
sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
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.
September 23, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-185-DD
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Walter Spaul was present representing the request. Staff stated there were
no outstanding technical issues associated with the request. Staff stated the
request was to allow a variance for the height of the proposed domes and
elevator all of which exceeded the 60-foot height limit allowed in the I-3 zoning
district.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues in need of addressing via a revised site plan
from the September 2, 2010, Subdivision Committee meeting. The applicant is
seeking a Subdivision Site Plan Review to allow multiple structures to be located
on a single parcel of land located within the Little Rock Port. The applicant
subleases property and operates a set of scales and uses the dock facilities to
ship a fertilizer product through the dock area of the Little Rock Port. The
request will allow the applicant to increase the storage capacity of fertilizer on the
site. The applicant intends to build two (2) storage domes, a 136-foot and
124-foot diameter dome, a covered loading area between the two (2) domes to
transfer materials to trucks and a conveyor system that will utilize the existing
fertilizer building lying just north of the two (2) proposed domes. With the new
construction three (3) existing metal buildings, approximately 60-feet by 60-feet
each will be removed. Access to the domes will remain from Lindsey Road via
the drive areas around the existing dock. The walls of the domes are concrete
and the roofs are asphalt shingles. No existing parking areas are being disturbed
only open storage areas.
The request includes a variance from the zoning ordinance Section 36-321(d) to
allow the building height to exceed sixty (60) feet. The domes have a 76-foot
maximum height and the bucket elevator has a maximum height of 120-feet. The
applicant has contacted the FAA for comment concerning the proposed
September 23, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-185-DD
5
construction. Approval from the FAA will be required prior to construction of the
new facilities.
Staff is supportive of the request. Staff feels the construction of the fertilizer
domes and elevator to serve an existing business within the Port is appropriate.
Staff would however recommend the applicant receive approval from the FAA
prior to beginning construction. Otherwise to staff’s knowledge there are no
remaining 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 prior to construction the applicant receive approval from the
FAA concerning the proposed height of construction.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Walter Spaul was present represent 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 prior to construction the applicant receive approval from the FAA
concerning the proposed height of construction.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 3 FILE NO.: Z-4763-A
NAME: Briarwood Nursing Home Short-form PD-R and Easement Abandonment for an
easement located along the common lot lines of Lot 1 Briarwood Nursing Home
Subdivision and Lot 1 Parham View Addition
LOCATION: Located at 516 South Rodney Parham Road
DEVELOPER:
Michael Morton
Stites and Morton, Inc.
417 Rogers Avenue
Fort Smith, AR 72901
SURVEYOR:
Caster and Associates Land Surveying, Inc.
5208 Village Parkway, Suite 10
Rogers, AR 72758
Design Consultant:
Gray Rock Consulting, Inc.
5208 Village Parkway, Suite 10
Rogers, AR 72758
AREA: 2.46 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3 and R-5
ALLOWED USES: Office and Multi-family
PROPOSED ZONING: PD-R
PROPOSED USE: Nursing home, Medicare Facility
VARIANCES/WAIVERS REQUESTED: None requested.
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site contains an existing nursing home fronting Rodney Parham Road and
four (4) apartment buildings located to the west of the nursing home. The
applicant is proposing to remove the apartment development and construct a
new 30-room Medicare wing as an addition to the existing nursing home facility.
The redevelopment will also include the construction of 59 new parking spaces
on the west side of the proposed building. The proposed parking spaces will
accommodate the required parking for the new construction but will also provide
additional parking for the existing use.
The site plan indicates the placement of buffers along the southern and western
perimeters less than typically allowed per the buffer ordinance. The site plan
indicates the placement of a ten (10) foot building setback along the southern
perimeter. The developer has indicated a park-like setting with elaborate
hardscaping and landscaping will be included within the site to assist in the
reduced landscape strip and buffering. In addition the developer has indicated
areas of the site have been designed to retain large existing trees.
The site is currently two (2) separate parcels with an easement located along the
common lot line. The applicant is proposing with the request the abandonment
of an existing utility easement located along this common lot line to allow the new
construction.
B. EXISTING CONDITIONS:
The site contains the Briarwood Nursing Home and on the western portion of the
site are four (4) apartment buildings which are proposed for demolition. North
and east of the site are two (2) large apartment complexes and south and west of
the site are two (2) separate religious facilities. This area includes a mix of office,
commercial and residential uses. Approximately two (2) blocks to the west is the
Sunnymeade Subdivision. Approximately two (2) blocks to the north is the West
Markham/Rodney Parham commercial intersection. South of the site is
Interstate 630.
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 and the Briarwood Neighborhood Association were
notified of the public hearing.
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
5th Street (West Capital Avenue) for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Stormwater detention ordinance applies to this property. Detention must be
provided for the amount of proposed impervious surface compared to existing
impervious surface.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. 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.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Analysis required prior to
final platting. 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. 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
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
4
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 for sprinkler system. 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 West Little Rock Planning
District. The Land Use Plan shows Residential High Density for this property.
The applicant has applied for a rezoning to PD-R to allow the redevelopment of
this site to allow an addition and construction of a new 30-room Medicare wing to
the existing nursing home. Each Planned Zoning District is to be reviewed on its
own merits with consideration of the Land Use Plan for the site and surrounding
areas. This area is covered by the Briarwood Neighborhood Plan, but it does
not address this issue.
Master Street Plan: South Rodney Parham 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 Rodney Parham Road since it is a Minor Arterial. West Capitol Avenue is a
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
5
Local Street. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. A twenty-one foot (21’) wide land use buffer is required to separate this
proposed development from the residential property on the western perimeter
of the site. Seventy percent (70%) of these buffers are to remain undisturbed.
3. The zoning buffer ordinance requires a nineteen-foot (19’) wide land use
buffer along the southern perimeter of the site next to the residentially zoned
property. Seventy percent (70%) of this area is to remain undisturbed.
4. The zoning buffer ordinance requires an average nineteen-foot (19’) wide
street buffer along West Capitol Avenue on the northern perimeter of the site.
In no case shall the width fall below one half the distance or nine and one half
foot in width (9’6”).
5. The landscape ordinance requires a nine-foot wide (9’) landscape perimeter
around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
6. The property to the west and the south is zoned residential, therefore, a six
(6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required both the southern
and western perimeters of the site.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
6
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Phil Swope of Gray Rock Consulting was present representing the request.
Staff presented the item stating there were a number of issues in need of
addressing prior to the Commission acting on the request. Staff requested
additional details for the proposed use of the center. Staff requested details of
any existing or proposed signage. Staff requested Mr. Swope provide on the site
plan and survey details of the existing nursing home. Staff also stated parking
for the facility would be based on the number of existing and proposed beds.
Staff requested Mr. Swope provide the number of existing beds within the
nursing home.
Public Works comments were addressed. Staff stated right of way dedication
would be required on West Capitol Avenue for the frontage of the property. Staff
stated the stromwater detention ordinance would apply to the development of the
property. Staff stated the issuance of a grading permit would be required prior to
any construction activities on the site.
Landscaping comments were addressed. Staff stated the site plan as presented
did not comply with the City’s buffer ordinance requirements. Staff stated the
parking indicated along the western perimeter was located within the required
landscape strip per the City’s landscape ordinance. Staff stated the Planning
Commission could approve variations from the buffer ordinance requirements.
Staff stated variations from the Landscape Ordinance would require approval by
the City Beautiful Commission. Staff stated screening would be required along
the western and southern perimeters. Staff stated an automatic irrigation system
would be required to water landscaped areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the September 2, 2010, Subdivision Committee meeting. The revised site plan
indicates the use of the site as a rehabilitation facility with a maximum length of
stay of 100 days, indicated there are 90 beds in the existing facility and 30 beds
proposed for the new facility and indicated the existing nursing home facility will
remain as a nursing home with the rehabilitation taking place in the new addition
only.
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
7
The applicant has indicated no new building signage is proposed. A new ground
sign will be located at the entrance drive from West Capitol Avenue. The size of
the sign has not been noted. Staff recommends the signage be limited to a
maximum of six feet in height and sixty-four square feet in area.
The site plan indicates 45 existing parking spaces and 59 parking spaces are
proposed. The site is developed with a 90-bed nursing home and there are an
additional 30-beds of rehabilitation proposed. The parking required for a
convalescent home is one space per bed. The parking required for the
development at completion would typically be 120 spaces. The site will contain
104 parking spaces upon completion. Although the parking is not adequate to
meet the typical parking required for the use staff is supportive of the request.
The existing parking is not adequate and with the new addition additional parking
will be added to offset the current deficiency.
The revised site plan has addressed a number of issues related to the
Landscape Ordinance requirements. The applicant has indicated the placement
of a minimum nine (9) foot landscape strip around the site’s perimeters. The site
plan has not addressed the zoning buffer ordinance requirement of nineteen feet
along Capitol Avenue and the southern perimeter nor the twenty-one foot land
use buffer along the western perimeter. The site plan indicates a twelve foot six
inch land use buffer along West Capitol and a nine (9) foot land use buffer along
the southern perimeter. The western land use buffer is indicated at nine and
one-half feet. The site plan indicates a note stating screening will be placed
along these perimeters as required by the zoning ordinance. Staff is supportive
of the buffers as requested. Although the property to the south and west are
zoned residentially they are not residential uses. The site plan indicates
adequate screening will be placed along these perimeters to lessen the impact
on the abutting uses.
The site plan indicates the dedication of five (5) feet of additional right of way
along West Capitol Avenue as required per the Master Street Plan.
The request includes the abandonment of an easement located along the
common lot lines of the two parcels. The specific abandonment request includes
the abandonment of a ten foot easement; five feet located on either side of on
Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition.
There are no public utilities located in the easement. Public Works has not
indicated the easement is required to be maintained as a drainage easement.
Staff is supportive of the abandonment request.
The site plan indicates the placement of a dumpster facility along the southern
perimeter. The applicant has indicated the dumpster service hours will remain as
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
8
currently exist. The dumpster is serviced six days per week. The service hours
are not limited to daylight hours.
The site plan indicates the maximum building height of the existing building is
35-feet and the new structure is proposed 21-feet in height. The construction
materials are proposed similar to the materials of the existing nursing home.
Staff is supportive of the request as proposed. Although the site plan does not
fully comply with the typical buffer ordinance standards staff is supportive of the
buffers as proposed. As indicated the landscape strips are adequate to meet the
landscape ordinance requirements and will not require a variance from the City
Beautiful Commission. The uses located to the south and west are religious
uses with limited services and activities. To staff’s knowledge there are no
outstanding technical issues associated with the request in need of addressing.
Staff feels the construction of a rehabilitation center on the site will not
significantly impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the land use buffers as indicated on the site plan.
Staff recommends signage be limited to signage allowed in office zones.
Staff recommends approval of the abandonment request for the ten foot utility
easement located along the common lot lines of Briarwood Nursing Home
Subdivision and Parham View Subdivision.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Phil Swope was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of
approval of the land use buffers as indicated on the site plan. Staff presented a
recommendation signage be limited to signage allowed in office zones. Staff also
presented a recommendation of approval of the abandonment request for the ten foot
utility easement located along the common lot lines of Briarwood Nursing Home
Subdivision and Parham View Subdivision.
September 23, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4763-A
9
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 4 FILE NO.: Z-4953-C
NAME: Park Avenue Revised Long-form PCD
LOCATION: Located on the Northwest corner of St. Vincent Circle and
South University Avenue
DEVELOPER:
Strode Property Company
5950 Berkshire Lane #1600
Dallas, TX 75225
ENGINEER:
Lawrence A. Cates and Associates, LLP
14800 Quorum Drive, Suite 200
Dallas, TX 75254
PLANNER:
Good Fulton and Farrel
2808 Fairmount, Suite 300
Dallas, TX 75201
AREA: 28.39 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development – Residential, Office (O-2, Office and
Institutional District uses), Retail (C-2, Shopping Center District uses)
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Development – Residential, Office (O-2, Office and
Institutional District uses), Retail (C-2, Shopping Center District uses)
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Park Avenue Long-form PCD was approved by the Planning Commission at their
June 19, 2008, public hearing. The plan reviewed and approved by the Planning
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
2
Commission contained 748,250 total square feet of which 429,000 square feet was
proposed as residential. A total of 476 residential units were proposed. Of this
126 units were located in the western most building. The residential units were located
within the “town center”. The site plan indicated the placement of 1,798 total parking
spaces of this 889 parking spaces were located in the existing parking deck. The site
plan indicated a total of 42,800 square feet of common space. Included in the common
space was the plaza area containing 15,760 square feet.
Ordinance No. 19,990 adopted by the Little Rock Board of Directors on July 1, 2008,
rezoned 28.39 acres from C-3 to PCD to allow the establishment of the Park Avenue
Long-form PCD.
The Board approved plan allowed for mixed-use development containing residential,
office and commercial uses. The development proposed the construction of
753,400 square feet of space including a four level multi-family residential building
located near the intersection of St. Vincent’s Circle and South University Avenue. The
approved site plan allowed the use of an existing parking deck in addition to surface
parking. A new parking deck was proposed in conjunction with the multi-family at the
intersection of South University Avenue and St. Vincent’s Circle. The breakdown of the
753,400 square feet is as follows:
Project Data:
Retail/Restaurant 89,400 square feet
Anchor 162,600 square feet
Cinema 36,000 square feet
Residential or Residential and Hotel 313,900 square feet
(MAX. INCLUDING HOTEL – 127 rooms)
900 SF AVG. 330 Units
Office 31,500 square feet
Office Options 120,000 square feet
Total Square Footage 753,400 square feet
Parking Provided:
Surface Spaces/Lot A 384 spaces
Surface Spaces/Lot B 276 spaces
Surface Spaces/Lot C 17 spaces
Surface Spaces/Lot D 39 spaces
Surface Spaces/Lot E 0 spaces
Surface Spaces/Lot F 47 spaces
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
3
Existing Parking Structure 679 spaces
New Parking Structure Up to 360 spaces
Total Spaces 1,802 spaces
Building Lot Coverage 333,400 Sq. Ft. 27.0 %
Parking Lot Coverage 387,400 Sq. Ft. 31.3 %
Common Space 43,400 square feet
With the overall approval a variance request from the City’s Land Alteration Ordinance
to allow an increased wall height for the retaining wall located along the western
perimeter of the site near the intersection of St. Vincent Drive and McKinley Street was
granted. Also approved was a variance request from the Master Street Plan to allow
driveways spaced along the abutting streets less than typically required per the
ordinance. The Board of Directors approved a variance request from the Master Street
Plan to allow a reduced right of way width for South University Avenue by the adoption
of Ordinance No. 19,989.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Strode Property Company is now requesting an amendment to the current
planned zoning development to reduce the total square footage and to modify the
locations of some of the approved elements. The site of the former University
Mall is 28.39 acres of land and has been improved with a Target store of
137,000 square feet of retail and related site work.
