pc_08 07 2008sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 7, 2008
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Pam Adcock
Valerie Pruitt
Obray Nunnley, Jr.
Troy Laha
Jeff Yates
William Rector
Darrin Williams
J. T. Ferstl
Chauncey Taylor
Members Absent: Jerry Meyer
Lucas Hargraves
City Attorney: Cindy Dawson
III. Approval of the Minutes of the June 19, 2008 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 7, 2008
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-7605-C Chenonceau Commercial Lots 1 and 2 Short-form PCD,
located on the Southeast corner of Cantrell Road and
Chenonceau Boulevard.
B. Z-8337 Ms. Bertha's Child Care Center Short-form PCD, located at
8215 Colonel Glenn Road.
C. Z-4587-D Hunters Green Estates Lot 12 Revised Short-form PD-R,
located at 51 Hunters Green Circle.
D. Z-8350 Walker Short-form PD-R and Right of way abandonment for
Cedar Street, located at 4001 Oakwood Road.
E. S-1540-A 8622 Chicot Road Subdivision Site Plan Review, located at
8622 Chicot Road.
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title:
1. S-1544-A Ventana Ridge Revised Preliminary Plat, located on the
South side of Lawson Road, approximately 1 mile West of
the David O Dodd Intersection.
2. S-1538-B Gateway Town Center Revised Preliminary Plat, located on
the Northwest corner of I-30 and I-430.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
3. S-867-EEEEEEE Lot 1 Tract 94 Chenal Valley Apartments Subdivision Site
Plan Review, located on the Southwest corner of LaGrande
Drive and Rahling Road Extension.
4. S-1618 Rahling Heights Condominium Subdivision Site Plan
Review, located on the West side of Rahling Road at
Pebble Beach.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
5. Z-4213-J The Look Out at Colonel Glenn Long-form PCD, located on
the Northwest corner of Colonel Glenn Road and Lawson
Road.
6. Z-4807-J Lot 3, Tract 94 Chenal Valley Long-form PCD, located on
the Southwest corner of LaGrande Drive and Rahling Road
Extension.
7. Z-4807-K Lot 2, Tract 94 Chenal Valley Long-form PD-R, located on
the Southwest corner of LaGrande Drive and Rahling Road
Extension.
8. LU08-18-01 A Land Use Plan Amendment in the Ellis Mountain
Planning District from Mixed Office Commercial to
Community Shopping located at the Southwest corner of
Chenal Parkway and Kanis Road.
8.1 Z-6318-C Dairy Land Revised Long-form PCD, located on the
Southwest corner of Chenal Parkway and Kanis Road.
9. Z-7603-E Cantrell Falls Lot 1 Short-form PCD, located at 14910
Cantrell Road.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
10. Z-8167-B Stifft Station Short-form PCD, located at 1001 Kavanaugh
Boulevard.
11. Z-8233-A Lot 25, Longleaf Cove Short-form POD, located on the
West side of South Katillus Road approximately 300 feet
South of Cantrell Road.
12. Z-8235-A The Village at Hidden Creek Long-form PID, located North
of Stagecoach Road near the County Line on Hidden Creek
Boulevard, a new, not dedicated, City street.
13. LU08-09-02 A Land Use Plan Amendment in the I-630 Planning District
located in the 3600 Block of West 11th Street from Single
Family to Mixed Use.
13.1. Z-8367 BCD Empowerment Center Short-form POD, located at
3604 West 12th Street.
IV. OTHER MATTERS:
14. Bylaw Amendment
August 7, 2008
ITEM NO.: A FILE NO.: Z-7605-C
NAME: Chenonceau Commercial Lots 1 and 2 Short-form PCD
LOCATION: Located on the Southeast corner of Cantrell Road and
Chenonceau Boulevard
DEVELOPER:
Orion Capital Partners
2200 North Rodney Parham Road, Suite 206
Little Rock, AR 72212
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.19 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses – Variation to the
Highway 10 Design Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Preliminary plat containing eleven lots was approved by the Little Rock Planning
Commission at their May 16, 1995, Public Hearing. The proposal included a
commercial and office subdivision on a 16.66-acre tract. The site has frontages on both
Cantrell Road and Chenonceau Boulevard. One interior cul-de-sac street,
approximately 500 feet in length was proposed within the subdivision. Lots ranged in
size from 0.8 acres to 2.14 acres, with the average lot size being 1.44 acres. The Final
Plat for Lot 1 was executed on January 29, 1996. The Final Plat for Lot 2 was executed
on December 19, 2003. The remaining lots have not been final platted.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
2
On April 22, 2004, the Little Rock Planning Commission approved a site plan review to
allow the construction of two buildings on this site, which was previously final platted as
two lots. The lots were final platted consistent with the Highway 10 Design Overlay
District with regard to lot size and building setbacks. The approval allowed the
construction of a 2,700 square foot bank building located on the corner of Cantrell Road
and Chenonceau Boulevard on Lot 1 and the construction of a retail building containing
12,000 square feet on Lot 2. The retail building was situated where it crossed the lot
line requiring the applicant to seek a multiple building site plan review. The site plan
included the development of 120 parking spaces to serve the development.
The commercial building on Lot 2 has been constructed. The bank branch on Lot 1 has
not been constructed.
A. PROPOSAL/REQUEST:
The applicant is now proposing a rezoning of the site from C-3, General
Commercial District to PCD to allow a revision to the previously final platted lots
and to allow the development of the site with a new drive-through restaurant.
Lot 1R is proposed adjacent to Cantrell Road containing 1.45 acres. The
building proposed for Lot 1R will contain 3,900 square feet of gross floor area.
The lot is proposed containing 53 parking spaces.
Lot 2R will be incorporated into the PCD. The building located on Lot 2R exists
including the drives and parking. The building presently contains 12,000 square
feet and the site contains 93 parking spaces. Lot 2R contains 1.74 acres.
The development is proposed meeting the Highway 10 Design Overlay District
requirements with the exception of the 2-acre minimum lot size requirement or
the requirement for a single building per two acres.
B. EXISTING CONDITIONS:
The commercial portion of the development has been constructed and a portion
of the corner lot has been graded. The property to the east is development as an
office development through a POD. Two office buildings have been constructed,
one occupied and one vacant, and a branch bank has been constructed adjacent
to Cantrell Road. The area to the south of this site is vacant and zoned C-3,
General Commercial District. To the southeast is a single-family subdivision,
Chevaux Court. Across Chenonceau Boulevard at the intersection with Cantrell
Road is property zoned C-3, General Commercial District. The property
immediately south of the C-3, General Commercial District zoned property is
zoned O-3, General Office District. Both properties are vacant of structures.
North of the site, across Cantrell Road, is the Ranch Development. The area is
developing as a mixed use development with office and commercial uses.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site the
Aberdeen Court Property Owners Association, the Bayonne Place Property
Owners Association, the Johnson Ranch Neighborhood Association and the
Chevaux Court Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
3. Per the Master Street Plan, 3 lanes shown should be designed on
Chenonceau Boulevard; 1- left, 1-thru, and 1-right. Modifications should be
made to the median to provide for this design. Please contact Bill Henry,
Traffic Engineering, at 379-1816 for additional information.
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. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
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.
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: A 15-foot wide easement will be required, 7.5 feet on
both sides of the existing water main adjacent to the south side of Cantrell Road.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
4
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.
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: Verify with Central Arkansas Water the shared private fire
hydrant agreement. Contact Central Arkansas Water at 377-1225.
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 Chenal Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied
for a Planned Commercial Development to allow the construction of a new
restaurant with a drive through window. The proposed development is proposed
with a variation to the Highway 10 Design Overlay District to allow the creation of
a lot with less than the two acre typical minimum lot size per the Overlay District.
The request does not require a change to the Land Use Plan.
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. Chenonceau
Boulevard 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 these streets, and 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 Chenonceau Boulevard. A
Class III bikeway is a signed route on a street shared with traffic. No additional
paving or right-of-way is required. Class III bicycle route signage may be
required.
Neighborhood Action Plan: This area is not covered by a City of Little Rock
Neighborhood Action Plan.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
5
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. It appears the parking lot is also encroaching into the forty-foot (40’)
landscape strip along Highway 10.
3. One additional island is needed along the parking area, adjacent to
Highway 10.
4. Screening of the parking areas is required along Highway 10.
5. The striped areas shown can be changed to green spaces. This allows for
more permeable surface areas thus less run-off.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff provided an overview of the proposed development stating the
developers were seeking a rezoning of the site from C-3, General Commercial
District to PCD to allow for the development of this 3+ acre site with two
buildings. Staff stated the Highway 10 Overlay typically required a minimum lot
size of two acres and the development of one building per two acres. Staff
requested Mr. White provide the proposed signage including building signage
and ground mounted signage. Staff stated the parking along the eastern
perimeter appeared to encroach into the 40-foot landscape strip as typically
required per the Highway 10 Design Overlay District.
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to development of the site. Staff also stated any plans for
construction in the right of way would require approval by staff prior to beginning
construction. Staff stated Chenonceau Boulevard would require widening to
three lanes along the sites western perimeter. Staff stated one left, one through
and one right lane would be required.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
6
Landscaping comments were addressed. Staff stated screening of the parking
area along Cantrell Road was required and questioned the mechanism the
developer would employee to provide the required screening. Staff stated the
site would require a landscape plan stamped with the seal of a registered
landscape architect.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the April 17, 2008, Subdivision Committee meeting. The revised site
plan indicates signage to comply with the Highway 10 Design Overlay District,
building signage to comply with signage typically allowed in commercial zones
and indicated the parking within the front yard does not encroach into the 40-foot
landscape strip.
The site is currently zoned C-3, General Commercial District and is located in an
area covered by the Highway 10 Design Overlay District. The developers are
requesting a rezoning of the site from C-3, General Commercial District to PCD
to allow a variation in the typical overlay standard. The variation being requested
is to allow the creation of lots less than the two (2) acre typical minimum
ordinance standard or to allow the construction of two (2) buildings on less than
four (4) acres. Below is a listing of the Overlay requirements and the applicant’s
proposal related to each of the items.
Highway 10 DOD Requirements:
Applicant’s proposal:
Lot size. There shall be a minimum
development tract size of not less than two
(2) acres.
Lot 1R contains 1.45 acres
Lot 2R contains 1.74 acres
Variation from the Overlay Standard.
Front yard. All principal and accessory
buildings or structures are required to have
a one-hundred-foot building setback from
the property line abutting Highway 10.
The building line is indicated in excess of
100-feet.
Rear yard. Rear yard shall not be less
than forty (40) feet.
The building is set in excess of the 40-foot
rear yard setback.
Side yard. Side yard shall not be less than
thirty (30) feet.
The side yard is setback in excess of the
30-foot side yard setback.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
7
Landscaping treatment. Landscaped
areas shall attempt to incorporate existing
on-site trees and shrubbery into the
landscaping scheme and the plans shall
indicate such incorporation.
No trees located on site.
Landscaped areas shall have water
sprinkler systems to maintain plant
materials.
All landscaped areas will have sprinkler
systems installed.
Erosion retardant vegetation shall be used
on all cuts and fills.
All erosion controls of the City will be
followed.
Tree species to be planted within this
corridor should be consistent with other
species present.
Tree species planted will be consistent
with outer species located in the area.
The Highway 10 frontage (front yard) shall
consist of a minimum of forty (40) feet of
landscaped area exclusive of right-of-way.
The landscaped area shall contain organic
and/or combined man-made/organic
features as berms, brick walls and dense
plantings such that vehicular use areas are
screened when viewed from an elevation
of forty-two (42) inches above the
elevation of the adjacent street. Alternative
screening methods and designs must be
approved by the plans review specialist.
Appeals from the staff will be directed to
the planning commission. Within the
landscaped area trees shall be planted or
be existing at least every twenty (20) feet
and have a minimum of two (2) inches in
diameter when measured twelve (12)
inches from the ground at time of planting.
Where a developer demonstrates that this
requirement will constitute an undue
hardship, a landscaped area exclusive of
right-of-way may consist of a minimum of
twenty-five (25) feet. In those instances
only, a half-berm shall be constructed
The front yard is indicated with a minimum
landscape area of 40-feet exclusive of the
right of way.
The landscaped area will contain organic
and/or man-made/organic features such
as a berm to screen the vehicular use
areas as typically required per the
Highway 10 Design Overlay District.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
8
which is a minimum of three (3) feet in
height with tree plantings as required
herein; provided however, that this
provision may only be applied to a
maximum of twenty (20) percent of the
highway frontage affected in the plans
submitted.
Rear and side yards shall have a
landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
Where such yards abut a street right-of-
way, a fifteen-foot landscaped strip shall
be required adjacent to land zoned office
and residential. A seven-foot landscaped
strip shall be required when adjacent to
lands zoned commercial.
The western side yard shall have a
landscape strip averaging a minimum of
25-feet from the property line. The eastern
and rear property lines are located
adjacent to an access easement which
typically does not require the placement of
landscape strips.
Signage. Signage shall comply with the
provisions of article X of Chapter 36 of the
Little Rock Code of Ordinances, except as
follows:
Commercial development signage.
Signage identifying the commercial
development shall not exceed ten (10) feet
in height and one hundred (100) square
feet in area. All signs that are ground-
mounted shall be of a monument type
design. These signs may be installed in
the landscaped area of the front and side
yards.
Commercial building signage. Each
separate commercial building will be
allowed a single monument ground-
mounted sign located on the building site
or in the landscaped front yard of the
commercial development. The sign shall
be a maximum of six (6) feet in height and
seventy-two (72) square feet in area.
The development will not utilize a
commercial development sign. The lot will
contain a single ground mounted
monument sign with a maximum height of
the six feet and 72 square feet in area.
Curb cuts. Maximum, one (1) curb cut per
three hundred (300) feet and no curb cut
No new curb cuts are proposed with the
development.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
9
closer to an intersection than one hundred
(100) feet.
Lighting. Parking lot lighting shall be
designed and located in such manner so
as not to disturb the scenic appearance
preserved in this corridor. Lighting should
be directed to the parking areas and not
reflected into the adjacent neighborhoods.
Lighting shall comply with the DOD
standards. Lighting will be directed to the
parking areas and not reflect into the
adjacent neighborhoods.
Building sites. The maximum number of
buildings per commercial development
shall be measured both by minimum tract
size and minimum frontage as follows:
One (1) building every two (2) acres.
The site contains 3.19 acres and is
proposed with two lots and a single
building on each of the lots. The proposed
development is not meeting this typical
overlay standard.
Variation from the Overlay Standard.
Commercial developments and multiple
building sites. In the case of a commercial
development or other development
involving multiple building sites, whether
on one (1) or more platted lots, the above
described regulations shall apply to the
development as an entire tract rather than
to each platted lot. Developments of this
type shall be reviewed by the City through
a site plan review process which illustrates
compliance with this article.
Property, due to topography, size, irregular
shapes or other constraints, such as
adjacent structures or features which
significantly affect visibility, and thus
cannot be developed without violating the
standards of this article shall be reviewed
through the planned unit development
(PUD) section of the zoning ordinance,
with the intent to devise a workable
development plan which is consistent with
the purpose and intent of the overlay
standards.
The request is to rezone the site from C-3,
General Commercial District to PCD to
allow the creation of lots less than the two
(2) acre typical minimum lot size
requirement.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
10
The site plan indicates the placement of 15,900 square feet of building area. The
proposed uses are the allowable uses per the C-3, General Commercial Zoning
District. The site plan indicates the placement of 145 parking spaces. There are
108 parking spaces located on the site and an additional 37 spaces will be
provided with the new construction. Based on the typically minimum parking
requirements for a shopping center and a restaurant use 92 parking spaces
would typically be required.
The site plan indicates the placement of 11.4 percent of the site covered with
buildings, 34.5 percent landscaped and 54.1 percent paved. The site lighting will
be consistent with lighting per the Highway 10 Design Overlay District. All
lighting will be directed downward and into the site not over spilling to the
adjacent residential properties.
The site plan indicates the dumpster service hours will be limited to 7:00 am to
5:00 pm. The dumpster is located near the rear of the building and will be
screened per the typical ordinance standards. Staff recommends the dumpster
screening construction be of similar materials as the building. The developer
has indicated the site will not have 24-hour activity. The proposed hours of
operation are from 5:00 am to 2:00 am seven days per week.
The site is zoned C-3, General Commercial District which would allow for the
construction of a restaurant on the site. The lots were previously final platted
containing the existing 3.19 acres. There is an existing strip retail center located
on one of the proposed lots with the lot line dissecting the building. The request
for a rezoning is to recognize the existing conditions on the site, clean up the lot
configuration and allow for the construction of a new building.
