pc_02 14 2008sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 14, 2008
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eight (8) in number.
II. Members Present: Pam Adcock
Valerie Pruitt
Troy Laha
Jeff Yates
Jerry Meyer
William Rector
Chauncey Taylor
Lucas Hargraves
Members Absent: J. T. Ferstl
Obray Nunnley, Jr.
Darrin Williams
City Attorney: Cindy Dawson
III. Approval of the Minutes of the January 3, 2008 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 14, 2008
OLD BUSINESS:
Item Number:
File Number:
Title
A. Z-8272 Montvale Short-form PD-C, located at 22 Montvale Drive.
B. Z-3652-B Kroger-Beechwood Revised Short-form PCD, located at
614 Beechwood Street.
C. S-878-C Lots 1 – 5 Replat of Tracts 8 & 9 Hopson and Sach’s
Addition, located South of Kanis Road and West of Michael
Drive.
D. S-1600 Howe Preliminary Plat, located at 17725 Raines Road.
E. Z-3371-T Glenn Ridge Crossings Lot 6 Long-form PCD, located near
the intersection of Colonel Glenn Plaza Drive and Bowman
Plaza Drive.
F. LU08-01-01 A Land Use Plan Amendment in the River Mountain
Planning District from Single Family and Transition to
Commercial north of Highway 10 at Taylor Loop.
F.1. Z-7500-D Pinnacle Village Long-form PCD, located North of Cantrell
Road, West of Pinnacle Valley Road and North of the
Taylor Loop Road/Cantrell Road Intersection.
G. Z-5924-A The Residences at Sherrill Heights Short-form PD-R,
located West of Rebsamen Park Road and South of Sherrill
Heights Road.
Agenda, Page Two
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-185-Y Little Rock Port Industrial Park Replat Tracts B-2, B-3 and
B-4 Area 103, located at 7777 Sloane Drive.
2. S-1313-T Woodlands Edge Phase 9 Revised Preliminary Plat,
located on Foxfield Lane.
3. S-1530-A Arkansas Realtors Revised Preliminary Plat, located on
Executive Center Drive.
4. S-1605 Big Oak Subdivision Preliminary Plat, located on Baseline
Road and Victoria Drive.
5. S-1606 Dailey Drive Subdivision Preliminary Plat, located on Dailey
Drive, South of Baseline Road.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title
6. S-1231-C Chenal Commons Subdivision Site Plan Review, located at
12801 Chenal Parkway.
7. Z-3371-U The Village at Brodie Creek Revised Preliminary Plat,
Zoning Site Plan Review and Land Alteration Variance
Request, located on the Northwest corner of Colonel Glenn
Road and I-430.
8. Z-4336-FF Children’s Hospital Zoning Site Plan Review, located West
of Marshall Street, North of 11th Street.
Agenda, Page Three
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
9. LU08-04-01 A Land Use Plan Amendment in the Heights Hillcrest
Planning District from Low Density Residential to Suburban
Office, located at 1729 North Pierce Street.
9.1. Z-3077-A Masonic Park Addition Short-form POD, located at 1723
North Pierce Street.
10. Z-6808-A Robertson Properties, LLC Revised Short-form POD,
located at 14109 Taylor Loop Road.
11. Z-6204-B Reality of the Gospel World Outreach Revised Short-form
POD and Easement Abandonment, located at 9101 Lew
Drive.
12. Z-8152-A Storthz Short-form POD, located at 424 North University
Avenue.
13. Z-8293 Jerel Short-form PD-R, located at 8405 Ferndale Cut-off.
14. Z-8296 Trice Surgery Center Short-form POD, located on the
Southeast corner of Kanis Road and Labelle Drive.
15. Z-8308 Calvary Bread of Life Ministries Short-form PID, located
between West 33rd and West 34th fronting Jane Street and
Mabelvale Pike Road.
16. Z-8309 Walls Short-form PD-R, located on Oakwood Road near the
intersection with Pine Street.
17. LU08-03-01 A Land Use Plan Amendment in the West Little Rock
Planning District from Office to Mixed Office Commercial,
located at 7801 Cantrell Road.
17.1. Z-8310 Smith Development Short-form POD and Alley
Abandonment, located at 7801 Cantrell Road.
Agenda, Page Four
IV. Other Business:
Item Number:
File Number:
Title
18. Z-3769-C Wright-Holman Estate Short-form PD-R Revocation,
located at 3518 Hill Road.
19. A-313 Maumelle Orchard 5 acre Annexation, located just west of
Bouresse Court and Bouresse Drive.
February 14, 2008
ITEM NO.: A FILE NO.: Z-8272
NAME: Montvale Short-form PD-C
LOCATION: Located at 22 Montvale Drive
DEVELOPER:
Mazahir Husain
224 Montvale Drive
Little Rock, AR 72212
SURVEYOR:
Dee Wilson
P.O. Box 604
North Little Rock, AR 72215-0604
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Single-family residential and a single chair beauty salon.
VARIANCES/WAIVERS REQUESTED:
1. A waiver of the right of way dedication for Montvale Drive.
A. PROPOSAL/REQUEST:
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-C
to allow the owner to operate a single chair beauty salon from the site. The
applicant is not proposing any signage to serve the development. The hours of
operation are from 11 am to 7 pm daily. A maximum of five customers are
served per day. The applicant is seeking approval for their sole use.
The request includes a waiver of the required right of way dedication for
Montvale Drive.
February 14, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8272
2
B. EXISTING CONDITIONS:
The area is single-family with this site located mid-block with Montvale Drive
ending in a cul de sac. Montvale Drive has been constructed with curb and
gutter. There are no sidewalks in place along Montvale Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property located within 200 feet of the proposed site and
all residents, who could be identified, located within 300-feet of the site were
notified of the Public Hearing. There is not an active neighborhood associated
located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plans specifies
that Montvale Drive 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Install and 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.
February 14, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8272
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied
for a Short form PCD.
Since this is an in-home business, the request does not require a change to the
Land Use Plan.
Master Street Plan: Montvale Drive is shown as a Collector. The primary
function of a Collector Street is to provide a connection from Local Streets to
Arterials.
Bicycle Plan: There is not a bike path in this immediate vicinity.
Neighborhood Action Plan: This area is covered by the River Mountain plan, but
the plan does not address this issue.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. The landscape ordinance and the zoning buffer ordinance requires a nine foot
wide (9’) landscape strip around all three sides of your property, next to the
residentially zoned areas. Seventy percent (70%) of this area is to remain
undisturbed.
3. The property to the north, south, and west 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 along the
northern, southern, and western perimeters of the site.
4. Additional landscaping may be required with any on site paving.
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: (October 18, 2007)
The applicant was present representing the request. Staff presented an overview
of the proposed development stating there were few outstanding technical issues
associated with the request. Staff requested the applicant provide the total
number of clients served per day and the days and hours of operation. Staff also
questioned if signage was proposed to identify the business.
February 14, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8272
4
Public Works comments were addressed. Staff stated the use of the property
would classify Montvale Drive as a commercial street. Staff requested a
requested the applicant provide an additional five feet of right of way along the
property frontage.
Landscaping comments were addressed. Staff stated screening would be
required along the perimeters of the site. Commissioner Yates questioned if the
screening was required to be extended to the right of way. Staff stated a fence
or plantings would be required to be placed along the northern and southern
perimeters to the front and rear property lines.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing remaining
from the October 18, 2007, Subdivision Committee meeting. The applicant is
seeking a rezoning of this site from R-2, Single-family to PD-C to allow the owner
to operate a single chair beauty salon from the site. A beauty salon is prohibited
as a home occupation per Section 36-252(6)(c). Typically home occupations are
granted when the use does not generate traffic, parking, sewage or water use in
excess of what is normal in the residential neighborhood or change the
appearance of the dwelling or provide product display visible from the street.
The parking criteria for a beauty salon is specifically identified in Section
36-501(3)(f). Personal service establishments are to provide 1.0 space per
two-hundred square feet of gross building area. The Article used to define the
parking is designed to prevent or alleviate the congestion of the public streets
and to promote the safety and welfare of the public. Commercial parking is to be
provided on the same premises with the commercial activity.
The proposed use is in violation with the Bill of Assurance for the subdivision.
The Use of Land section of the Bill of Assurance states - The land herein platted
shall be held, owned and used only as residential building sites. No structure
shall be erected, altered, placed or permitted to remain on any building site other
than a single-family residence. In addition the Commercial Structures Section
states - No building or structure or any type may ever be placed, erected or used
for business, professional, trade or commercial purposes on any portion of any
lot. This prohibition shall not apply to any business or structure that may be
placed on any lot or portion of a lot that is used exclusively by a public utility
company in connection with the furnishing of public utility service to the Pebble
Beach Estates.
Staff is not supportive of the request. Staff feels the addition of the salon within
this single-family neighborhood could potentially impact the neighborhood.
Beauty salons are typically high volume traffic generators and staff feels this type
February 14, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8272
5
use should be limited to commercial areas or areas not solely used as
residential.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007)
The applicant was not present. Staff presented the item stating the applicant had
submitted a request dated November 1, 2007, requesting a deferral of the item to the
February 14, 2008, 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
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant submitted a letter dated November 12, 2007, requesting withdrawal of this
item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a letter dated November 12,
2007, requesting withdrawal of this item without prejudice. Staff stated they were
supportive of the withdrawal request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: B FILE NO.: Z-3652-B
NAME: Kroger-Beechwood Revised Short-form PCD
LOCATION: Located at 614 Beechwood Street
DEVELOPER:
Kroger Corporation
Attn. Steve Sheridan
800 Ridgelake Boulevard
Memphis, TN 38119
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ATCHITECT:
RPPY, Architects
Attn. David Perry
713 West 2nd Street
Little Rock, AR 72201
LANDSCAPE ARCHITECT:
Roberts and Williams
Attn. Barry Williams
1501 N. University Avenue, Suite 430
Little Rock, AR 72202
AREA: 3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Grocery store
PROPOSED ZONING: Revised PCD
PROPOSED USE: Grocery store
VARIANCES/WAIVERS REQUESTED: None requested.
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
2
BACKGROUND:
Ordinance No. 14,021 adopted by the Little Rock Board of Directors on April 7, 1981,
established Safeway Planned Commercial Development to allow a grocery store to
locate on this site. Ordinance No. 15,800 adopted by the Little Rock Board of Directors
on January 16, 1990, revised the previously approved PCD to allow the existing off-
street parking provided by the PCD to be permitted as shared parking with an adjacent
property so as to provide loading, driveway and parking for the US Postal Service.
A. PROPOSAL/REQUEST:
The applicant is proposing an amendment to the existing PCD to allow a new
building expansion. The developers are proposing to enclose the two current
covered porch areas and extend the building to the west by 21-feet. Along with
the expansion, Kroger will repave and make repairs to the existing parking lot. In
addition to the lot repairs, Kroger will replant their current landscape areas and
install an irrigation system to improve plant health and longevity. The parking lot,
however, will not be changing in configuration or number of spaces. The current
lot is used by many of the areas businesses including the Post Office.
B. EXISTING CONDITIONS:
Kroger and associated parking encompass much of the block with two additional
buildings containing retail and a postal facility located along Kavanaugh
Boulevard. The structures to the east along Beechwood Street appear to be
office and commercial uses. The structures to the west along North Palm Street
appear to be single-family homes. There is a traffic light at the intersection of
Beechwood Street and Kavanaugh Boulevard. Street parking is allowed along
the east side of North Palm Street and along both sides of Beechwood Street.
Street parking is also allowed along the south side of Woodlawn Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All owners of property located within 200 feet of the proposed
site along with the Hillcrest Residents Neighborhood Association and all
residents, who could be identified, located within 300-feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
3
2. Appropriate handicap ramps are required along Beechwood Street in
accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
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 20-foot radial dedication of right-of-way is required at the intersections of
Woodlawn Avenue and Palm Street and Beechwood Street and Woodlawn
Avenue.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Fire hydrants may be required. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #1 – Pulaski Heights Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a revised Short form PCD.
The request does not require a change to the Land Use Plan.
Master Street Plan: Beechwood Street is shown as a Local Street and
Kavanaugh Boulevard is shown as a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets, which are abutted by non-residential zoning/use or more intensive
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
4
zoning than duplexes, are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector.
Bicycle Plan: Class III bike routes are shown on Kavanaugh Boulevard and
Beechwood Street. A Class III bikeway is a signed route on a street shared with
traffic. No additional paving or right-of-way is required. Class III bicycle route
signage may be required.
Neighborhood Action Plan: The Hillcrest Neighborhood Action Plan covers this
area. The Crime and Safety goal states: “Increase lighting and visibility around
houses and businesses.” The Zoning and Land Use goal states: “Encourage and
improve the walkability of the neighborhood, specifically the intersection of
Kavanaugh and Beechwood.”
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. All existing required landscaping should be replaced and in good botanical
condition.
3. All existing fencing/dumpster enclosures, etc. should also be in good repair or
replaced in conjunction with this request.
4. Special consideration should be given to the residential area along the east.
5. Street trees are required. A franchise agreement will be required in
conjunction with the requirement.
6. This proposal/request eliminates any/all building landscaping. One option
might be to turn a few of the parking spaces next to the building into
landscape islands. Otherwise, a variance must be obtained from the City
Beautiful Commission prior to the issuance of a building permit.
G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007)
Mr. Barry Williams was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff stated the site was located in
the Hillcrest Design Overlay District and requested the applicant provide building
elevations and the method proposed to break the massing of the western wall.
Staff stated landscaping was located within the area proposed for the expansion
and questioned the applicant if any of the landscaping would remain.
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
5
Public Works comments were addressed. Staff stated plans for work in the right
of way would require permitting prior to construction. Staff also stated a 20-foot
radial dedication would be required at the intersections of the abutting streets.
Mr. Williams stated a dedication would not be an issue at the Beechwood
intersection but at the North Palm intersection. Since the developers were
proposing a zero setback along North Palm Street and there was presently a
zero setback along Woodlawn Drive, the dedication would interfere with the
proposed building construction.
Landscaping comments were addressed. Staff stated all existing landscaping
should be in good condition and any dead or diseased landscaping should be
replaced. Staff also stated building landscaping would be required adjacent to
the parking area. Staff stated the front striped landscape islands could be
redesigned and planted to provide the required building landscaping.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 most of the issues
raised at the October 18, 2007, Subdivision Committee meeting. The applicant
has provided the landscaping to remain within the proposed expansion area,
provided elevations of the proposed facades and provided a 20-foot radial
dedication at the intersection of Beechwood and Woodlawn Streets. The request
includes a waiver of the radial dedication required at the intersection of
Woodlawn and Palm Streets. According to the applicant, if the radial dedication
is provided, the new dedication of right of way would place the corner of the
building within the right of way.
The site is located in the Hillcrest Design Overlay District. The ordinance states
non-residential district regulations shall apply to any office and commercial zoned
land within the District. New and renovated buildings (more than 50% - exterior
surface area altered) shall be compatible with existing scale, setbacks and
massing of the buildings in the immediate area. Ground level facades shall
reflect the same building materials as existing commercial buildings in the one
block area adjacent to and across from the location. Façade materials may be
any standard material, except, corrugated or ribbed materials. According to the
Overlay, setbacks from streets and alleys shall meet current code requirements,
except setbacks may align with surrounding structures. Wall projections or
recesses a minimum of three feet depth and a minimum of 20 contiguous feet not
to extend over twenty (20) percent of the façade shall be required. Arcades,
display windows, entry areas or awnings shall exist along at least sixty percent of
the façade. Buildings shall maintain a distinction between upper and lower
levels; any elevation greater than eighteen feet in height shall contain an
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
6
architectural treatment, which visually divides the structure into ‘stories’. New
construction wider than 100 linear feet shall be massed so as to visually break
the structure at intervals not less than 100 feet. Rooflines shall be varied with a
change in height every one hundred linear feet in building length. Parapets,
mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof
top equipment. Predominate exterior building materials shall not be smooth-
faced concrete block, tilt-up concrete panels or prefabricated steel panels.
Parking requirements within the district shall be 50% of that required by Article
VIII of the zoning ordinance. The maximum parking allowed shall be the
minimum standard established. Surface parking shall be limited to the side and
rear of structures and no parking shall be allowed in the front-yard setback.
Surface parking is to be located behind or adjacent to a structure, never between
the building and any abutting street.
Permitted signs shall be as in Section 36-553 signs permitted in institutional and
office zones. On the street level, the maximum area of signage may be doubled
if at least 50% of the street-level office and retail space has direct access to the
street. The highest point on any commercial sign attached to the building shall
not exceed the corresponding building height. Free standing commercial signs
may not exceed 18-feet in height. Neon lit signs greater than 30 square feet are
prohibited. Off-premise signs are prohibited.
Lighting shall be designed to prevent light from commercial developments from
excessively illuminating the property in question, other properties or night sky.
Only light fixtures that are categorized as full cut-off fixtures shall be permitted.
The use of fully shielded floodlights is permitted but not encouraged. Down
lighting is preferred. A lighting plan shall be submitted for staff review and
approval prior to the issuance of a building permit.
The elevation provided indicates the building will be constructed vertically of five
different materials and horizontally columns will be added along the façade at
critical points to break the long horizontal plane. The western wall will also
include architectural elements to mimic a false front or entrance to also assist in
breaking the massing. The western façade is presently 164-feet long and a 16.4-
foot addition to the front is proposed for a total building length of 180.4 feet. The
site plan as proposed does appear to break the massing along the western
façade as typically required by the Hillcrest Design Overlay District.
The front of the existing building is 204 feet and a 21-foot expansion is proposed.
The building would have an overall length of 246 feet. The front vertical plane of
the building is proposed with five different construction materials and the massing
of the horizontal plane will be broken with the placement of columns and
architectural features at the entrances of the building.
Signage for the development has not been designed. The applicant has
indicated signage will comply with the Design Overlay District requirements with
a maximum height of eighteen feet.
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
7
Parking on the site is consistent with typical ordinance standards. The site
contains 131 parking spaces. The Design Overlay District states the parking
required within the District shall be 50 percent of that required by Article VIII of
the zoning ordinance and the maximum parking shall be the minimum standard
established in Article VIII. Based on the typical ordinance standards, 122 parking
spaces would be the maximum with 61 spaces being the parking required.
The site plan has indicated the building setback of the wall to three (3) feet from
the west property line. The original submission included a zero building setback.
With the reduction of the expansion area, additional planting space will be added
between the building and sidewalk along the western side. The existing trees
have been indicated on the revised site plan and it appears that the older oak
trees will remain. The trees located within the new building footprint are newer
plantings of Bradford Pear and Leyland Cypress. With the new construction, the
drip line of a number of the trees to be retained will be disturbed. Staff
recommends if the trees are damaged during the construction process and must
be removed, the replacement trees must be substantial trees of a minimum of
four inch caliper or the maximum caliper allowed to be planted with a root ball.
Staff is supportive of the development. Staff feels the developer has done an
adequate job in addressing the key elements of the Hillcrest Design Overlay
District. Staff also feels the developer is sensitive to the residences located
along the western façade by allowing a combination of construction materials and
including architectural features to break the massing of the western wall. To
staff’s knowledge there are no outstanding technical issues associated with the
request.