Strode Property Company purchased the property in September of 2007 and
began demolition of the deteriorating facility in November 2007. The University
Mall was demolished in 2008 and the hazardous materials were removed under
the supervision of the Arkansas Department of Environmental Quality.
The revised plan for the new development, named Park Avenue, still involves a
mixed use concept incorporating retail, restaurant, office, residential and hotel.
The design scheme will use building materials and site-scapes that invite
customers, residents and employees to the development with open space and
comfortable street-scapes. Integrating retail with multi-family and designing open
street scapes into the site plan is intended to give the development a much
desired “sense of place”.
Specifically the revised plan includes 579,650 square feet of total building area.
The development will utilize the existing two (2) story parking structure. The
remainder of the site will be surface parked using a formula that reduces the
standard parking ratios by complimentary use (i.e. office parking by day,
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
4
residential by night). Traditional retailers and restaurants will continue to demand
a parking field in front of their store for customers.
With the current plan of 567,050 square feet, the components breakdown as
follows:
Retail (anchor, restaurant, retail) 245,750 square feet
Potential Office 70,000 square feet
Residential Phase I 230 units 207,000 square feet
Residential Phase II 127 units 114,300 square feet
The total number of parking spaces for the development is calculated at a ratio of
3.2 per 1,000 square feet of floor area or a total of 1,898 spaces. The site is
proposed to allow the parcels to be subdivided into smaller parcels and out-lots.
Park Avenue is designed to meet the purpose and intent of the Mid-town DOD by
creating the ability to work, live, shop and recreate in one location. This will be
achieved by using the ground floor of key building pads for retail space similar to
the description in the DOD. There will also be multiple free standing single user
retail buildings within the site plan.
The project architect will use common elements (either colors or materials) to
achieve architectural harmony throughout the development. The building
façades will be constructed using a predominance of masonry, stone or exterior
insulation finish system and the retail ground floor will utilize a glass store front
system. To address long or tall building elevations, special care will be taken to
break up the mass with articulations of color and/or material changes.
The signage will include multi tenant and single tenant monument type structures
at all entrances. Directional and “way finding” signs will direct visitors across the
project and will include tenant logos. Tenant signage will be strictly governed by
the owner to insure a cohesive, controlled and unique “branding” of the
development. Tenant signage on some buildings may be allowed along the rear
of the building abutting the public right of way and on the internal drives and in
some cases signage may be allowed on three sides of the building.
The residential units of Park Avenue will initially be for rent and the residents will
utilize the parking structure mentioned previously. This component will include
private areas for fitness, sunbathing or congregating and there may also be
balconies to encourage the residents to embrace the open spaces and promote
the “sense of place”. A skywalk is proposed to allow residents of the southern
building covered/heated and cooled access to the parking deck. The materials of
the skywalk will be compatible to the materials used in the remainder of the
development.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
5
Parking lot lighting will be pole mounted over a concrete base at levels necessary
to promote residents and customer safety at the development. A cohesive
landscape plan along the street-scape/common space plan that will cover
49,600 square feet of the site is proposed with special emphasis on the “town
center” of Park Avenue. Whether it is residents walking pets, customers eating
ice cream or holiday celebrations, Park Avenue will invite “community” within the
development and Little Rock.
B. EXISTING CONDITIONS:
The anchor, Target, is currently under construction and near completion. The
internal drives and parking for Target have been installed. The developers
retained the parking deck structure of the former University Mall. The area is a
mix of office, commercial and institutional uses. St. Vincent’s Hospital is located
to the east of the site, across South University Avenue, and has recently
undergone an expansion in the emergency department. Doctors Office building
and St. Vincent’s Doctors Hospital is located to the South of the site, across
St. Vincent Circle. To the west of the site is residential housing, both
single-family and multi-family homes. North of the site are office and commercial
uses including a multi-story office building located at the southwest intersection
of West Markham and South University Avenue. A branch bank building once
stood at the property’s northeast corner but has been removed. There is a
restaurant with a drive-through, a high rise residential tower and a funeral home
located to the north of this site fronting West Markham Street.
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 Briarwood Neighborhood Association and the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The access easement of McKinley Street should be dedicated to the City of
Little Rock. A portion of the right-of-way is a private access easement.
Additional right-of-way may be required to be dedicated if the eastern half of
the right-of-way is not 30 feet from centerline.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
6
2. Stormwater detention ordinance applies to this property. Stormwater
detention is not required for the proposed development due to the amount
of proposed impervious surface compared to the amount of impervious
surface that existed prior to site work beginning.
3. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
St. Vincent Circle and McKinley Street.
5. A 20 foot radial dedication of right-of-way is required at the intersection of
South University Avenue and St. Vincent Circle.
6. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvement to St. Vincent
Circle including 5-foot sidewalks with the planned development. The street
improvements have been installed except for completing the sidewalks at
the intersection of South University Avenue and St. Vincent Circle.
7. South University Avenue is classified on the Master Street Plan as a
principal arterial. Dedication of right-of-way to 55 feet from centerline is
required per the Master Street Plan. A variance has been approved by the
Board of Directors to reduce the right-of-way dedication. With this approval
no dedication is required along South University Avenue since sufficient
right-of-way exists.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway
spacing on a commercial street (St. Vincent Circle) is typically required at
250 feet. The width of driveway is not to exceed 36 feet. A previous
variance was approved by the Planning Commission to allow the driveway
locations as shown and to allow a driveway that exceeds 36 feet in width.
As per the approval, the western driveway is used for truck access only.
9. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
10. 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).
11. 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 if the amount of cut
and fill is equal to or greater than 1,000 cubic yards or if vertical cuts and
fills are greater than 10 feet. Site grading and drainage plan will be required
to be submitted and approved prior to the start of construction.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
7
12. 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: 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 regarding the size and location of the water meter(s). On site fire
protection and 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). This development will have minor impact on the
existing water distribution system. 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on a major connecting point between five CATA
routes. In order to prevent major tie-ups along St. Vincent Circle a bus pullout
lane of at least 140-feet must be available along westbound St. Vincent Circle
between South University Avenue and McKinley Street. The current curb lane
along the south side of St. Vincent Circle for eastbound buses must also be
maintained. The final street configuration for St. Vincent Circle should allow for a
minimum of two lanes in each direction. One of the two lanes will be used for
bus loading; the other lane will be used for through traffic.
Parks and Recreation: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
8
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 Planned Commercial Development. The revised Planned
Commercial Development is proposed to continue to have commercial,
residential and office 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. This area is covered by the Briarwood Neighborhood Plan, but the plan
does not address this issue.
Master Street Plan: South University Avenue is shown as a Principal Arterial.
The primary function of a Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on South University Avenue since it is a Principal Arterial.
St. Vincent Circle and McKinley Street are both shown as Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in this immediate area.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. The Mid-town DOD addresses specific criteria related to landscaping.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Chuck Keller of Strode Property Development Company was present
representing the request. Staff presented the item stating there were a number
of outstanding technical issues associated with the request in need of addressing
prior to the Commission acting on the request. Staff requested Mr. Keller provide
the areas included in the calculation for common space. Staff stated some areas
of the site did not appear to provide pedestrian connectivity. Staff stated the site
plan indicated some of the buildings located along South University Avenue with
building setbacks greater than 20-feet as typically allowed in the Mid-town DOD.
Staff also requested Mr. Keller provide the location for dumpster facilities and to
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
9
include a note on the site plan concerning the proposed screening mechanism
for the dumpsters. Staff stated parking fields were indicated with more than
50 parking spaces. Staff questioned the measures that would be taken to soften
the indicated parking fields.
Public Works comments were addressed. Staff stated access easements for
McKinley Street should be dedicated to the City. Staff stated all street
improvements plans should include signage and striping. Staff stated the drives
indicated did not meet the minimum standards of the Master Street Plan but
during the previous review process the Commission approved the driveway
locations on St. Vincent’s Circle. Staff stated these drives were existing today.
Staff stated the Board of Directors approved a reduction in the required right of
way for South University Avenue during the initial review process. Staff stated
they felt this approval would carry forward to the current request.
Landscaping comments were addressed. Staff stated the landscaping was to
comply with the City’s buffer and landscape ordinance requirements. Staff stated
the landscaping within the development was to also comply with the Mid-town
DOD.
There was a general discussion concerning the proposed site plan and the
previously approved site plan. Staff stated they administratively approved a
revision to the “town center” area. Mr. Keller stated he felt the current design of
the “town center” would allow the ends of the “town center” to be barricaded and
allow for events to take place within the area. Mr. Keller stated there would not
be a step-up curb located in the “town center” area. He stated automobile
bumpers would be installed to allow for the continuous flow of the area. He
stated landscaping would be incorporated into the “town center” area to provide a
streetscape as is located in the typical downtown areas.
There was a general discussion concerning the design of the buildings and the
multi-family being located on the ground floor of the southern “town center”
building. Mr. Keller stated the units would be walk-up units but the fronts would
be designed as a block face.
Mr. Keller stated the request for the number of uses located within the western
most building was so broad because there was not a true user at this time. He
stated the multi-family developers felt there was need to add a second phase to
the multi-family portion of the development. He stated with the multi-family as an
option allowed the additional phase for multi-family units.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
10
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and updated cover letter addressing
the issues raised at the September 2, 2010, Subdivision Committee meeting.
The applicant has indicated areas of common space, addressed issues raised
concerning the Mid-Town DOD and indicated all rights of way dedications would
be taken care of when the final plat for the development is filed in the next few
weeks. The following Analysis addresses issues which were a part of the original
approval as well as new items which are being considered.
The revised plan for the development still involves a mixed use concept
incorporating retail, restaurant, office, residential and potentially a hotel.
Integrating retail with multi-family and designing open street scapes into the site
plan is intended to give the development a “sense of place”. Staff
administratively approved a redesign of the “town center” to allow for the removal
of the median.
With the current plan of 567,050 square feet, the components break down as
follows: (based on the western building having various options the total square
footage will not total the 567,050 total square feet)
Retail (anchor, restaurant, retail) 245,750 square feet
Potential Office 70,000 square feet
Residential Phase I 230 units 207,000 square feet
Residential Phase II 127 units 114,300 square feet
Included within the 567,050 square feet of building area is 321,300 square feet of
residential or 56.7 percent. The residential units are proposed with
approximately 900 square feet of livable space per unit and a maximum of
357 units are proposed (230 units in the “town center”. The developer has
indicated the northwestern building with alternative uses. The building is
indicated with 127 apartment units, or with a 127 room hotel, or 70,000 square
feet of office or 50,000 square feet of retail. The building is proposed with a
maximum of seven stories or 105-feet maximum height.
The revised plan includes 567,050 square feet of total building area. The
development will utilize the existing two (2) story parking structure. The
remainder of the site will be surface parked using a formula that reduces the
standard parking ratios by complimentary use (i.e. office parking by day,
residential by night). Traditional retailers and restaurants will continue to demand
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
11
a parking field in front of their store for customers. The development is proposed
to contain 567,050 square feet of both residential and commercial space and a
total of 1,898 parking spaces. Of the 1,898 parking spaces, 839 spaces
(44 percent) are located within the existing parking deck. The site is proposed
with 23.5 percent of the site covered with buildings and 28.8 percent of the site
covered with parking. The maximum parking allowed per the DOD is 2,520. The
minimum parking per the DOD would be 50% of the required parking or
1,260 parking spaces.
The site plan indicates the placement of 49,600 square feet of common space.
The plaza area contains 16,870 square feet of common space. An architectural
landmark at the western end of the plaza drive remains on the site plan. Based
on the DOD, a total of 5,670.50 square feet of common space would typically be
required.
The project is proposed with common elements (either colors or materials) to
achieve architectural harmony throughout the development. The building façade
will be constructed using a predominance of masonry, stone or exterior insulation
finish system and the retail ground floor will utilize a glass store front system. To
address long or tall building elevations, special care will be taken to break up the
mass with articulations of color and/or material changes. The development
includes the placement of a skywalk at the second level of the “town center” to
allow residents of the four story building access to the parking deck. The
applicant has indicated in inclement weather a covered/heated and cooled
access is desired for these residents. The skywalk will be constructed with
material compatible with the remainder of the development.
The right of way and bus pull-off are as approved with the original site plan. The
drive serving the western building is not indicated to comply with typical
ordinance standards. The drive must be relocated to eliminate the potential of
cars stacking onto McKinley Street waiting to turn left into the western most
building.
The fronts of the buildings will be located along the interior drive and the signage
in this location will allow identification of the tenants. In addition, the request is
also to allow wall signage along the street sides. Building signage is intended to
allow window, blade, awning and building signage for the retail and office uses.
Sign totals will equal 10% of the height multiplied by the width of the fascia area
to be “signed”. For freestanding buildings, building signage would be allowed on
three sides, except the second or third sign area total would be reduced by half,
as an example:
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
12
A. Primary Entrance Elevation: Assuming 190’ wide and 30’ tall x 10% would
allow 570 total square feet for all building, blade window and/or awning
signs on the front elevation.
B. Rear Elevation: Assuming 190’ wide and 30’ tall x 5% would allow
285 total square feet for all building, blade window and/or awning signs on
the rear elevation.
C. Side Elevation: Assuming 160’ wide and 30’ tall x 5% would allow
240 total square feet for all building, blade window and/or awning signs on
the side elevation.
Buildings with a second entrance “end-cap” or two faced storefronts would be
allowed a second sign as described in B or C above.
The development is proposing to place an identification sign at the
St. Vincent’s/South University Avenue entrance mounted on the existing wall.
The sign is proposed with individual letters and project logo with a maximum area
of 100 square feet. Two tenant identification signs are proposed with a
maximum height of six feet and a maximum sign area of 52 square feet. The
signs will be masonry sign constructed of materials used on the shopping center
building. Four shopping center identification sign are proposed with a maximum
height of 36-feet and a maximum sign area of 430 square feet. The signage is
larger than signage typically allowed per the Overlay District. The signage is
proposed with an overall dimension of 36 feet in height and 20 feet in width.
Seasonal Banners will be placed on light poles within the development.