Staff is supportive of the request. Although the site is not meeting the entirety of
the Overlay requirements, the site is in staff’s opinion is meeting the intent of the
Overlay. The proposed use is consistent with uses as allowed in the current
zoning district. Staff does not feel the variation to allow the replatting of the two
(2) lots as proposed containing less than the typical two (2) acre minimum will
significantly impact the development or 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 the dumpster screening be consistent with the construction
materials of the building.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
11
PLANNING COMMISSION ACTION: (MAY 8, 2008)
The applicant was present. There were no registered objectors present. Staff stated on
April 28, 2008, the applicant had requested deferral of the item to the August 7, 2008,
Commission meeting. Staff stated the applicant had notify the Neighborhood
Associations of the deferral request providing the date and time of the future public
hearing. Staff presented a recommendation of approval of the deferral request.
There was no further discussion of the item. The commission voted to approve the item
for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has met with the area neighborhood associations as indicated in the
previous deferral. There are no changes proposed for the site plan. Staff continues to
recommend approval of the request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
Mr. Tim Daters and Mr. JC Hosel were present representing the request. There were
registered objectors present. Staff presented the item with a recommendation of
approval of the request.
Mr. Tim Daters of White Daters and Associates addressed the Commission on the
technical issues of the development. He stated the development containing 3.12 acres
and was proposed as a two lot PCD. He stated 34.5 percent of the site would be
landscaped. Mr. Daters stated the property was zoned C-3, General Commercial. He
stated the site did share cross access with the property located immediately to the east.
Mr. JC Hossel addressed the Commission. He stated the development was proposed
as a fast food restaurant, a McDonalds. He stated the signage would be limited to a
ground mounted sign. No electronic messaging was proposed. He stated the site
would not operate 24 hours but would operate from 5 am to 2 am seven days per week.
He stated elevations with proposed material had been provided to the Commission. He
stated the site would require approval by the Chenal Design Review Committee. He
stated the building construction would not be metal but some form of brick or
combination of comparable material.
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
12
Ms. Sandra Palmer addressed the Commission in opposition. She stated she was
president of the Chevaux Neighborhood Association and the neighborhoods was very
much opposed to the request. She stated there were 96 homes in the neighborhood
with 155 residents. She stated of the residents she had a petition with 145 names in
opposition of the request. She stated the neighborhood did not need a drive-thru
restaurant next door to their quiet neighborhood. She stated there was a similar fast
food restaurant located in the Wal-Mart, two miles down the road. She stated if the
development did not fit the City and developers should not force the development to
occur. She stated the neighborhood was concerned with the volume of traffic, the trash
generated from the site, the noise, light pollution and the safety of the patrons of the
neighborhood and the drive-thru restaurant. She stated the sign proposed was six feet
high. She stated the sign would be located on a five to ten foot embankment resulting
in a fifteen foot tall sign.
Ms. Palmer stated a McDonalds was not what Chenal Valley wanted marking the
entrance to their neighborhood. She stated the hours of operation were a concern. She
stated once the approval to allow the restaurant to operate from 5 am to 2 am was
approved the owners would be back requesting an extension of the hours. She stated
the existing restaurant closed at 9:00 pm. She stated the hours should match the
existing uses in the area.
Ms. Palmer stated light pollution was also a concern. She stated the office development
located to the north of their subdivision had been raised to a height that the
development was towering over their homes. She stated with the filling and the
placement of light poles 20 to 25 feet high the lighting for the office development spilled
onto the adjacent site and into their back yards.
She stated a new commercial building was not needed. She questioned why the
restaurant could not retro fit the Catfish City building for their use.
The Commission questioned if the opposition was to the use or to the placement of two
buildings on less than four acres. Ms. Palmer stated the neighborhood did not want a
fast food restaurant at the entrance to their neighborhood.
Mr. Edward Oglesby addressed the Commission in opposition. He stated he was
representing the Aberdeen Court Property Owners Association. He stated there were
199 homes in the neighborhood and a pole of the residents had been taken and the
neighborhood was not in support of the restaurant. He stated the neighborhood was
opposed to a fast food restaurant on the corner. He stated the volume of traffic and the
speed of traffic was a concern. He stated there were also concerns with turning
movements from this site and the bank located to the north. He stated the drives
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
13
aligned and traffic traveling east bound wanting to enter the bank was at odds with
motorist wanting to turn onto Chenonceau or into this development. He stated the
Overlay had been in place for 25 plus years. He stated little by little the City had
allowed development to occur inconsistent with the Overlay standards. He stated the
neighborhood was concerned with the noise and the traffic a fast food restaurant would
generate. He stated the site was more appropriate for a quiet commercial uses and not
a business that operated from 5 am to 2 am. He stated traffic on Chenonceau backed
up at this location. He stated it was unsafe to exit onto Cantrell without waiting for the
light because of the speed of the traffic and visibility issues.
The Commission questioned if the opposition was to the use or the variance from the
Overlay standard. Mr. Oglesby stated the opposition was to the use. Commissioner
Rector stated use was not an issue before the Commission. He stated the property was
zoned C-3, General Commercial which by right allowed a drive-thru restaurant.
Mr. Oglesby stated the lot existed with two acres. He stated the drive-thru was a
concern he requested the Commission to deny the variance. He stated across Highway
10 there was an area of C-3, General Commercial zoned property. He questioned why
the development did not occur there. He stated there was not a need for a fast food
restaurant at this location. He stated the same restaurant was in the Wal-Mart just two
miles down the road. He stated the Commission had been sold a bill of goods with the
previous site plan. He stated the developers had a bank approved for the location then
came back for a restaurant once the two buildings were approved.
Mr. Frank Pohlkamp addressed the Commission in opposition. He stated he was
representing the Bayonne Place property owners association. He stated the property
owners association was totally against a McDonalds restaurant at this location. He
stated the Commission should refuse the variance request by Orion and McDonalds to
allow the development with less than the overlay standards. He stated the intersection
carried a high level of traffic and the speed of the traffic was in excess of the posted
50 mph. He stated the hours of operation would be a magnet to attract late night
undesirables to the area. He stated this would increase crime in the neighborhood and
surrounding neighborhoods and would impact property values. He stated the
neighborhood concept of livability would be violated with trash, noise and odor as well
as air pollution from vehicles idling at the drive-thru window. He stated the residents
bought homes in Bayonne Place because of the peaceful atmosphere and neat
appearance. He stated a restaurant with a drive-thru window would certainly
compromise the peaceful atmosphere. He stated the neighborhood did not see the
need for a restaurant of this type when just down the road at the Super Center there
was a McDonalds. He stated there were a number of other locations not adjacent to a
residential neighborhood where sites were available for a restaurant location.
Mr. Pohlkamp addressed the Commission stating he desired the Commission to
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
14
consider the neighborhoods wishes and refuse the variance to the Highway 10 Overlay
Plan. He read the Commission Mission statement stating to enhance the quality of life
for the Citizens of Little Rock by providing a Department which encourages quality
growth, development and redevelopment and the stabilization of neighborhoods through
a concentrated effort of planning, land use controls, Historic Preservation, permitting
and enforcement.
Mr. David Grace addressed the Commission in opposition of the request. He stated the
Commission had been provided letters of opposition from the Bayonne residents. He
stated the developers had filed the application in April and had not meet with the
residents until last week. He stated the request included a variance from the
Subdivision Ordinance to allow the development. He stated Orion left the lot size as
indicated which was a business decision at the time of development of the retail center
located to the south. He provided the Commission with accident reports at the
intersection from 2000. He stated since 2000 55 accidents had occurred. He stated a
number of the accidents had occurred since 2005 after the traffic signal was installed.
He stated a drive-thru in the mist of the volumes of traffic in the area was a concern. He
stated safety was not included in the staff write-up.
Ms. Ruth Bell addressed the Commission in opposition. She stated she was
representing the League of Women Voters who had taken a strong stand on the
Highway 10 Overlay and felt the plan should be upheld. She stated the variances
typically granted met the spirit of the plan. She stated many persons had bought land
and made business decision for future development based on the plan, adopted by the
City, dictating how the area would develop. She stated this was a strong reason to
uphold the DOD.
Mr. Daters stated as a part of the development a third lane would be added to
Chenonceau Boulevard. He stated this would allow a dedicated left, through and right
lane. He stated the developer would also incorporate improvements to the traffic signal.
He stated there was not a break in Chenonceau, which would allow left turns into the
site thus lessening the conflicting traffic movements.
There was a general discussion of the Commission concerning the traffic concerns and
issues raised. Staff stated the drives were located in these areas because they aligned
and the meet the spacing criteria of the ordinance. Staff stated the streets would be
constructed to Master Street Plan standard and this did include the addition of a left turn
lane on Chenonceau. The Commission questioned if the use would affect traffic
patterns in the area. Staff stated they did not feel the use would affect the traffic
patterns in the area.
Staff stated one comment had been made concerning a variance from the Subdivision
Ordinance. Staff stated this was incorrect and the variance was from the Highway 10
Overlay standards. Staff stated the lot development standards were established by the
August 7, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7605-C
15
zoning through the Overlay. Staff stated the overlay required the placement of one
building per two acres or a minimum lot size of two acres. Staff stated the Overlay
established development standards. Staff stated the Commission was charged with
determining if the development met the purpose and intent of the Overlay District. Staff
stated use was an issue the Commission could consider since the request was a
rezoning. Staff stated if approved the zoning of the property would be PCD and not the
present C-3, General Commercial District.
There was a general discussion concerning development standards and how the site
could develop. The Commission noted the remaining three corners were zoned C-3 as
was the property to the south of this site which could develop with a drive-thru
restaurant by-right with the issuance of a building permit and no review by the City
Planning Commission or Board of Directors. The Commission noted two weeks ago a
review of the Highway 10 Overlay was undertaken to determine the number of variance
request being considered in this area. It was stated Highway 10 was at the forefront of
everyone’s mind. The Commission stated the Planned Development process was the
vehicle to allow development of property, which did not fully comply with the Overlay
standard regardless of the issue. The Commission noted the site was located at a
commercial node. Also noting all other corners were zoned appropriately to allow this
same type use.
A motion was made to approve the request. The motion carried by a vote of 7 ayes,
2 noes and 2 absent.
August 7, 2008
ITEM NO.: B FILE NO.: Z-8337
NAME: Ms. Bertha's Child Care Center Short-form PCD
LOCATION: Located at 8215 Colonel Glenn Road
DEVELOPER:
Ed Jordan
8215 Colonel Glenn Road
Little Rock, AR 72204
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Williams and Dean Associated Architects
18 Corporate Hill Drive, Suite 210
Little Rock, AR 72205
AREA: 0.68 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family and O-3, General Office District
ALLOWED USES: Daycare center and Barbershop
PROPOSED ZONING: PCD
PROPOSED USE: Daycare center and Barber shop
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On October 3, 2002, the Little Rock Planning Commission approved a Conditional Use
Permit for two of the three proposed properties. The property located at 8213 Colonel
Glenn Road was zoned O-3, General Office District and was approved for the
placement of a barbershop. The property located at 8215 Colonel Glenn Road was
zoned R-2, Single-family and approved for the placement of a day care center to serve
up to 20 children and two employees. The properties were to have shared access and
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
2
parking. A total of nine parking spaces were proposed for the two uses. The hours of
operation for the daycare center were from 7:30 am to 5:30 pm Monday through Friday.
The barbershop was proposed with four employees and would operate by appointment
from 8:00 am to 6:30 pm seven days per week.
On June 7, 2007, the Little Rock Planning Commission approved a Conditional Use
Permit for the third property located at 8211 Colonel Glenn Road. The approval was to
convert an existing single-family residence on this R-2, Single-family zoned lot into a
daycare center to serve 30 students with three employees. The site plan indicated the
construction of six parking spaces. The hours of operation proposed were from 8:00 am
to 5:30 pm Monday through Friday.
A. PROPOSAL/REQUEST:
The owners now propose to expand the daycare facility. The proposal is to allow
a building expansion of 2,280 square feet which will allow a maximum enrollment
of 72 children. The staff required for the completed facility will be eight, per the
state licensing requirement. The building expansion is proposed on the western
most building (the property located at 8211 Colonel Glenn Road).
B. EXISTING CONDITIONS:
The property is located in an area of mixed zoning and uses, along an arterial
street. Single-family residences are located across Colonel Glenn Road to the
north and beyond the alley to the south. Vacant lots and a single-family
residence are located to the west. A PCD was approved for a beauty salon to
the east accessed from Marborough Street. Other uses in the area include a
mobile home park, a former lumberyard and a church.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the John
Barrow Neighborhood Association and the Westwood Neighborhood Association
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
3
2. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways must have a
minimum spacing of 300 feet between driveways and 150 feet from property
lines.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. Close all old curb cuts.
7. Provide traffic signage for proper vehicle circulation on the property.
8. 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).
9. 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.
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: Contact Central Arkansas Water if larger and/or
additional meter(s) are needed.
Fire Department: Fire sprinklers maybe required. Place and install fire hydrants
per code. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Route # 14 – the Rosedale Route.
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Mixed Use for this property. The applicant has
applied for a Planned Commercial Development to allow the existing daycare to
expand with a maximum of 72 children and 8 staff.
The request does not require a change to the Land Use Plan.
Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial with
reduced design standards. The primary function of a Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
urbanized areas. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in this immediate vicinity.
Neighborhood Action Plan: This area is covered by the Westwood Pecan Lake
Stagecoach Neighborhood Action Plan. Their Zoning and Land Use Goal states:
“Oppose the conversion of R-2 properties within the Pecan Lake subdivision.”
Landscape:
1. Site plan must comply with the City’s minimal landscape ordinance
requirements.
2. Landscaping will be required in conjunction with the new on site parking lot.
3. Property to the south is zoned residential, therefore, the zoning ordinance
requires average seven foot (7’) foot wide land use buffers along the
perimeter of the site. Seventy percent (70%) of this area is to remain
undisturbed. However, if there are no existing trees in this area, additional
trees and shrubs must be planted to meet this minimal ordinance
requirement. Easements cannot count toward fulfilling this requirement.
4. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
5. An automatic irrigation system to water landscaped areas will be required.
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
5
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: (April 17, 2008)
Mr. Gary Dean of Williams and Dean Architects was present representing the
request. Staff presented the item stating there were a number of technical issues
associated with the request in need of addressing. Staff requested Mr. Dean
provide details of the proposed signage including ground mounted signage and
building signage. Staff also requested Mr. Dean provide the location of proposed
dumpsters and the hours of service for the dumpster facilities. Staff stated the
site lighting must be low level and directional, directed downward and into the
site.
Public Works comments were addressed. Staff stated the western drive should
be removed and the existing parking redesigned to allow circulation through the
site. Staff stated the proposed drop off lane should be removed due to it
providing poor vehicle circulation and the crossing of vehicle traffic coming into
the site parking lot. Staff stated all old curb cuts were to be removed. Staff
requested the applicant provide traffic signage for proper vehicle circulation on
the property.
Landscaping comments were addressed. Staff stated the playground should be
moved closer to the building to eliminate the risk of a child crossing the parking
lot. Staff stated screening would be required along the southern perimeter of the
site adjacent to the residentially zoned and used property.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing a number of the concerns
raised at the April 17, 2008, Subdivision Committee meeting. The applicant has
met with staff concerning the proposed drop off location. Staff feels the drive as
indicated allowing the western most drive to serve as the means of ingress and
allowing the center drive as egress to the site will allow for adequate circulation
through the site.
According to the applicant building signage will comply with the typical ordinance
standards for a commercial development or a maximum of ten percent of the
façade area. The applicant has also indicated any ground mounted signage will
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
6
comply with signage allowed in office zones or a maximum of six feet in height
and sixty-four square feet in area.
The development is proposed as a daycare facility with a maximum enrollment of
72 children. The ordinance typically requires a minimum of one space per
administrator, teacher and employee on the largest shift plus one space per
facility vehicle plus one space per ten persons of licensed capacity. There are
eight staff, one administrator and no vehicles of the daycare. Seventeen spaces
would typically be required to serve the daycare. The site plan indicates the
placement of fourteen parking spaces. Staff is supportive of the parking as
proposed. The center will utilize a double stack drop-off. Should a parent need
to park and go into the building staff feels there is adequate parking available.
The revised site plan has not indicated the placement of a dumpster facility. Staff
recommends if a dumpster facility is located on the site the adjoining
single-family homes be taken into consideration when placing the dumpster.
Staff also recommends the hours of service be limited to daylight hours to lessen
the impact of the dumpster on the adjoining single-family homes.
Staff is supportive of the request. The site has historically been used as a
daycare center and the applicant is proposing to increase the number of allowed
clients. Although the available parking does not meet the typical ordinance
standard staff does not feel the reduced number of spaces will cause any
adverse impact on the development or adjoining properties. 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 the dumpster placement be sensitive to the adjoining
single-family residences and the hours of dumpster service be limited to daylight
hours.