I. STAFF RECOMMENDATIONS:
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 if any trees are damaged during the construction process and
must be removed, the replacement trees must be substantial trees of a minimum
of four-inch caliper or the maximum caliper allowed to be planted with a root ball.
PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated October 24, 2007,
requesting a deferral of this item to the January 3, 2008, public hearing.
February 14, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-3652-B
8
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the February 14,
2008, public hearing. Staff is supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated January 4, 2008, requesting a deferral of this
item to the March 27, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 11,
2008, requesting withdrawal of the item. Staff stated the withdrawal would require a
waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff
stated they were supportive of the withdrawal request.
There was no further discussion of the item. A motion was made to approve the By-law
waiver. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A motion was
made to approve the item as presented by staff on the consent agenda. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
February 14, 2008
ITEM NO.: C FILE NO.: S-878-C
NAME: Lots 1 – 5 Replat of Tracts 8 & 9 Hopson and Sach’s Addition
LOCATION: Located South of Kanis Road and West of Michael Drive
DEVELOPER:
Pam Brown Courtney
P.O. Box 55145
Little Rock, AR 72205
ENGINEER:
McGetrick and McGetrick
10 Otter Creek Circle, Suite A
Little Rock, AR 72210
AREA: 7.85 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.03
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot
depth to width ratio. (Section 31-284(b))
A. PROPOSAL/REQUEST:
The applicant is requesting a replat of Tracts 8 and 9 Hopson and Sach’s
Subdivision containing 7.85 acres into five (5) commercially zoned lots.
The owner plans to develop five office/commercial lots. There will be no
new street construction as a result of the subdivision. Access will be
provided from Kanis Road. The lots will share driveway accesses to limit
the number of curb cuts from Kanis Road.
The average lot size proposed is 120-feet by 515-feet. The lots range in
size from 1.39 acres to 2.01 acres. All easements are to be used for utility
and/or drainage. All easements on common lot lines are ten (10) feet in
width, with five (5) feet on either side of the lot line unless otherwise noted.
February 14, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-878-C
2
The request includes a variance request from the typical minimum
standards of the Subdivision Ordinance. The applicant is seeking a
variance from Section 31-284(b) to allow an increased lot depth to width
ratio for proposed Lots 1, 2, 4 and 5.
B. EXISTING CONDITIONS:
The site is wooded sloping downward from front to back (north to south).
The general area contains a mixture of office and commercial uses
located within the C-3, General Commercial District zoned property across
Kanis Road to the north. Undeveloped O-3, General Office District zoned
property is located to the south, with an apartment complex to the
southeast. There is a narrow undeveloped C-3, General Commercial
District immediately west, with a mixture of commercial uses further west
along Barrow Road. Undeveloped C-3, General Commercial District
zoned property is located to the east of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from the
John Barrow Neighborhood Association. The John Barrow Neighborhood
Association, the Brownwood Terrace Neighborhood Association and all
abutting property owners were notified of the Public Hearing. The
applicant met with the John Barrow Neighborhood Association at their
December 12, 2007, Neighborhood Association meeting.
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 the site development, provide the design of the street conforming
to the Master Street Plan. Construct one-half street improvement to
the street including 5-foot sidewalk with the planned development.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
February 14, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-878-C
3
5. Streetlights are required per 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 at 379-1813 (Steve Philpott) for more information.
6. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact
Little Rock Wastewater for additional information.
Entergy: Easements required around the sites perimeter. Contact
Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Contact
Central Arkansas Water regarding requirements prior to development of
this property.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3, the Baptist Medical
Center Route.
F. ISSUES/TECHNICAL/DESIGN:
Parks and Recreation: If Kanis Road is considered for expansion,
please allow for a separated bikeway along Kanis Road.
Planning Division: No comment.
Landscape: No comment.
February 14, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-878-C
4
G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007)
Mr. Pat McGetrick was present representing the owner. Staff presented
an overview of the proposed replat stating there were additional items
necessary to complete the review process. Staff requested Mr. McGetrick
request a variance to allow an increased lot depth to width ratio or revise
the plat to eliminate the variance request. Staff also stated the plat
indicated the placement of a 35-foot platted building line adjacent to Kanis
Road and the Subdivision Ordinance required the placement of a 25-foot
platted building line.
Public Works comments were addressed. Staff stated Kanis Road was
indicated on the Master Street Plan as a minor arterial and a dedication of
right of way 45-feet from centerline would be required. Staff stated street
improvements including curb, gutter and sidewalk would be required per
the Boundary Street Ordinance. Staff stated streetlights were required
prior to final platting or certificate of occupancy.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional
information and clarification. There was no further discussion of the item.
The Committee then forwarded the item to the full Commission for final
action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the issues
raised at the November 29, 2007, Subdivision Committee meeting. The
applicant has indicated the variance request, reduced the front setback to
25-feet and provided the source of title of the landowner in the general
notes section of the plat.
The applicant is seeking approval of a replat of two previously platted
tracts into five (5) commercially zoned lots (C-3, General Commercial
District). Access to the lots is proposed from Kanis Road with lots sharing
access along common lot lines. The proposed plat is indicated with lots
ranging in size from 1.39 acres to 2.01 acres. The lots are proposed for
development consistent with the present zoning classification with regard
to building setbacks and lot development criteria.
The replat as proposed includes a variance to allow an increased lot depth
to width ratio for four (4) of the proposed lots. Lots 1, 2, 4 and 5 are
indicated with a depth to width ratio of 4.3 to 1. The ordinance states no
lot in an office or commercial subdivision shall have a depth exceeding
February 14, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-878-C
5
three (3) times the width. Staff is supportive of the variance request. Staff
does not feel the variance will significantly impact the development.
Staff is supportive of the replat as proposed. Staff feels the creation of
five (5) commercially zoned lots is appropriate. The creation of the
commercial subdivision as proposed should enhance to viability of each
separate structure and ownership. Otherwise, to staff’s knowledge, there
are no outstanding issues associated with the request. Staff is supportive
of the replat as proposed including the variance associated with the
creation of the lots as proposed.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the replat as proposed including the
variance to allow an increased lot depth to width ratio for proposed Lots 1,
2, 4 and 5 subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating on December 19, 2007, the applicant had requested a
deferral of the item to the February 14, 2008, 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
placement of the item on the Consent Agenda for Deferral. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated February 4, 2008, requesting a deferral
of this item to the March 27, 2008, public hearing. Staff is supportive of the
deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February
4, 2008, requesting a deferral of this item to the March 27, 2008, public hearing.
Staff stated they were supportive of the deferral request.
February 14, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-878-C
6
There was no further discussion of the item. A motion was made to approve the
item as presented by staff on the consent agenda. The motion carried by a vote
of 8 ayes, 0 noes and 3 absent.
February 14, 2008
ITEM NO.: D FILE NO.: S-1600
NAME: Howe Preliminary Plat
LOCATION: Located at 17725 Raines Road
DEVELOPER:
Sydney and Susan Howe
9 Windborough Court
Little Rock, AR 72212
SURVEYOR:
Richardson Surveying, PLLC
P.O. Box 6865
Sherwood, AR 72124-6865
AREA: 5.007 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 17 – Crystal Valley
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio. (Section 31-232(b))
The applicant was unable to respond to the comments raised at the November 29,
2007, Subdivision Committee meeting. Staff recommends the item be deferred to the
February 14, 2008, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant was unable to respond to the comments raised
at the November 29, 2007, Subdivision Committee meeting. Staff presented a
recommendation of deferred of the item to the February 14, 2008, public hearing.
February 14, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1600
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant requested on February 1, 2008, this item be deferred to the March 27,
2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant requested on February 1, 2008, a deferral of
the item to the March 27, 2008, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: E FILE NO.: Z-3371-T
NAME: Glenn Ridge Crossings Lot 6 Long-form PCD
LOCATION: Located near the intersection of Colonel Glenn Plaza Drive and Bowman
Plaza Drive
DEVELOPER:
PDC Companies
1501 N. University Avenue
Little Rock, AR 72207
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 12.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Automobile sales and Automobile auction
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request on November 29, 2007, requesting a deferral of this
item to the February 14, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
Mr. Joe White of White Daters and Associates was present. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request on November 29, 2007, requesting a deferral of the item to the February 14,
2008, public hearing. Staff stated they were supportive of the deferral request.
February 14, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-3371-T
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated January 29, 2008, requesting a deferral of this
item to the May 8, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 29,
2008, requesting a deferral of this item to the May 8, 2008, public hearing. Staff stated
they were supportive of the deferral request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: F FILE NO.: LU08-01-01
Name: Land Use Plan Amendment - River Mountain Planning District
Location: North of Cantrell Road, west of Pinnacle Valley Road and north of Taylor
Loop Road
Request: Transition, Mixed Office Commercial and Single Family to Commercial
Source: John Rees
PROPOSAL / REQUEST:
The applicant has requested this item be deferred to the February 14, 2008 agenda.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The item was placed on consent agenda for deferral to February 14, 2008. By a vote
10 for, 0 against the item was deferred.
_____________________________________________________________________
PROPOSAL / REQUEST:
The applicant has requested this item be withdrawn from consideration.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The item was placed on consent agenda for withdrawal. By a vote of 8 for and
3 against the consent agenda was approved.
February 14, 2008
ITEM NO.: F.1 FILE NO.: Z-7500-D
NAME: Pinnacle Village Long-form PCD
LOCATION: Located North of Cantrell Road, West of Pinnacle Valley Road and North
of the Taylor Loop Road/Cantrell Road Intersection
DEVELOPER:
Rees Development Company
12115 Hinson Road
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 24.37 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD
ALLOWED USES: Commercial, Office/Warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow advanced grading of the site with the development of the first phase.
The applicant submitted a request dated December 5, 2007, requesting a deferral of the
item to the February 14, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the
request. Staff presented the item stating the applicant had submitted a request dated
December 5, 2007, requesting a deferral of the item to the February 14, 2008, public
hearing. Staff stated they were supportive of the deferral request.
February 14, 2008
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7500-D
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated January 29, 2008, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 29,
2008, requesting withdrawal of this item. Staff stated they were supportive of the
withdrawal request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: G FILE NO.: Z-5924-A
NAME: The Residences at Sherrill Heights Short-form PD-R
LOCATION: Located West of Rebsamen Park Road and South of Sherrill
Heights Road
DEVELOPER:
Matt Bell
13007 Stacy Lane
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family (0.71 acres) and R-6, High Rise
Multi-family (1.17 acres)
ALLOWED USES: Single-family and Multi-family up to 72 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Condominium - 4.1 units per acre
VARIANCES/WAIVERS REQUESTED:
1. A deferral of the required Master Street Plan street improvements to Sherrill Road.
2. A variance from the Land Alteration Ordinance to allow advanced grading of the
entire site with the development of the first building or phase.
A. PROPOSAL/REQUEST:
The development is proposed as a private gated nine (9) unit condominium
project. Each unit will be three (3) stories with a two (2) car garage and
approximately 2,500 to 3,000 square feet of living space. Guest and visitor
parking will be provided on the site. A dumpster will be located in the center of
the development to serve all the units. A park area is located in the southeast
portion of the site and will be available to the residents.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
2
The developer is requesting a deferral of the street improvements to Sherrill
Road. The request also includes a variance from the Land Alteration Ordinance
to allow grading of the site with the construction of the first phase.
Each unit will have views of the river and downtown Little Rock. The units are
proposed with a maximum building height of 30-feet. The height of the units will
not block the view of the existing homes to the west. The developer feels the use
transitions well between the apartments to the east and the single-family homes
to the west.
B. EXISTING CONDITIONS:
The site is wooded and has a relatively steep slope falling from west to east.
There are single-family homes located to the west and property owned by the
Little Rock Country Club. To the east and south are apartments and to the north
is vacant wooded property presently zoned R-5. Sherrill Road has been
constructed with open ditches for drainage and there are no sidewalks in place
along the roadway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a large number of informational phone calls
from area residents. All owners of property located within 200 feet of the
proposed site along with all residents, who could be identified, located within
300-feet of the site were notified of the Public Hearing. There is not a registered
neighborhood associated located in the immediate area. The developer did
have a neighborhood meeting with the residents on December 4th at the Pulaski
Bank Community Room located on R Street.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Sherrill Road
including 5-foot sidewalk with the planned development.
2. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. A variance must be obtained to advance grade the
entire site.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
3
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersections comply with 2004 AASHTO Green Book standards.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
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. On-site private fire hydrant(s)
will be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). The facilities on-site
will be private. When meters are planned off private lines, private facilities shall
be installed to Central Arkansas Water's material and construction specifications
and an engineer, licensed to practice in the State of Arkansas, will inspect
installation. Execution of Customer Owned Line Agreement is required. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Place fire hydrants per code. Contact Little Rock Fire
Department for more information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Multi Family. The applicant has applied for a
rezoning from R-2, Single-family and R-6, High Rise Multi-family to Planned
Residential Development to allow the construction of nine (9) condominiums.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
4
The request does not require a change to the Land Use Plan.
Master Street Plan: Rebsamen Park Road is shown as a Collector. The primary
function of a Collector Street is to provide a connection from Local Streets to
Arterials. Sherrill Road is shown as a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I bike route is shown along Rebsamen Park Road. A
Class I bikeway is built separate from or alongside a road. Additional paving and
right of way may be required.
Neighborhood Action Plan: This area is not covered by a City recognized
Neighborhood Action Plan.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Land use buffer varies substantially on this site; however, by taking the
smallest distance and calculating the six percent (6%) equates to twelve feet.
The land use buffer should not drop below this minimum amount and the
current submittal does in one location only. A minor revision is needed.
Seventy percent (70%) of this area is to remain undisturbed.
3. The City of Little Rock and the City Beautiful Commission would love to see
the triangular piece of property platted as a tree preservation area, if
undevelopable otherwise.
4. The property to the west 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 along the western perimeter of
the site.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
5
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff requested Mr. White provide
the total acreage of R-2, Single-family zoned property and the total acreage of
R-6, High Rise Multi-family zoned property. Staff also questioned if the
development would be constructed in a single phase or multiple phases. Staff
stated if the development was proposed in phases and the developer intended to
clear areas located within the future construction zones, a variance from the
Land Alteration Ordinance would be required. Staff also requested the developer
provide the dimensions of all property lines and proposed building setbacks.
Public Works comments were addressed. Staff stated one-half street
construction would be required with the proposed development to include curb,
gutter and sidewalk. Staff also requested the applicant provide a letter certifying
the sight distance at the intersections to comply with 2004 ASHTO Green Book
standards.
Landscaping comments were addressed. Staff stated a twelve foot buffer was
required around the perimeters of the site. Staff noted in one area the site plan
did not comply with the minimum buffer standard. Staff also requested the
applicant provide the triangular piece adjacent to Sherrill Road as a tree
conservation and preservation easement since the area did not appear to be
developable. Staff noted screening would be required along the western
perimeter adjacent to the R-2, Single-family zoned property. Staff also stated an
automatic irrigation system would be required to water landscape areas and prior
to the issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect would be required.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the November 29, 2008, Subdivision Committee meeting. The
applicant has proposed an undisturbed open space area along Sherrill Road,
provided the dimensions for all property boundaries and indicated the
development with lots and blocks. The developer has amended the request to
include a deferral of the required street improvements to Sherrill Road until the
development of a future phase. Staff is supportive of a deferral request of the
required street improvements until Phase 3 of the development.
The development is proposed in three phases with Building #3 being constructed
in the first phase. The developer is requesting a variance from the Land
Alteration Ordinance to allow advanced grading of the site with the construction
of the first phase. The areas proposed for grading are the drives, common
parking areas and building pads.
The site contains two areas for storm water detention. The developer has
indicated detention will be placed with the first phase of construction to limit
run-off from the site.
The site plan indicates the designation of the triangular piece along Sherrill Road
as an undisturbed open space. The developer has indicated this area will be
maintained as open space and additional landscaping will be installed to further
screen the residences from the abutting roadway. The development is proposed
with adequate common and private recreational and open space.
The development will be serviced by a dumpster located within the proposed
guest parking area. The dumpster service will be limited to daylight hours to
minimize any potential impact on the development and the adjoining single-family
homes.
The development is proposed as a gated development. The call box has been
located with adequate distance from the roadway to allow proper stacking. The
driveway has insufficient turning radius and must be revised to provide a
sufficient radius for an SU-30 vehicle. In addition the driveway is indicated in
excess of the typical maximum driveway width of 36-feet. Staff recommends the
driveway be redesigned to allow proper turning radius and not exceed the
maximum driveway width as typically allowed.
The site is presently zoned R-6, High Rise Apartment District and R-2,
Single-family District. The area zoned R-6, High Rise Apartment District contains
1.17 acres and the remaining 0.71 acres is zoned R-2, Single-family District. The
R-6, High Rise Apartment zoning district allows for the development of 72 units
per acre with a maximum building height of 75 feet. However, one foot of height
may be added to the height of the building of each foot of the building or portion
thereof as setback from the required yard lines. The maximum building height
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
7
allowed is 125-feet. A 25-foot setback is typically required from all abutting
property lines. The setbacks proposed for the development comply with the
typical setbacks per the zoning ordinance.
The units are proposed with a two car garage, two external parking spaces within
the drive of each unit and ten guest parking spaces. The parking as proposed is
more than adequate to meet the typical minimum parking requirement for a
development of this type or 13 parking spaces.
The lots are proposed with a minimum width of 30-feet and a minimum depth of
83-feet. The lots are proposed consistent with lot development standards for
Townhouse Lots (Section 31-233). The Subdivision Ordinance typically allows
for Townhouse Lots to be developed with a minimum width of 22 feet and a
minimum depth of 80 feet with a minimum lot area of 2,000 square feet. Platted
building lines shall conform to the building location shown in the generalized site
plan. The applicant has provided the proposed lot areas in excess of the typical
minimum ordinance standard and proposed building locations on the site plan.
The site plan indicates a large area of landscaping and areas to be retained in
undisturbed buffers. The site plan also indicates the placement of a common
park area with passive recreational opportunities within the park area. Each of
the units will also have a yard area within the rear yard area of the units.
Fencing is proposed along the eastern and southern boundaries, adjacent to the
existing apartment complexes and along a portion of Sherrill Road. Fencing is
not proposed along the western perimeter where adjacent to the single-family
homes.
The site plan indicates the placement of an identification sign near the entrance
drive to the development. The sign is proposed as the maximum allowed per the
zoning ordinance. The maximum height allowed would be six feet and the
maximum sign area would be thirty-two square feet.