The applicant has indicated all mechanical equipment will be roof mounted and
screened from view by parapet walls. The applicant has also indicated the low
architectural walls mansard roofs, parapets, gable or high roofs conforming to the
general architectural theme of the center.
All dumpster facilities will be screened with structurally sound materials that use
materials directly used on the face of adjacent structures, and will be at locations
accessible to tenants; exact locations as yet undetermined. Any dumpsters
located in an area visible from the street will be additionally screened with trees
and/or hedges.
The applicant has indicated the street buffer along South University Avenue to
meet the minimum landscape ordinance requirement of nine feet. The applicant
has also included landscape islands within the development to soften the impact
of the on site paved area. Pedestrian accesses are indicated to the site from all
three abutting streets. Staff has concerns with the pedestrian access from the
northern drive to the future retail building located at the intersection of
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
13
St. Vincent’s Circle and South University Avenue. Staff recommends the
applicant provide safe access through the eastern portion of the site to the
southern most lot.
The development is proposed to contain two lots but has been indicated to allow
for subdividing of the lots for out-parcels in the future. The lots have been
indicated to allow the developer flexibility should a potential user desire to own
their own property. The development will be served by an Operating and
Easement Agreement which will define cross access and cross parking
agreements within the development.
The following table is a side by side comparison of the DOD and the previously
approved plan with notes in bold type indicating the current plan and areas of
change:
Midtown Overlay District
Applicant’s Proposal
A planned zoning district process shall
be required for a new development,
redevelopment exceeding 50 percent of
the structure’s current replacement
value based on its configuration at the
time of the DOD’s adoption, and for
expansion of existing developments
exceeding 50 percent of the structure’s
current square footage at the time of
the DOD’s adoption. Routine repairs,
maintenance and interior alterations to
accommodate existing, expanding or
new tenants within the existing building
envelope shall not require compliance
with Chapter 36, Article 10 (Midtown
Design Overlay District). The proposed
planned zoning development shall be
reviewed to realize a development plan
that is consistent with the purpose and
intent of the Midtown Design Overlay
District.
The development is proposed as new
construction therefore a rezoning from
C-3, General Commercial District to
PCD is required.
A PCD was approved for this
site on July 1, 2008 by the
adoption of Ordinance No.
19,990.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
14
For a new development or structure of
over 100,000 square feet (excluding
structured parking), a mix of uses must
be provided. This mix may occur either
under the same roof or in adjacent
structures as part of a common
development. In order to be considered
a mix, the new development must
either:
Devote the majority of its leasable
ground floor space to a secondary use
i.e. retail in a multi-story office building;
or
Devote ten percent of the gross
leasable area of a single building to the
secondary use i.e. residential on the
upper levels of a multi-story office, retail
or institutional building; or
Devote fifteen percent of the gross
leasable area to a secondary use in a
separate building constructed and
occupied at the same time as the
primary structure i.e. a restaurant on a
pad adjacent to an office building.
The proposal is for a mixed-use
development containing retail and
residential; both in separate buildings
or as mixed uses within multi-story
buildings.
No change
The Midtown Design Overlay District
requires developments in excess of
200,000 square feet to contain a
residential component. The residential
may be in the same structure or a
separate structure, as long as the
separate structure is part of the overall
development and the overall
development is built simultaneously.
For any development constructed in
phases, a portion of the secondary
uses shall be included in the initial
phases.
Park Avenue will contain the required
residential component. However, the
residential or hotel at the northwest
corner of the property (separate
structure) may be constructed in a
separate phase as shown on the site
plan (phasing).
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
15
Façade treatment – for new
construction at least 60 percent of the
ground floor level facing internal
pedestrian public circulation areas or
streets shall be glass-windows, entry
features or displays.
The primary façade of a building shall
be oriented parallel with the street, or to
the principal vehicular or pedestrian
routes of travel whether public or
private.
Buildings shall maintain a distinction
between upper and lower levels; an
elevation greater than 18 feet in height
shall contain an architectural treatment,
which visually divides the structure into
stories.
Wall projections or recesses a minimum
of three feet deep and a minimum of 20
continuous feet not to extend over 20
percent of the façade shall be required.
Arches, display windows, entry areas or
awnings shall exist along at least 60
percent of the façade.
Some of the buildings will not contain a
minimum of 60 percent of the ground
floor as glass-windows, entry features
or displays.
The primary façade of the building will
be oriented parallel to the private
vehicular routes of travel within the
development.
Architectural treatments are indicated
on the multi-story buildings to visually
divide the structure into stories. The
proposed elevations for the major
anchor indicate an attempt to visually
break up the height of the structure
through the use of different colors and
materials.
Projections will be included along the
facades to break the massing of the
structure. Some of the buildings will
not contain arches, display windows,
entry areas or awnings along at least
60 percent of the façade.
No change
Entryway – Primary entrances shall be
oriented to the street or to the principal
vehicular or pedestrian routes of travel
within a development.
Buildings shall have clearly defined and
visible customer entrances featuring
elements such as overhangs, arcades,
arches, canopies, peaked roof forms,
display windows.
The primary entrances will be oriented
to the vehicular or pedestrian routes
within the development.
The buildings will contain clearly
defined and visible customer entrances
featuring elements such as overhangs,
arcades, arches, canopies, peaked
roof forms, and display windows.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
16
All sides of buildings that face abutting
public or private rights of way, except
alleys, shall feature at least one
customer entrance.
Elevations - No elevation facing an
arterial or greater street shall be
primarily used as a service entry or
otherwise be treated as the rear of the
structures.
New construction wider than 100 linear
feet shall be visually massed so as to
break the structure visually.
Rooflines shall be varied with changes
in height every 100 liner feet in building
length. Parapets, mansard roofs, gable
roofs, high roofs, shall be used to
conceal flat roofs and roof top
equipment.
The buildings will not contain customer
entrances on all abutting streets.
The elevations abutting South
University Avenue will be designed as
four (4) sided buildings and will not be
used as a service entry or treated as
the rear of the buildings.
Based on the information provided to
staff, it appears the buildings will be
constructed to visually break the mass
of the structure through the use of
various materials and colors.
The site plan appears to comply with
this typical standard. There may be
exceptions on Anchors 1 and 3 based
on the information provided to staff.
No change
Exterior building materials and colors
shall be aesthetically pleasing and
compatible with materials and colors
used in neighboring developments.
Predominant exterior building materials
shall be of high quality materials; such
as but not limited to: brick, wood, store,
tinted, stucco, EIFS (Exterior Insulation
Finish System) concreted masonry
units. Façade colors – shall be low
reflectant, subtle, neutral or earth tone
with trim and accents brighter colors.
Predominant exterior building materials
shall not be smooth-faced concrete
block, tilt-up concrete panels or
prefabricated steel panels.
The development will be constructed
with painted concrete tilt wall, masonry
veneer, stone veneer or CMU block,
Glass storefronts, Metal panels,
Painted metal, Plaster or EIFS,
Perforated metal screens, Composite
wood panels.
The development will utilize tilt-up
concrete panels. The panels will be
scored for visual aesthetics.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
17
Projections (all requirements for a
franchise remain in place). Objects
shall not project from the building
facade over the public right of way
except for awnings, signs, and
balconies.
Not applicable.
No change
Awnings shall not project more than five
(5) feet from the building facade and
have a minimum clearance of nine (9)
feet above pedestrian areas and
thirteen (13) feet above vehicular areas.
Not applicable.
No change
Balconies over the public right-of-way
shall have a minimum clearance of nine
(9) feet above the sidewalk. One (1)
inch of projection is permitted for each
additional inch of clearance above eight
(8) feet, provided that no such
projection shall exceed a distance of
four (4) feet. Balconies shall not be
supported with posts extending to the
sidewalk. Mounting heights for balcony
brackets shall conform to minimum
clearance standards.
Not applicable.
No change
Building height – No building hereafter
erected or structural altered shall
exceed a height of 60 feet, except as
provided below. Structures may have a
greater height as follows, and these
bonuses may be cumulative:
Any structure that is certified by CATA
as provide a portion of the structure for
mass transit is entitled to add 15-feet.
Structures with a mix of uses with the
street-level primarily devoted to retail
uses and at lease 50 percent of these
uses having direct access to the street,
is entitled to add 25 feet to the
structure; alternately a development
The maximum building height will be
105 feet.
No change
The buildings along the “main street”
driveway are a maximum of 5-stories
in height. The buildings contain
ground floor retail and 4 stories of
residential. The northern buildings
incorporate access to the existing
parking deck. The southern buildings
are located over the underground
parking garage.
This was not on the plan
approved by the Board of
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
18
with an integrated parking facility
substantially located within the footprint
of the primary structure, is entitled to
add 25 feet to the structure.
Notwithstanding the foregoing, any
structure located north of West
Markham Street and east of University
shall be limited to a height of 35 feet.
Directors – the “town center”
allowed two story buildings
with retail ground level and
live/work space on the
second level – the under
ground parking deck was
removed from the plan
approved by the BOD
The proposed building height of 105
feet is less than the 110 allowed with
the bonuses if consideration is given
for use of the existing parking deck
and underground garage.
No change
Building setbacks from property lines
and street rights of way shall be:
Front yard setbacks may be zero but
will not be more than 20-feet excepting
in those cases where grade changes
make such setbacks impractical.
The property fronts onto S. University
Avenue. It appears 2 of the 3 buildings
along the street are set in excess of
the 20-foot typical requirement.
No change
Side yard setbacks may be zero except
where adjacent to lots containing
single-family detached structures. In
this case the side yard setback shall be
a setback of not less than four (4) feet.
There is not residential abutting the
development.
No change
Rear yard setback may be zero, except
where adjacent to lots containing
single-family detached structures. In
this case the rear yard setback shall
have a setback of not less than 25-feet.
There is not residential abutting the
development.
No change
Driveways, Sidewalks and Alleys –
Driveways and internal circulation
streets must have lanes at least ten feet
in width, but not more than 12 feet
excepting that width needed for bike
lanes or special pedestrian
accommodations.
The development is requesting the
allowance of 15-foot drive lanes.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
19
Intersections of internal drives or
streets will be minimally controlled by
stop signs, and will feature special
crossway paving or treated surfaces.
The development appears to be
complying.
No change
Access driveways running parallel with
the street shall not create a four-way
intersection within 125 feet of the
ultimate curb line of the public street.
The drives are located in excess of
125-feet from the street intersections.
No change
No more than one curb cut per block
face shall be permitted. Driveways and
parking lot entrances-exit shall be
combined and where appropriate
located in alleys.
There are 2 driveways on each street
perimeter. The property has more
than 2 blocks of frontage on each
street.
No change
Sidewalks and Pedestrian walkways –
All driveways and internal streets shall
have minimum five foot sidewalks on
both sides located away from the back
of curb.
Some of the drives do not have
sidewalks located along both sides.
No change
All sidewalks fronting buildings with
ground floor retail shall be at least 10
feet in width.
Some of the walks are indicated less
than ten (10) feet.
No change
Protected pedestrian walkways shall be
provided through parking lots.
All developments shall include as part
of their site plan pedestrian linkages
through parking areas and to adjacent
buildings or developments.
Crosswalks shall be incorporated at
strategic locations to provide
pedestrian linkages to structures within
the development.
Additional pedestrian
connectivity is required to
link Retail Building E with
Retail Building L
Alleys – shall not be more than 20-feet
wide unless needed for emergency
access. Where an alley runs along a
property line, it shall be screened from
the adjacent property by a permanent
wall of high quality materials compatible
with neighboring buildings.
Not applicable. There are no alleys
located within the development.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
20
All new utilities for developments within
the District shall be buried. All new
developments shall underground all
utilities onsite or within adjacent public
right of way wherever determined by
the utility agency to be feasible.
All new utilities for the proposed
development will be buried where
technically feasible.
No change
Trash enclosures shall be located in
alleys wherever available or in common
service areas for multiple
developments.
In all areas, service and waste removal
areas shall be screened and located
away from public outdoor spaces and
pedestrian. Dumpster screening shall
comply with Section 36-523.
Waste removal areas shall be
screened and located away from public
outdoor spaces and pedestrians when
physically possible.
No change
Parking facilities – wherever feasible,
multilevel parking structures shall be
encouraged. Surface parking shall be
limited to the side and rear of
structures, unless grouped in quantities
of 50 spaces or less separated by a
landscaping strip no less than the
perimeter landscape strip as required
for the property by Chapter 15 of the
code or a structure from other vehicular
areas and having no more than one
vehicular connection to another surface
parking area. Surface parking areas
should be broken up or distributed
around large structures so as to shorten
the distance to other buildings and
public sidewalks. For corner lots,
parking is allowed along the side street
frontage.
The applicant is utilizing an existing
parking structure and is proposing to
construct an underground parking
garage.
A portion of the parking fields contain
more than 50 spaces.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
21
Parking requirements within the District
shall be 50 percent of that required by
Article VII of Chapter 36. The
maximum allowed parking shall be the
minimum standard established in Article
VII of Chapter 36.
The maximum parking allowed for the
development is 3,325 spaces. The
minimum parking allowed is 1,662
spaces. The development is proposed
to contain 1,798 spaces.
The maximum parking allowed
2,520 spaces. The minimum
parking allowed is 1,260
spaces. The development is
proposed with 1,898 spaces.
Shared parking. As an alternative to
subsection (f)(2) above, mixed-use
developments may utilize the shared
parking methodologies developed by
the Urban Land Institute and published
in Shared Parking (Second Edition,
2005) by Mary S. Smith, et al. A project
may elect this means of determining the
total parking requirement by submitting
a parking demand analysis prepared by
a qualified parking or traffic consultant,
a licensed architect, city planner, or
urban planner or civil engineer.
Not applicable.
No change
On-street parking. On-street parking on
internal streets or circulation routes
shall be allowed and may count
towards the parking requirement. On-
street parking is permitted either
parallel, in areas in front of, or adjacent
to, retail or commercial entries. Angled
street (drive) parking shall not be
permitted on streets (drives) that
provide the development majority
access. Such parking may count
towards the overall project parking
requirements. No on-street parking
shall be allowed on University Avenue
or Markham Street.
Not applicable.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
22
No parking shall be allowed in the front
yard setback area.
Some of the parking will be located
within the front yard setback of South
University Avenue.
No change
Parking garage design – Parking
facilities should be designed consistent
with the overall project design. Where
possible, other uses, residential or
commercial should be used to wrap or
otherwise block the view of a parking
garage.