PLANNING COMMISSION ACTION: (MAY 8, 2008)
The applicant was present. There were registered objectors present. Staff stated the
applicant failed to provide staff with a revised site plan addressing comments and
concerns raised at the April 17, 2008, Subdivision Committee meeting. Staff presented
a recommendation the item be deferred to the June19, 2008, public hearing.
There was no further discussion of the item. The commission voted to approve the item
for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8337
7
STAFF UPDATE:
There has been no contact with the applicant since the previous public hearing. Staff
continues to await responses from the Subdivision Committee comments raised at the
Committee meeting on April 17, 2008. Staff recommends deferral of this item to the
August 7, 2008, public hearing.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
The applicant was not present. Staff presented the item stating there had been no
contact with the applicant since the previous public hearing. Staff stated they continued
to await responses from the Subdivision Committee comments raised at the Committee
meeting on April 17, 2008. Staff presented a recommendation of deferral of this item to
the August 7, 2008, public hearing.
There was not further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
PLANNING COMMISSION ACTION: (AUGUST 7, 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 the dumpster
placement be sensitive to the adjoining single-family residences and the hours of
dumpster service be limited to daylight hours.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: C FILE NO.: Z-4587-D
NAME: Hunters Green Estates Lot 12 Revised Short-form PD-R
LOCATION: 51 Hunters Green Circle
DEVELOPER:
Frank Withrow
26 Scenic Point
Little Rock, AR 72207
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.25 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Zero lot line single-family subdivision
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Add sunroom to the rear of the existing structure
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On April 18, 1995, the Board of Directors adopted Ordinance #16,872 establishing
Hunters Green PD-R. The approved development included 50 single-family lots and a
large common area. Also included in the development was a six foot high brick fence,
built around the perimeter of the property.
On June 2, 1998, the Board of Directors approved Ordinance No. 17,736 to allow the
revision of the PD-R for the six-foot brick wall behind Lots 9, 10 and 11 (located in the
northeast portion of the development) to be increased to nine feet.
August 7, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4587-D
2
A. PROPOSAL/REQUEST:
The owner/applicant is proposing to revise the previously approved PD-R to
allow for the construction of a sunroom within the previously proposed building
setback. The previous approval allowed for the construction of screened porches
and patios within the building setback but did not allow for the construction of an
enclosed structure. The sunroom is proposed as 12-feet by 17-feet in size and
will be located within the previously identified patio area.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure accessed by Hunters Green
Circle. The area has developed with single-family homes of approximately
2,500 square feet and roughly 5,700 square foot lots. Hunters Green is fully
enclosed by a brick wall ranging from six to nine feet. There are single-family
homes located to the west of the site. The wall placement screens the view of
the homes located to the north on Coleen Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. Most have indicated they do not have a concern with the
addition of the sunroom as proposed. All property owners located within 200 feet
of the site, all residents, who could be identified, located within 300 feet of the
site and the Hunters Green Property Owners Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment
August 7, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4587-D
3
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 Chenal Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied
for a revision to a previously approved Planned Residential Development to allow
the placement of a 12’ x 17’ sunroom on the rear of the home.
The request does not require a change to the Land Use Plan.
Master Street Plan: Hunters Green Circle is shown on the Plan as a Local
Street. The primary function of a Local Street is to provide access to adjacent
properties.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Rock Creek
Neighborhood Action Plan, but the plan does not address this issue.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request in need of addressing.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The request is to allow for a revision to a previously approved Planned
Residential Development to adjust the building envelope to include a proposed
sunroom addition. The site contains an existing single-family home and the
applicant desires to construct a sunroom within the rear yard area previously
identified as the porch area. The previous approval allowed for the
encroachment with screened porches only.
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff is supportive of the request to amend the existing PD-R
to allow an expansion of the building envelope to allow a sunroom to be
constructed on the rear of the home.
August 7, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4587-D
4
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
The applicant was present. There were registered objectors present. Staff stated the
applicant was requesting a deferral of the item to allow time for the property owner to
meet with the opposition. Staff stated the request would require a waiver of the
Commission’s By-laws with regard to the late deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver as indicated by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent. A motion was made to defer the item to the August 7,
2008, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has met with the property owners indicating opposition to the proposed
addition. The opposition has not provided staff with any change in their position. The
neighborhood has provided a petition of support of the request. There are no changes
proposed to the development from the previous staff write-up. Staff continues to
recommend approval of the addition of the sunroom to the rear of this existing home.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There was a registered objector present. Staff presented
the item with a recommendation of approval.
Mr. Larry Townley stated he lived in adjacent Countrywood and did not have an issue
with Mr. Withrow adding a sunroom to his home but he did have concerns with the
Commission setting a precedent to allow the addition to homes located along the
eastern perimeter of Hunters Green. He stated with additions into the setback this
would affect his home and the views from his home. He stated presently there was a
13.5 foot wall any additions to the rear of these homes would increase the blank walls
along the eastern perimeter.
The Commission questioned the homes on Coleen Drive and the elevation of the
homes to the property. Mr. Townley stated he was not sure. He had driven on Coleen
August 7, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-4587-D
5
but could not see in the back yards without going onto property owned by others.
Mr. Whitrow stated the homes on Coleen Drive were lower than the homes in Hunters
Green. He stated there was a six to nine foot wall along the rear of his home separating
the two subdivisions.
Staff stated the Commission’s By-laws did not allow precedent to be set by an action.
Staff stated no action of the Commission shall be deemed to set a precedent. Staff
stated each item docketed shall be decided upon its merit and circumstance attendant
thereto.
Commissioner Rector stated the Commission and staff were put on alert of the
concerns with additions to the rear of homes located along the eastern perimeter.
A motion was made to approve the request. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
August 7, 2008
ITEM NO.: D FILE NO.: Z-8350
NAME: Walker Short-form PD-R and Right of way abandonment for Oakwood Road
and Cedar Street
LOCATION: Located at 4001 Oakwood Road
DEVELOPER:
Edward and Danyelle Walker
5105 Kavanaugh Boulevard
Little Rock, AR 72207
SURVEYOR:
James L. Butler
5323 John F. Kennedy Boulevard
North Little Rock, AR 72116
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-R
PROPOSED USE: Single-family residential – variation from the Hillcrest Design
Overlay District to allow a reduced rear yard setback.
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of the site from R-2, Single-family to PD-R to
allow a new home to be constructed on the site. The property is located in an
area covered by the Hillcrest Design Overlay District. The applicant is proposing
the new home’s rear building setback less than the typical 25-foot rear yard
setback. The Hillcrest Design Overlay District states the setbacks for the
principal structure shall be as required for the zoning district except for the
front-yard setback which must be aligned with the adjoining residential structures
within 10 percent variation.
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
2
The request also includes the abandonment of a portion of North Cedar Street
and an unrecorded dedication of Oakwood Road. The portion of Cedar Street to
be abandoned is a 30-foot by 132.11 foot area containing 3,963.30 square feet or
0.087 acres. The abandonment is the west ½ of North Cedar Street. The
eastern ½ was previously abandoned. The area of abandonment would become
the front yard area of the new residence.
The request also includes the abandonment of an 8 foot by 50 foot portion of
street which does not appear to have been previously dedicated to the City.
There is a paved drive approximately eight to nine feet wide extending from the
currently dedicated right of way of Oakwood Road to Cedar Hill Road. The area
of Oakwood Road proposed for abandonment contains approximately
400 square feet and would become the rear yard area for the new home.
B. EXISTING CONDITIONS:
The site is located at the end of Oakwood Road abutting Oakwood Road and
Cedar Hill Road. The site is treed with undergrowth of brush. The topography of
the lot is very steep sloping upward from Oakwood to the south. Oakwood Road
adjacent to the site is a very narrow paved strip approximately nine feet wide.
There are a number of condo developments and apartments in the area. The
area to the east is primarily single-family and the area to the west is a City of
Little Rock Park.
Cedar Street does not exist adjacent to the site. As stated, Oakwood Road is a
narrow unimproved street. Cedar Hill Road is a narrow unimproved street with
open ditches for drainage. There are no sidewalks in the immediate area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Hillcrest Residents Neighborhood Association were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Drainage easements should be maintained in the right-of-way to convey
storm water from adjacent property.
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for Lot 6. Contact
Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding meter location. Central Arkansas Water has no existing or
planned facilities located within these roads and rights-of-way and has no
objection to closure and abandonment of easement rights in the area described.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a short form PD-R to rezone the site from R-2, Single-family to
Planned Residential Development to allow a new single family home to be
constructed on the site with a reduced rear yard setback.
The request does not require a change to the Land Use Plan.
Master Street Plan: Oakwood 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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood
Action Plan. The Housing Goal states: “a Hillcrest Overlay District that will
require Planned Unit Development for reclassification/redevelopment of land use
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
4
(zoning), density, setbacks, of other changes to the existing infrastructure of the
neighborhood.”
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008)
Mr. and Mrs. Walker and Mr. Tony Curtis were present representing the request.
Staff presented the item stating the request included the right of way
abandonment for North Cedar Street and the abandonment for Oakwood Road.
Staff stated they had review four documents and all contradicted if the right of
way for these roadways were in place. Staff stated the request also involved a
request for a rezoning from R2, Single-family to PD-R to allow the construction of
a new home with a reduced rear yard setback. Staff stated once the right of way
was abandoned for Cedar Street the front of the home would have a 25-foot front
yard setback. Staff stated even with the right of way abandonment for Oakwood
Road, due to the triangular shape of the property, a variance would be required.
There was a general discussion of the item by the Committee members.
Commissioner Rector questioned Mr. Curtis as to the status of the right of way.
Mr. Curtis stated based on the fire maps it appeared the right of way for Cedar
Street did exist. Mr. Curtis stated previously the owner to the east requested and
the City abandoned one-half of the street but it did not appear this section was
ever abandoned. Commissioner Rector stated he felt it important after the City
had completed their process, if Mr. Walker was successful, he should address
the Court for a quiet title of the rights of way abandoned.
Staff noted comments from the various other reporting departments and
agencies. The Commission suggested the applicant work with staff to clarify the
issues in need of addressing. 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 provided staff with the additional information requested at the
May 29, 2008, Subdivision Committee meeting. The home is proposed as a
two-story home with a basement which will be used as the garage and an
unfinished crawl space. The height of the home will comply with the DOD and is
proposed with a maximum height of 39 feet.
Residential development standard established by the Hillcrest Design Overlay
District states the residential regulations shall apply to any residential zoned land
within the district boundaries. Although the overlay district does not regulate the
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
5
style and character of Hillcrest housing, new construction and additions should
be respectful of the prevailing styles of the neighborhood. The compatible design
of housing contributes to the richness of the history and architectural character of
Hillcrest. Attached, unfinished spaces, such as storage areas and above-ground
basements, shall be included as part of the permitted floor area at fifty (50)
percent of the measured area. Crawlspaces or similar spaces that must be
accessed from outside the main structure are excluded from the permitted floor
area.
The lot contains approximately 11,463 square feet and was a legal lot of record
at the time of adoption of the DOD. The home is proposed with more than one
floor with a Floor Area Ratio (FAR) of 49.9 percent. Based on the lot size a FAR
of 55 percent is permitted. The mass section limits the maximum lot coverage for
all structures under roof to fifty (50) percent. The lot coverage of the proposed
structure is 20 percent.
All setbacks shall be as required for the zoning district, except the front yard
setback for the principal structure shall be aligned with the current setbacks of
the adjoining residential structures within ten (10) percent variation, but no
structure may be within the setback. The home is proposed with a front yard
setback as typically required per the ordinance. The rear yard setback is
indicated less than the 25-foot typical ordinance standard.
The rear-lot setbacks and accessory building coverage within the twenty-five-foot
setback from the rear property line shall be no more than forty (40) percent of the
area in that section. The applicant is not proposing the placement of any
structure within the rear yard setback, resulting in a rear lot coverage of zero.
The maximum building height shall be thirty-nine (39) feet or two and one-half
(2 1/2) stories, measured from the "grade plane" to the ridge-line of the highest
roof surface. In addition, new buildings and additions shall be constructed to an
elevation that is within one story of the adjacent residential structures. The home
is proposed with two stories and a basement. The maximum height proposed for
the home is 39 feet as measured from the grade plane to the ridgeline of the
highest roof surface.
Retaining walls will be located on the site with a maximum height of six feet. A
decorative fence will be located along the southern perimeter of the site with a
maximum height of six feet.
The request includes the abandonment of North Cedar Street and a portion of
Oakwood Road. The North Cedar Street portion proposed for abandonment is
the west ½ of North Cedar Street contained within a 30-foot by 132.11-foot strip.
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
6
The street is currently undeveloped and the previously abandoned eastern ½ is
being used by the property owner as parking for an apartment complex.
Oakwood Road does not appear to have been dedicated but is being used by the
neighborhood as a connection to Cedar Hill Road. The drive is approximately
eight to nine feet wide. The request includes the closure of the area as a public
access. Based on comments received from the various utility companies there is
no objection to the closure of Oakwood Road. The area of North Cedar Street
will be maintained as a drainage and utility easement as requested by the Public
Works Department and the electrical utility company.
Property, if for any reason, that cannot be developed without violating the
standards of the DOD shall be reviewed through the planned zoning district
(PZD) section of the zoning ordinance, with the intent to devise a workable
development plan which is consistent with the purpose and intent of the overlay
standards. The developer is seeing a variation from the year yard setback
requirement through a PRD rezoning as required by the ordinance. The
developer has indicated the reasoning for placing the building as proposed is the
lot shape and the topography of the site. With the placement of the structure as
indicated this will allow for a better building site thus reducing the overall total
height of the home. Staff is supportive of the request. To staff’s knowledge there
are no outstanding issues associated with the request. Staff does not feel the
construction of the new home as proposed with a reduced rear yard setback will
significantly impact the development or 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 the requested abandonment for North Cedar
Street and Oakwood Road subject to the area of North Cedar Street being
maintained as a drainage and utility easement.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
The applicant was not present. There were no registered objectors present. Staff
stated they could not determine if the right of way for Oakwood Road was ever received
by the City. Staff stated they were continuing to research the right of way issue with
assistance of the applicant to determine the status of the right of way and the need for
abandonment and/or the status of any easements, which may be in place for access on
this drive. Staff stated the applicant had requested and staff felt the request appropriate
August 7, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8350
7
for a deferral of the item to the August 7, 2008, public hearing to allow staff and the
applicant time to determine the right of way issue for Oakwood Road.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
PLANNING COMMISSION ACTION: (AUGUST 7, 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
abandonment request for North Cedar Street subject to the area being retained as a
utility easement.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: E FILE NO.: S-1540-A
NAME: 8622 Chicot Road Subdivision Site Plan Review
LOCATION: Located at 8622 Chicot Road
DEVELOPER:
Manuel Beza Beltran
8622 Chicot Road
Little Rock, AR 72209
ENGINEER:
Troy D. Laha
6602 Baseline Road, Suite E
Little Rock, AR 72209
ARCHITECT:
Terry Burruss Architect
1202 South Main Street
Little Rock, AR 72202
AREA: 1.01 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. A variance from Sections 30-43 and 31-210 of the Little Rock code to allow driveway
space less than typical ordinance standard.
2. A variance from City’s Landscape and Buffer ordinance requirements for landscape
installation along Chicot Road.
BACKGROUND:
On December 7, 2006, the Planning Commission approved a site plan to allow an
addition to the restaurant building located at 8622 Chicot Road. The site contained an
existing 1,200 square foot restaurant and a 2,622 square foot automobile detail shop
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
2
along with 15 parking spaces. The approval allowed an expansion of the restaurant by
adding a 26-foot by 46-foot enclosed dining area and a 12-foot by 46-foot patio area.
The request included additional parking for a total of 24 parking spaces located on the
site to serve the two businesses. A deferral of the required paving for 18-months was
approved. The approval included a variance to allow a reduced number of parking
spaces for the site.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved site plan to
reduce the required landscaping along Chicot Road and to maintain the
southern-most drive. The applicant has indicated with the removal of the
southern drive, access to the southern most building cannot be achieved
because of the location of the building and the closeness of Chicot Road. The
developer has also stated due to the existing site paving, the expense of
removing the paving to prepare the area for plantings is extremely expansive and
based on improvements recently made to the site, the removal of the paving is
economically unachievable at this time. The developer is proposing to maintain
parking within the paved area along Chicot Road.