Staff is generally supportive of the development. The development is proposed
as an attached single-family development constructing nine units in three
buildings. The density proposed for the development is 4.1 units per acre. The
building height proposed is significantly less than the ordinance typically allows
for R-6, High Rise Apartment development and less than the height typically
allowed per the R-2, Single-family zoning district or 35-feet. Staff has concerns
with the drive as indicated. Staff recommends the applicant redesign the
entrance to the development to comply with the typical ordinance standards for
driveway construction. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
February 14, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-5924-A
8
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 2, 2008,
requesting a deferral of the item to the February 14, 2008, public hearing. Staff stated
the deferral request would require a waiver of the Commission’s By-laws with regard to
the deferral request and the request being made less than five (5) days prior to the
public hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion of a By-law
waiver of the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and
1 absent. The chair entertained a motion for placement of the item on the Consent
Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated January 21, 2008, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 21,
2008, requesting withdrawal of this item. Staff stated they were supportive of the
withdrawal request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 1 FILE NO.: S-185-Y
NAME: Little Rock Port Industrial Park Replat Tracts B-2, B-3 and
B-4 Area 103
LOCATION: Located at 7777 Sloane Drive
DEVELOPER:
George Fischer Sloane, Inc.
7777 Sloane Drive
Little Rock, AR 72201
ENGINEER:
Garver Engineers
1010 Battery Street
Little Rock, AR 72203
AREA: 59.88 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: I-3, Industrial District
PLANNING DISTRICT: 26 – Port South
CENSUS TRACT: 40.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-314(1) to allow a reduced building setback line
located between Lots B4-R and Tract B-7.
2. A variance from Section 31-313(b) to allow the creation of a pipe stem lot.
A. PROPOSAL/REQUEST:
The applicant is requesting a replat of these three previously platted lots.
There are two (2) variances associated with the request. The first is a
variance to allow a reduced building setback from 30-feet to 12.75 feet
between the two (2) existing buildings. The developer has indicated due
to change in space requirements George Fischer Sloane no longer uses
the building and parking areas located on proposed Tract B-7. In order to
February 14, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-185-Y
2
sell the office space and land to a new owner the property must be
subdivided thus creating this building setback variance. The second
variance is to allow the creation of a pipe stem lot for Tract B-7. The
owner will retain ownership of the existing pond which will be located on
either side of the pipe stem lot. Access to Tract B-4R is by a drive along
the west side of the tract. Access to B-7 will be across the existing bridge.
There is a walkway that connects the building on Tract B-7 with the
smaller building on Tract B-4R. This walkway is to be removed. The
utilities to the building on Tract B-7 will be separated from the utilities on
Tract B-4R by locating the new utilities in a 30-foot Utility Easement
provided on the west side of Tract B-3R and just south of Tract B-1. Tract
B-3R is also proposed for replatting. A corner of Tract B-3R will be
incorporated into Tract B-7.
B. EXISTING CONDITIONS:
The site is located in the Little Rock Port Industrial Park and is presently
zoned I-3, Industrial District. There are three buildings located on the site
contained on a single parcel. A single user previously occupied the office
buildings and manufacturing space. There is a large pond located along
Sloane Drive. Sloane Drive has been constructed to Master Street Plan
standard. There are areas of vacant industrially zoned lands in the
immediate vicinity.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an
area resident. All abutting property owners were notified of the Public
Hearing. There is not an active Neighborhood Association located in the
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
February 14, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-185-Y
3
Center-Point Energy: Approved as submitted.
AT & T: No comment.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Installation of
public water main across Sloane Drive and private fire facilities will be
required to serve this property. Contact Central Arkansas Water regarding
procedures for installation of water facilities. Approval of plans by the
Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. A Capital Investment Charge based on the size of
the meter connection(s) will apply to 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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #20 – the College
Station Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Walter Spaul with Garver Engineers and representatives of the owner
were present. Staff presented an overview of the proposed request
indicating there were two variances associated with the proposed replat.
Staff stated the variances were to allow a reduced building setback and to
allow the creation of a pipe stem lot. Staff stated there were no
outstanding technical issues associated with the request in need of
addressing. Staff noted comments provided by the various other
February 14, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-185-Y
4
departments and agencies stating if there were specific concerns the
applicant should contact the agency directly.
The Committee members questioned why the pipe stem lot was being
created. Mr. Spaul stated the owners desired to retain ownership of the
pond located on either side of the pipe stem lot. He stated access across
the existing bridge would be transferred to the new owner to allow access
to the new lot. 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 technical issues in need of addressing raised at the
January 24, 2008, Subdivision Committee meeting. The applicant is
requesting a replat of these previously platted lots. There are two (2)
variances associated with the request. The first is a variance to allow a
reduced building setback from 30-feet to 12.75 feet between the two (2)
existing buildings and the second variance is to allow the creation of a
pipe stem lot for Tract B-7.
The applicant has indicated, due to change in space requirements, the
owner no longer uses the building and parking areas located on proposed
Tract B-7. In order to sell the office space and land to a new owner, the
property must be subdivided. Based on the current construction, the
buildings were constructed 25.5 feet apart which is less than the typical
30-foot building setback required for I-3, Industrial District zoned property,
thus creating the building setback variance. There is a walkway that
connects the building on Tract B-7 with the smaller building on Tract B-4R.
This walkway is to be removed. The utilities to the building on Tract B-7
will be separated from the utilities on Tract B-4R by locating the new
utilities in a 30-foot utility easement provided for on the west side of Tract
B-3R and just south of Tract B-1.
The variance associated with the creation of the pipe stem lot is the result
of the owner’s desire to retain ownership of the existing pond. As
proposed, Tract B-4R will have a lot width of 58.17-feet on Sloane Drive
with a stem extending to the site creating the access drive to Tract B-4R.
Staff is supportive of the proposed replat. The applicant has proposed the
replatting of Tract B-2, B-3 and B-4 Area 103 into four industrial lots
presently zoned I-3, Industrial District. The lots will all have access to the
public street. Although there are two variances associated with the
request, staff does not feel the associated variances will significantly
February 14, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-185-Y
5
impact the development or the area. The lots as proposed range in size
from 4.15 acres to 40.61 acres which is more than adequate area to meet
the typical minimum ordinance requirements for the zoning district or one
(1) acre. To staff’s knowledge there are no outstanding technical issues
associated with the request. Staff does not feel the replat will significantly
impact the area or any future development.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report.
Staff recommends approval of the variance request from Section
31-314(1) to allow a reduced building setback line located between Lots
B4-R and Tract B-7 and from Section 31-313(b) to allow the creation of a
pipe stem lot.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff also presented recommends of approval
of the variance request from Section 31-314(1) to allow a reduced building
setback line located between Lots B4-R and Tract B-7 and from Section
31-313(b) to allow the creation of a pipe stem lot.
There was no further discussion of the item. A motion was made to approve the
item as presented by staff on the consent agenda. The motion carried by a vote
of 8 ayes, 0 noes, 3 absent and 1 recusal (Commissioner Yates).
February 14, 2008
ITEM NO.: 2 FILE NO.: S-1313-T
NAME: Woodlands Edge Phase 9 Revised Preliminary Plat
LOCATION: Located on Foxfield Lane
DEVELOPER:
Rocket Properties, Inc.
2024 Arkansas Valley Drive
Little Rock, AR 72212
ENGINEER:
White Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 10.0+ acres NUMBER OF LOTS: 28 FT. NEW STREET: 300+ LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-203 and the Master Street Plan to allow an increased
street grade for Foxfield Lane.
A. PROPOSAL/REQUEST:
A preliminary plat to develop 87.7 acres with 153 lots in four phases was
approved by the Planning Commission on April 12, 2007. The approval allowed
a number of variances related to lot development standards and street design
standards. The developers have begun construction of the subdivision and have
determined variances from the Master Street Plan are required to construct
Foxfield Lane. The first is a variance to allow for the design of a 20 MPH sight
distance on Foxfield Lane near Station 9+00. The reasoning for the request is an
existing 24-inch water main is located in this area which when the water main
was installed, the appropriate cover was not placed over the pipe. Central
February 14, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1313-T
2
Arkansas Water has indicated the water main is a “Distribution Pipe” and cannot
be taken out of service to allow for lowering of the pipe. The second variance
request is related to the cul-de-sac crest located near Station 2+00. According to
the applicant it is doubtful a vehicle will be driving 30 MPH in this area and the
developers would like the flexibility to design the street to fit the natural terrain
better than a 30 MPH design standard allows.
B. EXISTING CONDITIONS:
The site is tree covered as is the property to the west. Preliminary work has
begun on the street with the extension of Woodlands Trail to the north ending in
a barricade just south of this property. Foxfield Lane to the east has been
completed, final platted and new homes are being constructed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Woodlands Edge Community Association and all abutting property
owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Curve at Station 2+10.00 provides 137 feet of Stopping Sight Distance which
is less than the minimum required Stopping Sight Distance of 200 feet as
required by ordinance. Contact Nat Banihatti, Traffic Engineering, for
additional assistance at 379-1818.
2. Curve at Station 9+10.00 provides 148 feet of Stopping Sight Distance which
is less than the minimum required Stopping Sight Distance of 200 feet as
required by ordinance. Contact Nat Banihatti, Traffic Engineering, for
additional assistance at 379-1818.
3. Redesign the curves to provide the minimum required Stopping Sight
Distance of 200 feet or obtain variance from Planning Commission by
incorporating traffic calming devices into the roadway to ensure slow speeds.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. No vehicle parking will be allowed in the cul-de-sac of Foxfield Lane due to
pavement width.
February 14, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1313-T
3
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 Engineer 379-1813 (Steve
Philpott) for more information.
E. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Joe White was present representing the request. Staff stated a revision to a
previously approved preliminary plat was being requested to allow variances
from the Master Street Plan related to the street design and construction. Public
Works noted streetlights would be required at the time of final platting of the
subdivision. Staff also stated the curve at Station 2+10.00 and Station 9+10.00
did not allow proper Stopping Sight Distance and should be redesign to allow for
the minimum required Stopping Sight Distance. Staff noted the Commission
could approve a variance request to allow the distance to be less than the
200-feet as required by the ordinance. Mr. White stated the street was a minor
residential street and he did not feel there would be a great deal of traffic on the
street. He stated he felt there were traffic calming devices which could be
installed to slow speeds. Staff stated the cul-de-sac as indicated would not allow
parking due the current design with the landscape island. Mr. White stated he
would meet with staff to discuss options for the street design and development
standards.
Staff noted there were no other outstanding technical issues associated with the
request. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
F. ANALYSIS:
The applicant is seeking a variance from the Master Street Plan to allow the
design of the street to allow a variance from the Master Street Plan for two
locations on Foxfield Lane. The Master Street Plan and the latest edition of
AASHTO do not agree on the minimum distances for the required stopping sight
distance for a residential street. There is currently a review of the Master Street
Plan taking place and this item will be recommended for change to comply with
the current AASHTO standard. The applicant has met with Public Works staff
and has modified the proposed street grades to obtain an adequate sight
distance in compliance with the latest edition of the AASHTO standards. Staff is
supportive of the variance request.
G. STAFF RECOMMENDATION:
Staff recommends approval of the variance request as currently proposed by the
applicant.
February 14, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1313-T
4
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the variance request as
currently proposed by the applicant.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 3 FILE NO.: S-1530-A
NAME: Arkansas Realtors Revised Preliminary Plat
LOCATION: Located on Executive Center Drive
DEVELOPER:
Arkansas Realtors Association
1701 Centerview Drive, Suite 201
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-210(2) to allow a variation from the minimum driveway
spacing requirement.
A. PROPOSAL/REQUEST:
A preliminary plat was approved by the Planning Commission at their August 3,
2006, public hearing to allow the creation of two office zoned lots from this
property containing 4.5 acres. The developer proposed to subdivide the property
with the rear lot being created with a variance from the Subdivision Ordinance,
Section 31-231, to allow the creation of a lot without public street frontage. The
rational was the depth of the property relative to the width and a “draw” running
through the property which provided a natural lot line. Access to the lot was
provided from a common access easement located along the eastern perimeter
of Lot 1. Lots 1 and 2 would share and maintain the cost of the driveway. Lot 2
February 14, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1530-A
2
would be developed as an office building for the Arkansas Realtors Association
and Lot 1 would be held for future development.
The developers are now seeking a revision to the previously approved
preliminary plat to allow a variance from the minimum driveway spacing
requirement of the Subdivision Ordinance. The developers are seeking to place
the drive along the western property line to better serve the development. There
are no modifications proposed to the previously approved lot layout.
B. EXISTING CONDITIONS:
The site is tree covered as is the property to the east. To the south of the site is
a large office building. To the west of the site are two additional office buildings.
Centerview Drive has been constructed to Master Street Plan standard with the
exception of a sidewalk adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The John Barrow Neighborhood Association and all abutting property
owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Align the proposed private drive with the existing driveway to the south.
2. Relocate streetlight.
3. Sidewalks with appropriate handicap ramps are required to be installed on
both sides of the private drive in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. 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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. Per City code grading for the drive cannot begin
until construction is imminent on Lots 1 or 2.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
February 14, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1530-A
3
E. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed revisions to the previously approved preliminary plat
stating the variance was associated with the driveway placement. Staff stated
the ordinance typically required the drive to be placed a minimum of 250-feet
from intersections and 150-feet from the property line or drives to be shared by
adjoining property owners. Staff requested the drive location align with the
driveway located to the south. Staff noted a grading permit would be required at
the time of construction. Staff also noted any broken curb, gutter or sidewalk that
was damaged in the right of way must be repaired prior to occupancy.
Staff noted there were no other outstanding technical issues associated with the
request. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
F. ANALYSIS:
There were no technical issues in need of addressing raised at the January 24,
2008, Subdivision Committee meeting. The applicant is seeking a revision to a
preliminary plat which was approved by the Planning Commission at their August
3, 2006, public hearing. The approval allowed the creation of two office zoned
lots on this property which contains 4.5 acres. Access to the lots was proposed
from a common access easement located along the eastern perimeter of Lot 1.
The developers are seeking to revise the plat to allow access along the western
property line. The drive will continue to serve the two lots and the two lots will
continue to share in the cost of maintenance of the drive. A variance from the
minimum driveway spacing requirement of the Subdivision Ordinance is required
to allow the drive along the eastern perimeter. Typically drives are to be placed
125-feet from the property line with a minimum spacing requirement of 250-feet.
Staff is supportive of the request. The developers have indicated the drive will be
aligned with an existing driveway located to the south. According to the applicant
all other Public Works comments and conditions will be complied with at the time
of development of the lots. Staff does not feel the placement of the drive as
proposed will significantly impact the development or the area.
G. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments as outlined in paragraph D of the above agenda staff report.
February 14, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1530-A
4
Staff recommends approval of the variance request from Section 31-210(2) to
allow a variation from the minimum driveway spacing requirement.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
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 as outlined in paragraph D of the agenda staff report.
Staff presented a recommendation of approval of the variance request from Section
31-210(2) to allow a variation from the minimum driveway spacing requirement.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 4 FILE NO.: S-1605
NAME: Big Oak Subdivision Preliminary Plat
LOCATION: Located on Baseline Road and Victoria Drive
DEVELOPER:
Card Investments, LLC
17200 Chenal Parkway, Suite 300 PMB 356
Little Rock, AR 72223
ENGINEER:
Development Consultants, Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 6.10 acres NUMBER OF LOTS: 26 FT. NEW STREET: 885 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a reduced front building line (Section 31-256).
2. A variance to allow reduced lot depths (Section 31-232).
3. A variance to allow a reduced lot depth adjacent to a main line railroad line (Section
31-232(g)).
4. A variance to allow the placement of an eight (8) foot fence around the perimeter of
the site.
5. A variance from Section 31-232(f) to allow the creation of a pipe stem lot (Lot 12).
A. PROPOSAL/REQUEST:
The developers are seeking preliminary plat approval to allow the development of
6.10 acres with 25 single-family residential lots and one (1) tract. The lots are
proposed containing an average lot size of 0.232 acres with a minimum lot size
February 14, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1605
2
of 7,000.23 square feet (0.161 acres). The development will provide 795 linear
feet of new public street. There are variances associated with the proposed plat.
The variances include a reduced front yard setback, an eight foot privacy fence
around the perimeter of the property, reduced lot depths, reduced lot depths for
lots abutting a main railroad line and the creation of a pipe stem lot.
B. EXISTING CONDITIONS:
The site was previously a manufactured home park. Presently all the units been
removed. To the east of the site is a manufactured home park and to the west
are single-family homes. Further west is an apartment complex with gates which
appear to close during the evening hours. A main rail line is located along the
southern perimeter of the property. To the north, along Baseline Road is an
apartment complex, an industrial use and a single-family home. The
manufactured home park took access from Baseline Road as well as Victoria
Drive and both curb-cuts are in tact. Victoria Drive is a residential street with
curb and gutter. There is no sidewalk along the property frontage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. Southwest Little Rock United for Progress, the West Baseline
Neighborhood Association and all abutting property owners were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Big Oak Court should be constructed to Master Street Plan standards. The
preliminary plat shows the right-of-way to 50 feet in width; the street to be
26 feet wide; and a 5 foot sidewalk on both sides.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Big Oak Court and Victoria Drive.
3. Sidewalks with appropriate handicap ramps are required to be installed on
Victoria Drive along the frontage of the property in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
4. Close curb cut on Baseline Road and match sidewalk across Tract A.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
February 14, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1605
3
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan. If
developed flows are less than pre-developed flows detention will not be
required for this property. Controls should be installed to reduce damage
from storm water runoff onto adjacent properties.
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. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater at 688-1414.
Entergy: Approved as submitted.
Center-Point Energy: Center-Point Energy has an existing gas main located
within the proposed development area which may be in conflict with the proposed
plat. Contact Center-Point Energy for additional information.
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 the meter connection(s) will apply to this project in addition
to normal charges. A water main extension will be required in order to provide
service to this property. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection.
February 14, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1605
4
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Routes #17 and #17A, the Mabelvale-
Downtown and Mabelvale-UALR Routes.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Robert Brown and Mr. Ed Hankins were present representing the request.
Staff presented an overview of the proposed development stating as presented
there were a number of variances associated with the request. Staff stated they
felt it was important to increase the depth of the lots adjacent to a main railroad
line to allow for proper separation. Mr. Brown stated he would redesign the plat
to reduce the impact on the lots adjacent to the railroad main line. Mr. Brown
questioned staff’s request for the total lot area of Lot 16. Staff stated it was
difficult to determine if the lot met the 7,000 minimum lot size requirement but
once the lots were redesigned to increase the depth for the lots adjacent to the
railroad this would more than likely eliminate staff’s concern for the lot area of
this proposed lot.
Public Works comments were addressed. Staff stated Big Oak Court should be
constructed to Master Street Plan standard. Staff noted a reduced right of way
width and reduced street paving would meet the Master Street Plan
requirements. Staff also stated if the street was constructed to a minor
residential street standard, sidewalks would not be required. Staff stated
sidewalks would be required along Victoria Drive and Baseline Road. Staff
requested the curb cut on Tract A be removed and closed limiting access to the
development from Victoria Drive. Staff noted streetlights would be required at the
time of final platting. Staff also stated a grading permit would be required and the
Storm water detention ordinance requirements would also apply to development
of the site.