The development is utilizing an
existing parking structure (682
spaces). The structure will be
screened from view in most locations.
An underground parking garage is also
being constructed (207 spaces).
The parking structure is
indicated with 839 spaces. No
underground parking structure
is proposed.
Signage – Signage shall comply with
Article X except as follows – No off-site
advertising signs are permitted. No
pole mounted signs are permitted.
Monument signs are to identify the
development and be limited to 72
square feet in area and 6 feet in height
for developments greater than one
acre. Signage integrated into
free-standing vertical structures whose
design theme and materials are directly
related to the primary development may
be submitted for approval under the
PZD process if located along University
southerly of Lee. No single elevation or
face of such a structure shall be more
than 400 square feet.
No off-site signage is proposed. The
development is proposing signage
larger than typically allowed.
Four major tenant identification signs
are proposed with a height of 36 feet
and a sign area of 430 square feet.
The total area of the sign structures is
720 square feet (36’ X 20’).
No change
No street buffer or landscaping is
required along streets classified less
than an arterial. When the structure is
not built to the property line,
landscaping is required in the area
between the building and property line
up to that required in Chapter 15 of the
Code.
Landscaping will be placed along
South University Avenue where the
building is not placed at the zero
setback and where conflicts do not
exist.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
23
Land use buffers shall only be provided
where single-family and duplex use or
zoning is the abutting use. In those
cases where a land use buffer is
required, buffers shall be the same as
those for multi-family uses in Section
36-522(b)(1). In areas where terrain
variation is great or other features result
in the loss of privacy, alternative
designs and massing shall be
considered.
Not applicable.
No change
Common use areas and plazas shall be
a minimum of 300 square feet for
30,000 square foot structures. For
each additional 5,000 square feet or
portion thereof, a minimum of an
additional 50 square feet of plaza area
is required.
The site plan indicates the placement
of 42,800 square feet of common
space.
The site is indicated with the
placement of 49,600 square
feet of common space.
Surface parking lots shall meet all
current landscape requirements.
The surface lots will meet the
requirements of Chapter 15.
No change
Street trees shall be a minimum of 3-
inch caliper and shall be 2 feet off the
back of curb, 30 feet on center. The
canopy shall be maintained with an 8
foot clearance. A four foot planter strip
shall be maintained.
Street trees will meet this requirement
as well as 4’ planter strip, where
possible. Conflicts could be
encountered along portions of
University and St. Vincent’s where
existing structures or utilities exist.
No change
Common use areas and plazas shall be
maintained by a common authority.
Attempts shall be made to maintain
vegetation, trees, bushes, in
undisturbed conditions to serve the
aesthetic, recreational and ecological
needs of the district. Trees planted in
these areas shall be a minimum of two
inches in caliper and ten feet in height.
Common areas will be maintained by a
common authority by private document
such as an “Operating and Easement
Agreement” between the parties within
the project.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
24
Trees greater than 14 inches in
diameter, measured at 4 ½ feet above
the ground, shall be protected from
removal and damages in future
development of the district. Any
development within 50 feet of such tree
shall be reviewed prior to development
to assure protective measures are
included and in place.
There are no trees located on this site.
No change
Lighting shall conform to the design
overlay district standards. The intent is
to prevent light from commercial
developments from excessively
illuminating the property in question,
other properties or the night sky. Only
light fixtures which are categorized as
full cut-off fixtures shall be permitted.
The use of fully shielded floodlights are
permitted but not encouraged.
The maximum allowable fixture
mounting height is proposed to be 38
feet. The photometric plan will provide
that foot candle at the property line will
be zero.
No change
The ordinance provides for the
following specific standards for lighting
intensity based upon the activities
performed involved. Values are
presented in allowable foot candles (fc)
maintained (measured horizontally) at
grade and are to be averaged
throughout the site to avoid hot spots,
i.e. areas of extreme light intensity
relative to the remainder of the site:
Pedestrian areas/sidewalks
Minimum 0.2 fc Maximum 1.0 fc
Building entries
Minimum 1.0 fc Maximum 10.0 fc
Street lighting
Minimum 0.2 fc Maximum 1.0 fc
Pedestrian areas / sidewalks
Minimum 5.0 fc Maximum 18.0 fc
Building entries
Minimum 5.0 fc Maximum 18.0 fc
Has not been addressed.
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
25
Parking area
Minimum 2.0 fc Maximum 4.0 fc
Playgrounds
Maximum 5.0 fc
Sports grounds
Maximum 20.2 fc
Site perimeter
Maximum 0.5 fc
Parking areas
Minimum 5.0 fc Maximum 18.0 fc
Not applicable.
Not applicable.
Site perimeter
Minimum 5.0 fc Maximum 18.0 fc
No change
Gas station canopies shall be
illuminated at a maximum luminance of
thirty (30) fc and individual fixtures shall
be flush mounted or have the canopy
edge below the lowest light-emitting
point on the fixtures. All existing gas
station canopies that exceed this
standard shall be made compliant
within seven (7) years of the date of
adoption of this article.
Not applicable.
No change
Up lighting may be used to illuminate a
building, landscaping element or
architectural feature, provided the
lighting design has a maximum
luminance of twelve (12) fc, measured
in a vertical plane. Down lighting is
preferred.
Has not been addressed by the
applicant.
Will comply.
A lighting plan shall be submitted for
staff review and approval prior to
issuance of building permits. The plan
shall contain the following information:
An area lighting plan, drawn to scale,
indicating all structures, parking lots,
building entrances, vehicular and
Will comply.
No change
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
26
pedestrian traffic areas, vegetation that
may interfere with lighting, and adjacent
land uses that may be adversely
impacted by the lighting. The plan shall
contain a layout of all proposed fixtures
by location, orientation, aiming
direction, mounting height and type.
The submission shall include, in
addition to proposed area lighting, all
other exterior lighting, e.g.,
architectural, building entrance,
landscape, flagpole, sign, etc.
A ten-foot by ten-foot luminance grid
(point-by-point) of maintained foot-
candles overlaid on the site plan plotted
out to 0.0 foot-candles, which
demonstrates compliance with light
intensity standards.
Property, if for any reason, that cannot
be developed without violating the
standards of this article shall be
reviewed through the planned zoning
district (PZD) section of the zoning
ordinance, with the intent to devise a
workable development plan which is
consistent with the purpose and intent
of the overlay standards.
The property is being considered as a
PZD.
Staff is continuing to review the site plan. Staff recommendation is forthcoming.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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
September 23, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4953-C
27
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 November 4,
2010, public hearing.
A motion was made to defer the item to the November 4, 2010, public hearing. The
motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 5 FILE NO.: Z-5442-E
NAME: Mitchell Elementary School Revised Short-form PCD
LOCATION: Located on the Southwest corner of 24th and Battery Streets
DEVELOPER:
Mitchell Elementary LLC
Dr. George T. Blevins, Jr.
1704 West 19th Street
Little Rock, AR 72202
SURVEYOR:
Global Surveying Consultants, Inc.
217 West 2nd Street, Suite 100
Little Rock, AR 72201
ARCHITECT:
Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
AREA: 2.502 + acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development – Multi-family Residential, Office,
Commercial, Public/Quasi Public Uses - Charter School – Gymnasium, Wellness
Center, Commercial, Office, Public/Quasi Public, Media Center/Radio Station
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Development - Add Elderly Housing
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The overall property located at 2410 S. Battery Street is divided into three basic areas:
1) the Main Building – the original structure built in 1908 with approximately
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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35,000 square feet including an attached addition, called the Annex; 2) a one story
classroom addition with approximately 3,800 square feet; and 3) a single detached
classroom building, built in the 1970’s with approximately 1,000 square feet all totaling
approximately 39,800 square feet. The property was zoned R-4, Two-family District
with a Conditional Use Permit to allow a school.
Ordinance No. 20,004 adopted by the Little Rock Board of Directors on July 15, 2008,
established the James Mitchell School Short-form PCD. The approval established uses
for the site requiring a number of the uses to be reviewed through a revision to the PCD
prior to the use locating on the site. The uses which were allowed without a public
review were the public-quasi public type uses such as the pre-K-12 educational/day
care – supplemental educational services, Saturday academy, summer program, pre-K
program and/or day care, meeting space for the Wright Avenue Neighborhood
Association. The approval also allowed the owner to operate warehouse space for
storage of merchandise for his internet distribution business. There was to be no walk-
in customer traffic because the business involved internet sales only. Approved uses
which would require review through a revision to the PCD included multi-family
residential – 1, 2, 3 bedroom loft apartments, recreation – fitness center and/or police
athletic league, dance studio/recording studio, meeting/event rental space – conference/
meetings/ workshop/ wedding receptions and/or parties, eating place inside – café,
cafeteria and/or restaurant.
Ordinance No. 20,140 adopted by the Little Rock Board of Directors on July 23, 2009,
allowed a revision to the PCD zoning. The proposed development activities included a
charter school in the main 33,000 square foot building of the former Mitchell Elementary
School. The charter school was proposed with 550 students grades 6, 7 and 8 with
48 staff members utilizing 21 classrooms in the main 33,000 square foot building,
5 classrooms in the two existing outer buildings and 4 classrooms in the new
gymnasium building. The normal hours of operation of the charter school were from 7
am to 5 pm Monday through Friday. There would also be special programs from time to
time such as open house, recitals or other school functions scheduled during the
evening or weekend hours.
In recognition of the charter school’s need to include physical education in the
curriculum, during Phase 2, the developer was to build a two story building,
approximately 35,000 square feet on the southwest segment of the site to
accommodate the basic physical education needs of the middle school level charter
school facility. The charter school’s gym included indoor and rooftop activity space,
including an indoor regulation sized basketball court, multi-use with expanding
bleachers for school assemblies; aerobics; paddle ball; volley ball; and community
functions, locker and shower facilities; administrative office space; and a green roof or
eco-roof for energy consciousness advantages as well as an external laboratory for
academic projects. During off hours, the gymnasium facility was approved as meeting
rental space for events hosted by the Charter School or the Neighborhood Association.
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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The new gymnasium facility would be linked by a covered walkway to the main school
building
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the PCD to add elderly housing as an
allowable use for the site. For the last two (2) years, the owner has actively
maintained a warehouse space within the Main Building to support on online mail
order business and now intends to proceed with the overall redevelopment as a
senior citizen housing facility with designated commercial lease spaces. One of
the commercial lease spaces will be a resident community laundry (required by
ADFA) to be placed both in the new apartment building and in the basement of
the Main Building. It is intended that all of the commercial leased spaces will
maintain normal daytime operating hours. Given a preliminary review of the
available former classrooms and other public areas, it is planned that the main
building (approximately 35,000 square feet) will be renovated to accommodate
sixteen (16) 2-bedroom units and that a new three-level apartment building
(approximately 45,000 square feet) will be constructed on the southwest corner
of the site to accommodate forty (40) 2-bedroom units at a minimum of
950 square feet each. The overall development will consist of fifty-six (56) senior
citizen housing units.
The public corridors in the main building will be renovated as common spaces
(passive seating areas) for the residents to interact outside of their private units.
A new security station may be included at the north entry lobby to the main
building as well as at the basement loading dock area. Commercial lease
spaces will occur in the detached four (4) classroom building, the single
classroom building, the basement of the main building, the new building and the
attic of the main building.
The new apartment building will embody a similar architectural character to
compliment the original school building, including the use of patterned brick
veneer, precast concrete accents and distinctly accentuated window openings.
Under the new development plan the owner will abandon the use of the current
facility as a warehouse for his online business. Given the use of the property the
owner will install two (2) new passenger elevators to serve the residents
including access to the attic of the existing building. All existing paved areas will
be updated. The existing playground and basketball court will be paved to add
additional parking within the development. The site plan indicate the placement
of 84 parking spaces.
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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The applicant has indicated possible commercial activities include a Daycare
center, Photography studio, Office space, After school, Saturday and summer
programs for pre K-12 students, Barber/beauty shop and Non-profit office space.
B. EXISTING CONDITIONS:
The site is a former elementary school campus. The area is predominately
residential with a scattering of commercial and office uses located along
Roosevelt Road. To the east is a property zoned PCD which was approved for a
daycare facility. To the west along Roosevelt Road is a property zoned C-3,
General Commercial District which is presently vacant.
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 Downtown Neighborhood Association, the MLK
Neighborhood Heritage Enrichment Center, the Southend Coalition, the South
End Neighborhood Association and the Wright Avenue Neighborhood
Association were notified of the public hearing. Staff has received a letter of
support from the Wight Avenue Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Roosevelt Road/South Summit Avenue; South Summit Avenue/West 24th
Street; West 24th Street/Battery Street; and South Battery Street/Roosevelt
Road.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Roosevelt Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 35 feet from
centerline will be required.
4. Due to the proposed use of the property, the Master Street Plan specifies that
Battery Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Analysis required prior to
final platting. 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. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (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. Contact Central Arkansas Water if additional fire
protection or metered water service is required. 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.
Fire Department: Fire hydrants may be required for sprinkler system. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #14, the Rosedale Route.
Parks and Recreation: No comment received.
September 23, 2010
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Use for this property. The applicant has
applied for revised Short-form Planned Commercial Development. The proposed
uses are to include residential and commercial. 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 property under review is not located in an area
covered by a City of Little Rock recognized neighborhood action plan.
Master Street Plan: Roosevelt Road is shown as a Principal Arterial. The
primary function of a Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
Roosevelt Road since it is a Principal Arterial. Battery Street 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: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. The zoning street buffer requires a nine-foot wide (9’) street buffer around the
sites entirety. This site is located within the “Mature Area” of the City;
therefore, the street buffer can be reduced to six foot nine inches (6’-9”) in
hardship cases.
3. The landscape ordinance requires a nine-foot wide (9’) landscape strip
around the sites entirety. This site is located within the “Mature Area” of the
City; therefore, the perimeter landscape strip can be reduced to six foot nine
inches (6’-9”) in hardship cases.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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6. 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: (September 2, 2010)
Kwendeche and Dr. Blevins were present representing the request. Staff
presented an overview of the request stating there were additional items
necessary to complete the review process. Staff stated the cover letter indicated
commercial areas within the development in each of the buildings. Staff
requested the total square footage within each building proposed for commercial
activities. Staff stated the cover letter indicated the uses as commercial activities
as allowed in the Quiet Office designation. Staff requested Kwendeche more
clearly define the proposed uses. Staff stated a number of questions had been
raised by the neighbors and requested these items be addressed in the revised
cover letter. Staff stated the area residents were requesting assurance the
development would be architecturally compatible with the existing structures and
the units would be restricted to elderly persons.