B. EXISTING CONDITIONS:
The site is located near the intersection of Baseline and Chicot Roads; a
commercial node. At this intersection there are a number of activities including
office and retail activities. The site being considered for Subdivision Site Plan
Review is located just north of the Baseline/Chicot Roads intersection and
contains two buildings; one a restaurant, the second a detail shop. There is a
railroad main line located to the west of the site. The Cloverdale Subdivision, a
single-family subdivision, is located across Chicot Road to the east. Chicot Road
has been constructed to Master Street Plan standard abutting the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. All property owners located within 200 feet of the site, the
Cloverdale Neighborhood Association and Southwest Little Rock United for
Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Due to the length of street
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
3
frontage the property can only have a single driveway. The width of driveway
must not exceed 36 feet. On a principal arterial street, the Master Street Plan
standards require a minimum driveway spacing of 300 feet between
driveways and at least 150 feet from property lines. Therefore, the south
driveway does not comply with the Master Street Plan standards and must be
removed.
2. Old driveway cuts in the curb must be replaced.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional meter(s) are needed. If larger and/or additional meter(s) are required,
a Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The existing structure is a total of 1,200 square feet in area. The new
structure is a total of 1,422 square feet in area. This equates to an eighty-four
(84%) upgrade towards the landscape ordinance requirements.
3. The new parking lot must be built in full compliancy with the landscape and
buffer ordinance.
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
4
4. The area along Chicot Road does not reflect the previous approval which
included the elimination of the parking area along Chicot Road. The parking
along Chicot Road is located within the public right-of-way. A franchise
agreement must be obtained for any parking and/or landscaping proposed for
this area.
5. An automatic irrigation system to water landscaped areas will be required.
G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008)
Mr. Terry Burruss was present representing the request. Staff stated the site
plan was approved and the applicant had completed the building expansion but
was now requesting a revision to the previously approved site plan in two areas.
Staff stated the site plan as submitted included removal of asphalt located along
Chicot Road, removal of parking and the installation of landscaping. Staff also
stated the approved site plan eliminated the northern and southern drives
maintaining one driveway location near the center of the site. Staff stated the
applicant was now requesting to maintain two of the three drives. Staff stated the
southern-most drive was desired to be retained but the drive would be narrowed
per the typical ordinance requirements.
Staff questioned if the right of way for Chicot Road was dedicated with the
building permit application request. Staff also stated there were automobiles
being sold from the site which was not allowed under the current zoning. Staff
requested the applicant cease the sale of automobiles immediately. The owner
stated the only automobile sales was his personal vehicle which was parked on
the site with for sale signs in the windows. He stated there were no other
vehicles for sale on the site.
Public Works comments were addressed. Staff stated the drive did not meet
typical ordinance standards for driveway spacing and the southern drive should
be removed to facilitate traffic movement in the area. Staff also stated all old
driveway cuts were to be removed.
Landscaping comments were addressed. Staff stated with the new construction
an 84 percent expansion had taken place. Staff stated a landscaping upgrade to
meet the typical landscape ordinance requirements was required. Staff stated
the new parking lot was required to fully comply with the Landscape Ordinance
standards. Staff also stated the site plan as presented indicated parking along
Chicot Road which was not previously approved. Staff noted a portion of the
parking was located within the right of way and would require a franchise
agreement with the City.
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
5
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing. Staff stated the developer desired to amend the previously
approved site plan removing two of the previously imposed conditions. The
original approval eliminated the southern-most drive which accesses the detail
shop. The developer has stated by removing this drive it is difficult for customers
to enter the detail shop. The developer desires to maintain this drive and limiting
the access to the drive to enter only or exit only. Staff is not supportive of the
request. Chicot Road is indicated on the Master Street Plan as a principal
arterial street. The Master Street Plan standards for this classification require a
minimum driveway spacing of 300 feet between driveways and at least 150 feet
from property lines. The south driveway does not comply with the Master Street
Plan standard and must be removed.
The applicant is also requesting to amend the previously approved site plan by
placing parking within the front yard area and eliminating the proposed
landscaping. The site plan indicates the placement of six (6) parking spaces
along Chicot Road and four of the six are indicated in the right of way. To allow
the placement of the parking spaces as proposed a franchise agreement with the
City must be approved. The developer has indicated a portion of the paving
located between the parking and sidewalk will be removed and landscaped. This
area is also located within the right of way and will require a franchise agreement
to allow the landscaping within the right of way.
The previously approved site plan indicated the placement of 24 parking spaces
to serve the two (2) businesses. Based on the typical ordinance standards, the
typical minimum parking required would be 16 parking spaces for the restaurant
and 15 parking spaces for the detail shop. The request included approval of a
variance to allow a reduced number of parking spaces for the site. The basis of
the approval was the detail shop did not generate a parking demand near the
typical number required and the 24 parking spaces as indicated was sufficient to
meet the needs of the business.
Staff has concerns with the site plan as proposed. Staff does not support the
request to allow the drive located in front of the detail shop to remain. The drive
does not meet the typical spacing requirement of the Master Street Plan. Chicot
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
6
Road is a principal arterial street which is designed to handle large volumes of
traffic. The intent of the driveway spacing criteria is to limit the number of drives
to facilitate traffic flows. Also staff has concerns with the placement of the
landscaping and parking within the right of way. Staff feels the parking located
within the right of way should be removed and the area landscaped. With the
landscaping of this area, the site will more closely comply with the City’s
landscape and buffer ordinances.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 8, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had submitted a request dated April 21, 2008, requesting a deferral of the
item to the June 19, 2008, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The commission voted to approve the item
for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
Mr. Terry Burris was present representing the request. Staff stated the developers were
requesting an amendment to a previously approved site plan to allow landscaping and
parking to remain in the right of way and to allow the southern most drive to remain on
the site. Staff stated the site was existing. Staff stated previously the Commission
approved a site plan which indicated the removal of these items but the developer was
now requesting the improvements in the right of way to remain. Staff stated they were
not supportive of the request.
Mr. Terry Burruss stated he was not a part of the original request but had been hired for
the architectural design of the building expansion. He stated once the expansion was in
place the owner determined the parking located in the right of way was necessary
parking to serve his restaurant use. He stated the same was true of the drive. He
stated the building was being used as a tire store and access was difficult based on the
location of the building and the need for a 90 degree turn into the building. He stated
the drive would be narrowed and could function as a one way drive either in or out. He
stated there were three doors and the three doors would remain.
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
7
Commissioner Rector questioned what was different today than when the plan was
approved. Mr. Burruss stated he felt it was a misunderstanding between the owner and
the previous agent. He stated the landscaping would be installed on the site to meet
the typical ordinance standards but the landscaping would be placed in the right of way
with a franchise agreement. He stated the drive appeared to not hinder the site but
after further research it was determined the closure of the drive would rendered the
building unusable or extremely difficult to maneuver into.
Commissioner Adcock stated the site was located next to her neighborhood. She
stated the neighborhood had tried for a number of years to make the site successful.
She stated due to the location and traffic the site was a difficult site to develop. She
stated the drives needed to be taken down to one to limit the confusion as to entering
and exiting the site. She stated the owner should consider removing the tire building to
de-clutter the site. She stated she thought the desire was for a restaurant and the tire
store was limiting the restaurant potential. She stated the drives created a safety
concern with cars trying to enter the site and exit the site in these areas.
Chairman Taylor stated the site was a difficult site and leaving the drives was a safety
concern. He questioned if a deferral would allow the applicant and staff time to reach
some middle ground. Staff stated they were always willing to meet with an applicant but
did not feel there was a middle ground to reach. Staff stated they felt the developer
should construct to the plan he presented to the Commission and the Commission
approved just over a year ago.
Mr. Burruss requested the item be deferred to meet with staff. The Commission noted
the deferral would be to the August 7, 2008, meeting. A motion was made to defer the
item to the August 7, 2008, public hearing. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
STAFF UPDATE:
Staff has met with the applicant concerning the proposed request. Staff is now
supportive of allowing the southern most drive to remain, closing the northern most
drive thus allowing two drives on the property. Staff is also supportive of the applicant’s
request of allowing the existing parking to remain in the right of way and placing the
required street buffer landscape strip within the right of way. These two issues will
require a franchise agreement between the applicant and the City. The applicant will
install the perimeter landscaping along the northern, southern and western perimeters
as per the previously approved plan. The parking lot and building landscaping will also
be installed per the previously approved plan. The rear parking area is to be open
during business hours. This area is permitted to be gated during non-business hours.
August 7, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1540-A
8
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff stated
they had met with the applicant concerning the proposed request. Staff stated they
were now supportive of allowing the southern most drive to remain, closing the northern
most drive resulting in two drives on the property. Staff stated they were also
supportive of the applicant’s request of allowing the existing parking to remain in the
right of way and placing the required street buffer landscape strip within the right of way.
Staff stated the parking and landscaping in the right of way would require a franchise
agreement between the applicant and the City. Staff stated the applicant would install
the perimeter landscaping along the northern, southern and western perimeters per the
previously approved plan. Staff stated the parking lot and building landscaping would
also be installed per the previously approved plan. Staff stated the rear parking area
was to be open during business hours. Staff stated the rear parking area was permitted
to be gated during non-business hours. Staff presented a recommendation of approval
excepting the items noted above subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner
Laha).
August 7, 2008
ITEM NO.: 1 FILE NO.: S-1544-A
NAME: Ventana Ridge Revised Preliminary Plat
LOCATION: Located on the South side of Lawson Road, approximately 1 mile
West of the David O Dodd Intersection
DEVELOPER:
Emprise, LLC
1 Sunset Lake Drive
Little Rock, AR 72210
ENGINEER:
Civil Design, Inc.
16623 Cantrell Road, Suite 2C
Little Rock, AR 72223
AREA: 212 acres NUMBER OF LOTS: 44 FT. NEW STREET: 10,657 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 21 – Burlingame Valley
CENSUS TRACT: 42.02
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Master Street Plan to allow the construction of the
proposed Collector Street to County Collector Street standard which includes
the allowance of a variance for a maximum road grade for a collector street to
15 percent in-lieu of the 12 percent allowed by the City’s Master Street Plan.
BACKGROUND:
On October 26, 2006, the Little Rock Planning Commission approved a
preliminary plat to develop this 212 acres into 161 single-family lots with an
average lot size of one acre and a minimum lot size of 0.3 acres. An area along
Lawson Road was indicated in two tracts (Tract 1, 2.9 acres and Tract 2, 5.9
acres) for future development. The development was proposed in three phases;
Lots 1 – 131 in the first phase, Lots 132 – 161 in the second phase and the third
phase was identified on the proposed plat without a development plan.
According to the applicant, once development plans were secured, a revised
preliminary plat would be sought for approval for the proposed lot configuration.
A total of 17,700 linear feet of new public street was proposed, constructed to
Master Street Plan standard. The applicant proposed annexation to the City of
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
2
Little Rock to receive sanitary sewer service. The annexation has not been
approved and the applicant’s property remains in Pulaski County.
A. PROPOSAL/REQUEST:
The applicant is now proposing to subdivide this 212 acre tract of
residentially zoned property into forty-four (44) estate style residential lots.
The subdivision is proposed in four (4) phases. The lots will be developed
utilizing Central Arkansas Water and individual disposal permits by each
of the lot owners. All the lots are indicated in excess of three acres, which
exempts them from pre-approval perk testing by the Health Department.
The streets will be developed utilizing County Master Road Plan
standards, which will allow Ventana Ridge Drive to develop without curb,
gutter and sidewalk and utilizing open ditches for drainage. The
subdivision is proposed with platted building lines per the typical ordinance
standards.
B. EXISTING CONDITIONS:
The site is located south of Lawson Road outside the City limits but within
the City’s Extraterritorial Planning Jurisdiction. There are single-family
homes located in the area along Lawson Road. McHenry Creek is located
along the plat’s northern boundary. The site is located adjacent to the City
limits along the southeastern portion of the proposed plat area. The
Plantation Acres subdivision is located along the southwestern portion of
the proposed plat area. The site is wooded with varying degrees of
topography.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property
owners. All abutting property owners of the site along with Southwest
United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson 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. Street centerline horizontal and vertical alignments must meet the
Master Street Plan standards. The maximum centerline grade for
collector streets is 12%, the maximum centerline grade for residential
streets is 15%, and the maximum centerline grade for minor residential
streets is 16%. Ventana Ridge Drive (future collector) should have
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
3
superelevated curves per AASHTO standards and be constructed per
the Master Street Plan standards for a local-residential street with open
ditches. This type street has a 68 foot wide right-of-way; 24 feet of
pavement; and 6 foot paved shoulders. Contact Bill Henry of Traffic
Engineering at 379-1816 for additional information.
3. Submit a letter certified by a Professional Engineer registered in the
State of Arkansas stating that all streets will provide the required
intersection sight distance. Analysis must be done in accordance with
the 2004 Edition of the AASHTO Green Book. Avoid planting trees or
shrubs in line of sight that may cause sight obstruction.
4. 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.
5. The residential streets must be constructed per the Pulaski County
road standards.
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. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Lawson
Road including 5-foot sidewalks with the planned development.
Lawson Road should be constructed with the back of curb placed
29.5 feet from centerline and the back of the sidewalk placed on the
property line.
8. Floodplain exists in the proposed subdivision. Contact Pulaski County
Planning Department for requirements pertaining to construction in the
floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the current service boundary of
the City of Little Rock. Provide the means of wastewater disposal and a
certification from the appropriate agency concerning the proposed method
of treatment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
4
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Water main
extensions will be 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: Install and place fire hydrants per code. Contact the
Little Rock Fire Department for additional information.
County Planning: The plat will also be reviewed by the Pulaski County
Planning Board.
1. Show abutting property owners.
2. Place note on the plat and in the Bill of Assurance describing the
purpose of Tract 1, Phase 1.
3. Provide drainage plan (showing drainage on and off the property)
and provide a street plan and centerline profile.
4. Change the street name for West Ridge Road as it conflicts with an
existing County road.
5. Provide a note in the Bill of Assurance limiting access on Lot 13,
Phase 1.
6. Provide proof of fire protection.
7. Label Lots 13, 14, and 15 on Phase 1, Plate 1.
8. Show floodway, put notes and place the correct minimum floor
elevation information on the plat.
9. Show Plate 2 on the vicinity map.
10. Build and dedicate Ventana Ridge flush with the south property line.
Show contour index.
11. Verify site distance at all intersections.
12. Show details and provide No Adverse Impact on development in the
floodway.
13. Maximum grade on a collector (Ventana Ridge) is 15%.
14. Radius on the collector is short of the 300 feet required.
15. Correct the spelling of the surveyor’s name in the plat notes.
16. The pond should be removed from the public R-O-W (Lot 10).
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
5
17. Place note on the plat and in the Bill of Assurance limiting access to
one street per lot.
18. This project as designed is a health, safety and welfare issue
because its only means of ingress and egress crosses a floodway.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. James Dreher 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 the
applicant provide the zoning classification within the plat boundary and of
abutting properties. Staff also questioned if variances were being
requested to allow the street grades as indicated. Mr. James Dreher
stated the grades indicated were County standards and questioned if a
variance was necessary. Staff noted the City’s Master Street Plan did not
allow the grades indicated and a variance would be required to allow the
street to develop as indicated.
Public Works comments were addressed. Staff stated Lawson Road
would require dedication and street construction per the Master Street
Plan. Staff also stated there was concern with sight distances at
intersections within the proposed plat boundary. Staff requested
Mr. Dreher provide a Sight Distance Certification per AASHTO standard.
Staff noted streetlights would be required. Mr. Dreher stated provisions
would be made per Section 31-403(c)(1) of the Little Rock Code of
Ordinances. This section requires the developer provide facilities that will
enable standard lighting design to be installed at some future date, at no
additional cost. The facilities are to include power service to the point of
placement of poles and fixtures. Easements are required to allow the
future lighting plan. Staff stated they were supportive of allowing the rural
subdivision to develop utilizing County standards for street design.
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
6
Mr. Dreher stated he had contacted the State Health Department and in
their opinion lots in excess of three (3) acres were not considered a
subdivision. He stated the individual perk test and sanitary sewer disposal
placement would be the responsibility of the individual lot owners.
Pulaski County comments were addressed. Staff stated Ventana Ridge
was to be constructed flush with the southern property line. Staff also
stated they were concerned with only one access to the subdivision and
that access being located across a floodway. Staff stated they felt this
could become a health, safety and welfare issue if a disaster occurred.
Staff stated there was a possibility of the only access being blocked and
washed out by a flood and this would not allow any access for emergency
personnel. Mr. Dreher stated he would meet with the County and discuss
options to allow for the development of the subdivision and address staff’s
concerns related to the access.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. Dreher submitted a revised preliminary plat addressing a number of
the issues raised at the July 17, 2008, Subdivision Committee meeting.