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
February 14, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1605
5
directly. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the January 24, 2008, Subdivision Committee meeting. Several
of the lots adjacent to the railroad track have been increased to allow for the
proper depth of lots adjacent to a main railroad line. Lots 14 and 15 have not
been indicated with the 175-foot depth. The revised preliminary plat indicates the
variance request for the street design is no longer being request. The applicant
has indicated the street will be designed to a minor residential street standard
which eliminates the need for a variance to reduce the centerline radius.
The lots are indicated with a reduced front building setback of 15-feet adjacent to
Big Oak Court. The ordinance typically requires the placement of a 25-foot
building setback along the street frontages.
The site plan indicates Lots 14 and 15 with less than the 175-foot typically
required lot depth for lots abutting a mainline railroad right of way. The lots are
indicated with a 149.35 foot depth. The ordinance states the 175-foot depth is
necessary to ensure proper separation of the residences from the adjacent
railroad line.
The request includes a variance to allow the placement of an eight (8) foot fence
around the perimeter of the site and within the required building setback. The
ordinance typically allows the placement of a six foot fence on the perimeters of
the property.
The plat indicates Lots 10 and 11 with a depth less than the 100-foot depth
typically required per the Subdivision Ordinance. The lot depth along the
common lot line is 72.48 feet. The lots are indicated with 7,043 and
7,061 square feet of lot area.
The plan indicates the creation of a pipe stem lot for Lot 12. The lot is indicated
with a stem of 57.15 feet and the width at the street is 20 feet. The ordinances
states the creation of pipe stem lots is prohibited but the definition of a pipe stem
lot indicates the minimum width of the stem at the street right of way shall be
30-feet and the maximum depth of the pipe stem lot including the stem shall be
300-feet. The lot as proposed does not meet this typical minimum criteria.
Staff is supportive of the proposed subdivision and the associated variances.
The site has had a history of an undesirable use. The development is proposed
as a new single-family subdivision which will bring new families into the area
which will have a stake in the success of the neighborhood. Although there are a
number of variances associated with the request staff does not feel individually or
collectively they will significantly impact the development or the area as a whole.
To staff’s knowledge there are no outstanding technical issues associated with
the request. Staff feels the development of this new subdivision at a density of
4.09 units per acres is an appropriate development for the site.
February 14, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1605
6
I. STAFF RECOMMENDATIONS:
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 a reduced front
building line (Section 31-256).
Staff recommends approval of the variance to allow reduced lot depths (Section
31-232).
Staff recommends approval of the variance to allow a reduced lot depth adjacent
to a main line railroad line (Section 31-232(g)).
Staff recommends approval of the variance to allow the placement of an eight (8)
foot fence around the perimeter of the site.
Staff recommends approval of the variance request to allow the creation of a pipe
stem lot and the variance associated with the development standards of the pipe
stem lot.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
Mr. Robert Brown was present representing the application. There were no registered
objectors present. The Chair informed the applicant there were eight (8)
Commissioner’s present. The Chair stated when the Commission had fewer than nine
(9) members present the applicant was offered the right to defer his or her item to a
later public hearing. Mr. Robert Brown requested the item be deferred to the
February 28, 2008, public hearing.
There was no further discussion of the item. A motion was made to defer the item to
the February 28, 2008, public hearing. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent.
February 14, 2008
ITEM NO.: 5 FILE NO.: S-1606
NAME: Dailey Drive Subdivision Preliminary Plat
LOCATION: Located on Dailey Drive, South of Baseline Road
DEVELOPER:
Robert Lawrence
309 Warren Lane
Inglewood, CA 90302
ENGINEER:
ETC Engineers and Architects, Inc.
1510 S. Battery Street
Little Rock, AR 72202
AREA: 3.5 acres NUMBER OF LOTS: 21 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-232 and Section 36-254(4) to allow a reduced lot width
for Lots 2 – 20.
2. A variance to Section 36-254(4) to allow the creation of lots with a reduced lot area.
A. PROPOSAL/REQUEST:
The developer is proposing the subdivision of this 3.5-acre site into 21 single-
family residential lots. The lots are proposed with two (2) variances from the lot
development standards of the Subdivision Ordinance. The variances include the
development of lots with less than the typical minimum lot width of 60-feet and lot
areas less than the typical 7,000 square foot minimum established by the
Subdivision Ordinance.
February 14, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1606
2
B. EXISTING CONDITIONS:
The site was formerly a manufactured home park with all but one of the units
being removed. To the east is a US Post office. To the west are single-family
homes. There is a large undeveloped parcel to the north of the site along
Baseline Road and a new office building has been constructed to the northwest.
After leaving Baseline Road, the area is predominately single-family.
Approximately two blocks east is the Southwest Little Rock Community Center
and Police Substation.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents.
Southwest Little Rock United for Progress, Chicot Neighborhood Association and
all abutting property owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Sidewalks with appropriate handicap ramps are required to be installed along
Dailey Drive in accordance with Section 31-175 of the Little Rock Code and
the Master Street Plan.
3. 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.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
February 14, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1606
3
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. A water main extension will be required in order to provide
service to this property. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection.
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Routes #17 and #17A, the Mabelvale-
Downtown and Mabelvale-UALR Routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was not present. Staff presented an overview of the proposed
development stating there were a number of issues and concerns which would
need addressing prior to the item being forwarded to the Commission. Staff
stated they would contact the applicant directly to work on the concerns.
Commissioner Laha stated he would contact the engineer to invite him to the
neighborhood association meeting to answer questions and provide additional
information concerning the proposed development. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
February 14, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1606
4
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a number
of the issues raised by staff at the January 24, 2008, Subdivision Committee
meeting. The applicant has indicated a sidewalk will be placed along Dailey
Drive and indicated streetlights will be installed with the final platting of the lots.
The developer is proposing the subdivision of this 3.5 acre site into 21 single-
family residential lots. The lots are proposed with two (2) variances from the lot
development standards of the Subdivision Ordinance; to allow the development
of lots with less than the typical minimum lot width of 60-feet and a lot areas less
than the typical 7,000 square foot minimum established by the ordinance. Lots 2
– 7 are indicated ranging in size from 6,974 square feet to 6,829 square feet.
The remaining lots range from 7,003 square feet to 8,464 square feet which is
adequate to meet the typical minimum lot area requirement. Lots 2 – 20 are
indicated with a lot width of 50-feet. The property is presently zoned R-2, Single-
family which typically requires a minimum lot width of 60-feet.
Staff is supportive of the subdivision and the two variances associated with the
request. The lots are indicated with setbacks typical of the R-2, Single-family
Zoning District; allowing a 25-foot front and rear yard setback and 5-foot side
yard setbacks. With the indicated lot widths, lot areas and the proposed
setbacks this allows for a building footprint on the smallest of the lots of 3,400
square feet which is a greater footprint than the existing homes in the area. The
development is proposed with an overall density of 6 units per acre which is not
out of character with single-family development in the City. Staff does not feel
the creation of the plat as proposed will significantly impact the area if developed
as proposed.
I. STAFF RECOMMENDATIONS:
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 Lots 2 – 20 to
develop with a reduced lot width and the variance to allow Lots 2 – 7 to develop
with a reduced lot area.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had failed to send the required notices and the item
February 14, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1606
5
needed to be deferred. There was no further discussion. The item was placed on the
consent agenda and deferred to the February 28, 2008 meeting.
A motion was made to approve the item as presented by staff on the consent agenda.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
February 14, 2008
ITEM NO.: 6 FILE NO.: S-1231-C
NAME: Chenal Commons Subdivision Site Plan Review
LOCATION: Located at 12801 Chenal Parkway
DEVELOPER:
Shantell Barnes
Commercial Property Manager
Inland Continental Property Management Corp.
2901 Butterfield Road
Oak Brook, IL 60523
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-523 to allow two (2) dumpster facilities located along
West Markham Street to not be screened.
A. PROPOSAL/REQUEST:
A Subdivision Site Plan Review for the development of Lot 9R Hillvale Addition
was approved by the Planning Commission on August 27, 1999. The approval
allowed the development of the site with approximately 70,000 square feet of
retail space and 284 parking spaces. Per the original site plan approval, a total
of four (4) trash containers with appropriate screening was approved. Currently,
one trash container is screened and is located on the west end of the property
adjacent to Chenal Parkway. A second, container screen previously existed on
the east side of the property, but was removed by management due to its
February 14, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1231-C
2
dilapidated condition. The owners are in the process of reconstruction of this
screening enclosure.
The developers are requesting the removal of the screening requirement for the
remaining two dumpster enclosure locations which are located on the rear of the
site (along West Markham Street). According to the applicant they do not appear
to be needed due to the height and length of the berm and the retaining wall that
runs along the rear of the property and along West Markham Street. The
applicant states the berm and retaining wall provide adequate screening at these
two locations and the trash containers in these two locations are not visible from
West Markham Street nor are they in public view.
B. EXISTING CONDITIONS:
The site is a developed commercial site containing a number of retail uses.
There are four dumpster locations on the site, only one of which as been
screened. The unscreened locations are located along Gamble Road and Atkins
Road. The dumpster locations along Gamble Road are located behind the
building. The location along Atkins Road is located within the parking lot area
along the end of the building.
Uses in the area include two automobile dealerships, a bank and commercial
uses along Chenal Parkway. The commercial uses include a strip center, Target
and Home Depot directly north of the site. South of the site is vacant O-3,
General Office District zoned property and a church located on R-2, Single-family
zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two informational phone calls from the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association. The
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and all
property owners located within 200 feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
February 14, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1231-C
3
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5, the West Markham Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Replace any dead or diseased landscaping located within the
parking lot and street buffer area.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was not present. Staff presented an overview of the proposed
request stating presently there were four dumpster locations on the site, three of
which were not screened. Staff stated the applicant had agreed to screen the
three dumpsters located along the eastern portion of the site, near Atkins Road.
Staff stated the request was to remove the screening requirement for the other
two single dumpsters located along the rear of the building and adjacent to West
Markham Street. Staff stated the applicant had indicated the dumpsters were not
visible from the street and this was their justification for the request and the
removal of the screening requirement. 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 changes to the site plan necessary as a result of the January 24,
2008, Subdivision Committee meeting. The applicant is seeking approval to not
screen two dumpster locations on the site. The two dumpsters are located along
the rear of the building visible from West Markham Street and Gamble Road.
According to the applicant, the grade of West Markham Street does not allow the
dumpsters to be viewed from the abutting roadways. The applicant has indicated
a screening fence will be placed around the three dumpsters located within the
February 14, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1231-C
4
parking lot on the east side of the building. Per Section 36-298(2) Dumpsters
and trash containment areas shall not be located within the front yard setback
area or street side or exterior side yard setback area. Dumpsters and trash
containment areas shall be screened as required by Section 36-523. Section
36-523(d) states dumpsters or trash containment areas shall be screened and
the screen shall exceed the height of the dumpster or trash containment area by
at least two (2) feet not to exceed eight (8) feet total height. This requirement
may be modified as to location within the buffer when a circumstance unique to a
site indicates that the screening will not serve its intended purpose and may, in
some fashion, be inappropriate.
Staff feels the dumpster facilities should be screened per the typical ordinance
standard. In staff’s opinion, the dumpster facilities are visible from West
Markham Street and from Gamble Road. To meet the intent of the ordinance for
the allowance to not screen a dumpster facility, the facilities are to not be visible
from the abutting roadways and should be screened with natural topography or
vegetation which is not the case here. Both containers are somewhat visible
from West Markham Street and highly visible from Gamble Road. In addition the
screening fence offers an additional element of containment of the trash within
the enclosure thus reducing litter in the area. Staff feels all dumpster locations
should be screened per typical minimum ordinance requirements.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had not provided staff with the notification of property
owners as required by the Commission’s By-laws and the item needed to be deferred.
There was no further discussion. The item was placed on the consent agenda and
deferred to the March 27, 2008 meeting.
A motion was made to approve the item as presented by staff on the consent agenda.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
February 14, 2008
ITEM NO.: 7 FILE NO.: Z-3371-U
NAME: The Village at Brodie Creek Revised Preliminary Plat, Zoning Site Plan
Review and Land Alteration Variance Request
LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430
DEVELOPER:
CGBRD 1 LLC
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72224
AREA: 81.6 acres NUMBER OF LOTS: 12 FT. NEW STREET: 300
CURRENT ZONING: C-2 – Shopping Center District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-300(e)(2) to allow the creation of lots less than five
acres.
2. A variance from Section 36-200(e)(2) to allow reduced lot widths for Lots 1, 2, 9, 10,
13 and 14.
3. A variance from the Land Alteration Ordinance to allow advanced grading of the
entire site (2 phases).
4. A variance from Section 36-300(e)(1) to allow a reduced building setbacks from
40-feet to 25-feet and 30-feet.
5. A variance from Section 36-522 to remove the buffer requirement along the northern
property line adjacent to Bowman Road.
6. A variance from the Land Alteration Ordinance to allow an increased slope on
selected cuts on the site.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
2
7. A variance from Article X Section 36-554 to allow signage in excess of the typically
allowed signage for a commercial development.
BACKGROUND:
A preliminary plat for the subdivision of 87.137 acres zoned C-2, Shopping Center
District was approved by the Planning Commission at their March 11, 2004, Public
Hearing. The applicant intended to subdivide the site into four (4) lots to be marketed
for C-2 commercial uses. The minimum lot size proposed was 225 feet by 225 feet or
1.162 acres for three lots which abutted Colonel Glenn Road with the bulk of the
property contained in proposed Lot 4. The three peripheral lots were under separate
ownership.
On April 22, 2004, the Little Rock Planning Commission approved a site plan review for
the development of this 81.6 acres as a shopping center and a preliminary plat to create
12 non-residential lots (previously approved Lot 4 of the I-430/Colonel Glenn
Subdivision). The project consisted of 484,849 square feet of department stores, retail
space and restaurant space. Parking was proposed at 2,546 parking spaces.
The developer proposed to subdivide the site into nine lots and three tracts with the
remaining property held by the developer. The approval allowed tenants to own
property in fee.
Bowman Road frontage would be improved to the minor arterial standard as required by
the Master Street Plan. Right-of-way dedicated on 36th Street was required, however, a
deferral of street improvements until some development occurred on the 36th Street
frontage was approved.
The Commission approved a variance from the Land Alteration Ordinance to allow the
grading of the site with the Phase I development.
That development never occurred.
On August 16, 2007, the Little Rock Planning Commission approved a Zoning Site Plan
Review to allow the development of 81.69 acres with a shopping center development.
The site plan indicated the placement of 387,065 square feet of retail shops, a
75,000 square foot hotel, 25,000 square feet of restaurant space for a total building area
of 487,065 square feet. Parking was proposed at 2,285 spaces.
Variances from various ordinance development standards were approved. Two
variances from the Land Alteration Ordinance were approved. One to allow advanced
grading of a portion of the site with the development of the first phase and second a
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
3
variance to allow an increased slope. The applicant sought variances from the
Subdivision Ordinance to allow the creation of lots without public street frontage. A
variance from the Zoning Ordinance to allow a reduced buffer along the northern
perimeter and the Interstate Frontage was approved. The request also included a
variance from the Zoning Ordinance to allow a reduced building setback for the internal
lots.
A. PROPOSAL/REQUEST:
The applicant is now proposing to amend the previously approved site plan,
preliminary plat and land alteration variance request. The site plan and
preliminary plat are somewhat similar to the previous approval with regard to lot
layout and potential building footprints. The revision is for the most part related
to the variance request from the Land Alteration Ordinance. The developer is
requesting to grade the entire site with the issuance of a building permit on two
buildings. The developer is proposing to not begin any construction or clearing
until construction is imminent for the retail building on Colonel Glenn Road and
one of the large lots on top of the hill. During the grading process buffers will
remain until additional interior lots are developed. A plan has been provided to
ensure visibility into the site is obscured during the grading process. A plan for
the removal of the temporary buffers and the final development of the lots has
also been provided.
B. EXISTING CONDITIONS:
The site is tree covered, abutting I-430 and Bowman Roads. There is a creek
located within the site with a portion of the site abutting West 36th Street. The
site slopes to the north from Colonel Glenn Road. There are a number of
non-residential uses in the area including an automobile dealership, a movie
theater, a nursing school and a strip office/showroom/warehouse development.
Further southwest of the site is a public school, Fair High School, located on
David O Dodd Road. North of the site are single-family homes located along
South Bowman Road and West 36th Street. The Church at Rock Creek is also
located to the north accessed from West 36th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The John Barrow Neighborhood Association, Southwest Little Rock
United for Progress and all property owners located within 200 feet of the site
were notified of the Public Hearing.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
4
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 36th Street 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 36th Street,
Bowman Road and Colonel Glenn Road including 5-foot sidewalk with the
planned development. An additional lane and improvements will be
required on Colonel Glenn Road from the off ramp to the driveway. Staff
recommends deferral of construction on 36th Street for 5 years or until
adjacent site development whichever occurs first.
3. Additional lanes are needed to be added in each direction of Colonel Glenn
Road. These improvements are located off site which the developer is not
typically required to install. In the previous application agreements were
made to make off site street improvements such as increasing road lanes.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. From previous meetings construction of all the
buildings was not being proposed. City code (Section 29-186(b)) states no
land alteration shall be permitted until all necessary City approval of all
plans and permits, except building permit, have been issued and
construction is imminent. Imminent construction is defined as the
installation of a foundation or erection of a structure without unreasonable
delay following land alteration activities. City code (Section 29-187(e))
states variances may be granted, to the extent that the change will not be
contrary to the purposes set forth in Section 29-168: (1) to clear and grade a
multi-lot or multiphase development where construction is not imminent on
all phases of the development.
7. Provide a Sketch Grading and Drainage Plan as required per Section
29-186(e). Provide all wall heights and slopes. Provide undisturbed buffers
to remain.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
5
8. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces
or 2-15 foot vertical terraces) is permitted however additional development
areas may be constructed a minimum of 150 feet in width at a slope no
more than 8%. The maximum of 30 feet of fill or excavation may again be
utilized.
9. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
10. Bowman Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
11. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
12. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
13. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
14. 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.
15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
16. Installation of storm water detention facilities is required. These detention
facilities should be operable at the conclusion of grading. Easements for
proposed storm water detention facilities are required.
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.
18. The proposed streets should be constructed to commercial street standards
with sidewalks on both sides as required by the Master Street Plan.
19. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
20. If conditions have changed from previous applications such as building
square footage and uses, submit a Traffic Impact Study for the proposed
project. Contact Bill Henry, Traffic Engineering, at 379-1816 for specifics of
the traffic study. The previous study showed a Level of Service of E and F
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
6
and traffic would lock up at peek times. In particularly, a recommendation
was made to improve the I-430 interchange to maintain a reasonable Level
of Service and prevent long traffic delays.
21. The south driveway on the east side of proposed public street should be
removed.
22. Provide phase lines as shown in notes.
23. The driveway from Lot 8 onto Brodie Creek Cove must be located at least
250 feet from the right-of-way line of Brodie Creek Boulevard.
24. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Per City code driveways
accessing commercial streets are to be located 125 feet from property lines.
Lots 7 and 8 and Lots 3 and 4 must share driveway accesses centered on
the property line. The width of driveway must not exceed 36 feet.