Public Works comments were addressed. Staff stated radial dedications would
be required at the intersections of the abutting streets. Staff stated a dedication
of right of way 35-feet from centerline was required along Roosevelt Road. Staff
stated Battery Street would also require a right of way dedication of 30 feet from
centerline.
Landscaping comments were addressed. Staff stated the buffer ordinance and
the landscape ordinance both required a perimeter landscape strip of nine (9)
feet around the site’s perimeter. Staff stated the site was located within the
designated “Mature Area of the City” and both ordinances allowed the landscape
strip to be reduced to six feet nine inches (6’9”) when a hardship could be
demonstrated. Staff stated an automatic irrigation system would be required to
water landscaped areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the September 2, 2010, Subdivision Committee meeting. The applicant has
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indicated the commercial area in the attic of the main building is approximately
5,000 square feet, in the basement 2,000 square feet and in the new building
approximately 2,000 square feet. The commercial lease space located in the
stand-alone building near the intersection of South Battery Street and Roosevelt
Road is 3,800 square feet. The retail uses proposed are as were previously
approved; includes leased office space, a daycare center, computer services for
training and service, beauty/barber shop, photographic studio. Other potential
uses include an after school, Saturday and summer programs for pre K-12
students and office space for a non-profit organization.
The applicant has indicated the proposed laundry facilities are for residents only.
Ancillary services are anticipated to serve the needs of the seniors, including
“Meals on Wheels”, use of the existing kitchen and cafeteria for special events
(birthday parties, receptions, family-oriented functions), and specialized
transportation services for trips to the doctor’s office, food markets, churches and
schools. In addition the site is located on a dedicated CATA Bus Route. The
storage space located in the basement will also be limited to storage for
residents only. The applicant has indicated there is a potential that in the future
the kitchen will be opened to provide on-site meals for residents.
The site plan indicates the placement of dumpsters on the interior of the
development. The applicant has indicated the hours will be restricted to
weekdays during daylight hours.
The applicant has indicated the existing building will be renovated
to accommodate sixteen (16) 2-bedroom units and that a new three-level
apartment building (approximately 45,000 square feet) will be constructed on the
southwest corner of the site to accommodate forty (40) 2-bedroom units all with a
minimum of 950 square feet each. The overall development will consist of
fifty-six (56) senior citizen housing units. The cover letter indicated the new
construction will be conventional steel structural framed building with concrete
decked floors. Brick and precast concrete exterior cladding will be used. The
existing structure is located on the National Register of Historic Places so all
renovation work will be done in strict accordance with the Secretary of Interior’s
Standards for Rehabilitation of Historic Properties. The new construction will
take into account the historic significance of the existing structure with regard to
design and construction materials. Funding for the development is from private
sources and grants. The site will maintain outdoor green spaces to allow the
residents areas for outdoor living space.
The site plan indicates the placement of 84 parking spaces to serve the
development. Parking for an elderly housing development typically requires
0.5 spaces per unit. The development is indicated as a mixed use development
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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containing office, commercial and residential uses. Staff feels the parking as
proposed is adequate to serve the development.
The revised site plan indicates the site is located within the “Designated Mature
Area” of the City which allows a reduction in the required landscape strip from
nine (9) feet to six feet nine inches (6’9”). The site plan as proposed complies
with this minimum requirement.
The applicant has not addressed signage. Staff recommends signage should
comply with signage allowed in office zones. Ground signage would be allowed
with a maximum height of six feet and a maximum sign area of sixty-four square
feet. Building signage would be allowed with a maximum of ten percent of the
façade area abutting a public street.
Staff is supportive of the request. With the original approval multi-family in
1, 2 and 3 bedroom lots was an option listed for redevelopment of the site
through a revision to the PCD. The use of the property as elderly housing should
limit the number of trips generated from the site since elderly residents typically
are not working on a daily basis. The applicant has indicated the residency of
the property will be for elderly residents 55 years plus. The applicant will follow
the Federal Guidelines for residency and occupancy of the units. Staff does not
feel the commercial uses will negatively impact the development or the area.
The original approval allowed for a larger percentage of the site to be used as
retail/office uses and with the current request the retail/office uses are limited to
less than 10,000 square feet. To staff’s knowledge there are no outstanding
issues associated with the request. Staff feels the development of the site as
proposed is an appropriate use.
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 signage be limited to signage allowed in office zones.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval of the request.
September 23, 2010
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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Kwendeche addressed the Commission on the merits of the request. He stated the
request was to add senior citizen housing as an allowable use for the property. He
stated the development would be constructed in a manner as to maintain the historical
status of the existing building. He stated the new building would contain up to 40 units
of elderly housing. He stated there had been three presentations to the neighborhood
to receive input and provide additional information. He stated the new building would be
constructed in a complimentary manner but would not be designed to mimic the existing
building. He stated all renovations would take place in accordance with State and
Federal Guidelines for renovations of historic structures. He stated the development
would provide areas of passive open spaces for the residents including wide hallways.
He stated the development was proposed as a secure development with limited access
to the parking areas.
Mr. James Floyd and Mr. Rocky Herman filled out cards in support but did not wish to
address the Commission.
Ms. Annie Abrams addressed the Commission not in support nor opposition of the
request. She stated the residents were concerned with the development because there
was not enough information to allow residents the opportunity to determine if they were
in favor or opposed to the request. She stated a number of the residents felt intimidate
when questions were asked of the applicant. She stated the Neighborhood Association
had voted to support the request but did not follow the Memorandum of Understanding.
She stated the residents had a right to question the impact of the development on the
neighborhood but the applicant had not been forthcoming with answers.
Ms. Jennifer Carman addressed the Commission in opposition of the request. She
stated her home was located at 2315 South Summit Street. She stated the residents in
the area had purchased their homes after a number of years of neglect and had sent
considerable money to rehab the homes. She stated a number of the homes were
located on the historic register. She stated Mitchell School was the crown jewel of the
neighborhood. She stated there was a lack of information concerning the proposed
development. She stated there was a concern that the second building would look out
of character with the existing structure. She stated the new building as proposed would
be the second largest building in the District second only to Central High School. She
stated residents were in support of a charter school. She stated persons at the charter
school would be gone by 5:00 pm and on weekends. She stated the residents were in
support of allow the existing building to be converted to elderly housing but the concern
was the addition of the second building. She stated there would be 112 bedrooms
located on the site which would generate a significant amount of traffic. She stated the
residents were concerned with the applicant’s ability to manage the project as far as
development and financing. She stated the residents were also concerned the
rehabilitation would not be in keeping with the federal requirements thus jeopardizing
the status of the remaining homes in the area.
September 23, 2010
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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Ms. Claretha Nelson addressed the Commission in opposition of the request. She
stated the developer had a Memorandum of Understanding with the Neighborhood
Association which outlined various steps necessary to revise the zoning for the building.
She stated the developer did not follow the MOU and was in violation of the MOU. She
stated the developer had bypassed the Executive Committee and gone straight to the
Neighborhood Association for a vote. She stated the residents were concerned with the
developer not following the MOU. She stated the developer had met with the residents
but the meeting place was not conducive to a meeting. She stated there were no chairs
and no air-conditioning. She stated in her opinion this only reinforced the developers
lack of concern for the neighborhood.
Ms. Carrie Porter addressed the Commission in opposition of the request. She stated
her home was located across the street from Mitchell School. She stated the residents
were concerned with property values and the future development of the school. She
stated there were a number of apartments located in the area and a number of those
were currently vacant. She stated the residents questioned who were the investors.
She stated Dr. Blevins had indicated he would not divulge this information. She stated
the residents were concerned with who would manage the development once
completed. She questioned the financing of the development including the percentage
of federal funds, private funds and the applicant’s funds. She questioned the design of
the new structure. She stated the elevation provided to the neighborhood looked like a
building on stilts. She stated her concern was Dr. Blevins had never done a project like
this before and questioned his ability to complete the project in accordance with the
historical guidelines.
Ms. Donna Thomas addressed the Commission in opposition of the request. She
stated she was currently remodeling two homes across the street from Mitchell School.
She stated her renovations were to historical standards. She stated her concern was
the development and renovation proposed by the developer were not in keeping with
the redevelopment standards set forth by the State. She stated the area was
predominately single-family owner occupied units. She stated the residents were not
opposed to a school but were opposed to 40 units of residential housing. She stated
the residents had not been given enough information to base a decision of support.
Dr. George Blevins addressed the Commission on the merits of the request. He stated
the development was good for the neighborhood. He stated the budget for the project
had not been completely developed but the project was in excess of $7 million dollars.
He stated there was a MOU with the neighborhood but this was not an issue to be
considered by the Commission. He stated once it was brought to his attention he and
the Association members corrected the steps and the MOU was now being followed.
He stated in research he had found that Arkansas ranked 48th in senior poverty. He
stated the units were needed. He stated he had shared as much information as he had
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ITEM NO.: 5 (Cont.) FILE NO.: Z-5442-E
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concerning the development. He stated the only thing he had not shared was the
investors for the project. He stated the development was proposed with ADFA funding
but there were no plans to seek Section 8 or HUD 202 funds. He stated the
development would provide secured access.
There was a general discussion by the Commission concerning funding and the
Commission’s role in the past concerning funding of developments. Commissioner
Devine stated during his term he was unaware of the Commission imposing a condition
on a developer concerning funding. He stated the development was not the
Commission’s risk but the developer’s risk.
The Commission questioned if the project would be completed in a single phase or in
multiple phases. Dr. Blevins stated the development would be completed in a single
phase. He stated the second building was necessary to make the numbers work for the
development.
The Commission questioned the architectural style of the new construction. Dr. Blevins
stated the new construction would not be the same as the existing structure. He stated
plans would be submitted to the State Historic Commission for review and comment.
He stated the guidelines of the Secretary of the Interior would be followed. He stated he
would not jeopardize the historical status of the existing building.
Commissioner Laha questioned if there would be meeting space available for the
Neighborhood Association within the buildings. Dr. Blevins stated there would be
meeting space available for the Neighborhood Association. Dr. Blevins stated within the
MOU there was also a provision that the Neighborhood Association would receive three
to five percent of the profits from the operations of the site.
There was a general discussion concerning the design of the new building. The
Commission questioned if Dr. Blevins was willing to make a part of his application
request a requirement that the applicant would submit the plans to the State Historic
Commission for review of the design plans prior to construction. Dr. Blevins stated he
was willing to condition the approval on submission of the plans to the State Historic
District for review prior to construction.
There was no further discussion of the item. A motion was made to approve the
request. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 6 FILE NO.: Z-7008-C
NAME: Kanis Office Park Revised Short-form POD
LOCATION: Located at 18425 Kanis Road
DEVELOPER:
Engineering Systems Group LLC
18425 Kanis Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 0.85 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: General and Professional Office
PROPOSED ZONING: Revised POD – Larger Building on Lot 3
PROPOSED USE: General and Professional Office
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,918 adopted by the Little Rock Board of Directors on August 19,
2003, rezoned the property from R-2, Single-family to POD and established ESG Short-
form POD. The site contained 1.4 acres. The approval allowed the placement of three
(3) structures on the site in three (3) Phases. The first phase consisted of the
construction of a small office of approximately 1,000 square feet in area an additional
office building would be constructed with Phase II also containing 1,000 square feet.
Phase III a third office building with approximately 3,500 square feet was also approved.
The structures were to be aesthetically pleasing; the architectural style was to be more
residential than commercial in design. The approval allowed three (3) employees in the
Phase I building with little traffic to the site since most of the activity took place off site at
September 23, 2010
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ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
2
the customer’s place of business. Phase II and III buildings were to be marketed to
similar type uses. General and professional office users for the buildings were
approved. The hours of operation were from 7:30 am to 5:30 pm Monday through
Friday. The parking would be phased with the building construction. No ground
signage, only wall signage on each of the buildings, was approved.
Ordinance No. 20,225 adopted by the Little Rock Board of Directors on March 2, 2010,
allowed a revision to the POD. The approval allowed the POD to expand to the west
which included proposed Lot 3. The lot area for Lot 3 was 0.45 acres. An existing
office building was located on Lot 1. Lot 2 remained zoned R-2, Single-family and
would be held for future development. The development was proposed in two (2)
phases. Phase I consisted of the existing building on proposed Lot 1 and a second
office building on proposed Lot 3. Phase II was the development of Lot 2 which
remained zoned single-family and would not be developed until the developer was able
to annex the site into the corporate limits of the City of Little Rock to receive sewer
service.
Ordinance No. 20,278 adopted by the Little Rock Board of Directors on June 1, 2010,
allowed for a deferral of the Boundary Street Ordinance requirement of street
construction to Kanis Road for five (5) years or until the development of Lot 2 or until
adjacent development occurs whichever occurred first.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is a revision to the previously approved POD to allow Lot 3
to increase the allowable square footage and allow the lot to develop with a two
(2) story office building containing 6,500 square feet. The building envelope will
not increase from the previous approval. The site is proposed with cross access
and parking easement with a total of 29 parking spaces available for the two (2)
office buildings. The proposed uses of the property remain as was previously
approved with general and professional office uses. The site will not utilize
ground signage, only building signage will be used. The hours of operation are
from 7:30 am to 5:30 pm Monday through Friday.
B. EXISTING CONDITIONS:
There is an office building constructed on the eastern portion of the site
(proposed Lot 1). The building has a brick façade and was constructed with two
office bays. Lot 2, the area to the south, is heavily wooded and remains zoned
R-2, Single-family. The structures located on proposed Lot 3 were recently
removed. This section of Kanis Road is primarily residential with homes located
on acreage. East of the site is a utility power line and farther east is a utility
substation. Also east of the site and north of Kanis Road is property zoned PCD
which was approved for the development of a strip retail center and
September 23, 2010
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ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
3
mini-warehouse. West of the site, at the intersection of Kanis and Denny Roads,
is a church and two (2) commercial businesses, a beauty salon and Plant/Plant
which provides plants for commercial businesses.
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 and the Coalition of West Little Rock Neighborhoods
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. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. An ordinance for a
5-year deferral of one-half street improvements to Kanis Road was approved
by the Board of Directors in June 2010.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
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. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. Sidewalk with access ramps should extend five (5) feet east of the proposed
driveway on the east property line.