The applicant has provided the zoning classification within the plat
boundary and of the abutting properties and requested a variance from the
Master Street Plan to allow the collector street to be constructed to County
Master Road Plan standards. The plat indicates Ventana Ridge has been
designed to follow the ridge and if the plat is changed to allow a 90-degree
angle with the property line grades become an issue. The applicant has
indicated the road will be constructed flush with the south property line,
but will not be realigned to be at a 90-degree angle with the property line.
A total of 10,657 liner feet of new public street is proposed within the
subdivision. Staff is supportive of the design as proposed.
The development is proposed with forty-four (44) estate style residential
lots created from this 212 acre tract. The subdivision is proposed in four
(4) phases. Lots 1 – 18 will be developed in the first phase. The second
phase is proposed with the development of ten additional lots, Lots 19 -
28. Phase 3 includes Lots 29 – 35. The final phase is proposed with the
development of Lots 36 – 44. The lots will be developed utilizing Central
Arkansas Water and individual disposal permits by each of the lot owners.
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
7
All the lots are indicated in excess of three acres, which exempts them
from pre-approval perk testing by the Health Department. According to
the State Health Department lots in excess of three acres are not
considered a subdivision therefore do not require pre-approval of septic
systems.
The streets will be developed utilizing County Master Road Plan standards
and a design standard per the City’s Master Street plan which will allow
the streets to develop without curb, gutter and sidewalk and utilizing open
ditches for drainage. Ventana Ridge will be constructed per the City’s
Local – Industrial Street standard with open ditches. This design requires
a 68 foot right of way. Contained within the right of way is 28 feet of
paving, six foot paved shoulder, four foot green shoulder, ditch and a ten
foot utility easement. The street is proposed constructed to County
Master Road Plan standards which allows a 15 percent grade in-lieu of the
typical 12 percent grade allowed by the City’s Master Street Plan. The
remainder of the streets will be constructed per the Master Street Plan for
local residential streets with open drainage. The residential streets require
the placement of a 68-foot right of way. Contained within the right of way
is a 24 foot paved surface, six foot paved shoulder, six-foot drainage ditch
and a ten foot utility easement per the City’s standard.
The subdivision is proposed with platted building lines per the typical
ordinance standards. The building line proposed along Lawson Road is
35-feet. The building line proposed along the collector street, Ventana
Ridge is 30 feet and the building line proposed along the residential
streets is 25-feet.
The County has indicated a conditional support for allowing the single
access to the development. According to Pulaski County Department of
Planning the applicant is required to secure a letter of map revision from
the Corp of Engineers removing the proposed street entrance from the
floodway.
Staff is supportive of the request. The development is proposed with lot
sizes ranging from 3.01 acres to in excess of 5.0 acres. The average lot
size proposed is 4.42 acres. The development is proposed with a density
of 0.2 units per acre. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff feels the development
of the subdivision with estate type lots should not adversely impact on the
area.
August 7, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1544-A
8
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 the Master Street
Plan to allow an increased street grade for the proposed collector street.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 31,
2008, requesting a deferral of this item to the September 18, 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 as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 2 FILE NO.: S-1538-B
NAME: Gateway Town Center Revised Preliminary Plat
LOCATION: Located on the Northwest corner of I-30 and I-430
DEVELOPER:
Otter Creek Development Company
10 Otter Creek Court, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 176.413 NUMBER OF LOTS: 57 FT. NEW STREET: 11,870 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow advanced grading of selected areas of the site with the construction of the
streets and basic infrastructure for the lots.
BACKGROUND:
On October 26, 2006, the Little Rock Planning Commission approved a preliminary plat
and Subdivision Site Plan Review for this site. The proposal included the creation of
16 lots and a site plan review to allow the placement of multiple buildings on this
176-acre site currently zoned C-4, Open Display District. In excess of one million
square feet of retail, office, entertainment and hotels were planned for the site
developed as a Life-Style - Open Air Center. The site plan indicated ten (10) out
parcels to be developed with stand alone retail activities including restaurant space.
The Town Center with a number of buildings located on a single lot included an anchor
store with 200,000 square feet, a theatre with 50,000 square feet, Jr. Anchors for a total
of 74,000 square feet and additional square footage was listed including shops and
restaurants of 255,200 square feet. The site plan indicated 4,094 parking spaces to
serve these uses. The Community Center indicated the placement of 172,000 square
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
2
feet of building area and 1,415 parking spaces. A total of 101,000 square feet of
building area was indicated in the out parcel area with a total of 1,073 parking spaces.
Proposed Lots 11, 12 and 13 were indicated for future development. Lot 11 contained
4.16 acres, Lot 12 contained 11.40 acres and Lot 13 contained 24.87 acres.
On November 8, 2007, the Little Rock Planning Commission approved a revision to the
previously approved preliminary plat to allow the creation of 19 commercially zoned lots
for the site. The lots varied in size from 1.5 acres to 22.1 acres. The development
included a 4.7-acre lake on the site and a larger lake off-site for the Arkansas State
Game and Fish Commission. The development would include the construction of 9,500
linear feet of new street and an off-ramp from I-430. A variance from the Land
Alteration Ordinance to allow advanced grading of the site with the installation of the
streets and basic infrastructure was approved by the Little Rock Planning Commission
at their November 8, 2007, public hearing. According to the applicant the variance
request was necessary based on the large amount of fill needed to bring portions of the
site out of the floodplain. The final platting of the lots would be market driven.
A. PROPOSAL/REQUEST:
The applicant is now seeking to amend the previously approved preliminary plat
to allow the creation of 57 lots ranging in size from 0.9 acres to 20.5 acres.
Construction is proposed in four phases. The development will contain a
4.7-acre lake on-site and an off site lake constructed for the Arkansas Game and
Fish Commission on adjacent property. A total of 7,900 linear feet of new street
is proposed. No I-430 off-ramp is proposed with the development.
The developers are requesting a variance from the Land Alteration Ordinance to
allow grading of a minimum of 50 percent of the site during the first phase. The
grading is necessary due to the large amount of fill needed to bring portions of
the site out of the floodplain.
B. EXISTING CONDITIONS:
The site appears relatively flat and has a new growth of forest. Otter Creek Road
is located along the western boundary, the I-30 Frontage Road is located along
the southern boundary and I-430 is located along the eastern boundary. There is
a traffic signal located at the I-30 Frontage Road and Otter Creek Road.
There is a floodway located on the north and northwest boundary of the site
currently zoned OS. Other uses in the area include a large trucking firm,
CAL-ARK, located to the south of the site across Otter Creek Road. Across I-30
there is a large regional hospital facility, a hotel, and a number of office uses,
accessed from Mabelvale West.
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All abutting property owners of the site along with Southwest Little Rock United
for Progress and the Otter Creek Homeowners Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development considering
the present C-4 zoning and also should take into account existing and
projected traffic growth. Traffic Simulation models should be developed to
show that all affected intersections will be capable of handling projected
traffic. The most recent study does not consider the present C-4 zoning.
2. Otter Creek 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.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with the planned development.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. A variance is required to be issued if the applicant
desires to advance grading portion of the property without imminent
construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e)
showing finish floor elevations, proposed grades, retaining wall heights,
slopes, and areas to graded with each phase.
6. Storm water detention ordinance applies to this property. The detention
area (Lake #2) will require an easement.
7. The 54-inch reinforced concrete pipe running through the development
should be located within a private drainage easement.
8. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Lots can share a single
driveway access centered on the property line. Based on the dimensions of
the lots, each lot will not be allowed their own private driveway. The width
of driveway must not exceed 36 feet.
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
4
9. Per the Master Street Plan, the proposed loop street should have a 60-foot
right-of-way and 36 feet of pavement from back of curb to back of curb with
5-foot sidewalks on both sides. Technology Circle should be designed with
a 60-foot right-of-way and a 36-foot wide street from back of curb to back of
curb with 5 foot sidewalks on both sides.
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 for improvements within State Highway right-of-way from
AHTD, District VI.
12. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
13. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
14. The finished floor elevation of the proposed structures must be elevated to
at least one (1) foot above the base flood elevation.
15. 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).
16. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
17. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
18. Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be
protected during construction by protective fencing and shall not be used for
material storage or for any other purpose.
19. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
20. Street names and street naming conventions cannot be approved by Public
Works. Technology Drive already exists and the proposed Technology
Circle does not take access off Technology Drive. Contact David Hathcock
at (501) 371-4808 for additional information.
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension and
on-site fire protection will be required in order to provide service to this property.
Significant off site improvements may be required. Hydraulic analysis is needed
to determine requirements. A Capital Investment Charge based on the size of the
meter connection(s) may apply to this project in addition to normal charges. This
fee will apply to all meter connections including any metered connections off
private fire system(s). This development may have significant 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 not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. Pat McGetrick was present. Staff presented an overview stating the plat had
been revised since the initial filing. Staff stated the plat being proposed
contained 57 lots and approximately 177 acres. Staff stated the property was
zoned C-4, Open Display District and was being proposed to allow flexibility by
creating a number of smaller lots which could potentially be reconfigured into a
lesser number of larger lots. Staff requested Mr. McGetrick provide in the
general notes section the proposed linear feet of internal street and if the streets
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
6
would be public or private streets. Staff also requested Mr. McGetrick provide
the names of abutting property owners.
Public Works comments were addressed. Staff requested Mr. McGetrick clearly
define the areas proposed for grading. Mr. McGetrick stated the entire site would
not be cleared in the first phase. He stated the desire was to retain as many
trees as feasible on the site only clearing the fill areas. He stated the fill material
would be obtained from the adjoining property owned by the Arkansas Game and
Fish Commission and the developer would build the Game and Fish Commission
a lake to secure the fill material. Staff stated the Traffic Study was complete.
Mr. McGetrick stated based on the traffic study no additional on-site
improvements were required. Staff also stated the right of way for Otter Creek
Road was in place.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. McGetrick provided staff with a revised preliminary plat on July 22, 2008,
addressing most of the issues raised at the July 17, 2008, Subdivision
Committee meeting. Mr. McGetrick has provided the linear feet of new street,
indicated the streets will be public streets and provided the names of abutting
property owners. Mr. McGetrick has also provided a grading plan for the
development of the subdivision.
The development is proposed containing 57 lots ranging from 0.9 acres to
18.9 acres. The site is zoned C-4, Open Display District. The subdivision will be
developed containing 11,870 linear feet of new public street constructed to
Master Street Plan standards. Platted building lines consistent with the zoning
district have been indicated along the abutting streets. All other setbacks will
comply with the zoning district at the time of development.
The request includes a variance from the Land Alteration Ordinance to allow
advanced grading of selected areas of the site with the construction of the streets
and basic infrastructure for the lots. The applicant has indicated the advanced
grading is necessary to balance the site. The applicant has indicated Lots 2, 6,
22, 25, 26 and 27 will be “cut” to allow Lot 10 to be “filled” during the first and/or
second phase and to allow the redistribution of material on these lots. The
developer has also indicated Phases 3 and 4 will be cleared with the
development of the first lot in this area. The lots in these phases will require the
addition of five to eight feet of fill to raise the lots above the base flood elevation.
During this phase the developer has indicated Lake #2 will be constructed to
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
7
obtain the necessary fill material. The removal of the material will allow a fishing
lake for the Arkansas Game and Fish Commission to be constructed. The exact
location of Lake #2 has not been determined but will be located along the
property’s northern boundary. The developer has indicated the desire is to
maintain as many existing trees as feasible on the site and not clear the entire
site with construction.
Staff is supportive of the requested preliminary plat and the variance request
from the Land Alteration Ordinance to all grading of the site as indicated in the
above paragraphs. To staff’s knowledge there are no outstanding issues
associated with the request. Staff feels the creation of the lots as proposed will
not significantly impact the development or the area. The lots as proposed
exceed the lot widths and lot areas for the C-4, Open Display Zoning District.
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 the Land Alteration
Ordinance to allow grading of the site as indicated in paragraph H of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 7, 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 from the Land Alteration Ordinance to allow grading of the site as
indicated in paragraph H of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 3 FILE NO.: S-867-EEEEEEE
NAME: Lot 1 Tract 94 Chenal Valley Apartments Subdivision Site Plan Review
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Richland/Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 22.7 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-18
PLANNING DISTRICT: 19 – Chenal Planning District
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 4 FILE NO.: S-1618
NAME: Rahling Heights Condominium Subdivision Site Plan Review
LOCATION: Located on the West side of Rahling Road at Pebble Beach
DEVELOPER:
Keystone Development, LLC
309 Seneca Street
Hot Springs, AR 71901
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
Surveyor:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 11.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-12, Multi-family 12 units per acre
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: A variance from Section 36-257(c) of the Little
Rock Code of Ordinances to allow an increased building height (60-foot maximum).
A. PROPOSAL/REQUEST:
The site contains 11 acres and is zoned MF-12. The applicant is seeking a
Subdivision Site Plan review approval for the construction of 132 units of
condominium housing resulting in a density of the allowed 12 units per acre. The
development is proposed containing four (4) four (4) story buildings with 33 units
per building. The first level of the buildings is proposed as covered parking and
the remaining three (3) levels are living space. The site plan also indicates the
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
2
placement of two (2) additional buildings for garage and storage space. A
clubhouse, tennis court and pool are proposed as amenities to serve the
development. The development is proposed as a gated community with access
from Rahling Road and a proposed future street located along the northern
boundary.
The request includes a variance to allow an increased building height for the
proposed units. The ordinance typically allows a maximum building height of
35 feet. The development is proposed with a maximum building height of
60 feet.
B. EXISTING CONDITIONS:
Rahling Road is a two-lane roadway adjacent to the site located within a 90-foot
right of way. The road will be widened to four lanes when the traffic volume on
Rahling Road reaches 12,000 vehicles per day. The entrance to Pebble Beach
is located approximately 850 feet south of the western boundary of the site.
There is a wooded strip located across Rahling Road to the east and adjacent to
the Pebble Beach Subdivision. West of the site is tree covered and zoned R-2,
Single-family. This area was previously approved a preliminary plat for a single-
family subdivision which has not developed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site along with the Chenal
Ridge Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that the full width of the future street be constructed for the frontage of this
property to meet commercial street standards. Dedicate right-of-way of
60 feet.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to the future street
including 5-foot sidewalks with the planned development.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
3
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show
all finished grades including retaining wall heights, slopes, and terraces.
5. Storm water detention ordinance applies to this property.
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. 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.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
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. A 50-foot right-of-way radius should be shown on the north side of the future
street at the intersection with Rahling Road.
11. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway
spacing on the future street (commercial street) is 250 feet. The width of
driveway must not exceed 36 feet. The location of the driveways do not
match on all plans. The proposed driveway on Rahling Road must be
located at least 150 feet from the property line.
12. A temporary turnaround should be provided at the end of the future street.
13. If gates are proposed, a turn around must be provided for a WB-30 vehicle
attempting to enter development. A stacking distance of 30 feet from
pavement of the future street must also be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. Capacity contribution Analysis is
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Fire
sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required. The facilities on-site
will be private. When meters are planned off private lines, private facilities shall
be installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. This
development will have 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. If gates are proposed
a minimum gate opening of 20-feet must be maintained to allow adequate
access. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City’s landscape ordinance requirements.
2. The zoning buffer ordinance requires a minimum forty-one foot wide (41’) land
use buffer along the western property line. Seventy percent (70%) of which is
to be left undisturbed. Easements cannot count towards meeting this minimal
requirement.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
western perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year-around
requirement.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
5
4. The zoning buffer ordinance requires a land use buffer averaging forty feet
wide (40’) along the northern perimeter.
5. The zoning buffer ordinance requires an average forty-one foot wide (41’)
street buffer along Rahling Road and in no case less than half.
6. This sites combined parking numbers exceed one hundred and fifty spaces.
The interior islands are to be a minimum of three hundred square feet (300) in
area to receive credit towards the minimal landscape ordinance requirements.
Interior islands on the site are to be evenly distributed.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a registered landscape
architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on 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: (July 17, 2008)
Mr. Danny Mitchell was present representing the request. Staff presented an
overview of the development stating Mr. Mitchell had previously received the
comments and most of the concerns had been addressed. Staff stated
Mr. Mitchell was aware the gate entrance did not comply with City standards and
would be redesigned to comply with staff’s comments.
Public Works comments were addressed. Staff stated the developer would be
responsible for construction of the entire width of the “future street” indicated on
the site plan. Staff stated the street was not a part of the City’s Master Street
Plan and was not required but if the street was indicated on the proposed site
plan the street was required to be built. Staff stated the sketch grading plan was
necessary to determine wall height and to ensure no variances would be required
for the Land Alteration Ordinance standards and was required prior to the
Commission acting on the request.