25. It is unknown at this time if additional variances are needed for issuance of
a grading permit.
26. Provide a schedule of grading, street construction, boundary street
improvements, and building construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Installation of public water
mains and private fire facilities will be required to serve this property. Contact
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. A Capital Investment Charge based
on the size of the meter connection(s) will apply to 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.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
7
Fire Department: Install and 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 CATA Bus Route.
Parks and Recreation: There are proposed trails located within and to the north
of the proposed development area.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape ordinance requires a thirty foot wide (30) undisturbed green
belt along the Interstate 430. This area is to remain completely undisturbed.
3. The zoning street buffer ordinance requires an average fifty-foot wide (50)
landscape area along both Interstate 430 and along Bowman Road.
4. The zoning land use buffer requires a fifty-foot wide (50) land use buffer along
the northern perimeter of the site next to the residentially zoned properties.
Seventy percent (70%) of these buffers are to remain undisturbed.
5. The site plan reflects residentially zoned properties along the northern
perimeter of the site. It is recommended the area be screened visually with
vegetation; however, if the proposed vegetation does not meet this visual
requirement then a six (6) foot high opaque screen, either a wooden fence
with its face side directed outward will be required.
6. This site is being reviewed as one project; therefore, an overall landscape
plan for the sites entirety will need to be submitted and approved prior to the
issuance of a building permit. Any changes to the approved plan must be
coordinated with the zoning department. Final landscaping requirements will
ultimately fall upon the developer prior to the issuance of a certificate of
occupancy.
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.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
8
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were a number of issues
associated with the request remaining outstanding. Staff questioned the areas of
improvements for the first phase of construction, requested the areas proposed
for buffers, the plans for maintaining, the plans for removal of the temporary
buffers and the areas of permanent buffers including the widths of the permanent
buffers. Staff also questioned the maximum building height, the screening of
mechanical equipment and the signage plan. Staff stated the dumpsters located
adjacent to roadways would require screening and requested the applicant
provide details of the proposed screening mechanism.
Public Works comments were addressed. Staff stated the site plan indicated a
variance to allow advanced grading including an area to the south of the site.
Staff requested the developer provide a sketch grading and drainage plan. Staff
also stated the abutting streets would require dedication and construction to
Master Street Plan standards. Staff requested the applicant provide a letter
verifying sight distance at the intersections. Staff stated if conditions had
changed from the previous applications such as building square footage and
uses a traffic impact study for the proposed project was required.
Staff questioned if the previous commitments would continue to apply with regard
to off site improvements. Mr. Daters stated a traffic light would be installed at
Bowman Road and Brodie Creek Blvd, an additional lane would be added along
Colonel Glenn from the Southbound exit ramp of I-430 to Brodie Creek Blvd and
a financial contribution of $100,000 would be provided to be used for a traffic
signal at Brodie Creek Blvd and Colonel Glenn Road or to toward access ramps
to or from I-430 or other called for improvements that were required by
ordinance.
Landscaping comments were addressed. Staff stated the indicated street buffers
did not appear to comply with the typical minimum ordinance requirements. Staff
stated a small amount of building landscaping would be required at the time of
development. Staff stated the buffers and screening along the western perimeter
did not comply with typical minimum ordinance standards where the site abutted
single-family zoned or used property. Staff requested Mr. Daters provide a site
plan with the buffers highlighted.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
9
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 most of the issues
raised at the January 24, 2008, Subdivision Committee meeting. The applicant
has indicated the dimensions of all building setbacks, provided the maximum
building height in the general notes section of the site plan and dimensioned the
landscape buffer along the northern property line and the Interstate frontage.
The applicant is requesting reduced setbacks for all interior lots from the front
and side yard setbacks requirement. The development will be developed with a
unified development plan and staff does not feel the reduced setbacks will have a
negative impact on the adjoining lots.
The site plan indicates a maximum building height of 45-feet. The property is
presently zoned C-2, Shopping Center District which typically allows a maximum
building height of 45-feet. The applicant has indicated tower elements not to
exceed 60-feet. The Zoning Ordinance allows steeples, chimneys or similar
ornamental structures to be constructed provided the structure does not exceed
twice the height permitted in the classification. The indicated structures are
within the allowable height for C-2, Shopping Center District zoning.
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 will be faced with stone or brick and conform to the general
architectural theme of the center.
The applicant has indicated the street buffer along Bowman Road and Colonel
Glenn Road to meet the minimum ordinance requirement. The applicant has
also indicated landscape islands will be included within the development to
soften the impact of the on site paved area complying with the Zoning and
Landscape Ordinances.
The applicant is requesting a reduced land use buffer along the northwestern
property line. The site plan indicates the placement of a 40-foot temporary
buffer. The plan indicates the width of the buffer can be achieved but the
requirement of 70 percent undisturbed cannot be achieved. The area abuts an
adjoining parcel which is bordered by a creek on the northern property line and is
not likely to be developed as a residential use. This area will more than likely
become a commercial use or be maintained as open space due to the
topography and access to the parcel. Staff recommends the 40-foot area be
retained and the area replanted upon completion of the grading. A 30-foot
landscape strip has been indicated along the Interstate frontage along the
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
10
southern portion of the site. The landscape strip will be as typically required by
the zoning buffer ordinance (Section 36-522(3)).
Parking for the development will comply with typical parking required for the
activity of the future development of the lots. The site plan indicates Office/Retail
shops with a total of 262,600 square feet, a hotel with 75,000 square feet and
restaurant space of 15,300 square feet. A total of 1,244 parking spaces have
been indicated. Lot 14 is proposed with 20,457 square feet of retail space and
5,500 square feet of restaurant space. A total of 234 parking spaces has been
indicated on Lot 14. The indicated parking is more than adequate to meet the
typical minimum ordinance standards. Office buildings have been indicated on
Lots 6, 7 and 8. The buildings range in size from 75,000 square feet to
112,600 square feet. Restaurants are propose for Lots 1 and 5. A hotel is
proposed for Lot 4. The site plan indicates adequate parking to serve the
proposed uses.
The applicant has indicated signage will comply with signage as typically allowed
in commercial zones and wall signage is proposed as allowed in commercial
zones per the Zoning Ordinance for percentage coverage. In addition the
applicant has indicated façade signage, over-door transom signage and blade
signage. The total sign area and lettering height is based on the tenant space
leased by the retailer but less than typically allowed per the zoning ordinance for
wall signage in commercial zones. Signage will be placed on the front of the
buildings and on the side or rear of the buildings where the building has street
frontage or is visible from a nearby street.
The applicant has indicated three development signs. One development sign
has been requested along I-430 and is proposed as forty feet in height and a sign
area of three hundred square feet. The ordinance typically allows a sign thirty-six
feet in height and one hundred sixty square feet in area. Staff is supportive of
the increased signage area at this location. Staff recommends the sign height be
measured from grade on the applicant’s site and not from the centerline of the
adjoining interstate. The remainder of the development signs are proposed as a
maximum of thirty-six feet in height and one hundred sixty square feet in area.
The proposed signage is consistent with signage allowed in commercial zones.
The applicant has indicated signage for each of the proposed lots consistent with
signage allowed per commercial zones. The site plan also indicates the
placement of building signage along the interior drive and along the street sides.
The applicant is requesting approval of the creation of a fifteen-lot plat in
conjunction with the site plan review. Property zoned C-2, Shopping Center
District typically requires a minimum lot size of five acres, except in those
instances where a subdivision site plan and plat proposing peripheral lots and
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
11
multiple ownership is approved by the Commission. The ordinance further states
there shall be not less than three hundred feet of district frontage on at least one
abutting street, whether for single or multiple building/lot development. Proposed
Lots 1, 2, 9, 10, 13 and 14 do not appear to meet the minimum lot width criteria.
The lots have public street access. Staff does not feel the development of the
lots as proposed will have any adverse impact on adjoining properties. Staff is
supportive of the variance request.
The applicant has indicated street improvements will be constructed to Bowman
Road and Colonel Glenn Road. The applicant is requesting a deferral of street
improvements to West 36th Street until adjacent development. Staff is supportive
of a five-year deferral of the street improvements to West 36th Street or until
adjacent development. The developer has indicated previous commitments for
street improvements will be a part of the current application request. The
improvements include (1) Traffic light at Bowman Road and Brodie Creek Blvd
and related necessary improvements to the intersection of the new road to satisfy
the traffic requirements of Brodie Creek Blvd intersecting with Bowman Road.
(2) Additional lane along Colonel Glenn from Southbound exit ramp of I-430 at
Colonel Glenn to Brodie Creek Blvd intersection at Colonel Glenn and Brodie
Creek Blvd. and (3) Financial contribution of up to $100,000 to go toward first, a
traffic light at Colonel Glenn Road and Brodie Creek Blvd, and then any or all
widening of Colonel Glenn, access ramps to or from I-430 or other called for
improvements that are required by ordinance.
The applicant is requesting a variance from the Land Alteration Ordinance to
allow advanced grading of the site. The applicant is requesting to grade the
entire site with the development of Phase I of the building construction and the
issuance of two building permits for this 80+ acre tract. The applicant has
indicated to balance the site, the advance grading is necessary to eliminate
hauling of material from the site during construction of the first phase and then
bringing the material back during subsequent phases. The applicant has
provided a plan which indicates the retention of temporary undisturbed buffers
around the perimeter of the site during the grading process. All areas of the site
will be screened from the abutting roadways during the grading process and
upon completion of the grading, the buffers will remain until the lot which contains
the buffer is developed. Staff recommends the developer catch all water located
on the east side of Bowman Road and channel the water to the creek located
along the northern property line to eliminate any potential for silting of a nearby
drainage way located on the west side of Bowman Road near the northwest
corner of this site.
The applicant has indicated the development will have 24-hour access seven
days per week. Staff is supportive of this request. The development will be a
mixed use commercial development with restaurants. The site abuts commercial
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
12
uses to the south and non-residential uses to the west. Staff does not feel the
development with the proposed hours will have a negative impact on adjoining
properties.
The applicant has provided preliminary building elevations and construction
materials. Staff continues to have concerns with the massing of the buildings
and the view of the rears of the structures when viewed from the adjoining
roadways. Staff recommends the buildings be constructed as 360-degree
buildings with the rears being treated with architectural elements to break the
massing and give the appearance of a false front. Staff recommends the
applicant work with staff at the time of building permit to ensure the development
is constructed with visual interest and limiting the massing. The dumpster
screening has not been addressed. Staff recommends the dumpster facilities
located adjacent to the roadways be screened to ensure their appearance from
the abutting roadways is not obtrusive.
Staff is supportive of the proposed site plan and proposed lot configuration. Staff
feels the applicant has done a good job in meeting most of the minimum
requirements with regard to a Zoning Site Plan Review for the proposed site with
regard to landscaping, access and circulation, signage, maximum building height
and parking. Staff is also supportive of the variance request from the Land
Alteration Ordinance to allow the grading as proposed by the applicant. Staff
feels the indicated buffers are adequate to screen the site from the adjoining
roadways until the final development of the lots occurs. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the development of the site as proposed should not significantly
impact the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report.
Staff recommends the developer catch all water located on the east side of
Bowman Road and channel the water to the creek located along the northern
property line to eliminate any potential for silting of a nearby drainage way
located on the west side of Bowman Road near the northwest corner of this site.
Staff recommends approval of the variance request from Section 36-300(e)(2) to
allow the creation of lots less than five acres.
Staff recommends approval of the variance from Section 36-200(e)(2) to allow
reduced lot widths for Lots 1, 2, 9, 10, 13 and 14.
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
13
Staff recommends approval of the variance from the Land Alteration Ordinance
to allow advanced grading of the entire site with the issuance of two building
permits on the site.
Staff recommends approval of the variance from Section 36-300(e)(1) to allow a
reduced building setback from 40-feet to 25-feet and 30-feet.
Staff recommends approval of the variance from Section 36-522 to remove the
buffer requirement along the northern property line adjacent to Bowman Road
maintaining a 40-foot buffer width and replanting the undisturbed buffer area.
Staff recommends approval of the variance from the Land Alteration Ordinance
to allow an increased slope on selected cuts on the site.
Staff recommends approval of the variance from Article X Section 36-554 to
allow signage in excess of the typically allowed signage for a commercial
development.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested subject to
compliance with the comments and conditions as outlined in paragraphs D, E, F and H
of the agenda staff report. Staff presented a recommendation the developer catch all
water located on the east side of Bowman Road and channel the water to the creek
located along the northern property line to eliminate any potential for silting of a nearby
drainage way located on the west side of Bowman Road near the northwest corner of
this site. Staff also presented a recommendation of approval of the variance request
from Section 36-300(e)(2) to allow the creation of lots less than five acres, the variance
from Section 36-200(e)(2) to allow reduced lot widths for Lots 1, 2, 9, 10, 13 and 14, the
variance request from the Land Alteration Ordinance to allow advanced grading of the
entire site with the issuance of two building permits on the site, the variance from
Section 36-300(e)(1) to allow a reduced building setback from 40-feet to 25-feet and
30-feet, the variance from Section 36-522 to remove the buffer requirement along the
northern property line adjacent to Bowman Road maintaining the 40-foot buffer width
and replanting the undisturbed buffer area, the variance from the Land Alteration
Ordinance to allow an increased slope on selected cuts on the site and the variance to
allow a 40 foot retaining wall that extends approximately 250 feet on the east side of the
property. Staff presented a recommendation of approval of the variance from Article X
Section 36-554 to allow signage in excess of the typically allowed signage for a
commercial development. Staff also presented a recommendation the south driveway
on Lot 8 onto Brodie Creek Cove be located at least 250 feet from the right-of-way of
Brodie Creek Boulevard as required by code and a recommendation Lots 7 and 8 and
Lots 3 and 4 shared driveways on the property line aligned across from each other and
not have separate driveways for each lot as shown on revised plan. Staff presented a
February 14, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3371-U
14
recommendation the buildings be constructed as 360 degree buildings with the rear of
the buildings being treated with architectural elements to break the massing and give
the appearance of false fronts and the applicant work with staff at the time of building
permit review to ensure the building were constructed with visual interest and limits on
the massing of the rear walls abutting roadways. Staff also presented a
recommendation the dumpsters be screened from abutting roadways to ensure their
appearance is not obtrusive.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes, 3 absent and 1 abstention (Commissioner Adcock).
February 14, 2008
ITEM NO.: 8 FILE NO.: Z-4336-FF
NAME: Children’s Hospital Zoning Site Plan Review
LOCATION: Located West of Marshall Street, South of 11th Street
DEVELOPER:
Arkansas Children’s Hospital
Attn: Mr. Scott Gordon, COO
800 Marshall Street
Little Rock, AR 72202
ENGINEER:
Cromwell Architects and Engineers
Attn: Kent Taylor
101 South Spring Street
Little Rock, AR 72201
AREA: 8.26 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional District
PLANNING DISTRICT: 8 –Central City
CENSUS TRACT: 10
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Zoning Ordinance to allow a reduced building setback along
Marshall Street (Section 36-280(e)).
A. PROPOSAL/REQUEST:
The request is for a site plan review of this O-2, Office and Institutional zoned
property located on Marshall Street on the Campus of Arkansas Children’s
Hospital. The proposed development consists of the following three
components:
1. A single story addition to the Main Energy Building. The proposed addition
will be approximately 6,200 square feet and approximately 40 feet tall. This
February 14, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4336-FF
2
addition is planned to incorporate new generators to provide emergency
backup power for critical services on the campus.
2. A new service drive. The new service drive is proposed to come from
Marshall Street and go west for approximately 30 feet to the new addition to
provide access to the new generators and equipment.
3. A new above ground fuel storage tank. A new above ground fuel storage
tank is proposed to provide a substantial fuel source for the new generator so
they can provide prolonged emergency backup power. The new tank will be
located directly adjacent to the three existing fuel tanks.
The request includes a variance from the building setback per City of Little Rock
requirements. A setback variance along Marshall Street directly in front of the
new building is requested. The building will be set approximately 17 feet from
the existing property line on Marshall Street.
B. EXISTING CONDITIONS:
The site is located within the Arkansas Children’s Campus on the west side of
Marshall Street just north of the new Nutritional Building. West of the site is the
Little Rock Housing Authority multi-rise residential tower. East of the site are
office uses for Arkansas Children’s Hospital and a number of parking lots owned
by the Hospital. Marshall Street is open as is West 10th Street. A number of the
remaining streets within the Campus have been closed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Central High Neighborhood Association, the Capitol Hill
Neighborhood Association, the Downtown Neighborhood Association and all
property owners located within 200 feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. All driveways shall be concrete aprons per City Ordinance and comply with
Public Works commercial driveway detail.
February 14, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4336-FF
3
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. This construction appears to
conflict with existing water facilities in the area. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work would
be done at the expense of the developer. Contact Central Arkansas Water if
larger and/or additional water meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Routes #3 and #11, the Baptist
Medical Center Route and the M.L. King, Jr. Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street trees are encouraged along Marshall Street.
February 14, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4336-FF
4
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were few outstanding issues
associated with the request. Staff stated a variance to allow a reduced building
setback was being requested.
Public Works comments were addressed. Staff stated all driveways were to be
concrete aprons per City ordinance and comply with Public Works commercial
driveway details. Staff stated all work in the right of way would require approval
prior to the start of work.
Landscaping comments were addressed. Staff stated street trees were
encouraged along Marshall Street.
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
directly. 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 January 24, 2008, Subdivision Committee
meeting in need of addressing. The request is for a zoning site plan review of
this O-2, Office and Institutional zoned property located on Marshall Street. The
request is to allow a single story addition to the Main Energy Building. The
proposed addition will be approximately 6,200 square feet and approximately
40 feet tall. This addition is planned to incorporate new generators to provide
emergency backup power for critical services on the campus. A new service
drive is proposed from Marshall Street extending west for approximately 30 feet
to the new addition to provide access to the new generators and equipment. In
addition a new above ground fuel storage tank will be added. The new above
ground fuel storage tank is proposed to provide a substantial fuel source for the
new generator so they can provide prolonged emergency backup power. The
new tank will be located directly adjacent to the three existing fuel tanks.
A variance from the building setback per Section 36-280(e) City of Little Rock
code is being requested. The setback variance along Marshall Street directly in
front of the new building is approximately 17 feet from the existing property line
on Marshall Street. The ordinance typically requires a minimum building setback
of 25-feet from the property line. Staff is supportive of the variance as proposed.
The applicant has indicated along Marshall Street there are currently planting
beds, small shrubs and crape myrtles. In this area there are multiple buried
utilities and overhead power lines. Due to these utilities, street trees will not be
installed in this area.
February 14, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4336-FF
5
Staff is supportive of the request. Staff does not feel the addition to the existing
energy building will significantly impact the development or the area. The
building is located internal to the Arkansas Children’s Hospital Campus and will
have little to no impact on the adjoining buildings and parking areas.