September 23, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
4
9. When property is annexed, 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is outside the service boundary. No City sewer service is
available. Provide a certification from the Arkansas Department of Health
concerning the proposed wastewater treatment system prior to final platting.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: This project is within Water Improvement District 349
and there may be charges assessed by the Improvement District in conjunction
with water service to this property. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Development on Lot
2 will require a main extension. A Capital Investment Charge based on the size
of the meter connection(s) will apply to this project in addition to normal charges.
This fee will apply to all meter connections including any metered connections off
the private fire system. Additional fire hydrant(s) may be required. Contact the
Little Rock Fire Department and the area volunteer 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).
This development will have minor impact on the existing water distribution
system. 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.
Fire Department: The site is located outside the City limits. Provide
acknowledgement from the West Pulaski County Volunteer Fire Department of
this project.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
September 23, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
5
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 Residential Low Density for this property. The
applicant has applied for a revised Short-form POD. This revision is to an
existing Planned Office Development approved in 2003 and is to make one (1) of
the two (2) buildings two-stories in height. No new use areas are proposed with
the revision. 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.
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 on pedestrians. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class III is shown along Kanis 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 minimal landscape and buffer ordinance
requirements.
2. All the onsite landscaping is to be in good condition or replaced in conjunction
with this application.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview stating there were few outstanding
technical issues associated with the request. Staff stated the item was reviewed
and approved in early 2010 to allow the site to develop with two (2) single story
office buildings. Staff stated the current request was to allow the western most
office building to develop with a two story structure. Staff stated there were no
other changes proposed to the previous approval. Staff stated the proposed use
and hours would remain the same.
September 23, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
6
Staff stated in June the Board of Directors adopted an ordinance deferring the
required boundary street improvements for a period of five (5) years, until
adjacent development occurred or until the development of Lot 2 which was
located to the rear (south) of the proposed office development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues raised at the September 2, 1010, Subdivision
Committee meeting. The request is to amend the previously approved POD to
allow the building located on proposed Lot 3 to increase in height from a single
story building to a two story building and the total square footage to increase to
6,500 square feet. The building envelope will not increase from the previous
approval or a total of 4,300 square feet.
The office located on Lot 1 contains 2,326 square feet. The building located on
Lot 3 contains a total of 6,500 square feet. The site is proposed with cross
access and parking easement with a total of 29 parking spaces available for the
two (2) office buildings. The site plan indicates twelve (12) parking spaces to
serve the office use located on Lot 1 and seventeen (17) spaces to serve
the office building located on Lot 3. The ordinance would typically
require the placement of five (5) spaces to serve the existing office building and
sixteen (16) spaces to serve the new office use. The twenty-nine (29) parking
spaces shared between the two lots is more than adequate to serve the office
uses.
The proposed uses of the property remain as were previously approved with
general and professional office uses as the allowable uses for the site. The
previous approval allowed office hours of operation were from 7:30 am to
5:30 pm Monday through Friday. The applicant has not requested a modification
to the hours of operation for the new office building.
No ground signage was approved with the original request only wall signage on
each of the buildings. The current request does not include ground signage.
Wall signage is proposed as typically allowed in office zones or a maximum of
ten percent of the façade area abutting the public street.
Staff is supportive of the request. Staff does not feel the additional square
footage proposed for office uses will significantly impact the development or the
area.
September 23, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7008-C
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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
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 of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 7 FILE NO.: Z-8585
NAME: National Property Holdings Short-form PID
LOCATION: Located at 1608 Nichols Street
DEVELOPER:
National Property Holdings
1608 Nichols Road
P.O. Box 17386
Little Rock, AR 72222
SURVEYOR:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.61 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family – Non-conforming
ALLOWED USES: Contractor’s Office
PROPOSED ZONING: PID
PROPOSED USE: Contractor’s Office/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated September 8, 2010, requesting a deferral of
this item to the November 4, 2010, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 8,
2010, requesting a deferral of this item to the November 4, 2010, public hearing. Staff
stated they were supportive of the deferral request.
September 23, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8585
2
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 8 FILE NO.: Z-8586
NAME: Evans Short-form PCD
LOCATION: Located at 19012 Colonel Glenn Road
DEVELOPER:
John T. Evans
3046 East Caballero Street
Mesa, AZ 85213
SURVEYOR:
Smith Goodson, PLLC
7509 Cantrell Road
Little Rock, AR 72207
AREA: 0.402 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: General Retail Uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site located at 19102 Colonel Glenn
Road from its present R-2/C-3 Non-conforming to PCD to allow the use of the
property for C-3, General Commercial District uses. The applicant has indicated
the property is for sale and the allowance of the C-3 uses increases the
marketability of the property.
In the past the property has been used as a convenience store (there are no gas
tanks or pumps on the site), a printing shop and a retail outlet. The applicant has
indicated more specific potential uses for the site include a convenience store, a
retail outlet or small private enterprise but is requesting to maintain options for
redevelopment.
September 23, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8586
2
The building presently has a sign affixed to the top of the structure that is
seventeen (17) feet long by two (2) feet high or thirty-four (34) square feet.
There is also a pole sign located along Colonel Glenn Road. The pole for the
sign is six (6) feet high without a sign face. The proposal is to allow an eight (8)
foot by four (4) foot sign face for a total of thirty-two (32) square feet of sign area.
B. EXISTING CONDITIONS:
The site contains a commercial building originally constructed as a neighborhood
grocery or convenience store. The development did not include the construction
of gas pumps. Across Colonel Glenn Road is an industrial business and a
cemetery. Northeast and northwest of the site are residential uses. Other uses
in the area include churches, single-family residences and multi-family
residences.
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 and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 30 feet from centerline will be required
due to constraints on site.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the service boundary. No City sewer
service is available. Provide certification of the existing wastewater treatment
system from the Arkansas Department of Health.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8586
3
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. 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: The site is located outside the City limits of Little Rock. Provide
acknowledgement from the area volunteer fire department of the project and their
ability to serve the site.
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 Commercial for this property. The applicant has
applied for a rezoning from R-2, Single-family to Planned Commercial
Development. 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.
September 23, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8586
4
Master Street Plan: Colonel Glenn Road is a Principal Arterial. The primary
function of a Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Colonel Glenn Road since it is a Principal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. If rehabilitation of the building exceeds fifty percent (50%) or more of the
replacement cost of the building then the landscaping must come into
compliance accordingly.
3. Any/all new parking areas must be landscaped in accordance to Chapter 15,
the Landscape Ordinance.
4. Planting additional trees on this site is both recommended and appreciated.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
The applicant was not present. Staff stated the site was located outside the City
limits but within the City’s Extraterritorial Planning Jurisdiction. Staff stated the
applicant was requesting to rezone the site from Single-family to PCD to allow
the use of an existing convenience store as a commercial use. Staff stated there
were few outstanding technical issues in need of addressing associated with the
request. Staff stated they would work with the applicant to resolve any issues.
There was no further discussion of the item. The committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request in need of
addressing raised at the September 2, 2010, Subdivision Committee meeting.
The rezoning request is to allow the property located at 19102 Colonel Glenn
Road to be rezoned from the present R-2 with a C-3 Non-conforming to PCD.
The approval would allow the use of the property for C-3, General Commercial
District uses.
September 23, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8586
5
According to the applicant’s cover letter, in the past the property has been used
as a convenience store, a printing shop and a retail outlet. The site does not
contain gas pumps. The building contains approximately 1,600 square feet.
There are ten parking spaces located on site. The applicant has indicated based
on the square footage of the structure there are limited retail uses which could
locate within the building.
The applicant is proposing to reuse the existing signage located on the site. The
building signage is seventeen (17) feet long by two (2) feet high or thirty-four (34)
square feet roof mounted sign. As currently exists this sign is not legal under the
City’s sign ordinance. The applicant will be required to convert the sign to a
mansard sign for the sign to remain. There is an existing pole for a sign located
along Colonel Glenn Road. The sign does not have a sign face. The request
includes the allowance of a sign six (6) feet high with a sign face proposed eight
(8) feet by four (4) feet for a total of thirty-two (32) square feet of sign area.
Staff is generally supportive of the request. The applicant is seeking a rezoning
of an existing commercial structure to allow the reuse of the building with C-3,
General Commercial District uses. Staff feels based on the limited parking the
reuse of the building should match the parking available on the site. Otherwise
to staff’s knowledge there are no outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the reuse of the building match the parking available on the
site.
Staff recommends the existing roof sign be removed or redesigned to comply
with the City’s sign ordinance.
All uses must take place within the enclosed building.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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
September 23, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8586
6
the agenda staff report. Staff presented a recommendation the reuse of the building
match the parking available on the site and the existing roof sign be removed or
redesigned to comply with the City’s sign ordinance. Staff presented a recommendation
that all uses were to take place within the enclosed building.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 9 FILE NO.: Z-8587
NAME: AAA Lock and Key Service Short-form PCD
LOCATION: Located at 5621 Young Road
DEVELOPER:
AAA Lock and Key Service
Attn. David Noble
4013 Baseline Road
Little Rock, AR 72209
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 1.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family – Non-conforming
ALLOWED USES: Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Office/Warehouse/Showroom
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site contains an existing one story metal building with paved parking located
along the western side of the building. The building contains 8,000 square feet
and was constructed as an office/warehouse. There is a loading dock located
along Young Road. Access to the loading dock is via a graveled drive extending
from the paved parking to the dock area. An existing chain link fence is located
around an outdoor storage area located to the east of the site.
The applicant is proposing a rezoning of the site to PCD to allow the use of the
building as an office/showroom/warehouse for the applicant’s safe and vault
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
2
division of the existing lock and key business. The site will be used for
showroom and display of various safe and vault models.
B. EXISTING CONDITIONS:
The building located at 5621 Young Road is a single story metal building. A
loading dock has been added to the northern façade of the building adjacent to
Young Road. Access to the loading dock is via a graveled drive extending from
the paved parking and drive located on the west side of the building. There is a
six foot chain link fence around the perimeter of the site within the exception of
the frontage along Young Road. Within the eastern portion of the property there
is a large grassed area enclosed within the fence.
Other uses in the area include a church, single-family homes and Interstate 30 is
located along the western boundary of the property. Indicated on the survey is a
40 foot dedicated City street located along the eastern perimeter. The street has
not been opened.
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 Upper Baseline Neighborhood Association,
Wakefield Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing. Southwest Little Rock United for
Progress voted to support the request at their September association meeting.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Young Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. The existing west driveway apron should be removed and curb and gutter
installed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
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. 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: 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 65th Street East Planning
District. The Land Use Plan shows Mixed Use for this property. The applicant
has applied for a rezoning from R-2, Single-family to Planned Commercial
Development for a safe and vault office/showroom/warehouse. 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 Geyer
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
4
Springs Wakefield Neighborhood Plan. Their Land Use and Zoning Goal states:
“Encourage developers to use the Planned Zoning Development (PZD) form of
zoning rather than straight zoning to ensure appropriate businesses are brought
into the neighborhood.”
Master Street Plan: Young Road is a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. The
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III is shown along Young 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 minimal landscape and buffer ordinance
requirements.
2. If rehabilitation of the building exceeds fifty percent (50%) or more of the
replacement cost of the building then the landscaping must come into
compliance accordingly.
3. Any/all new paved areas must be landscaped in accordance to Chapter 15,
the Landscape Ordinance.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. David Noble was present representing the request. Staff presented the item
stating there were technical issues in need of addressing prior to the Commission
acting on the request. Staff stated all wheeled surfaces were to be paved. Staff
questioned if the existing loading dock would remain. Mr. Noble stated for the
short-term the loading dock would remain but the intent was to remove the dock
in the future. Staff stated additional paving and landscaping would be required at
the time of renovation to the building. Mr. Noble stated he would be accessing
the rear of the building to store his vehicles in the building and he would drive
along Young Road to the east to access the existing gate. Staff stated a new
drive would be allowed along the eastern perimeter of the site which would then
eliminate the need for the existing graveled drive. Staff stated the existing
parking area would need to be defined and the parking spaces striped. Staff
questioned what landscape upgrades would be provided to the site.
Public Works comments were addressed. Staff stated the western-most drive
should be removed and the additional eastern drive would be allowed. Staff
stated Young Road was classified on the Master Street Plan as a commercial
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
5
street which would require an additional five (5) foot right of way dedication. Staff
stated no sidewalk would be required since there were sidewalks located on the
north side of Young Road.
Landscaping comments were addressed. Staff stated with the upgrades to the
building additional landscaping would possibly be required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the September 2, 2010, Subdivision Committee meeting. The drawing
indicates the loading dock located along Young Road will be removed and
landscaping will be installed along the street. The site plan indicates the
placement of a drive along the eastern side of the building and a paved driveway
to allow access to the building for the storage of vehicles and equipment. The
revised plan indicates bumpers will be placed around the existing parking area
located on the west side of the building. The western-most drive will be removed
as requested by Public Works staff.
The site contains an existing one story metal building with paved parking located
along the western side of the building. The building contains 8,000 square feet
as was constructed as an office/warehouse. The existing chain link fence
located around the outdoor storage area on the east of the building will be
maintained.
The request is a rezoning from R-2, Single-family to PCD to allow the use of the
building as an office/showroom/warehouse for the safe and vault division of the
applicant’s lock and key business. The applicant has indicated the primary use
of the site is for storage of new and used safes and vaults. The site will also be
used to store a safe moving trailer and equipment. The showroom will be
provided to allow customers to view safes prior to purchase. The site will also be
used for safe and vault repair which have been damaged or burglarized.
The cover letter indicates one to two employees with a maximum of five
employees utilizing the site. The hours of operation are from 8:00 am to 9:00 pm
daily. The applicant has indicated there will be little customer traffic to the site
and most access will be by appointment only.
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
6
The site plan does not indicate the placement of a dumpster on site. According
to the applicant little to no waste will be generated from this site.
The site plan does not propose signage. Staff recommends should signage be
desired in the future building signage be allowed as allowed in office zones or a
maximum of ten percent of the façade area abutting a public street. Staff
recommends ground signage be limited to a maximum height of six (6) feet and a
maximum sign area of sixty-four (64) square feet.
The applicant is requesting twelve (12) months to remove the loading dock and
install the landscaping along Young Road. According to the applicant there are a
number of renovations necessary to bring the building back to an occupancy
level including the installation of new heat and air units.
The applicant has indicated all efforts will be made to install the new landscaping
at the proper planting time. According to the site plan street trees will be installed
with a 30-foot spacing along Young Road with a minimum of five new trees
added. Shrubs will be installed with a 6-foot spacing with a minimum of 38
shrubs installed. An irrigation system is not proposed but a water source within
75-feet of the landscaped areas will be provided.