The Commissioners questioned the trigger for Rahling Road construction from
the current two lanes to the required four lanes. Staff stated the road would be
completed when the traffic volume reached 12,000 cars per day. Staff stated the
current volume was 8,000 to 9,000 cars per day. Staff stated there had not been
traffic counts completed in the past few months. Staff stated the counts did not
include traffic after the opening of Fellowship Bible Church and the Promenade
Shopping Center.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
6
Landscape comments were briefly discussed. Staff stated the land use buffer
requirement would be the same along the northern perimeter as the indicated
street buffer or 40 feet. Staff also stated the required land use buffer along the
western perimeter would be 41 feet. Staff stated both were land use buffers and
a minimum of 70 percent of the area was to remain undisturbed.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 17, 2008, Subdivision Committee meeting. The gated
entrances have been redesigned to avoid stacking onto the abutting roadways
but do not appear to provide the proper turn-around. The gated turn around must
provide for a WB-30 vehicle attempting to enter development and a stacking
distance of 30 feet from pavement of the future street and Rahling Road. The
applicant has also provided staff with a sketch grading plan which indicates there
are no variances required from the Land Alteration Ordinance concerning wall
heights. The revised plan maintains the proposed future street. The applicant
has indicated Deltic Timber Company will construct the entire width of the street
with the proposed development.
The site contains 11 acres and is zoned MF-12 and is proposed for a Subdivision
Site Plan Review to allow the construction of 132 units of condominium housing.
The resulting density is 12 units per acre. Four (4) four (4) story buildings with
33 units per building is proposed. The first level of the buildings is covered
parking and the remaining three levels are living space. Due to the topography
of the site the buildings will appear three-story on the front and four story on the
rear. Two additional buildings for garage and storage space are indicated on the
site plan. A clubhouse, tennis court and pool are proposed as amenities to serve
the development. The development is proposed as a gated community with
access from Rahling Road and the proposed future street. The gate entrances
have been designed to avoid stacking of automobiles onto the abutting
roadways.
The total building square footage is 176,000 square feet including the principal
and accessory space. The total living space is 145,000 square feet. A variance
to allow an increased building height of 60 feet is being requested. The property
is zoned MF-12 which allows a maximum building height of 35 feet. The building
height is measured from the lowest level of the garage area and there is a
significant elevation change from east to west (front to back). The Zoning
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
7
Ordinances defines building height as the vertical distance as measured through
the central axis of the building from the elevation of the lowest finished floor level
to the highest point of ceiling of the top story in the case of a flat roof; to the deck
line of a mansard roof; and to the mean height level between the eaves and ridge
of a gable, hip or a gambrel roof. This definition shall not be deemed to include
church steeples, bell towers, antennas, chimneys, or other similar structural
embellishments. The applicant has indicated the desire is to construct a gable
roof to allow the buildings to be constructed in a similar fashion to the
surrounding homes. Staff is supportive of the variance request.
The site plan indicates landscaping, screening and setback per the MF-12
Zoning District. The site plan indicates the placement of 115 surface parking
spaces, 25 parking spaces per building located on the ground floor and
56 spaces in the Garage/Storage building for a total of 271 parking spaces.
Based on parking required for multi-family developments 198 spaces are
required. The parking provided is more than adequate to serve the proposed
use.
Four dumpster locations have been identified on the site plan. A note indicates
the dumpsters will be screened per the ordinance. Per Section
36-523(d), Screening required, 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.
Staff is supportive of the request. Although there is a variance associated with
the request staff does not feel the variance to allow an increased building height
will significantly impact the area. The topography of the site is such that at there
is a grade change from Rahling Road to the western boundary. Some grading
will take place on the site but there is also a desire to utilize the existing
topography as much as possible. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the placement
of 132 units of condominium housing at the density of the existing zoning will
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 the variance request to allow an increased
building height of 60 feet for the development.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
8
Staff recommends a turn around prior to the gated entrance to provide for a
WB-30 vehicle attempting to enter development and a stacking distance of
30 feet from pavement of the future street and Rahling Road.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request to allow
an increased building height of 60 feet for the development. Staff presented a
recommendation turn arounds prior to the gated entrances provide for a WB-30 vehicle
attempting to enter development and a stacking distance of 30 feet from pavement of
the future street and Rahling Road.
Ms. Ann Coleman addressed the Commission in opposition of the request. She stated
developers should be required to construct the infrastructure prior to development in an
area. She stated her concern was the traffic on Pebble Beach. She stated she had
started at City Hall at 9:00 am with a meeting with the Mayor and the City’s Traffic
Engineer trying to determine various assistance measures to relieve traffic on Pebble
Beach. She stated with the development on Chenal and Rahling Road traffic in the
area would be tempted to travel Pebble Beach to get to Pulaski Academy rather than
traveling to the intersection of Rahling and Hinson Road to then travel east. She stated
Deltic was not going to move their land to another state. She stated the City should
required Deltic and all developers to construct the infrastructure prior to allowing
development to occur. She stated once driving habits were formed it was difficult to
change. Ms. Coleman requested the Commission not allow the development to occur
without the proper infrastructure and street network.
The Commission stated the site was zoned multi-family and the request before the
Commission was a site plan review. The Commission stated the request included a
variance and the item for the Commission to consider was the height of the units and if
the units would be 35-feet high or 60-feet high.
The Commission questioned the timing for completing Rahling Road. Staff stated the
improvements were to be completed when traffic volumes reached 12,000 cars per day.
Staff stated counts had not been completed recently but they felt the volume were
between 8,000 and 9,000 cars per day with the opening of Fellowship and the retail on
Chenal Parkway.
August 7, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1618
9
Mr. Bryan Meldrum addressed the Commission with questions. He questioned how the
property would drain. Mr. Danny Mitchell stated the site drained on the west side of
Rahling Road. Mr. Meldrum stated the creek was on the east side and the water from
the condo site would drain to the creek. Staff stated they were not sure where the cross
drain was located but the water would cross Rahling Road at some point to flow to the
creek. Mr. Meldrum question the location of the dumpster facilities. Staff stated there
were four locations at the ends of the buildings. Mr. Mitchell stated the site plan
included locations but during the permitting process if staff found a better location the
dumpster could be moved. Mr. Meldrum questioned grading. Mr. Mitchell stated there
was a 100 foot grade elevation on the site. He stated there would be two to three levels
with a 20 to 25 foot grade separation between the levels.
There was a general discussion of the Commission concerning the proposed drainage.
Commissioner Rector stated the City had ordinances to protect adjoining property
owners. He stated the water could not leave faster than presently flowing from the site.
Mr. Meldrum stated if consideration was not given to drainage there would be water on
Rahling Road. Commissioner Rector stated the engineering plans had not been
developed. He stated once the plans were drawn staff would review the plan to ensure
all City ordinances were adhered to.
Chairman Taylor stated he did have concerns with the area and how the area
developed. He stated he was a resident of a nearby neighborhood and consideration
would be given to future applications and request for rezonings that impacted the area.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 recusal (Commissioner Laha).
August 7, 2008
ITEM NO.: 5 FILE NO.: Z-4213-J
NAME: The Look Out at Colonel Glenn Long-form PCD
LOCATION: Located on the Northwest corner of Colonel Glenn Road and Lawson
Road
DEVELOPER:
R. Huckaby Development Company
30 Bretagne Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.6 acres NUMBER OF LOTS: 3 FT. NEW STREET: 500 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: PCD
PROPOSED USE: O-3, General Office, C-1, Neighborhood Commercial
and C-3, General Commercial
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow grading of the three lots with
the construction of the first building.
2. A variance from the Master Street Plan to allow an increased vertical profile of an
arterial street.
3. A variance from the Master Street Plan to allow an increased vertical profile of a
minor commercial street.
4. A variance from the Master Street Plan to allow an increased intersection grade at
Huckaby Corporate Drive and Colonel Glenn Road.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
2
A. PROPOSAL/REQUEST:
The property is located at the Northwest corner of Lawson Road and Colonel
Glenn Road. The developer intends to subdivide the property into three (3) lots.
Lot 1 is proposed for future C-3, General Commercial District uses and Lot 2 is
proposed with a spec building with C-1, Neighborhood Commercial uses. Lot 3
is proposed with a seven story office building utilizing O-3, General Office District
uses and the allowance of accessory uses as defined in the O-3, General Office
Zoning District.
Lot 1 will contain 1.32 acres. Lot 2 will contain 1.24 acres and a 14,000 square
foot single story commercial building. The site plan indicates the placement of 55
parking spaces with a shared drive located on the property line of Lots 1 and 2
and accessed from Huckaby Corporate Drive. Lot 3 is proposed containing 2.32
acres and 195 parking spaces. Of the seven stories proposed for the office
building the first two levels are parking and the remaining levels contain 78,125
square feet of office space.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the three lots with the construction of the first building. Variances from
the Master Street Plan to allow an increased vertical profile of an arterial street
and of a minor commercial street are being requested. The applicant is also
seeking a variance from the Master Street Plan to allow an increased intersection
grade at Huckaby Corporate Drive and Colonel Glenn Road.
B. EXISTING CONDITIONS:
The site was cleared with the construction of Bowman Plaza Subdivision located
to the east. The grade is such that the center of the site is approximately 60 feet
higher than the elevation at the eastern and southern boundaries. To the north is
a manufactured home park accessed from Bowman Road. South of the site is a
volunteer fire station and east is a parking lot serving the Bowman Plaza
Office/Warehouse development. The area is a commercial node containing a
convenience store, a neighborhood grocery, branch banks, a number of car
dealerships and a movie theater.
Colonel Glenn Road is a narrow unimproved road adjacent to the site with open
ditches for drainage. Adjacent to this site is a hard curve which is proposed for
reconstruction with the redevelopment of abutting properties.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
3
identified, located within 300 feet and Southwest Little Rock United for Progress
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way for a total width of 110 feet will be
required along the frontage of the subject property where the applicant owns
both sides of the Colonel Glenn Road per the realignment. In other words
the entire right-of-way width will be dedicated from the subject property not
just the northern half.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Colonel Glenn
Road including 5-foot sidewalks with the planned development on the new
alignment. The full construction of the street for a principal arterial street,
which includes 59 feet from back of curb to back of curb should occur from
the west curb line of Lawson Road to the applicants west property line.
Transition areas should be provided on the east and west sides of the full
street construction. Resubmit plans reflecting these changes showing what
parts will be built by the applicant as part of this project.
3. Provide vertical profiles of Colonel Glenn Road, Huckaby Corporate Drive
and their intersection.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Huckaby Corporate
Drive including 5-foot sidewalks on both sides of the street with the planned
development.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The east driveway should be
removed. The driveway spacing requirement on a principal arterial street is
a minimum of 300 feet.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Provide a Sketch Grading and Drainage Plan as required per Section 29-
186 (e). Show all proposed grades, retaining walls heights, slopes, and
terraces heights.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
4
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance complies with 2004 AASHTO Green Book standards.
10. 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.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
12. 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).
13. 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.
14. Colonel Glenn Road must be constructed per the 2004 AASHTO Green
Book which requires Colonel Glenn Road to be superelevated to a
maximum slope of 4% per Exhibit 3-14 for a design speed of 45 mph.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve the
proposed lots. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Central Arkansas Water needs a 20-foot-wide
waterline easement centered over the existing 12-inch water main where public
right-of-way is being abandoned or else the 12-inch water main must be
relocated to the proposed public right-of-way at the expense of the developer.
Please submit plans for water facilities and/or fire protection system to Central
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
5
Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans
by the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Fire sprinkler systems, which do not contain additives
such as antifreeze shall be isolated with a double detector check valve assembly.
If additives are used, a reduced pressure zone backflow preventer shall be
required.
Fire Department: 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Mixed Office Commercial for this property. The
applicant has applied for a Short form Planned Commercial Development for a
mixed development of office and commercial uses.
The request does not require a change to the Land Use Plan.
Master Street Plan: Colonel Glenn 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
Colonel Glenn since it is a Principal Arterial. There is a proposed street on this
Planned Development, which would be 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 route is shown along Colonel Glenn 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 Neighborhood Action
Plan.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
6
Landscape:
1. The site plan must comply with the City’s landscape ordinance requirements.
2. The zoning buffer ordinance requires a minimum fifty foot wide (50’) land use
buffer along the northern property line. Seventy percent (70%) of which is to
be left undisturbed. Easements cannot count towards meeting this minimal
requirement.
3. The zoning buffer ordinance requires a minimum sixteen and one half foot
wide (16.5’) land use buffer along the western property line. Seventy percent
(70%) of which is to be left undisturbed. Easements cannot count towards
meeting this minimal requirement.
4. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern and the western perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year-around requirement.
5. This site plan is being reviewed as an overall development, which will require
an automatic irrigation system to water landscaped areas on all lots at the
time of development.
6. This site plan is being reviewed as an overall development. Prior to the
issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a registered landscape architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on 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: (July 17, 2008)
Mr. Joe White was present representing the request. Staff presented the item
stating there were additional items necessary to complete the review process.
Staff stated details of the proposed signage plan were required including ground
mounted and building signage. Staff also stated site lighting was to be low level
and directional directed downward and into the site. Staff stated a minimum of
10 to 15 percent of the site was required to be designated as landscaped area.
Staff also requested Mr. White provide the percentage of building coverage, the
percentage of landscaping and the percentage of paved area in the general
notes section of the site plan.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
7
Public Works comments were addressed. Staff stated Colonel Glenn Road was
indicated as a principal arterial and would require dedication and street
construction per the Master Street Plan. Staff stated the design of Colonel Glenn
Road adjacent to the site included removal of the existing “hard curve” with the
entirety of the new road construction located on the applicant’s property. Staff
stated they would work with the developer to provide the transition with the
existing road and the new construction. Staff requested Mr. White provide the
vertical profile of Colonel Glenn Road and Huckaby Corporate Drive. Staff
questioned Mr. White concerning his plans for grading. Mr. White stated the
desire was to haul the excess dirt from this site to a site on Stagecoach Road.
He stated the fill site was a separate application request on the agenda the
Village at Hidden Creek Apartments Long-form PID (Z-8235-A). There was a
general discussion of what would be considered imminent construction on both
projects. Staff stated construction was required to begin within eight months of
clearing and grading to be considered imminent.
Landscaping comments were addressed. Staff stated the site plan proposed
along the northern boundary did not comply with the City’s Buffer Ordinance
requirements. Staff stated easements could not count in meeting the buffer
requirement and 70 percent of the buffer area was to remain undisturbed. Staff
also stated since the site plan indicated in excess of 150 parking spaces the
interior landscape islands would need to be 300 square feet in area. Mr. White
stated the individual lots did not contain in excess of 150 spaces. He stated
based on the number of spaces on each of the lots the lots should be allowed the
lesser 150 square foot interior islands. Staff stated the interior landscaping
would be based on the individual lot development. Staff noted screening would
be required on the lots abutting residentially zoned and used property.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. White provided staff with an updated site plan addressing most of the issues
raised at the July 17, 2008, Subdivision Committee meeting. The revised plan
indicates the proposed signage plan, a note concerning the site lighting and the
percentage of building coverage, the percentage of landscaping and the
percentage of paved area in the general notes section of the site plan. The drive
on Colonel Glenn has been removed. The applicant has met with staff
concerning the street alignment and street construction of Colonel Glenn Road
along the property’s frontage.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
8
The development is proposed with three (3) lots. A new public street will be
extended from Colonel Glenn Road with all access drives on the new street. The
street is proposed with 500 linear feet and constructed with 31 feet of pavement
in a 60 foot right of way. A sidewalk will be placed along the east side of the
street. As the property to the west is developed the additional sidewalk will be
added in this area by the future development to comply with the Master Street
Plan.
Lot 1 is proposed for future C-3, General Commercial District uses and has not
been indicated with a development plan. According to the applicant at the time of
development the building footprint and parking areas will be submitted to the City
for approval through a revision to the PCD. Lot 1 will contain 1.32 acres.
Lot 2 is proposed containing 1.24 acres developed with a spec building utilizing
C-1, Neighborhood Commercial uses as allowable uses. The building is
proposed containing 14,000 square feet. A total of 55 parking spaces are
indicated on the site plan. The parking required for a commercial development is
one space per 300 gross square feet. Based on the square footage proposed a
total of 46 spaces would typically be required. Building signage is proposed
along the front of the building. The building signage will comply with signage
allowed in commercial zones or a maximum of 10 percent of the front façade
area. A single ground mounted monument style sign is proposed within the front
yard area. The sign is proposed with a maximum height of six feet and a total
sign area of 120 square feet. The maximum building height is 35 feet. The lot
coverage for Lot 2 is 26 percent. The paved area is 42.5 percent and the
landscaped and open space area is 31.5 percent.