I. STAFF RECOMMENDATIONS:
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 a reduced building
setback along Marshall Street.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation of approval of the
variance request to allow a reduced building setback along Marshall Street.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 9 FILE NO.: LU08-04-01
Name: Land Use Plan Amendment - Heights-Hillcrest Planning District
Location: 1723 North Pierce Street
Request: Low Density Residential to Suburban Office
Source: Ellen Yeary, Yeary Lindsey Architects
PROPOSAL / REQUEST:
The applicant has requested this item be withdrawn from consideration. Staff supports this
request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The item was placed on consent agenda for withdrawal. By a vote of 8 for and 3 against the
consent agenda was approved.
February 14, 2008
ITEM NO.: 9.1 FILE NO.: Z-3077-A
NAME: Mountain Park Addition Short-form POD
LOCATION: Located at 1723 North Pierce Street
DEVELOPER:
Yeary Lindsey Architects
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 0.31 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family, Non-conforming Church/Lodge
PROPOSED ZONING: POD
PROPOSED USE: General and Professional Office uses
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated February 4, 2008, requesting withdrawal of this
item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a letter dated February 4, 2008,
requesting withdrawal of this item without prejudice. Staff stated they were supportive
of the withdrawal request.
February 14, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-3077-A
2
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 10 FILE NO.: Z-6808-A
NAME: Robertson Properties, LLC Revised Short-form POD
LOCATION: Located at 14109 Taylor Loop Road
DEVELOPER:
Al Robertson
14109 Taylor Loop Road
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
ARCHITECT:
Terry Burruss
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 0.933 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office – Publishing Company
PROPOSED ZONING: Revised POD
PROPOSED USE: Office – Publishing Company, Small building expansion
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,239 adopted by the Little Rock Board of Directors on March 21, 2000,
established Robertson Properties, LLC Short-form POD. The approval allowed the
conversion of the single-family home into an office use and allowed a small addition to
the rear of the building and the addition of parking in the rear yard area.
February 14, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6808-A
2
A. PROPOSAL/REQUEST:
The developer is now proposing a revision to the previously approved Planned
Office Development to allow Publishing Concepts, Inc, a company that produces
quarterly and annual reports, specialty newsletters, etc. for various associations
and corporations to expand. At this location, the company prepares the layout
for the print jobs. The printing is done off site. The proposal is to allow an
approximate 1,750 square foot addition of office space to the rear of the
structure. Additional parking is also proposed within the rear yard area
connecting to the existing parking area. The site currently houses 15 staff
persons and with the expansion the company will be increase employment to
18 persons.
B. EXISTING CONDITIONS:
The site contains an office development in a converted single-family structure. A
single drive accesses the rear parking area. There is a screening fence located
along the northern and southern perimeters of the site. North and south of the
site are a mixture of single-family homes and quiet office uses. East of the site is
the Secluded Hills single-family subdivision. Across Taylor Loop Road are a
veterinary clinic and a large retail center formerly a grocery store and most
recently a furniture store. There is a property zoned PCD which is approved as a
beauty salon and residence located to the southwest of the site. Further west is
the Westchester Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Westchester Property Owners Association, the Westbury Property
Owners Association, the Secluded Hills Property Owners Association, all
property owners located within 200 feet of the site and all residents, who could
be identified, located within 300-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
February 14, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6808-A
3
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. If a larger and/or additional meter is
needed, a Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. Additional
fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #25, the Highway 10 Express
Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Transition for this property. The applicant
has requested to revise a previously approved Planned Office Development to
allow a 1,750 square foot addition to the rear of the structure to be used as office
space and additional parking also located in the rear yard area.
The request does not require a change to the Land Use Plan.
Master Street Plan: Taylor Loop is shown as 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 Taylor
Loop since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I bike route is shown on Taylor Loop Road. A Class I
bikeway is built separate from or alongside a road. Additional paving and right of
way may be required.
February 14, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6808-A
4
Neighborhood Action Plan: This area is covered by the River Mountain
Neighborhood Action Plan. The River Mountain Plan does not address this
issue.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a nine foot wide (9’) land use buffer
along both the northern and southern property line. Seventy percent (70%) of
these buffers are to remain undisturbed.
3. The zoning buffer ordinance requires a twenty-three foot wide (23’) land use
buffer along the eastern property line. Seventy percent (70%) of the buffer is
to remain undisturbed.
4. The zoning street buffer requires an average twenty-three foot wide (23’)
street buffer and in no case less than half or eleven and one-half (11.5) feet.
5. The property to the north, south, and east 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 along the northern,
southern, and eastern perimeters of the site.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on tree covered sites. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Terry Burruss was present representing the applicant. Staff stated the
request was to allow an addition to an existing office building presently zoned
POD. Staff requested the applicant provide the building setbacks, the areas
proposed for landscaping and details of the proposed fencing. Staff questioned
the location of the condensing units noting there was residentially used property
to the north, south and west.
Public Works noted any broken curb, gutter or sidewalk that was damaged in the
right of way would require replacement prior to occupancy.
Landscaping comments were addressed. Staff stated the zoning buffer
ordinance required a nine foot minimum landscape strip along the northern and
southern property lines. Staff stated a 23-foot wide landscape strip was required
February 14, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6808-A
5
along the eastern perimeter. Staff stated screening would be required along the
northern, eastern and southern perimeters as well.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the January 24, 2008, Subdivision Committee meeting. The
applicant has provided the building setbacks, the areas proposed for landscaping
and details of the proposed fencing. A note concerning the condensing units has
been provided on the site plan locating the units away from the residentially used
property to the north, south and west.
The developer is now proposing a revision to the previously approved Planned
Office Development to allow Publishing Concepts, Inc, a company that produces
quarterly and annual reports, specialty newsletters, etc. for various associates
and corporations to expand. At this location, the company prepares the layout
for the print jobs and the actual printing takes place off site. The request will
allow a 1,750 square foot addition of office space to the rear of the structure.
Additional parking is also proposed within the rear yard area connecting with the
existing parking area and expanding eastward.
The hours of operation for the site will not change. The hours are typical office
hours or from 8:00 am to 6:00 pm. There are presently 15 staff persons and with
the expansion the company will increase employment to 18 persons. There will
not be a dumpster located on the site.
The existing building contains a total of 3,007 square feet and the development is
proposed with the addition of 1,743 square feet for a total of 4,820 square feet.
The site is proposed with a total of 23 parking spaces. Based on the typical
minimum parking requirements, 12 parking spaces would be required. The
indicated parking is more than adequate to meet the typical parking demand for
an office development.
There is no new signage proposed. The existing ground mounted sign is located
within the front yard area along Taylor Loop Road and there is a small wall sign
located on the front face of the building.
Staff is supportive of the request. The site plan has indicated landscaping
consistent with typical ordinance standards of the Landscape and Buffer
ordinances. The site plan also indicates screening which should adequately
protect the adjoining residential uses. To staff’s knowledge there are no
outstanding issues associated with the request. Staff feels this small office
expansion should not significantly impact the area.
I. STAFF RECOMMENDATIONS:
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.
February 14, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6808-A
6
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 11 FILE NO.: Z-6204-B
NAME: Reality of the Gospel World Outreach Revised Short-form POD and
Easement Abandonment
LOCATION: Located at 9101 Lew Drive
DEVELOPER:
The Reality of Gospel Ministries
P.O. Box 164091
Little Rock, AR 72216
ENGINEER:
BT Engineers
1501 Market Street
Little Rock, AR 72211
AREA: 0.59 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: POD
PROPOSED USE: Church Ministries Headquarters and Administrative Offices
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of the site from its present R-2, Single-family
to Planned Office Development to allow the existing building to be used as a
ministry headquarters where the applicant will house his executive offices and a
small studio/chapel for prayer and worship services. The site will be used for
prayer and/or spiritual counseling. Worship services will be held at a minimum
once per month. The applicant will also produce programs in house and for
television and duplicating of pre-recorded CDs, DVDs, Books, etc. is also
proposed.
With the request the developer is proposing the abandonment of an east/west
easement. The developer has provided concurrence from the five utility
February 14, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6204-B
2
companies and all have indicated there is not a need to maintain this area as an
easement.
B. EXISTING CONDITIONS:
The site contains an existing non-residential building which was most recently
used as a church. Parking is located in the front of the building and is a graveled
parking area with grass growing through the graveled area. To the east of the
site is a manufactured home park with access from Baseline Road. To the south
are two story apartment buildings appearing to be four-plex units. West of the
site is an industrial use, a janitorial supply company. Northwest, along Baseline
Road, is a NAPA Auto Parts Store. Immediately north of the site is a meeting
facility for the Arkansas Association for the Deaf and a small church.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. Southwest Little Rock United for Progress, all property owners located
within 200 feet of the site and all residents, who could be identified, located within
300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: Approved as submitted.
Central Arkansas Water: Central Arkansas Water has no existing or planned
facilities located within this easement and has no objection to abandonment of
easement rights in the area described. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required. If a larger and/or additional meter
is needed, a Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges.
February 14, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6204-B
3
Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Public Institutional for this property. The
applicant has applied for a POD and Easement Abandonment to allow uses to
include a ministry headquarters with executive offices, small studio/chapel for
prayer and worship services and the duplicating of prerecorded CD’s DVD’s,
Books and use the site for prayer and/or spiritual counseling.
The request does not require a change to the Land Use Plan.
Master Street Plan: Lew Drive 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. 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 in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Upper Baseline
Neighborhood Action Plan. The Human Services Goal states: “Develop facilities
to address the social service needs of the area, which include recreational,
cultural, and employment opportunities.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Parking (existing and new) is not shown on the plan. Landscaping will be
required in conjunction with any/all new development of the building or the
addition of any new parking.
February 14, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6204-B
4
3. Residentially zoned properties are located along the southern and eastern
property lines. Therefore, the zoning buffer ordinance will apply on these two
sides of the property. A land use buffer of a minimum of six percent of the
average width will be required along these two perimeters.
4. Screening will be required along the southern and eastern perimeters. A six
(6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the southern
and eastern perimeters of the site.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was not present. Staff presented an overview of the proposed
development stating there were a number of outstanding technical issues
associated with the request in need of addressing. Staff stated they would
contact the applicant to discuss options for moving the item forward. Staff stated
they would provide the applicant with contact information for Southwest Little
Rock United for Progress and suggest the applicant attend the next meeting to
address concerns related to the potential use of the property. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues and concerns raised by staff at the January 24, 2008, Subdivision
Committee meeting. A revised site plan indicating the parking layout has been
provided but does not indicate landscaping as typically required per the
Landscape and Buffer Ordinances. The ordinance would typically require the
placement of a landscape strip of 11.1 feet along the southern perimeter and
9 feet along the eastern perimeter. In addition, a street buffer of not less than
9 feet is required along Lew Drive. Based on a site plan which will meet the
typical landscape and buffer requirements 31, parking spaces can be provided.
Thirty-one parking spaces will be available on the site. The proposed use of the
building is a ministry headquarters office with an occasional church service. The
seating capacity of the sanctuary will be 40 persons. Based on the typical
parking required for a church, a total of 10 parking spaces would typically be
required. The office uses would typically require six parking spaces. The
parking as indicated is more than adequate to serve the proposed use.
The site plan does not indicate the placement of signage. Staff recommends
signage be limited to signage typically allowed in office zones or a maximum of
six feet in height and sixty-four square feet in area. In addition staff recommends
building signage be limited to signage typically allowed in office zones or a
maximum of ten percent of the street side façade area.
February 14, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6204-B
5
Screening has not been indicated on the site plan. The property to the east and
south is zoned and used residentially. Typically, a year around screening would
be required along these perimeters. Staff recommends, if approved, the
applicant install the proper screening mechanism along these two perimeters to
protect the adjoining residential use.
The applicant has indicated there will not be a dumpster located on the site. A
storage building is proposed adjacent to the southern portion of the building. The
building is proposed as a 10-foot by 20-foot building. The building will be used to
store equipment, tables and chairs and archives.
The ministry currently has three employees and is anticipated to grow to five
employees within the next five years. The office hours of operation are from
8:00 am to 5:00 pm Monday through Friday. The site will also host prayer events
and educational seminars which will occasionally be held on weekends and after
hours. These events will end by 10:00 pm.
The site contains an existing graveled parking lot which as been overgrown with
weeds. The applicant is seeking a four to five year deferral of the required hard
surfacing of the parking lot. Staff is supportive of the allowance of a three-year
deferral of the hard surface parking area.
Staff is supportive of the proposed use. The site has historically been used as a
non-residential use. The use is to allow a ministry headquarters office to locate
in the existing building. There are limited exterior modifications proposed with
the primary upgrades completed to the interior of the structure. To staff’s
knowledge there are no outstanding technical issues associated with the request.
Staff feels the use of the site as a ministry headquarters should not significantly
impact the area.
I. STAFF RECOMMENDATIONS:
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 a three year deferral of the hard surfacing of the
parking lot.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of a three year
deferral of the hard surfacing of the parking lot. Staff also presented a
February 14, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6204-B
6
recommendation of approval of the applicant’s request for abandonment of an east/west
easement located on the site.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 12 FILE NO.: Z-8152-A
NAME: Storthz Short-form POD
LOCATION: Located at 424 North University Avenue
DEVELOPER:
LPS Properties, LLC
Sam Storthz III, Managing Partner
810 North University Avenue
Little Rock, AR 72205
ENGINEER:
Edward Smith – White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.96 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General and Professional Office Uses
PROPOSED ZONING: PCD
PROPOSED USE: O-3 uses and selected C-3 uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
On March 1, 2007, the Little Rock Planning Commission withdrew a request to
rezone the site from O-3, General Office District to PCD at the request of the
applicant. The applicant’s proposal was the same proposal as currently being
considered by the Commission.
The building located at 424 N. University was originally constructed in 1970 as a
masonry construction and contains approximately 11,968 square feet of rental
area. The property is currently zoned O-3, General Office District which allows
for general office type uses as allowable uses on the site. In addition, the site is
allowed a maximum of ten percent of the gross floor area as a listed accessory
use as indicated in the O-3, General Office District zoning classification. The
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
2
applicant is proposing a rezoning of the site to PCD to expand the allowable uses
for the site. The site is proposed as a mixed use development and is proposed
to contain the following uses either as a single user or a mixture of uses:
A. Keeping the existing permitted uses under the “0-3” General Office District
Zoning.
B. Keeping the following existing permitted uses under the “0-3” General Office
District Accessory Uses Zoning except delete the “shall not exceed ten (10)
percent of the total floor area on the site” provision. - Antique shop, Barber
and beauty shop, Book and stationary shop, Camera shop, Candy store,
Clothing store, (including clothing accessories), Custom sewing or millinery,
Drugstore or pharmacy, Eating place, (Pick-up Only), Florist shop, Health
studio or spa, Hobby shop, Jewelry store, Key shop, Laundry pickup station,
Tailor shop.
C. Add the following permitted uses in the “C-3” General Commercial District:
Appliance sales and repairs, Audio sales and service, Auto parts and
accessories, Bakery or confectionery shop, Beauty supply store, Bicycle shop,
Beverage shop, (coffee, tea, fruit or health drinks), Card shop, Carpet and
flooring store, Catering, commercial, Clock or watch repair, Cosmetic store,
Computer sales and repair, Dollar and variety store, Fabric store, Food store,
Frame shop, Furniture store and/or rentals and/or repairs, Garden and supply
shop (indoor only), Gift shop, Handicraft, ceramic, sculpture or similar artwork
store, studio or gallery, Hardware store, Houseware and kitchen store, Interior
decorating shop, Job printing, Lithographer, printing or blue printing, Kitchen
remodeling store, Linen shop, Luggage store, Medical appliance fittings and
sales, Mail services store, Massage therapist, Music store, Office equipment
sales and service, Office supply store, Optical shop, Paint and wallpaper store,
School supplies, Second hand shop (resale of used goods such as used
furniture, clothes, books, etc, ), Shoe repair, Sporting goods store, Swimming
pool sales and supplies, Telephone and accessory sales and repair, Television
sales and repairs, Toy store, Upholstery shop, Video, DVD, CD’s sales and
rentals, Vitamins and health food store.
B. EXISTING CONDITIONS:
The site contains an office building and associated parking currently being used
as a medical office. To the north of the site is a private school and to the south of
the site is a residential tower and an office tower is located to the southwest.
There is a nursing home located immediately west of the site and east of the site
are office uses. Other uses in the area include two shopping centers, Park Plaza
and Mid-Towne.
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Hillcrest Residents Neighborhood Association, all property owners
located within 200 feet of the site and all residents, who could be identified,
located within 300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. In recognition of the fact that this is a developed site and the applicant
proposes only use changes and no changes to the existing building footprint,
drives, parking, staff is recommending a reduced right of way dedication on
Father Tribou Street (formerly Lee Street) of 25 feet from the centerline
(instead of the Master Street Plan requirement of 30 feet) and 45 feet from
the centerline of University Avenue (rather than 55 feet). The approximate
5-foot dedication on Father Tribou and University Avenue are required due to
the increased intensity of uses for the site with the change from office to
commercial uses and the allowance of a large percentage of the building
square footage as selected C-3, General Commercial District uses by right.
With greater intensity of the use mix, additional traffic is expected which right
turn lanes can correct when added to the existing streets, but until such lanes
are built, the City will provide the applicant with a franchise to allow the
existing parking to be located in the portion of the right of way to be
dedicated. Any future development on the site will require full right of way
dedication and meeting the boundary street ordinance requirements. For
City-funded projects, the City bears the cost of relocating improvements such
as driveways, curbing and landscaping which is disturbed in the street
widening process.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
4
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #21, the University Avenue
Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Mixed Use for this property. The applicant
has requested to rezone the site from O-3, General Office District to Planned
Office Development to add additional uses to the site including selected
commercial uses.
The request does not require a change to the Land Use Plan.
Master Street Plan: 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
University since it is a Principal Arterial. Father Tribou Drive 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.
Neighborhood Action Plan: This area is covered by the Midtown Neighborhood
Action Plan. The Commercial Development goal states: “To increase the
long-term viability of our retail, office, and medical centers, and prevent
destabilization of surrounding neighborhoods.”
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
5
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. This site plan appears to be a use issue only. However, should the building
undergo rehabilitation then the parking lot will be required to be brought into
compliancy with both the zoning ordinance and the landscape ordinance at
such time.
3. A landscape plan will be required in conjunction with redevelopment of this
site.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was present representing the request. Staff presented an
overview of the development stating the request was to rezone the site from O-3,
General Office District to PCD and add additional uses as allowable uses to the
site.
Public Works comments were addressed. Staff stated a reduced right of way
dedication was being requested. Staff noted due to the potential increase in
intensity of the use of the site additional right of way and turn lanes could be
required. Staff stated a franchise would be provided to the owners to allow
parking within the public right of way.
Landscaping comments were addressed. Staff stated if the building was
rehabilitated then the parking lot would be required to be brought into compliance
with the current typical ordinance standards.