Staff is supportive of the applicant’s request and the request to allow time for
removal of the loading dock and the installation of the landscaping. Staff feels
the applicant is making a good faith effort to upgrade this site with the addition of
landscaping, removal of the loading dock and the rehabbing of this existing
building. To staff’s knowledge there are no outstanding technical issues in need
of addressing related to the site plan. Staff feels the use of this site as an
office/showroom/warehouse is an appropriate use for the property.
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 signage be limited to signage allowed in office zones.
All uses are to be limited to within the enclosed building.
September 23, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8587
7
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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 signage be limited to
signage allowed in office zones and that all uses were limited to within the enclosed
building.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 10 FILE NO.: Z-8588
NAME: Hilaro Springs Properties Short-form PCD
LOCATION: Located at 9200 – 9312 Hilaro Springs Road
DEVELOPER:
Hilaro Springs Properties, LLC
9300 Hilaro Springs Road
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 6.26 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family – Non-conforming
ALLOWED USES: Single-family, Duplex, Manufactured Housing, Church,
Barber Shop
PROPOSED ZONING: PCD
PROPOSED USE: Selected Commercial and Residential uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 9200 – 9312 Hilaro Springs Road is currently zoned R-2,
Single-family with a number of residential and non-residential buildings located
on several lots which make-up the property. The applicant is requesting a
rezoning of the property to recognize the existing two-family residences, the
manufactured homes and allow specific commercial uses to locate within the
non-residential buildings. There are a number of lots located within the area
proposed for rezoning. The combined area of the property is 4.28 acres. The
buildings currently exist and the request for rezoning is to allow specific possible
uses of non-residential buildings.
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
2
The property located at 9200 #1 Hilaro Springs Road contains a 750 square foot
masonry building which previously housed a commercial use. The uses
proposed for this building include Book or stationary store, Duplication shop,
Laundromat – residents use only, Office, general or professional, Beauty
supplies, Mobile telephone shop.
The property located at 9200 #2 Hilaro Springs Road contains a 1,000 square
foot masonry building and the uses proposed for the building include Barber or
beauty shop, Book or stationary store, Office, general or professional.
The request is to allow a single free standing 6 foot sign, not to exceed 60 square
feet in area to serve 9200 Hilaro Springs Road # 1 and #2. Building signage is
proposed consistent with signage allowed in commercial zones or a maximum of
ten percent of the façade area.
The property located at 9200 #3 Hilaro Springs Road contains a 1,700 square
foot wood frame single-family residence. The property currently does not meet
City standards for occupancy. The applicant intends to refurbished the structure
as a single-family residence between now and the end of 2012.
The property located at 9200 # 4 - 13 Hilaro Springs Road contains an existing
ten (10) space mobile home park. Presently one of the homes meets City
standard and is rented. Three of the units are being refurbished to meet City
standard and will be completed between now and the end of 2011. Six of the
units will be replaced between now and the end of 2012.
The property located at 9300 Hilaro Springs Road is occupied by a single
manufactured home. This property is where the property management couple
resides.
9300-A Hilaro Springs Road is occupied by a 1,748 square foot wood frame
single-family residence which is currently vacant. The property does not meet
standards and is to be refurbished as a single-family residence between now and
the end of 2012.
9300-B Hilaro Springs Road contains a 1,633 square foot wood frame structure
which previously housed a commercial use. The applicant is requesting the
following uses as allowable uses for the structure: Cabinet and woodwork shop,
Handicraft, ceramic, sculpture or similar art work, Upholstery shop, auto,
Upholstery shop, furniture, Vehicle maintenance or repair - no public repair.
9300-C Hilaro Springs Road contains a 4,000 sqaure foot frame structure which
was previously used for commercial uses The request is to allow the use of the
building with the following uses: Antique shop with repair, Antique shop without
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
3
repair, Appliance repair, Auto parts and accessory sales without parts
installation, Book or stationary store, Bus or truck storage, Cabinet and
woodwork shop, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, Handicraft,
ceramic, sculpture or similar art work, Hobby Shop, Landscape service,
Mini-warehouse, Office, general or professional, Office, showroom and
warehouse, Plumbing, electrical, air conditioning and heating shops, School,
public, private or denominational, Studio (art, music, speech, drama, dance or
other artistic endeavors), Tool and equipment rental (inside display only),
Upholstery shop, auto, Upholstery shop, furniture.
The request for 9300-C includes the addition of a free standing 6 foot sign, not to
exceed 60 square feet in area. Building signage is to comply with signage
allowed in commercial zones or a maximum of ten percent of the façade area.
There is a detached building located on Lot 28, located behind 9300-C, which
contains 1,200 square feet. The building was previously used as commercial
lease space. The request includes the allowance of this building for Landscape
service, Mini-warehouse, Plumbing, electrical, air conditioning and heating
shops, Tool and equipment rental (inside display only), Vehicle maintenance or
repair – no public repair.
Lot 29, located behind 9300-C, contains a 1,052 square foot building
previously leased for commercial uses. The applicant is requesting to reuse this
property for a Landscape service, Mini-warehouse, Plumbing, electrical, air
conditioning and heating shops, Tool and equipment rental (inside display only),
Vehicle maintenance or repair – no public repair.
The property located at 9310 Hilaro Spring Road contains a 2,374 square foot
wood frame structure most recently used as a church. The applicant is
requesting to reuse the existing structure with the following list of uses; Book or
stationary store, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, School, public,
private or denominational, Studio (art, music, speech, drama, dance or other
artistic endeavors).
The request for 9310 includes the allowance of a free standing sign not to
exceed six feet in height and 60 square feet in area. Building signage is to
comply with signage allowed in office zones or a maximum of ten percent of the
façade area.
The property located at 9310 also contains a structure containing 4,032 square
feet and four (4) residential units. The unit breakdown is as follows: #1 – 4
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
4
bedroom, 2 bath, #2 – 2 bedroom, 1 bath, #3 – 1 bedroom, 1 bath,
#4 – 1 bedroom, 1 bath.
The property located at 9312 contains a structure containing three (3) residential
units. The structure contains 3,742 square feet. The unit breakdown is as
follows: #1 - 3 bedroom, 2 bath, #2 – 3 bedroom, 1 bath, #3 – 2 bedroom, 1 bath
The applicant has indicated the goal is to upgrade all 20 of the residential units to
meet the current code for residential housing and then rent the units to persons
who have been screened. There is an on-site property manager couple who are
responsible for maintaining the property and screening prospective tenants. The
seven (7) commercial units are also proposed for upgrade. The intent is to bring
in responsible shopkeepers to provide needed services to the community,
between the hours of 8:00 A.M. and 8:00 P.M daily.
Since purchasing the property on June 19, 2009, the applicants have
accomplished much in cleaning up the property and making it an asset to the
community: A tree service was hired to limb and clear trees that were dead or
diseased for the first time in over 20 years. This not only beautified the property
but eliminated many safety hazards. Before the property was purchased many
people were using the areas not visible from the street as a landfill. The
applicant has now cleaned up all of the trash that was on-site. While cleaning up
the property, the owners found over 60 automobile and truck tires. These tires
have been moved into one of the existing buildings to allow the applicant time to
determine the best method for recycling. The tri-plex at 9312 has been improved
to meet the current City standards while the outside has been painted. Three of
the four apartments in the 4-plex at 9310 were brought up to standard and rented
after a fire caused by tenant negligence consumed part of the building. The
fourth unit is currently being rebuilt to satisfy the current codes and is scheduled
to be available for rental by October 1, 2010. The applicant has indicated they
are continuing to maintain and improve the units as resources allow with the goal
of all units being utilized at their full potential.
The request includes the abandonment of a patted 40-foot right of way for
Williams Street. The street has not been constructed.
B. EXISTING CONDITIONS:
The property located at 9200 and 9300 Block of Hilaro Springs Road has a
number of uses taking place. There are manufactured homes, commercial
buildings, single-family residences, duplex units and building containing four (4)
residential units. The commercial activities are currently vacant. The
manufactured homes are in various states of rehabilitation. There is a
contractors storage yard located across Hilaro Springs Road. To the north and
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
5
east are single-family homes and to the south is a church. Further south and
west are apartment buildings and additional single-family residences.
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 Upper Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs 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 the street conforming to the
Master Street Plan. Construct one-half street improvement to Hilaro Springs
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. 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.
6. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway spacing
on minor arterial streets is 300 feet between driveways and 150 feet from
property lines. The width of driveways must not exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
6
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. 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. 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 Geyer Springs East Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow selected residential, commercial and office
uses for an already developed site. Each Planned Zoning District is to be
reviewed on its own merits with consideration of the Land Use Plan for the site
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
7
and surrounding areas. This area is covered by the Upper Baseline
Neighborhood Plan. Their Economic Development Goal states: “Retain existing
businesses, and when necessary, find new businesses to replace those that
close.”
Master Street Plan: Hilaro Springs 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 Hilaro
Springs Road since it is a Minor Arterial. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. If rehabilitation of the commercial buildings exceed fifty percent (50%) or
more of the replacement cost of the building then the landscaping must come
into compliance accordingly.
2. Any/all new paved areas must be landscaped in accordance to Chapter 15,
the Landscape Ordinance.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Bob Pratt was present representing the request. Staff presented an overview
stating there was additional information required to complete the review process.
Staff stated the cover letter did not indicate the use of the site as a special events
center or as a bar, tavern or lounge. Staff questioned if the applicant was willing
to stipulate that these uses would not be allowed within the development.
Mr. Pratt stated the indicated uses would not be allowed. Staff questioned any
perimeter fencing and any interior fencing proposed. Staff questioned the
location of any proposed dumpster facilities. Staff also questioned the hours of
dumpster service. Staff requested Mr. Pratt provide details of any landscape
improvements which would be completed with the redevelopment of the site.
Public Works comments were addressed. Staff stated a dedication of right of
way on Hilaro Springs Road would be required. Staff stated street widening and
sidewalks would be required with the redevelopment of the site. Staff stated the
drives located on the site did not comply with typical ordinance standards. Staff
stated a number of the drives should be eliminated to limit the number of access
points.
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
8
Landscaping comments were addressed. Staff stated any upgrades in paved
areas would have to comply with the typical landscape ordinance requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter eliminating a number
of the uses previously proposed for the reuse of the existing non-residential
buildings. The revised cover letter has removed all uses which would allow or
require outdoor storage. The applicant has also indicated there will be no
pawnshops, no adult bookstore and no car repair located on the site. The
applicant has also eliminated the potential use of the property as a special events
center, bar, tavern or lounge or any tobacco sales. The site plan indicates the
placement of an eight (8) foot privacy fence along the northern perimeter
adjacent to the mobile homes. A six (6) foot fence is proposed adjacent to the
commercial uses on the northern perimeter. The applicant has indicated the
northern fence will be installed within six (6) months of approval.
The revised site plan indicates the elimination of a number of drives along Hilaro
Springs Road. The revised plan indicates the placement of four drives to serve
the entire length of the development and eliminates the paved pull-off located on
the southern perimeter. Although the number of drives has been reduced the
drives as proposed will require a variance from the Boundary Street and
Subdivision Ordinance to allow the drives to be located less than the 300-foot
typical driveway spacing requirement for a minor arterial street classification.
Right of way dedication along Hilaro Springs Road to 45-feet from centerline will
be required. A number of the buildings are located within the area required for
right of way dedication. In these cases staff recommends the right of way be
dedicated to within one (1) foot of the face of the building. Within the areas
where parking and landscaping is proposed these items will need a franchise
agreement with the City.
A number of the drives are currently graveled as well as the parking areas for the
commercial and residential uses. The applicant has indicated paved drives will
be added to serve the commercial uses and the manufactured homes located
along the northern perimeter. Portions of the paved areas located within the
center of the development will be removed to allow for additional landscaping
and striping will be added to existing paved areas in the southern perimeter of
the site. The applicant has indicated as the property is redeveloped the paving
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
9
will be installed and/or removed. The paving of the access drive within the
northern portion of the site will take place within six (6) months of occupancy of
the mobile homes. The striping to be added within the southern portion of the
site for the multi-family units will be added as these units are occupied.
The site plan indicates the placement of two (2) dumpster locations on the site
plan. The dumpsters will be screened per typical ordinance standards.
The applicant has indicated landscape upgrades will be provided as the site is
redeveloped. The applicant has indicated the upgrades to landscaping will be
installed within six months of occupancy of the non-residential buildings. The
yard areas around the manufactured homes and the single-family homes are
existing.
The request includes the abandonment of a patted 40 foot right of way for
Williams Street. The street has been platted but not constructed. The utility
companies and public works have requested the right of way be maintained as a
drainage and utility easement.
Staff is not supportive of the application as filed. Staff feels the current request is
too large and should be reduced to a manageable number of buildings within the
request. The existing manufactured homes exist with a non-conforming use and
ten units can be maintained as long as there is one unit remaining on the site.
The multi-family also exist with a non-conforming status and can continue to
operate as long as the units are not vacant for more than one year.
Staff is supportive of allowing the reuse of the buildings located at 9200 Hilaro
Springs Road (the northern non-residential buildings) with the non-residential
uses indicated by the applicant (Barber/Beauty shop, Book or stationary store,
Duplication shop, Laundromat – resident use only, Office, general and
professional, Beauty supplies, Mobile telephone) but feels the reuse of the site
should allow for adequate parking in a safe configuration. The site plan indicates
the placement of ten (10) parking spaces to serve the commercial area. Three of
the spaces are located within the front of the commercial buildings and will
require a franchise agreement with the City should the zoning be approved.
Based on both buildings being occupied by a barber/beauty shop, the use which
would require the most parking, a total of eight (8) spaces would typically be
required. Based on the current site plan the applicant has indicated parking for
the northern commercial area located where the automobiles must back into the
access drive serving the commercial area and the manufactured homes. This
could potentially cause traffic conflicts and safety hazards.
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
10
As stated staff is supportive of allowing limited rezoning of the site provided
adequate safe parking can be provided. Staff is not supportive of rezoning of the
entire area as proposed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had amended the request to limit the rezoning
request to the two (2) northern buildings limiting the uses of the building located at
9200 #1 to a Book or stationary store, Duplication shop, Laundromat – residential use
only, Office, general or professional, Beauty supplies, Mobile telephone shop and
9200 #2 uses are limited to a Barber or beauty shop, Book or stationary store and
Office, general and professional. Staff stated the applicant had indicated parking and
landscaping improvements would be completed with the reuse of the buildings. Staff
stated in addition an eight (8) foot fence would be installed along the northern and
western perimeters adjacent to the manufactured homes within six (6) months of
approval of the PCD request. Staff stated they were supportive of the PCD rezoning
request.