Lot 3 is proposed with a seven-story office building utilizing O-3, General Office
District uses and the allowance of accessory uses as defined in the O-3, General
Office Zoning District. The lot will contain 2.32 acres. The office building will
total 78,125 square feet and 195 parking spaces. Of the seven stories proposed
the first two levels are parking with the remaining levels being office space. The
parking required for an office development based on the above square footage
would be 195 spaces. The maximum building height is 95 feet. Lot 3 has
15.5 percent of building coverage, 33.6 percent paved area and 50.9 percent
landscape and open space area. Building signage is proposed along the front of
the building. The building signage will comply with signage allowed in office
zones or a maximum of 10 percent of the front façade area. A single ground
mounted monument style sign is proposed within the front yard area. The sign is
proposed with a maximum height of six feet and a total sign area of 120 square
feet.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
9
The hours of operation for the retail and office is 6:30 am to 10:00 pm seven
days per week. The hours of operation for a restaurant use is 6:30 am to
11:00 pm seven days per week. The dumpster service hours are limited to
6:30 am to 10:00 pm seven days per week. All site lighting is to be low level and
directional, directed downward and into the site.
The request includes a variance from the Land Alteration Ordinance. The excess
fill from this site will be used on a site located on Stagecoach Road near the
County line. The fill site is a separate item on this agenda, the Village at Hidden
Creek Apartments Long-form PID (Z-8235-A). The trigger for the grading would
be when a building permit is pulled for either of the two sites. The entirety of this
site would be “brought down” and Tract E and Lots 1 – 6 of the Stagecoach Road
site will be filled.
Variances from the Master Street Plan to allow an increased vertical profile of an
arterial street and of a minor commercial street are being requested. The
applicant is also seeking a variance from the Master Street Plan to allow an
increased intersection grade at Huckaby Corporate Drive and Colonel Glenn
Road.
Staff is supportive of the request. The site is indicated as Mixed Office
Commercial on the City’s Future Land Use Plan. The development as proposed
is a mixed use development of office and commercial uses and is consistent with
the City’s plan for the area. To staff’s knowledge there are no outstanding
technical issues associated with the request. Although there are variances from
the Master Street Plan and the Land Alteration Ordinance staff does not feel
these variances will significantly impact the development or 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 the variance request from the Land Alteration
Ordinance to allow grading of the three lots with the issuance of a building permit
for this site or for the site located on Stagecoach Road, the Village at Hidden
Creek Long-form PID.
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased vertical profile of an arterial street.
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased vertical profile of a minor commercial street.
August 7, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4213-J
10
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased intersection grade at Huckaby Corporate Drive and Colonel
Glenn Road.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
Staff presented the item with a recommendation of deferral of the item to the
September 18, 2008, public hearing to allow staff and the applicant time to meet with an
adjoining property owner to address their concerns related to the site grading and the
retaining wall height.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Deferral as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 6 FILE NO.: Z-4807-J
NAME: Lot 3, Tract 94 Chenal Valley Long-form PCD
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-18
ALLOWED USES: Multi-family 18 units per acre
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District and O-3, General
Office District
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 2008, public hearing. Staff
stated they were supportive of the deferral request.
August 7, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-J
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 7 FILE NO.: Z-4807-K
NAME: Lot 2, Tract 94 Chenal Valley Long-form PD-R
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Richland/Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.02 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD, R-2, Single-family and MF-24
ALLOWED USES: Office, Single-family and Multi-family up to 24 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family 13.97 units per acre
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 2008, public hearing. Staff
stated they were supportive of the deferral request.
August 7, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4807-K
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 8 FILE NO.: LU08-18-01
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: Southwest corner of Chenal Parkway and Kanis Road
Request: Mixed Office Commercial to Community Shopping
Source: Robert M. Brown, Development Consultants, Inc.
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office
Commercial to Community Shopping. Community Shopping provides for shopping
center development with one or more general merchandise stores. The applicant is
proposing to build a new Kroger store and redevelop the existing store into other
commercial uses.
EXISTING LAND USE AND ZONING:
The property is the site of an existing Kroger store and an Arvest bank branch. The
western portion of this site is vacant and undeveloped. It is currently zoned Planned
Commercial Development and is 26 acres ± in size. To the southeast of the application
area is a Planned Commercial Development for what used to be Chenal Gardens. The
southeast corner of Chenal Parkway and Kanis Road is zoned C-3 for a One Banc
branch and Planned Commercial Development for a National Home Center on Chenal
Parkway. To the west of the amendment area is also zoned PCD, but it is still currently
undeveloped. South of this site is zoned R-2 Single Family and is mostly still
undeveloped along the north side of Pride Valley Road. Along the north side of this
application is zoned C-3 for a Shell Station and PCD for Chenal Dentistry, Delta Trust,
and two car dealerships. Northeast is zoned R-2 with a CUP for Highland Valley United
Methodist Church.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
January 1, 2008, Ordinance 19986 amended the area along the Champagnolle Drive
extension on the west of the future extension of Rahling Road from Multi Family to
Neighborhood Commercial and Community Shopping for future development.
August 6, 2007, Ordinance 19798 amended the northwest corner of Chenal Parkway
and Wellington Hills Drive from Mixed Office Commercial to Neighborhood Commercial
for a Walgreens development.
March 20, 2007, Ordinance 19722 amended several different sites in this vicinity. This
was a City initiated amendment initiated due to concerns about a recent Land Use Plan
Amendment on Kanis near Chenal Parkway. The changes were along Kanis Road from
August 7, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LU08-18-01
2
Multi Family to Single Family, Single Family to Neighborhood Commercial, Public
Institutional to Suburban Office, and Multi Family to Commercial.
Ordinance 19577 on August 15, 2006 amended the area at the southeast corner of
Chenal Parkway and Arkansas Systems Drive from Office to Mixed Office Commercial.
This was to allow for the development of a bank and a three-story building with 31
percent commercial.
June 27, 2006 a change was made from Office, Neighborhood Commercial and Low
Density Residential to Mixed Office Commercial approximately one mile to the northeast
of this amendment located east of Kirk Road and north of Chenal Parkway. The
changes resulted from a Planned Commercial Development reclassification to allow for
future development.
The amendment area is currently shown on the Future Land Use Plan as Mixed Office
Commercial (MOC). This MOC extends west to the 17200 block of Kanis Road. The
southern boundary of this MOC is buffered by a Park/Open Space strip which follows
the floodplain of Rock Creek. South of that is shown as Single Family. Along the north
side of Chenal Parkway is Commercial from Technology Drive to just east of this
amendment site. The southeast corner of Chenal Parkway and Kanis Road is also
shown as Commercial. Northeast of this amendment is shown as Public Institutional
and Neighborhood Commercial.
MASTER STREET PLAN:
Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to
serve through traffic and to connect major traffic generators or activity centers within
urbanized areas. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Chenal since it is a Principal Arterial. 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 since it is a Minor Arterial. Kirk Road is shown as a proposed
Collector along the western property line of this development. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
BICYCLE PLAN:
A Class I route is shown along Chenal Parkway. A Class I bikeway is built separate
from or alongside a road. Additional paving and right of way may be required.
August 7, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LU08-18-01
3
PARKS:
According to the Master Parks Plan, this site is located within eight blocks of a park or
open space. To the east of this property is the Rock Creek greenbelt.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
ANALYSIS:
This area of Little Rock has seen major growth in the last ten years. New subdivisions
have been built to the northwest and northeast of this amendment site along with large-
lot subdivisions to the southwest outside the city limits. The amendment area is located
along Chenal Parkway at the intersection of Kanis Road. Chenal Parkway is a Principal
Arterial on the Master Street Plan and Kanis Road is a Minor Arterial. The northwest
corner of this amendment area is at the intersection of Kirk Road and Chenal Parkway.
This intersection is still being developed but it does already have a traffic signal.
This location has been shown as Mixed Office Commercial on the plan for more than
ten years, but the only developments that have occurred are the Arvest branch bank in
an out parcel and the Kroger store. The applicant has also filed a revision to a
previously approved Planned Commercial Development (PCD) for this site. The
revision would allow a new Kroger supermarket to be located adjacent to the existing
store on the undeveloped portion of the PCD. This revision to the PCD does not include
any office uses for the future development. This area will have a large parking lot with
two large buildings, a fuel center, the existing Arvest bank and several smaller
outparcels available for commercial uses. This large commercial development would
not have been possible without a land use plan amendment. The existing areas shown
as Commercial along Chenal Parkway are either too small for this type of development
or have already been developed.
There are still almost 200 acres of land shown as Office in this area and quite a bit of it
is still undeveloped. This area has changed drastically over the past ten to twenty
years. There have been over 1500 single family building permits issued in this area
since January 2003. This influx of new residents has created a demand for more
commercial services for the area residents. Community Shopping is a land use
category which provides for a shopping center development with one or more large,
August 7, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LU08-18-01
4
general merchandise stores. The majority of the commercial development in this area
has been and is proposed to be regional in nature. The availability of local commercial
to serve the immediate neighborhoods is lacking. Small scale shops and services
which meet these needs could help reduce travel demands on the street network in the
western sections of Little Rock, thereby reducing trips. Because it includes a bank, a
grocery store and a fuel center, this type of development would serve the immediate
residents of the area, while some of the other commercial in this area is geared more
towards regional shoppers. There is currently only one fuel station in this immediate
area, so the addition of a fuel center at Kroger would provide area residents with an
option when purchasing gas.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: St. Charles, Villages of
Wellington and Parkway Place. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The item was placed on consent for approval. By a vote of 9 for, 0 against the consent
agenda was approved.
August 7, 2008
ITEM NO.: 8.1 FILE NO.: Z-6318-C
NAME: Dairy Land Revised Long-form PCD
LOCATION: Located on the Southwest corner of Chenal Parkway and Kanis Road
DEVELOPER:
Whisenhunt Investments
c/o Kemp Whisenhunt
35 Windsor Court
Little Rock, AR 72212
ENGINEER:
Development Consultants Inc.
2200 North Rodney Parham Road
Suite 220
Little Rock, AR 72212
AREA: 25.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development including C-3, General
Commercial District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On August 19, 1997, the Little Rock Board of Directors adopted Ordinance No. 17,556
establishing Dairyland Long-form PCD. The property was approved for a mixed-use
development containing three Phases. Phase I was to include a 76,560 square foot
Kroger Store, 9,000 square feet of retail/restaurant, 646 parking spaces and Lease
Parcel 1. Phase II was to contain 35,000 square feet of retail and Phase III was to
contain 90,000 square feet of retail, 306 parking spaces and Lease Parcels 2 and 3.
Phase I was to begin development upon approval and Phases II and III were to begin
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
2
construction within a three year time period. No specific proposal was submitted for
approval for the three Lease Parcels. The applicant indicated approval would be
obtained at the time of development.
Ordinance No. 18,868 adopted by the Little Rock Board of Directors on November 17,
1988, revised the previously approved site plan for Dairyland Long-form PCD. The
revision included moving the approved phase line to include Lease Parcel 2 and add 12
parking spaces. The revision also included the construction of the drive along the south
side of Lease Parcel 2. The applicant submitted a site plan for Lease Parcel 2 for
approval. The site plan included the construction of a 4,200 square foot bank building
with 29 parking spaces. Phase I has been constructed. No construction has begun on
Phases II and III.
Ordinance No. 19,332 adopted by the Little Rock Board of Directors on May 17, 2005,
revised the previously approved PCD to allow twelve of the existing parking spaces to
be used as seasonal outdoor display. From March to September the approval allowed
Kroger to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment
in their parking lot. The displayed items would be barricaded to prevent customers from
parking in the display area and creating traffic conflicts.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This site has a history of PCD approvals under the name of Dairyland Shopping
Center. At this time, the developers are requesting approval of a plan revision to
allow a new 119,240 square foot Kroger store that will fill out the western end of
the shopping center area. The existing Kroger store (64,753 square feet) will be
adapted for a new user, or multiple users, after the new store is completed and
occupied. An addition to the eastern building containing 10,150 square feet is
also proposed. The proposed shopping center building area will be
approximately 194,143 square feet (7.52%) less than the main building area
approved in previous plans. A fuel service canopy has been added at the east
side of the western Chenal entry drive; and, Kroger requests the continued right
to have a limited amount of seasonal outdoor display in shopping center parking
areas.
The other significant change to the plan is at the eastern side at Kanis Road.
The drive access has been rearranged to move the primary entry further south
and away from the Chenal/Kanis intersection. This drive will now serve as
customer access and truck service.
With the newly proposed Kroger building and other plan changes, the applicant
has proposed to eliminate the requirement of any significant office uses. The
request includes a revision to the approved uses to be those listed for C-2,
Shopping Center District uses. A request to amend the City’s Future Land Use
Plan from Mixed Office Commercial to Community Shopping is a separate item
on the agenda (LU08-18-01).
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
3
The improvements shown for Kirk Road and Chenal Parkway are as shown in
the design drawings for the road and intersection improvements. Whisenhunt
Investments is implementing these improvements as required under their
approvals for the neighboring property across Kirk Road.
These improvements also include the completion of the Chenal median and
conversion of the western entry for right turn only ingress and egress, as required
in the original site plan. There will be some minor right-of-way dedications
required from this site. All other boundary street rights-of-way and street
improvements have been dedicated and completed from the original
development.
B. EXISTING CONDITIONS:
The site is developed with a Kroger Store and a bank facility. The out parcels
have not developed and remain cleared and vacant. There is a traffic signal
located at the intersection with Chenal Parkway and Kanis Road. Adjacent to the
site, Chenal Parkway is a four lane roadway. Kanis Road has been constructed
to Master Street Plan standard adjacent to the development.
There is undeveloped conceptual PCD located to the west of the site on a former
golf driving range. A convenience store, automobile dealership and church are
among the uses across Chenal Parkway to the north. A building supply store is
located across Kanis Road to the east and there is an abandoned plant nursery
located to the southeast along Kanis Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site along with the Parkway Place
Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to Chenal Parkway and
Kirk Road including 5-foot sidewalks with the planned development. These
improvements are being completed with the Shackleford 150 project.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
4
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. Storm water detention ordinance applies to this property
5. A Special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
7. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot
wide access easement is required adjacent to the floodway boundary.
8. 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).
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing from an
intersection on a minor arterial street is at least 300 feet. The north
driveway on Kanis Road is to close to the intersection. With the south
driveway on Kanis Road becoming the main entrance into the development,
the northern driveway should be closed. Contact Bill Henry, Traffic
Engineering with any questions or for additional 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. The intersection on the southeast corner of Lot 1 should be designed as a
4-way stop intersection.
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. Please submit plans for water
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
5
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required. A Capital Investment Charge based on the size of
connection(s) will apply to this project in addition to normal charges. This fee will
apply to all connections including metered connections off the private fire system.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required. This development will have 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 not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Mixed Office Commercial for this property. The
applicant has applied for a Revised Long Form Planned Commercial
Development for a development that includes C-2, Shopping Center District uses
as allowable uses.
A Land Use Plan amendment for a change from Mixed Office Commercial to
Community Shopping is a separate item on this agenda (LU08-18-01).
Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Chenal since
it is a Principal Arterial. 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
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
6
on Kanis since it is a Minor Arterial. Kirk Road is shown as a proposed Collector
along the western property line of this development. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class I route is shown along Chenal Parkway. 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 Neighborhood Action
Plan.
Landscape:
1. The site plan must comply with the City’s landscape ordinance
requirements.
2. The zoning buffer ordinance requires an average fifty-foot wide (50’) street
buffer along Kirk Road and in no case less than half.
3. The existing on site Bradford Pear trees appear to be in distress. All
existing vegetation shall be in good condition and replaced if missing, dead,
or diseased.
4. All fencing, dumpster enclosures, striping, and handicap signs also must be
in good repair or replaced.
5. The zoning buffer ordinance requires a minimum fifty-foot wide (50’) land
use buffer along the southern property line. Seventy percent (70%) of
which is to be left undisturbed. Easements cannot count towards meeting
this minimal requirement.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
7. A small amount of building landscaping is required between the new
building and the parking lot.
8. This sites combined parking numbers exceed one hundred and fifty spaces.
Interior islands are to be a minimum of three hundred square feet (300) in
area to receive credit towards the landscape ordinance requirements.
9. An automatic irrigation system to water landscaped areas will be required.
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
7
10. 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.
11. 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: (July 17, 2008)
Mr. Robert Brown was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff stated the location of the proposed outdoor
and seasonal activities should be noted on the plan. Staff also questioned the
proposed signage plan on the gas canopy. Staff stated a minimum of ten to
fifteen percent of the site should be denoted to landscaping. Mr. Brown stated he
felt the site would meet or exceed the minimum requirement.