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
directly. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues remaining from the January 24,
2008, Subdivision Committee meeting. The applicant is seeking a rezoning of
the site to allow additional uses to be added as allowable uses for the site. The
primary issue between staff and the applicant involves the right of way
dedication. The applicant has indicated a right of way dedication to the edge of
the parking stalls is acceptable with them. Staff is supportive of the allowance of
reduced right of way dedication including a 25-foot right of way dedication along
Father Tribou Drive and a 45-foot right of way dedication along South University
Avenue. Staff feels the right of way should be dedicated as a part of the
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
6
approval. The rezoning request will potentially increase the activity on the site,
creating a commercial development, thus potentially necessitating additional
street improvements in the area. A portion of the existing parking will be
impacted by the right of way dedication which staff is agreeable to the allowance
of a franchise agreement to allow the existing parking to remain until such time
as the additional improvements are installed.
The site is located within the Midtown Overlay District. The purpose of the
Midtown Overlay District is to create a quality vital atmosphere for businesses,
commercial or office and residents. Buildings, parking, signage, landscaping and
street furnishings should all be designed to complement and encourage
pedestrian use both day and evening. As stated in the purpose and intent
section of the Midtown Overlay District proper planning is necessary to ensure
visual clutter is avoided. Guideline and strategies must be in place to protect the
district from the negative impact of poorly planned or incompatible development
has the potential to destroy the attributes that will attract people to the district.
The district regulations shall apply to new development, and redevelopment
exceeding fifty percent of the structure’s current replacement value and
expansion of existing development. The design guidelines shall be implemented
when a permit is requested for exterior improvements on buildings or in the
public right of way. Routine repairs, maintenance and interior alterations shall
not require compliance with the overlay regulations. It does not appear the
overlay requirements will be evoked with the development as proposed.
The applicant is proposing the redevelopment of the site as a mixed-use
development with no limits placed on the uses proposed. There are no exterior
modifications proposed to the existing building or parking. All renovations will be
interior renovations only. The building contains 11,968 square feet along with
72 parking spaces. Based on typically minimum parking requirements for a
commercial development, 39 parking spaces would be required. Based on
typical parking ratios for a mixed use development (1 space per 225 square feet)
53 parking spaces would typically be required.
Neither the site plan nor cover letter indicates any signage either existing or
proposed. Signage typically allowed in office zones is a maximum of six feet in
height and sixty-four square feet in area. With regard to signage, the Midtown
Overlay District states no pole-mounted signs and no wood, painted signs or
pan-faced-style signs are permitted. Staff would recommend if additional
signage is approved, the signage conform to signage as allowed per the Midtown
Overlay District.
The site is indicated as MX on the City’s Future Land Use Plan. The MX – Mixed
Use Category allows for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has not placed
limits on the proposed use mix of the site; only indicated the site will be
redeveloped as a mixed use development. Staff recommends a percentage be
placed on the proposed uses limiting the site to 60 percent commercial uses and
40 percent office uses.
February 14, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8152-A
7
Staff is generally supportive of the proposed development. There is an
outstanding issue related to the right of way dedication for the abutting streets.
Staff cannot support the application as filed with limiting the right of way
dedication to the edge of the parking stalls along the abutting streets.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had requested a deferral of the item to the
February 28, 2008, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request since the
request was made on February 13, 2008. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 13 FILE NO.: Z-8293
NAME: Jerel Short-form PD-R
LOCATION: Located at 8405 Ferndale Cut-off
DEVELOPER:
Rebekah Jirel
4500 Skyhawk Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family with the addition of a duplex
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to Subdivision Committee comments. Staff
recommends this item be deferred to the March 27, 2008, public hearing.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to Subdivision Committee
comments. Staff presented a recommendation of deferral of the item to the March 27,
2008, public hearing.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 14 FILE NO.: Z-8296
NAME: Trice Surgery Center Short-form POD
LOCATION: Located on the Southeast corner of Kanis Road and Labelle Drive
DEVELOPER:
Rickett Engineering, Inc.
Mark E. Rickett, PE
P.O. Box 242862
Little Rock, AR 72223
ENGINEER:
Rickett Engineering, Inc.
Mark E. Rickett, PE
P.O. Box 242862
Little Rock, AR 72223
AREA: 1.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: POD
PROPOSED USE: Surgery Center
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting a rezoning of this 1.99 acre site from R-2, Single-
family to Planned Office Development to allow the construction of a
18,375 square foot medical office/surgery center on the site. The site plan
indicates the placement of 70 parking spaces to serve the center.
The hours of operation are normal office hours or from 8:00 am to 6:00 pm
Monday through Friday. There is no overnight stay proposed for the center. The
site plan indicates the placement of a dumpster near the southwest corner of the
building. A note indicates the dumpster will be serviced during daylight hours
only.
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
2
A monument sign is proposed consistent with signage allowed in office zones.
Building signage is proposed on the facades fronting Kanis and Labelle Drive.
B. EXISTING CONDITIONS:
The property has been cleared and there is a large drainage ditch running along
the southern boundary of the property. The area to the east is a single-family
home with a number of outbuildings. North of the site is a new church. Street
improvements adjacent to the church along Kanis Road have been completed.
Street improvements adjacent to this site have not been completed. Labelle
Drive is a new residential street accessing the Kanis Village Subdivision. A
number of new homes are in various stages of completion with a preliminary plat
approved for the development of several hundred additional lots.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Brownwood Terrace Neighborhood Association, the John Barrow
Neighborhood Association, all property owners located within 200 feet of the site
and all residents, who could be identified, located within 300-feet of the site were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. Additional
right-of-way may required for realignment of Kanis Road.
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. Kanis Road is
projected to be realigned to lessen the curvature. Previous plans have
been prepared for St. Andrews Church on the north side of Kanis Road.
The engineer for that project should be contacted for an electronic copy of
those plans. Provide a revised set of plans showing the realignment of
Kanis Road in relation to your property. The street improvements will be
required to be built to that realignment plan.
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. Storm water detention ordinance applies to this property.
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
3
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
8. Driveway location does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The proposed driveway on
Kanis Road should be at least 300 feet from Labelle Drive and 150 feet from
the east property line. The width of driveway must not exceed 36 feet.
9. Driveway location does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. On Labelle Drive, the lot must
share a single driveway access centered on the property line with the lot to
the south. The width of driveway must not exceed 36 feet.
10. If sidewalk does not exist on Labelle Drive, sidewalk and access ramps
should be provided along the property's frontage on Labelle Drive.
11. Provide a letter prepared by a registered engineer certifying the sight
distance at the Kanis Road driveway complies with 2004 AASHTO Green
Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter(s). Additional fire
hydrant(s) may be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
4
Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center
Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Transition for this property. The applicant has asked
to rezone the site from R-2, Single-family to Planned Office Development to allow
the construction of a 12,100 square foot surgery center.
The request does not require a change to the Land Use Plan.
Master Street Plan: Kanis Road is shown as a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Kanis
Road since it is a Minor Arterial. Labelle Drive is shown as a Collector. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the John Barrow
Neighborhood Action Plan. The Business and Commercial goal states: “To
enhance the climate directed towards encouraging new businesses and
commercial establishments to located in the area as well as retention of existing
businesses.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The property to the east and south is zoned residentially. Screening will be
required along the eastern and southern perimeters. Screening materials
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
5
must provide year round screening of at least six feet in height. The
Commission may deem the southern screening not necessary due to the
potential of the area being used as an office use in the future.
3. All the newly landscape areas must be irrigated with an automatic irrigation
system.
4. The zoning buffer ordinance requires a land use buffer along the eastern
property line a minimum of six percent of the average width of the property.
Seventy percent (70%) of this area is to remain undisturbed.
5. The zoning buffer ordinance requires a land use buffer along the southern
property line of a minimum of six percent of the average width of the property.
Seventy percent (70%) of this area is to remain undisturbed.
6. The zoning buffer ordinance requires a street buffer along Kanis Road and
Labelle Drive of six percent of the depth of the property and in no case less
than half.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Mark Rickett was present representing the request. Staff presented an
overview of the proposed development stating there were a number of
outstanding technical issues associated with the request. Staff requested the
applicant provide the days and hours of operation, the number of staff, the
number of beds, the proposed signage plan, the maximum building height and
details of any proposed screening fence.
Public Works comments were addressed. Staff stated Kanis Road was a minor
arterial and right of way dedication to 45-feet from centerline was required. Staff
also stated the design of Kanis Road had been established and the road was
shifting from the current location. Staff stated the driveway locations did not
meet typical ordinance standards. Staff also stated a letter prepared by a
certified engineer verifying the sight distance was adequate along Kanis Road to
comply with AASHTO Green Book standards was required.
Landscaping comments were addressed. Staff stated properties to the east and
south were zoned residentially which would require the placement of screening
and a land use buffer. Staff noted 70 percent of the land use buffer was to
remain undisturbed. Staff also stated the street buffer along Kanis Road and
Labelle Drive should be a minimum of six percent of the depth of the property
and in no case less than one-half.
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
6
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
directly. 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 most of the issues
raised at the January 24, 2008, Subdivision Committee meeting. The revised
site plan has relocated the dumpster and air conditioning condensing units away
from the residentially zoned property to the east. The applicant has also
provided the days and hours of operation, the proposed signage plan, the
maximum building height and details of any proposed screening fence. The
applicant has indicated there will be one doctor and eight staff for the facility.
The site plan indicates the placement of a screening fence along the southern
and eastern perimeters of the site. The site plan also indicates the placement of
landscape buffers as typically require per the zoning and landscape ordinances.
A 15-foot landscape buffer is located along the southern perimeter and a 25-foot
landscape strip is located along the eastern perimeter. A screening fence is
proposed along the southern and eastern perimeters adjacent to the residentially
zoned property.
The revised site plan has not provided the new alignment of Kanis Road showing
centerline, curb, gutter, and sidewalks. The drives have been redesigned to
allow for a shared drive along the southern property line of Labelle Drive and the
drive located along Kanis Road is situated midway between the eastern property
line and Labelle Drive.
The site plan indicates the placement of 70 parking spaces. Typically parking is
based on the number of doctors serving a medical office. The applicant has
indicated one doctor and eight staff. The parking required for a medical office
facility would typically be six parking spaces. The indicated parking is more than
adequate to serve the development.
The hours of operation are normal office hours or from 8:00 am to 6:00 pm
Monday through Friday. There is no overnight stay proposed for the center. The
site plan indicates the placement of a dumpster near the southwest corner of the
building. A note indicates the dumpster will be serviced during daylight hours
only.
A monument sign is proposed consistent with signage allowed in office zones or
a maximum of six feet in height and sixty-four square feet in area. Building
signage is proposed on the facades fronting Kanis and Labelle Drive with a
maximum sign area of ten percent of the total façade area.
February 14, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8296
7
The site plan indicates a total lot area of 86,684 square feet and a total building
area of 18,375 square feet or 21.2 percent of the site. The parking area
encompasses 78.8 percent of the site and landscaping 22.3 percent of the site.
A total of 4,671 square feet of interior landscaping has been provided resulting in
24.2 percent of the site area being landscaped.
Due to unresolved issues staff cannot recommend the application moving
forwarded as proposed. Although staff is generally supportive of an office use
and a surgery center located on the site, staff feels the applicant should provide a
site plan which includes the new alignment of Kanis Road showing centerline,
curb, gutter, and sidewalks. Staff recommends this issue be resolved prior to the
Commission acting on the request.
I. STAFF RECOMMENDATIONS:
Staff recommends the applicant provide a site plan which includes the new
alignment of Kanis Road showing centerline, curb, gutter, and sidewalks prior to
the Commission acting on the request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had addressed staff’s concerns related to the
street design and the sight distance concerns previously raised. Staff stated the revised
site plan indicated the alignment of Kanis Road to conform to the previously approved
plans for the realignment of Kanis Road. Staff stated the drive located on Kanis Road
had been removed to eliminate any sight distance concerns. Staff stated to their
knowledge there are no remaining outstanding technical issues associated with the
request. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 15 FILE NO.: Z-8308
NAME: Calvary Bread of Life Ministries Short-form PID
LOCATION: Located between West 33rd and West 34th fronting Jane Street and
Mabelvale Pike Road
DEVELOPER:
Calvary Bread of Life Ministries
P.O. Box 20212
Little Rock, AR 72221
ENGINEER:
BT Engineers
1501 Market Street
Little Rock, AR 72211
AREA: 0.8046 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Light Industrial Uses
PROPOSED ZONING: PID
PROPOSED USE: I-2, Light Industrial District uses and Add a Church
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request is a rezoning of the site from I-2, Light Industrial District to PID to
add a church as an allowable use for the property. The applicant is proposing to
utilize the existing building and parking with no modifications to the exterior of the
structure and limited interior renovations will be undertaken to add a sanctuary,
classroom space and restroom facilities.
B. EXISTING CONDITIONS:
The site is located with frontage on Mabelvale Pike, Jane Street, West 33rd and
West 34th Streets. The front of the building appears to front West 33rd Street.
February 14, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8308
2
The building is a vacant industrial building. There are a number of uses located
on this block including, residential, an auto repair garage and a plumbing supply
company. To the east of the site is a residential neighborhood. To the south of
the site are industrial uses. North of the site is a hotel and a drive-in restaurant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The South of Asher Neighborhood Association, all property owners
located within 200 feet of the site and all residents, who could be identified,
located within 300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required along the
frontage of the property.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
West 33rd Street and Jane Street.
3. The southeastern portion of the structure is located in the 100-year floodplain.
This structure appears to be a pre-FIRM structure. Any additions to the
structure in the future will require the lowest finished floor elevation of the new
addition to elevated to 1 foot above the base flood elevation.
4. The alley is recommended to be abandoned and easements maintained for
utilities.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located within the alley. No new construction is
allowed over the existing sewer main. Contact Little Rock Wastewater Utility at
688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
February 14, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8308
3
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required. If a larger and/or
additional meter is needed, a Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #14, the Rosedale Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Light Industrial for this property. The applicant has applied
for a rezoning from I-2, Light Industrial District to Planned Industrial Development
to add a church as an allowable use to the property.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Mabelvale Pike is shown as a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Mabelvale Pike
since it is a Minor Arterial. Jane, West 33rd and West 34th Streets are 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: A Class III bike route is shown along Mabelvale Pike. 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.
Neighborhood Action Plan: This area is covered by the Oak Forest
Neighborhood Action Plan. The Economic Development goal states: “To create
February 14, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8308
4
a healthy economic climate that encourages investment, reinvestment, and
diversity of employment opportunities.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Landscaping will be required with any new on site parking or with the
redevelopment/rehabilitation of the existing structure(s).
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was present. Staff presented an overview of the proposed
development stating there were a few outstanding technical issues associated
with the request. Staff questioned if the church would house a daycare or offer a
mother’s day out. Staff also questioned if the site would be used as a “soup
kitchen”. Staff questioned the days and hours of operation of the facility. Staff
also questioned the proposed parking plan. Staff requested the applicant provide
the proposed signage plan including the location, total height and total area.
Public Works comments were addressed. Staff stated a 20 foot radial dedication
was required at the intersection of West 33rd and Jane Streets. Staff also stated
the southeastern portion of the building was located within the floodplain and
future construction would be required to be constructed above the base flood
elevation.
Landscaping comments were addressed. Staff stated landscaping would be
required with any new on-site parking or with the redevelopment or rehabilitation
of the existing structure.
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
directly. 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 has submitted a revised cover letter addressing most of the issue
raised at the January 24, 2008, Subdivision Committee meeting. A revised site
plan indicates the placement of a ground mounted sign at the intersection of
West 33rd and Jane Streets. The sign is proposed with a maximum height of
eight feet and sixty-four square feet in area. Building signage is proposed
consistent with signage allowed in industrial zones.
February 14, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8308
5
The church has a seating capacity of 250 – 300 persons. Church service and
Prayer service hours are Tuesday and Thursday 12 am to 1 am, Friday 9 pm to
11 pm, Sunday norning 9 am to 12 noon and Sunday night 6 pm to 8:30 pm.
There will not be a mother’s day out program nor will the site house a soup
kitchen.
The site contains parking for 30 vehicles and the applicant has indicated
agreements from adjoining property owners to allow additional parking on
neighboring lots. The activities of the church will not impose on the hours of
operation for the adjoining businesses so the shared parking should not cause a
significant impact on the area. The ordinance would typically require the
placement of 75 parking spaces to serve a church with a seating capacity of
300 persons. Although the indicated parking is less than one half the typical
requirement staff does not feel this will significantly impact the area if additional
parking can be secured off site. Staff recommends the applicant provide the
parking agreements from the adjoining property owners.
Staff is supportive of the request. The site is presently zoned I-2, Light Industrial
District and the request is to add a church as an allowable use for the property.
Staff does not feel based on the uses in the area the addition of a church to this
site will adversely impact the adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the applicant provide the parking agreements from the
adjoining property owners.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had failed to send the required notices and the item
needed to be deferred. There was no further discussion. The item was placed on the
consent agenda and deferred to the February 28, 2008 meeting.
A motion was made to approve the item as presented by staff on the consent agenda.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
February 14, 2008
ITEM NO.: 16 FILE NO.: Z-8309
NAME: Walls Short-form PD-R
LOCATION: Located on Oakwood Road near the intersection with Pine Street
DEVELOPER:
Wesley Walls Agent
112 Crystal Court
Little Rock, AR 72205
SURVEYOR:
James Butler
5323 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family – Hillcrest Design Overlay District
ALLOWED USES: Single-family
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Variance from the minimum development
standards of the Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated January 28, 2008, requesting a withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 28,
2008, requesting a withdrawal of this item without prejudice. Staff stated they were
supportive of the withdrawal request.
February 14, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8309
2
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 17 FILE NO.: LU08-03-01
Name: Land Use Plan Amendment - West Little Rock Planning District
Location: 7801 Cantrell Road, south of Biscayne and west of Watt Street
Request: Office to Mixed Office Commercial
Source: Terry Burruss, Architect
PROPOSAL / REQUEST:
A Land Use Plan amendment in the West Little Rock Planning District from Office
to Mixed Office Commercial. Mixed Office Commercial represents a mixture of
commercial and office uses with a Planned Zoning District being required if the
use is mixed office and commercial. The applicant has applied for a Planned
Commercial Development with a mixture of both office and commercial uses.
EXISTING LAND USE AND ZONING:
This site is currently zoned O-3 General Office District and is used for a Beauty
Salon, a tax preparer’s office and a carwash. To the north is zoned C-3 General
Commercial for a realtor’s office, a nail salon, a sports store, and a restaurant.
To the east is also zoned C-3 for McDonalds and Thomas Pest Control. To the
south and southwest is zoned Planned Commercial Development for Miss
Selma’s School. Southeast is zoned Planned Office Development for a salon
and Stellar Sun. Immediately west of this site is zoned O-3 General Office for a
large office building and a small beauty salon. Further west is zoned R-2 Single
Family for single family residences along Biscayne Drive.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment site is shown as Office on the Future Land Use Plan. South and
southwest of this site is shown as Public Institutional. West is shown as Office
and Single Family along Biscayne Drive. North is shown as Commercial and
northwest is shown as Multi Family on the west side of Glover Street. East is
shown as Commercial. Southeast is shown as Office.
There have been no Future Land Use Plan amendments approved in this vicinity
in the past ten years.