Staff stated the request included the abandonment of a 40-foot right of way for Williams
Street. Staff stated the applicant had secured approval from the Public Works
Department and the various utility companies for the abandonment request. Staff
stated various utilitiy companies and the Public Works Department had requested the
abandoned right of way be retained as a utility and drainage easement.
Staff stated otherwise to their knowledge there were no remaining outstanding technical
issues associated with the request. Staff presented a recommendation of approval of
the rezoning request to PCD for the two (2) buildings located at 9200 Hilaro Springs
Road limiting to the approved uses to those indicated in the staff write-up subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation of approval of the right
of way abandonment request subject to the right of way being retained as a utility and
drainage easement.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 11 FILE NO.: Z-8589
NAME: Lei Short-form POD
LOCATION: Located at 2019 Watt Street
DEVELOPER:
Jerry Calloway – Agent
112 South Maple Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20320 Arch Street Pike
Hensley, AR 72065
AREA: 0.642 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family - Church
PROPOSED ZONING: POD
PROPOSED USE: General and Professional Office
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comments raised at the September 2, 2010,
Subdivision Committee meeting. Staff recommends this item be deferred to the
November 4, 2010, public hearing.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comments raised at the
September 2, 2010, Subdivision Committee meeting. Staff presented a
recommendation of deferral of the item to the November 4, 2010, public hearing.
September 23, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8589
2
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 12 FILE NO.: Z-7919-B
NAME: JAAPB, LLC Marina-Condo Project PCD Time Extension
LOCATION: Located North of 3rd Street and East of Bond Street
DEVELOPER:
JAPB, LLC
John Burkhalter Managing Member
26 Collins Industrial
North Little Rock, AR 72113
ENGINEER:
The Holloway Firm
200 Cassey Drive
Maumelle, AR 72113
AREA: 11.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development - Marina- Condominium
PROPOSED ZONING: PCD – Two-Year Time Extension
PROPOSED USE: Mixed Use Development - Marina- Condominium
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,425 adopted by the Little Rock Board of Directors on November 1,
2005, rezoned the site from R-4, Two-family District to PCD. The applicant proposed to
construct a mixed used development containing apartments, commercial, a marina and
a public boat launch ramp. The apartments would occupy 4.5 acres; the restaurant,
public launch ramp, and marina, 5.0 acres; the retail facility 1.5 acres; and the surface
parking areas would occupy 1.67 acres.
The approved site plan included 206-covered slips for both public and private access for
dockage, storage and launching. The applicant indicated amenities including a ship’s
September 23, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7919-B
2
store, fueling facility, pubic launch ramp and boardwalk. There were uncovered slips
and transient moorage that would support 336 boats.
Ordinance No. 19,876 adopted by the Little Rock Board of Directors on December 4,
2007, allowed a revision to the originally established PCD. The project consisted of a
condominium/marina project developed in four phases. The initial phase was to begin
in 2008 with completion of the project in 2014. The Master Plan for the site indicated
two developments planned for the site. The condominium development and the marina,
each stand independently. The condominium development consisted of 268 residential
units, 250 residential storage units and 700 parking spaces. The marina development
consisted of 13 docks which contain 450 watercraft slips. The area of development is
located north of the floodway line to the edge of the southern navigation channel line in
the Arkansas River. Two (2) boat basins were to be built for the marina development.
Boat basin Numbers 1 and 2 would have a manmade floating wave break protecting the
harbor from wave entry and river debris. The marina development was to be a full
service facility that included: marine fuel, transient boat dockage, a neighborhood
market complete with grocery, tackle, bait, hardware, laundry and shower facilities, full
service restaurant, fishing pier and public walking promenades.
The approval allowed for the developer to develop the City owned property adjacent to
the west which included a public boat launch ramp, park and playground area and the
river trail system with both bike and pedestrian access.
A. PROPOSAL/REQUEST:
The applicant is now requesting approval by the Planning Commission of a time
extension for implementation of the previously approved PCD. Per Section
36-454(e) the applicant shall have three years from the date of passage of the
ordinance approving the preliminary approval to submit the final development
plan. Requests for extensions of time shall be submitted in writing to the
Planning Commission which may grant one (1) extension of not more than two
years. Time extensions shall be applied for by formal written request not less
than ninety days prior to the first expiration date. Failure of the applicant to file a
timely extension shall be cause for revocation of the PUD as provided in the
ordinance.
The developers have indicated they are currently working with several funding
sources to secure funds for construction of the marina. According to the
developer construction of the marina cannot begin as previously anticipated and
within the three years as required by the minimum ordinance standards. As a
result, the applicant requests the Commission allow a two-year time extension of
the previously approved Planned Zoning Development.
September 23, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7919-B
3
B. EXISTING CONDITIONS:
The site is vacant and was previously cleared. The Arkansas River is located to
the north of the site and single-family homes on smaller lots are located to the
south of the site. Immediately east of the site is the FOP meeting facility. The
Presidential Library and the offices for Heifer International are located further
east. The streets abutting the site are substandard streets, very narrow with
open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The East Little Rock and Hanger Hill Neighborhood Associations, all
owners of property located within 200 feet of the site and all residents, who could
be identified, located within 300 feet of the proposed development were notified
of the public hearing.
D. STAFF RECOMMENDATION:
Staff recommends approval of the request for a two-year time extension for the
proposed development subject to compliance with all previously approved
comments and conditions.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
Mr. Bob Holloway was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request for the two-year time extension request for the proposed development subject
to compliance with all previously approved comments and conditions.
There was no further discussion of the item. The chair entertained a motion of approval
of the item on the consent agenda as presented by staff. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
September 23, 2010
ITEM NO.: 13 FILE NO.: Z-3419-E
NAME: A Cut Above Revised Short-form PCD
LOCATION: Located at 302 North Shackleford Road
DEVELOPER:
Lynda Bowers and Associates
650 Edgewood Drive
Maumelle, AR 72113
SURVEYOR:
Arrow Surveying
550 Edgewood Drive, Suite 592B
Maumelle, AR 72113
AREA: 0.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: O-3, General Office District uses, Deli/Restaurant and
Beauty Salon
PROPOSED ZONING: Revised PCD
PROPOSED USE: O-3, General Office District uses, Deli/Restaurant and Beauty
Salon – Add C-2, Shopping Center District uses as allowable uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 10, 2005, the Little Rock Planning Commission denied a request to
rezone the site from O-3, General Office District and R-2, Single-family to PCD to allow
the construction of a second building on the site and to utilize C-2, Shopping Center
District uses as allowable uses for the site. The proposal included the development of
28,224 square feet of total land area and involved the construction of a second building
on the site containing 3,444 square feet. Thirty parking spaces were proposed to serve
the development. No new curb cuts were proposed as a result of the development.
The existing curb cuts along Beverly Hills Drive and Shackleford Road would continue
to provide access to the development.
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
2
The Little Rock Planning Commission reviewed a request for rezoning at their
September 14, 2006, public hearing. The applicant was requesting to rezone the site
from O-3, General Office District to PCD to allow C-2, Shopping Center District uses as
allowable uses on the site. During the public hearing before the Commission the
applicant amended the request to limit the uses to O-3, General Office District uses, a
Deli/Restaurant and a Beauty Salon and to limit the hours of operation to 10:00 am to
8:00 pm daily. The hours of dumpster service were also limited to daylight hours. The
Commission denied this request.
The recommendation of denial was appealed to the Board of Directors. The Board of
Directors approved the amended application request limiting the hours of operation and
the proposed uses of the site on December 5, 2006, with the adoption of Ordinance No.
19,648.
Ordinance No. 20,116 adopted by the Little Rock Board of Directors on June 2, 2009
allowed a modification to the PCD to extend the hours of operation for the site. The
hours approved were from 6:00 am to 10:30 pm Sunday through Thursday and from
6:00 am to 11:00 pm Friday and Saturday. No other modifications to the previous
approval were proposed with the request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the request to add C-2, Shopping
Center District uses as allowable uses for the site. The building contains
3,232 square feet. The restaurant/deli occupied approximately 2,430 square feet
of the building with approximately 800 square feet remaining vacant. The
applicant has indicated a number of retail users have approached the owner in
the past requesting to locate within the building including a cellular telephone
business. There are no other modifications proposed to the previous approvals.
B. EXISTING CONDITIONS:
The site contains a commercial building with a restaurant occupying a portion of
the building and the remainder of the space is vacant. There are commercial
businesses located to the east across Shackleford Road including a grocery
store and restaurants. To the west is a single-family subdivision. There is a
veterinarian clinic and daycare center located to the north of the site and further
north of the site is an elementary school. Northeast of the site is a large church
campus.
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
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, all residents, who could
be identified, located within 300 feet of the site and the Beverly Hills Property
Owners 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
Beverly Hills Drive for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
Additional sidewalk should be provided west of the driveway.
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 site.
Entergy: A fifteen foot (15’) overhead utility easement is required along the
northern, eastern and southern perimeters. Contact Entergy for additional
information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are 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.
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
4
Fire Department: The development may require additional fire hydrants. 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 Rodney Parham 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
Commercial Development to allow the use of the entire site for retail and/or
restaurant uses. Commercial uses are not typically allowed in the Residential
Low Density category, however this is a revision to a previously approved PCD.
The Walnut Valley Neighborhood Action Plan covers this location. The
Community Redevelopment Goal states the need to “maintain and reinvigorate
existing retail areas to provide active retail for local residents.”
Master Street Plan: North Shackleford Road is shown as a Collector on the plan.
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.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
Landscape: No comment on the change in use of the existing building utilizing
the existing parking.
G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010)
Ms. Lynda Bowers was present representing the request. Staff presented an
overview of the development stating the current request was to allow the entire
building as a commercial or retail uses. Staff stated the building contained
approximately 3,200 square feet of which a restaurant currently occupying
2,400 square feet. Staff stated the previous approval limited the remaining
800 square feet to an O-3, General Office use or a barber/beauty shop use. Staff
stated the applicant was now seeking to expand the allowed uses for the
800 square feet to a retail use as identified in the C-2, Shopping Center District.
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
5
Public Works comments were addressed. Staff stated the previous approval
required a dedication of right of way on Beverly Hills Drive and the construction
of sidewalks along the property frontage on Beverly Hills Drive. Staff stated the
dedication nor sidewalk construction had been completed. Staff requested these
improvements be completed in a timely manner.
Staff stated there were no additional landscaping requirements due to the
request being a change in use. Staff stated any modifications to the site and/or
parking would possibly require additional landscaping to be installed.
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:
A revised site plan was not required to address the issues raised at the June 10,
2010, Subdivision Committee meeting. The request is to allow this 3,232 square
foot building to be used for commercial uses including the allowance of the entire
building as a restaurant or multiple restaurant uses. Currently a restaurant
occupies approximately 2,430 square feet of the building and approximately
800 square feet is vacant. The applicant has indicated the current user is a
cellular phone dealer but does not desire to limit the use of the vacant portion of
the building for this user. The request is to allow the use of the entire building for
“retail uses”. The applicant has indicated C-2, Shopping Center District uses are
desired as allowable uses.
Staff is not supportive of the request. Originally the site was zoned O-3, General
Office District with a conditional use permit to allow a beauty salon on the site.
The property to the north is zoned O-3, General Office District and the property
on the corner of Mara Lynn and Shcakleford Road is zoned O-1, Quiet Office
District. The office zoning allows for a buffer between the single-family homes
located to the west and Shackleford Road as well as the commercial activities
located on the east side of Shackleford Road. Staff feels the requirement for the
office portion of the development to allow this buffering should be maintained.
In addition the site is shown as Single Family on the City’s Future Land Use Plan
even though the property is zoned non-residentially. In the 2006 filing the Future
Land Use Plan was studied for this property and it was determined by the
Commission to not allow a Plan Amendment and to maintain the Single Family
designation on the Future Land Use Plan even though the commercial aspect of
the development was approved. Staff feels the rezoning of the site to allow the
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
6
entire site as a commercial use will potentially cause other non-commercial
properties in the area to request a rezoning for their use with commercial
activities. Again staff feels the residential neighborhood to the west should be
protected and the commercial activities not be approved for this site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Ms. Lynda Bowers was present representing the request. There were no registered
objectors present. Staff presented the item stating they were not in support of allowing
the site to become a commercial center. Staff stated the applicant was requesting C-2
uses but had eliminated a number of the allowed uses under this zoning district. Staff
stated the applicant had removed from the request a bar, lounge or tavern, beverage
store, establishment of religious, charitable or philanthropic organizations, private club
with dining or bar service. Staff stated the request did include the conditional uses in
the C-2 zoning district excluding a carwash, high rise multi-family, multi-family dwellings
and a service station with limited motor vehicle repair
Ms. Lynda Bowers addressed the Commission stating the building was originally
constructed as a quick shop and later turned into an insurance agency. She stated
presently there was a restaurant occupying just over 2,000 square feet of the building
and 800 square feet was vacant. She stated it was difficult to lease the remaining
800 square feet to an office user. She stated the desire was to allow a quiet
commercial user in the space. She stated most recently a T-Mobile cellular phone store
had requested to lease the space.
A letter from the League of Women Voters was read into the record stating they were
not in support of allowing the site to become a commercial center. The League stated
the adjacent neighborhood should be protected against the nearby commercial uses
and that office served as a buffer between the commercial and residential uses.
There was a general discussion by the Commission and Ms. Bowers concerning the
uses of the site and the open ended ness of allowing all the indicated C-2 uses.
Ms. Bowers stated a number of the uses would not locate on the site because the space
was to small for a number of users. The Commission questioned staff as to if there was
a retail use that could be supported. Staff stated they were not willing to support a
commercial development on this corner adjacent to a residential neighborhood.
There was no further discussion of the item. The chair entertained a motion of approval
of the item. The motion failed by a vote of 0 ayes, 7 noes and 4 absent.
September 23, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-3419-E
7
STAFF UPDATE:
This item is being returned to the Commission by the Board of Directors to allow the
applicant to more clearly define the uses proposed for the site.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 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 November 4,
2010, public hearing.
A motion was made to defer the item to the November 4, 2010, public hearing. The
motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
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September 23, 2010
There being no further business before the Commission* the meeting was adjourned.
at 6:12 io.m.
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