MASTER STREET PLAN:
Cantrell 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 Cantrell since it is a
February 14, 2008
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LU08-03-01
2
Principal Arterial. Watt Street is shown as a Local Street. The primary function
of a Local Street is to provide access to adjacent properties. When non-
residential zoning or more intensive zoning than duplexes abuts Local Streets,
they are considered “Commercial Streets”. These streets have a design
standard the same as a Collector. Biscayne is shown as a Collector. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
PARKS:
The Master Parks Plan shows that this site is located within eight blocks of
Reservoir Park.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the Midtown Neighborhood Action Plan. The
Commercial Development goal states: ” To increase the long-term viability of our
retail, office, and medical centers, and prevent destabilization of surrounding
neighborhoods” and “Support smart growth and positive in-fill development.”
ANALYSIS:
This amendment area is located just south of Cantrell Road at the intersection of
Biscayne Drive and Cantrell Road with Watt Street to the east. The site has
been used for many years as an office complex and a separate car wash. A tax
preparer, a beauty salon and an insurance company currently occupy the office
building. This area has been shown on the Future Land Use Plan for many years
as Office even though it is surrounded by mostly commercial uses.
The applicant has requested a change from Office to Mixed Office Commercial
for a Planned Office Development. This POD will use the existing northern
building with some modifications and it will also remove the existing carwash.
The carwash will be replaced with a large office/commercial building. This new
February 14, 2008
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LU08-03-01
3
building will be completely office use on the second floor and have commercial
uses on the first floor. The surrounding area is already Commercial on the east
for McDonalds and a pest control office. The north side of Biscayne is shown as
Commercial and has several different buildings with various uses. These areas
shown as Commercial are all developed. While there is quite a bit of Office and
Commercial shown on the Future Land Use Plan in this area, they are almost all
completely developed. Immediately south of this site is Ms. Selma’s School
which has expanded to the southern boundary of this application site. This area
is shown on the Plan as Public Institutional and would provide a buffer for the
single family residences to the south.
An amendment to Mixed Office Commercial would blend well in this area. The
site is already zoned O-3 General Office and C-3 General Commercial. A switch
to Mixed Office Commercial would actually reflect the existing uses and the new
proposed uses, but this zoning change would offer the protection of the design
review process. To the west of the amendment area will remain shown as Office.
There is a large, mostly occupied two-story office building that sits just west of
the amendment property. This Office on the plan can be seen as a buffer to
protect the residential houses along Biscayne to the west.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Meriwether Neighborhood Association. Staff has
received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The item was placed on consent agenda for approval. By a vote of 8 for,
0 against and 3 absent the consent agenda was approved.
February 14, 2008
ITEM NO.: 17.1 FILE NO.: Z-8310
NAME: Smith Development Short-form POD and Alley Abandonment
LOCATION: Located at 7801 Cantrell Road
DEVELOPER:
Willis Smith Co.
5 Inwood Circle, Suite 104
Little Rock, AR 72211
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Terry Burruss Architects
1202 South Main Street
Little Rock, AR 72202
AREA: 0.64 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District and C-3, General Commercial
District
ALLOWED USES: General Office and General Retail
PROPOSED ZONING: POD
PROPOSED USE: Office (70%) and Retail (30%)
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The property currently consists of two separate parcels zoned office and
commercially. Parcel 1 has an existing building containing approximately
5,068 square feet which is zoned O-3, General Office District. Parcel 2 has an
existing carwash facility (5 bays) and is zoned C-3, General Commercial District.
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
2
The developers are proposing to modify the existing structure on Parcel 1 to
contain 3,560 square feet of commercial space and to construct a two story office
building on Parcel 2 containing 8,000 square feet. The development proposes
the construction of 26 parking spaces on the site with additional off-site parking
provided on Watt Street.
B. EXISTING CONDITIONS:
There is an office building containing a number of office and commercial users
located on Parcel 1 and a multiple bay car wash located on Parcel 2. Watt Street
has been closed by the Highway Department and currently terminates in a
cul-de-sac between this property and the McDonalds property located to the
east. There is an alley located between the two buildings with an office building,
facing Biscayne Drive located to the west. There are a series of drives which
connect these properties to Biscayne Drive and the properties on Biscayne Drive
to Watt and T Streets.
In the area there are residential and non-residential uses. There is a salon in a
converted residential structure located to the west and a school located in a
number of converted structures located to the south. There is an office building
located on the southeast corner of T and Watt Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Meriwether Neighborhood Association, all property owners located
within 200 feet of the site and all residents, who could be identified, located within
300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Watt Street and T Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway on Biscayne Drive
should be closed. The north and south driveways on Watt Street should be
closed. The driveway on T Street should be closed. The existing driveway
located in the alley or in the center of the property should be improved to
Public Works detail and used as access to the property. Curb should be
reinstalled at old driveways.
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
3
4. Sidewalks with appropriate handicap ramps are required to be continued to
the sidewalk along Watt Street in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan. The sidewalk along Watt Street
should be continued to the sidewalk along Cantrell Road.
5. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
6. The alley should be maintained as an easement for utilities.
7. Storm water detention will not apply to the proposed development.
8. Due to the proposed use of the property, the Master Street Plan specifies that
Watt Street and T Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from centerline.
It is unsure from the plans provided if right-of-way exists to comply with the
Master Street Plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required.
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #1, Pulaski Height Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Office for this property. The applicant has
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
4
requested to redevelop two existing parcels presently zoned O-3, General Office
District and C-3, General Commercial District to Planned Office Development to
allow an existing building located on Parcel 1 to be modified to contain
3,560 square feet of commercial space and the construction of a new two story
office building containing 11,560 square feet on Parcel 2.
A Land Use Plan Amendment (LU08-03-01) is a separate item on this agenda.
Master Street Plan: Cantrell 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
Cantrell since it is a Principal Arterial. Watt 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. Biscayne is shown as a
Collector. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Midtown Neighborhood
Action Plan. The Commercial Development goal states: ” To increase the
long-term viability of our retail, office, and medical centers, and prevent
destabilization of surrounding neighborhoods” and “Support smart growth and
positive in-fill development.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning street buffer is deficient along Watt and T Streets. This needs to
be a minimum of six foot nine inches wide (6’-9”); otherwise, a variance must
be obtained from the City Beautiful Commission prior to the issuance of a
building permit.
3. One additional interior island is needed along Watt Street. Currently, there
are nineteen (19) consecutive spaces, not meeting the evenly distributed
requirement of the landscape ordinance.
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
5
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the proposed development stating there were a few technical issues
in need of addressing remaining outstanding. Staff requested Mr. Burruss
provide the documentation for the proposed alley abandonment, the proposed
zoning classification or uses for the two buildings and dimensions for the
indicated building setbacks and areas proposed for landscaping.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
was required at the intersection of Watt and T Streets. Staff stated the drives as
proposed did not meet the traffic access and circulation requirement of Sections
30-43 and 31-210. Staff stated the drive on Biscayne Drive should be removed
and the drive on Watt Street relocated to the center of the property.
Landscaping comments were addressed. Staff stated additional interior islands
would be required to meet the typical ordinance standards. Staff also stated the
street buffer along Watt and T Streets should be increased to six feet nine inches
to comply with the Landscape Ordinance requirements.
Staff noted comments provided by the various other departments and agencies
stating if there were specific concerns the applicant should contact the agency
directly. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing most of the issues raised
at the January 24, 2008, Subdivision Committee meeting. The applicant has
provided the proposed uses of the buildings, dimensioned the setback from
property lines and indicated the areas proposed for landscaping. The applicant
has also indicated they are no longer requesting the abandonment of the alley
located within the proposed development. The revised site plan also indicates
the placement of landscaping and buffering to meet the typical ordinance
standards.
The request is a rezoning of the site from O-3, General Office District and C-3,
General Commercial District to POD to allow the development of the site with a
mixed use development containing C-1, O-1 and O-2 uses. The proposal
eliminates a restaurant as a potential use and also eliminates residential lodging
facilities as allowable uses as identified under the O-1 and O-2 zoning district.
The hours of operation are proposed from 8 am to 5 pm Monday through
Saturday for the office users. The commercial users will extend their closing
hour until 9 pm. The dumpster service hours will be limited to 6-7 am Monday
through Saturday.
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
6
Phase I is the proposed use of the existing 5,068 square foot building located on
Parcel 1 for commercial uses as defined in the C-1 zoning district less, restaurant
use. The carwash will remain on Parcel 2 in this phase.
Phase II, a portion of the building on Parcel 1 will be removed, resulting in a
building of 3,560 square feet. Additional parking will be added to the parcel.
Uses will be C-1 uses, less restaurant. Phase II also includes the removal of the
carwash from Parcel 2 and construction of a new, two story office building and
associated parking. Uses proposed for the building on Parcel 2 are office uses
as defined in the O-1 and O-2 zoning district, less any residential occupancy.
At final build-out the development is proposed with 3,560 square feet of
commercial space and 8,000 square feet of office space. The site plan indicates
25 parking spaces to serve the development. The ordinance would typically
require the placement of 20 parking spaces to serve the office use and
11 parking spaces to serve the commercial use. The applicant has indicated the
parking as proposed is adequate to serve the two uses. The proposed
commercial users will be low volume traffic generators which will not demand a
great deal of parking.
The site plan indicates the placement of a single ground sign with a maximum
height of six feet and a maximum sign area of sixty-four square feet. Building
signage is proposed consistent with signage allowed in office zones or a
maximum of ten percent of the façade area fronting the public street.
The site plan has not removed the drive from Biscayne Drive into the
development. The driveway locations and width does not meet the traffic access
and circulation requirements of Sections 30-43 and 31-210. Public Works
cannot support the approval of this application due to the driveway on Biscayne
Drive. City code states driveways accessing a collector street must be located at
least 250 feet from an intersection. Even though the driveway exists today, it
creates a traffic hazard for vehicles traveling eastbound and westbound on
Cantrell Road. The center of the Biscayne driveway is located about 30 feet from
the Cantrell Road curb line. This driveway will be blocked when 2 cars are
stacked on Biscayne Drive desiring to access Cantrell Road.
Due to the curvature of Cantrell Road, sight distance is limited at Biscayne Drive
causing driver’s decision time to access Cantrell Road from Biscayne Drive to
increase. An increase in decision time tends to cause vehicle stacking. With the
stacking of the 2 vehicles on Biscayne Drive, eastbound vehicles on Cantrell
Road and westbound vehicles turning left from Cantrell Road desiring to access
the Biscayne driveway must stop in the thru lane or center turn lane of Cantrell
Road respectively until the stacked vehicles access Cantrell Road and clear the
driveway.
The revised site plan has removed the north and south driveways on Watt Street
as requested by staff. The driveway on T Street has been indicated for closure.
The existing driveway located in the alley or in the center of the property will be
improved to Public Works detail and used as access to the property. As stated
February 14, 2008
SUBDIVISION
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310
7
the request no longer includes the abandonment of the alley located within the
development.
Staff is generally supportive of the request but feels the drive from Biscayne
should be removed. As stated staff feels with the current location of the drive
there is a high probability of backing cars onto Cantrell Road when cars are
trying to enter the site and are unable to do so due to stacking on Biscayne
Drive. Otherwise staff is in support of the request.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had revised the request to allow the drive to remain open during the first
phase of the project and closed during the Phase II portion of the project. Staff stated
they were supportive of the request. Staff stated to their knowledge there are no
remaining outstanding technical issues associated with the request. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
also presented a recommendation of approval of the request to allow the drive on
Biscayne Drive to remain open during the first phase of the project and to close the
drive on Biscayne Drive during the Phase II portion of the project.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 18 FILE NO.: Z-3769-C
NAME: Wright-Holman Estate Short-form PD-R Revocation
LOCATION: Located at 3518 Hill Road
DEVELOPER:
Baker Kurrus
Attorney at Law
P. O. Box 3157
Little Rock, AR 72203
AREA: 2.06 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Low density residential development
PROPOSED ZONING: Revocation restoring R-2, Single-family Classification
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
Ordinance No. 14,211 adopted by the Board of Directors on March 16, 1982,
established Wright-Holman Estate Short-form PD-R. The proposal allowed for
the creation of three tracts with construction of a new single-family residences on
Tract 2 and three duplex units on Tract 3. The existing residence was to be
maintained on Tract 1. The development has not been implemented. The
property was sold and the current owner is seeking a revocation of the PD-R
zoning classification and the restoration of the previously held R-2, Single-family
zoning district classification.
Per Section 36-458(a) Cause for revocation as enforcement action. The
Planning Commission may recommend to the Board of Directors that any PUD or
PD approval be revoked and all building permits or certificates of occupancy be
voided under the following circumstances: (1) The applicant has not submitted a
final development plan to staff. Where a staged development plan is approved
the Board of Directors may revoke the entire preliminary plan or may revoke only
that stage on which a final plan has not been submitted and approved.
February 14, 2008
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-3769-C
2
(2) Construction has not commenced within the time allowed. (3) The applicant
has not adhered to the development schedule as stated in the approved
preliminary plan.
In addition, to the revocation for cause, Section 36-454(e) final development plan
states the applicant shall have three years from the date of passage of the
ordinance approving the preliminary approval to submit the final development
plan. Request for extensions of time shall be submitted in writing to the Planning
Commission which may grant one extension of not more than two years. Failure
of the applicant to file a timely extension shall be cause for revocation of the PUD
as provided in the ordinance.
The applicant has submitted a letter requesting a revocation of the current PD-R
zoning and the restoration of the R-2, Single-family Zoning District. According to
the ordinance, the Planning Commission shall provide a recommendation which
shall be forwarded to the Board of Directors for disposition as in the original
approval.
B. EXISTING CONDITIONS:
The property is single-family with fencing, walls and gates around the perimeter
of the property. In addition to the homes, the site contains a number of
structures including a pool house.
C. STAFF RECOMMENDATIONS:
Staff feels the approval should be voided since the previous applicant has failed
to satisfy the requirements of the approval process. Staff recommends the
current PRD zoning classification be revoked and the previously held R-2,
Single-family zoning District be restored.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation the approval be voided since the previous
applicant had failed to satisfy the requirements of the approval process. Staff presented
a recommendation the current PRD zoning classification be revoked and the previously
held R-2, Single-family Zoning District be restored.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
February 14, 2008
ITEM NO.: 19 FILE NO.: 313
NAME: Maumelle Orchard Annexation
REQUEST: Accept 5 acres plus or minus to the City
LOCATION: Just west of the intersection of Bouresse Drive and Bouresse Court
SOURCE: Wes Hall, Agent for the Property Owners
GENERAL INFORMATION:
• The County Judge held a hearing and signed the Annexation Order on
December 18, 2007.
• The area requested for consideration is currently undeveloped.
• There is one tract with four owners.
• The site is contiguous to the City of Little Rock along parts of all four
sides.
• The annexation request is to obtain sewer service and other City services.
• The area in question is rectangular in shape, 660 feet by 330 feet and
accessed only by a 40-foot access easement off of Bouresse Court.
• Currently the property is zoned R-2, Single Family.
• The property owners have indicated they intend to develop this land as a
single-family home site.
AGENCY COMMENTS:
Public Safety:
Fire: The Little Rock Fire Department indicates they have no issues or concerns
with the requested annexation to allow the construction of one home.
Fire service is currently provided to the property surrounding this site and all
other properties currently facing the street this land takes access from. The
closest Fire Station is Station 21 on Chenal Valley Drive. This is just over four
miles away and is beyond the ISO recommended distances.
Police: The Little Rock Police Department indicates they have no issues or
concerns with the requested annexation to allow the construction of one home.
This site is adjacent to patrol district 72. Normal patrols already drive along the
street that this property will access.
February 14, 2008
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: 313
2
Infrastructure and Community Facilities:
Central Arkansas Transit: No Comment Received.
There is no regularly schedule bus route close to this site.
Parks and Recreation: No Comment Received.
The 2001 Little Rock Parks and Recreation Master Plan shows this site to be in a
‘deficit area’. That is, there is not a park or open space within eight blocks of the
site. A Property Owners Association park has been constructed along
Chalamont Drive to the northwest of this site. This recreation area will partially
meet the needs of properties within the vicinity of this annexation.
Public Works: The Public Works Department indicates they have no concerns or
issues with the annexation as proposed. The Solid Waste Division indicates that
pick-up will only be from the public right-of-way. All waste will have to be brought
to Bouresse for service.
There will be no additional public streets with this annexation. Therefore there
should be no additional maintenance costs and with the addition of one home in
this location there should not be the need for any new traffic control devises. For
solid waste there will be one additional pick-up on an existing route. The
required solid waste charge should cover this additional stop on an existing
route.
Utilities:
Central Arkansas Water: No Comment Received.
There is an 8-inch line along Bouresse Court. This line would have to be
extended to the site across Bouresse at the cost of the owner to provide service.
Entergy: No Comment Received.
Reliant-Energy: No Comment Received.
Wastewater Utility: The Little Rock Wastewater Utility has indicated they have no
objection to the annexation as proposed. The property owner will have the
responsibility to extending sewer service for this parcel.
There is an 8-inch wastewater line along Bouresse Court. This line would have
to be extended to the site at the cost of the owner to provide service.
February 14, 2008
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: 313
3
Southwestern Bell: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation is not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation area is within the Pulaski Special School District. The Joe T
Robinson Elementary, Middle School and High School are to the northwest of
this site.
ANALYSIS:
The site is rectangular in shape and wooded. It is on the south slope of the ridge
with Shinall Mountain. The area is almost totally surrounded by the City Limits,
with only a few feet along the south boundary just east of the southeast corner
not being contiguous to the City. The only access to this property is via a 40-foot
wide tract platted as part of the Chenal Development.
The land is steep rising from the northeast part of the tract to the southwest
corner. The change in elevation is approximately 100 feet for a tract 660 feet by
330 feet. With the zoning of ‘R-2’ - Single Family, the minimum lot size is 7000
square feet. The steepness of the site and other limitations means fewer lots
than the zoning would allow are likely to be developed in the future. Bouresse
Court has eight houses and is a similar size area. The applicant has indicated
the intent to construct only one house on the five acres.
There are water, wastewater and other utilities available in the adjacent
Duquesne Subdivision of Chenal. Each of these would have to be extended in to
the site to provide service to anything that might be constructed. This is normally
done as part of the development process and at the cost of the
developer/property owner.
Currently there would be limited to no demands on the City for services since the
land is undeveloped and wooded. At time of development all infrastructure and
utility work would be done by the developer, only maintenance would become the
responsibility of the City. If only one home is constructed on the land as
proposed, then no new maintenance demands would be placed on the City.
February 14, 2008
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: 313
4
The public safety providers already provide service to the land surrounding this
site. If only one home is built then there would be no additional patrol
requirements for the Police. It is possible that they could receive calls from the
home once occupied, but based on historic trends for homes in this area
demands should be minimal. The Police Department has indicated they have no
problem with the annexation as proposed.
There are no existing fire stations within the ISO recommended distances to the
site. With the addition of one home on this site, the Fire Department has
indicated that they have no concerns or issues with the annexation. The
department already provides service to all the surrounding property, a developed
subdivision.
Staff Recommendation:
Approval
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The item was placed on consent agenda for approval. By a vote of 8 for,
0 against and 3 absent the consent agenda was approved.