Public Works comments were addressed. Staff questioned the timing of street
improvements on Chenal Parkway and Kirk Road. Mr. Brown stated the
improvements would have to be in place prior to the Kroger opening. Staff
questioned the base flood elevation. Mr. Brown stated the minimum base flood
elevation would be placed on the plan. He stated the floor would be raised above
the 100-year flood elevation as required by City ordinances. Staff stated the
northern most eastern drive should be removed. Mr. Brown stated he would
work with traffic engineering to resolve their concerns. He stated the drive was
desired as a right in right out drive to allow access to the two proposed lease
parcels.
Landscaping comments were addressed. Staff stated all fencing and dumpster
screening was to be in good repair. Staff also stated any dead, diseased or
missing landscaping was to be replaced. Staff stated building landscaping was
required or a variance from the City Beautiful Commission was to be approved
prior to the issuance of a building permit. Mr. Brown noted the land use buffer to
the south would not serve a purpose since the southern perimeter was a 100-foot
plus floodway. He stated the developers would seek a variation from this typical
ordinance standard.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
8
H. ANALYSIS:
Mr. Brown submitted a revised site plan to staff on July 23, 2008, addressing the
issues raised at the July 17, 2008, Subdivision Committee meeting. The revised
plan indicates locations for outdoor storage, the signage plan and the percentage
of the site denoted for landscaping and open space. The revised plan also
indicates the land use buffer along the southern perimeter will not remain
undisturbed as typically required by the ordinance. The revised plan includes the
base flood elevation and the finished floor height of the new building.
The fuel center will have outdoor display/sales and vending. The fuel center will
also house an air and water dispensary service along the eastern portion of the
fuel center site. Seasonal outdoor display will be located in the front of the
Kroger building and a small area within the parking lot.
The development signage is proposed as was previously approved. Signage for
the fuel center is proposed on the canopy of the fuel center on all four sides. The
signage will occupy less than ten percent of the façade area in which the sign is
located.
The site plan indicates buffers per the typical ordinance standards with the
exception of two locations. An area located along Kirk Road does not meet the
50-foot minimum street buffer average. The buffer is indicated nearer a 30-foot
average. The buffer proposed is similar to the previously approved site plan.
The second variation is the rear yard land use buffer. According to the applicant
grading will take place in this area not allowing the area to remain undisturbed.
The site plan indicates an existing floodway to the south of the site ranging from
350 to 400 feet.
The proposal will allow the creation of four lots, Tract 1 and 2 along with Lots 1
and 2. Tract 1 will contain 5.8 acres. Within the tract two lease parcels are
proposed. Tract 2 will contain 17.66 acres. Development plans for Tract 2
include the construction of a new 119,365 square foot Kroger store. Upon
completion of the new store the existing Kroger store will be leased to a single or
multiple users. The proposed uses for the 64,753 square foot retail space are
those listed in the C-2, Shopping Center District uses. In addition a new
10,150 square foot retail space is proposed along the eastern portion of the
existing Kroger store. The uses proposed for this area is also C-2, Shopping
Center District uses.
Street improvements for Kirk Road and Chenal Parkway will be completed prior
to the new Kroger store opening. The improvements include the completion of
the Chenal median and conversion of the western entry for right turn only ingress
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
9
and egress, as required in the original site plan. The northern drive located on
Kanis Road has been eliminated as recommended in the Public Works
comments. The site plan indicates the placement of walkways within the parking
lot area to facilitate foot traffic from the lease parcels and Chenal Parkway to the
retail uses.
The total land area of the site is 23.467 acres. The new Kroger store is proposed
with a total building area of 194,266 square feet or 19 percent. The total
landscape area is 200,301 square feet or 19.6 percent and the total paved area
is 61.4 percent of the total site area. Interior landscaping and planting areas is
proposed at 8.21 percent. A total of 2,442 square feet of building landscaping is
proposed. The new retail shop area is proposed with 14.19 percent of interior
planting area and 689 building landscaping.
The site plan indicates a total of 897 parking spaces. Based on parking
standards for a shopping center development 863 parking spaces would typically
be required.
Dumpster locations have been identified. The dumpster facilities are located in
the rear of the structures. All dumpster facilities will be screen per the typical
ordinance requirements or on three sides a minimum of two feet above the
finished height of the container.
Building signage is proposed as typically allowed per the ordinance for
commercial developments or a maximum of ten percent of the façade area.
Ground mounted signage is as was approved in the original PCD. Each of the
lots and lease parcels is allowed a single ground mounted sign. The signage
varies in size based on the parcel size. Two of the signs located along Chenal
Parkway exceed the typical Design Overlay District standard of eight feet in
height and 100 square feet in area. The signs are proposed ten feet in height
and 140 square feet in area.
Staff is supportive of the site plan as proposed. Staff is supportive of the street
buffer along Kirk Road and the land use buffer along the southern perimeter less
than the typical ordinance standards. Staff feels the revision to allow the
placement of an 119,365 square foot Kroger store and the addition of a fuel
center within the parking lot area will significantly impact the development. A
land use plan amendment to change the site to Community Shopping is a
separate item on this agenda. Staff feels this is an appropriate location for a
shopping center development.
August 7, 2008
SUBDIVISION
ITEM NO.: 8. 1 (Cont.) FILE NO.: Z-6318-C
10
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 variances to allow the reduced street buffer
and the reduced land use buffer as proposed.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had agreed to conduct a traffic study of the increase in traffic volumes
generated from the proposed development and submit the study to Public Works for
review and approval. Staff stated based on the results of that traffic study, street
improvements would be made to the southern portion of the Kirk Road and Chenal
Parkway intersection sufficient to safely handle the proposed traffic resulting from the
proposed development and any future uses as approved by Public Works. Staff stated
a certificate of occupancy would not be issued for the proposed development until the
street improvements were installed and inspected by staff.
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
variances to allow the reduced street buffer and the reduced land use buffer as
proposed.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 9 FILE NO.: Z-7603-E
NAME: Cantrell Falls Lot 1 Short-form PCD
LOCATION: Located at 14910 Cantrell Road
DEVELOPER:
FRP Cantrell, LLC
11500 North Rodney Parham Road, Suite 3
Little Rock, AR 72212
ENGINEER:
The Holloway Firm, Inc.
Mr. Bob Holloway
200 Casey Drive
Maumelle, AR 72113
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: O-3, General Office District and C-3, General Commercial District
PROPOSED ZONING: Revised PCD
PROPOSED USE: O-3, General Office District and C-3, General Commercial District –
A revision to allow a commercial ground-mounted sign within the landscape area
on Lot 1.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A request to rezone a portion of this site from R-2, Single-family to POD was filed and
withdrawn from consideration prior to the June 3, 2004, Planning Commission Public
Hearing. The applicant proposed a development to include office and commercial
activities on 3.6 acres located along the western portion of this site. (Z-7603)
Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005,
established PDC Company Short-form POD. The request included the development of
a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
2
the proposed lots and an office building on the second lot. Lot 1 would develop with a
restaurant without drive-through service containing 4,500 square feet and Lot 2 would
develop with 29,200 square foot of office space. The overall percent for each use on
the site was eighty-seven percent office and thirteen percent commercial. The approval
established the hours of operation from 6 am to midnight seven days per week. The
development has not been constructed. (Z-7603-A)
On June 22, 2006, the Little Rock Planning Commission denied a request to allow
14910 Cantrell Road and the PDC Company Short-form POD to be rezoned from R-2,
Single-family and POD to PCD to allow a four-lot subdivision with a combination of sit-
down and drive-through restaurants. The lots varied in size from 1.3 acres to 2.5 acres.
Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac
would be constructed as a public street from Highway 10 through the middle of the lots
to provide public street frontage for each lot. The developer requested the flexibility to
shift lot area and restaurant size within the development to accommodate a variety of
tenants.
A 40-foot access and utility easement was proposed from the cul-de-sac to a property
located to the east of the site. The site was approved as a PCD to allow the
construction of a strip retail center with no parking or access located along the rear of
the building. According to the applicant access to the site to the east would allow
circulation between developments and limit the need for vehicles to access Cantrell
Road from the development site. Placement of the access easement would allow
vehicles from as far west as Regions Bank to access the existing traffic signal for
protected left turns. (Z-7603-B)
On February 6, 2007, the Little Rock Board of Directors approved Ordinance No. 19,694
rezoning 14910 Cantrell Road from R-2, Single-family to PCD which allowed the
development of 4.2 acres as a two lot development. The site plan indicated two
buildings would be constructed on the site. A building containing 7,200 square feet and
107 parking spaces was proposed on the lot fronting Cantrell Road and a second
building containing 6,300 square feet and 110 parking spaces was proposed for the rear
lot. A maximum of 13,000 square feet of restaurant space was approved. A selected
list of commercial uses was approved for the site other than a restaurant. The hours of
operation for a restaurant facility were limited to 10:00 am to midnight seven days per
week. The lots were proposed each containing in excess of two acres. Access to the
development was proposed through a 24-foot drive located along the western perimeter
of the site and was to be shared with the property approved for PDC Short-form POD
located to the west proposed for future development with office and commercial uses.
The following uses were approved as allowable uses for the development: Bank or
savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
3
optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture
store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry,
domestic cleaning, Office (general and professional), Optical shop, Photography studio,
Retail uses not listed (enclosed).
A definition of a “sit down restaurant” was also approved. A “sit down restaurant” is a
type of restaurant, which provides tables where one sits down to eat a meal, typically
served by wait staff. Historically called simply restaurants, following the rise of fast food
restaurants, a retronym for the older “standard” restaurant was created. Most
commonly, “sit down restaurant” refers to a casual dining restaurant with table service
rather than a fast food service where one orders food at a counter. Sit down
restaurants are often further categorized as “family style” or “formal”. (Z-7603-C)
Ordinance No. 19,946 adopted by the Little Rock Board of Directors on April 1, 2008,
allowed a revision to the previously approved PCD. The approval allowed two separate
approvals, a POD and a PCD, to be combined into a single development. The
development contained four lots titled Cantrell Falls Long-form PCD. The approval
allowed a 3,400 square foot drive-through restaurant on Lot 1, a 29,180 square foot
office building on Lot 2, including a banking facility with drive-through service, a
6,560 square foot restaurant on Lot 3 and a 4,000 square foot restaurant, a
11,617 square foot retail center and a 2,000 square foot bank on Lot 4. The hours of
operation for the development are proposed from 6 am to midnight seven days per
week. A single development sign serving the four (4) lots was approved. (Z-7603-D)
A. PROPOSAL/REQUEST:
The applicant is seeking a revision to the previously approved site plan to allow
the placement of a commercial ground-mounted sign located within the
landscape front yard area of Lot 1. The sign is proposed with a maximum height
of six feet and a maximum sign area of seventy-two square feet. The sign is
proposed with the company’s logo, lettering spelling out the company name and
a LED reader board. There are no other changes or modifications proposed for
the site plan from the previous approval.
B. EXISTING CONDITIONS:
The site is a grass covered tract with a scattering of trees. To the east of the site
is the Wal-Greens development, a strip retail center and Catfish City is located
further east. The area to the north is vacant and undeveloped; currently zoned
R-2, Single-family. To the west of the site is a branch bank adjacent to Cantrell
Road and a dentist office and medical office are located in the rear of the site on
separate lots. To the south of the site are vacant properties zoned R-2, Single-
family.
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
4
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed request. All residents who could be identified
located within 300-feet of the site, the Westchester/Heatherbrae, the Secluded
Hills, the Westbury and the Pinnacle Valley Neighborhood Associations, the
Coalition of West Little Rock Neighborhoods and all owners of property located
within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All public improvements must be constructed as previously approved. All
comments apply on previous application for construction of streets, sidewalks,
and drainage.
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. Contact Central Arkansas
Water Works regarding the size and location of the water meter(s). A Capital
Investment Charge based on the size of connection(s) will apply to this project in
addition to normal charges. Provisions need to be taken to provide water service
and fire protection to the property in the rear. Easements will be needed outside
the paved area to allow for installation of meter(s) and fire 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 on CATA Bus Route #25 - the Highway 10 Express
Route.
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Mixed Use for this property. The applicant
has applied for a revised Planned Commercial Development for a commercial
use.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Cantrell since
it is a Principal Arterial. The street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the River Mountain
Neighborhood Action Plan. The Sustainable Natural Environment Goal states:
“Promote vigorous enforcement of Landscaping & Excavation Ordinance.”
Landscape: No comment concerning the proposed signage request.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
The applicant was present. Staff presented an overview of the development
stating the request was for individual lot signage for Lot 1 of the Cantrell Falls
Subdivision. Staff stated there were no other modifications proposed. Staff
stated there were no site plan issues in need of addressing.
The applicant stated the desire was for the allowance of an individual tenant sign
located on their lot. He stated Burger King desired the sign to allow a message
reader board to identify products, sales promotions and/or hours. He stated the
sign would comply with the height and area allowed per the overlay. He stated
the sign would be a brick base monument sign with a simple logo, the name of
the business and a small reader board complying with the City’s standards
regarding electronic message reader boards.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
6
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the July 17, 2008, Subdivision Committee meeting. The
request is to allow a revision to the previously approved site plan for placement
of a commercial ground-mounted sign located within the landscape front yard
area of the proposed Burger King located on Lot 1 of the Cantrell Falls
Subdivision. The sign is proposed with a maximum height of six feet and a
maximum sign area of seventy-two square feet. The sign is proposed with the
company’s logo, lettering spelling out the company name and a LED reader
board.
Section 36-346(f)(2) of the Little Rock Code of Ordinances Site design and
development standards - Commercial building signage states each separate
commercial building will be allowed a single monument ground-mounted sign
located on the building site or in the landscaped front yard of the commercial
development. The sign shall be a maximum of six (6) feet in height and
seventy-two (72) square feet in area. Per Section 36-347 of the Little Rock Code
of Ordinances - Commercial developments and multiple building sites states in
the case of a commercial development or other development involving multiple
building sites, whether on one (1) or more platted lots, the regulations shall apply
to the development as an entire tract rather than to each platted lot. The
approval of the PCD for Cantrell Falls allowed the placement of a single ground
mounted monument commercial development sign. The sign is proposed
located within the front yard landscape area along Highway 10. The exact
location has not been determined but the site plan indicates the sign on this lot or
across the drive on proposed Lot 4. Section 36-346(f)(1) of the Little Rock Code
of Ordinances states signage identifying the commercial development shall not
exceed ten (10) feet in height and one hundred (100) square feet in area. All
signs that are ground-mounted shall be of a monument type design. These signs
may be installed in the landscaped area of the front and side yards.
There are no other changes or modifications proposed for the site plan from the
previous approval.
Staff is not supportive of the request. The purpose and intent section of the
Highway 10 Design Overlay District states a desire to protect and enhance the
scenic quality of the corridor by providing for sensitive development which will
maximize the natural foliage and terrain while also providing platted buffer and
landscaped areas. The ordinance also states the desire to create standards for
signage and parking lot lighting which are in keeping with the intent of the article.
Staff feels the development center signage and the building signage previously
approved allow for adequate signage to serve the development and the center.
August 7, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7603-E
7
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 6, 2008,
requesting a deferral of the item to the September 18, 2008, public hearing. Staff stated
the applicant’s representative had indicated the need for the deferral was related to
military duty. Staff stated the deferral request would require a waiver of the
Commission’s By-laws with regard to the late deferral request. Staff presented a
recommendation of approval of the deferral.
There was no further discussion of the item. The Chair entertained a motion for a
By-law waiver with regard to the deferral request. The motion carried by a vote of
9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item
on the Consent Agenda for Deferral as recommended by staff. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 10 FILE NO.: Z-8167-B
NAME: Stifft’s Station Short-form PCD
LOCATION: Located at 1001 Kavanaugh Boulevard
DEVELOPER:
Stifft Station Partners LLC
Tony Karklins, Managing Director
600 N. Broadway Street
North Little Rock, AR 72114
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Wer Architects/Planners
901 West 3rd Street
Little Rock, AR 72201
AREA: 0.52+ acres LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and R-5
ALLOWED USES: General Commercial Uses and Multi-family 36-units per acre
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On July 5, 2007, the Little Rock Planning Commission withdrew a rezoning request from
C-3, General Commercial District and R-5 to PCD to allow C-3, General Commercial
District uses as allowable uses for the site. The site contained an existing two story
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
2
building with approximately 4,600 square feet of space. A parking lot located to the west
of the building contained 10 parking spaces. No physical changes were proposed.
The Board of Adjustment approved a variance on April 28, 2008, to allow canopies to
extend into the setback.
A. PROPOSAL/REQUEST:
The current owners of the property intend to continue the commercial uses of the
two older brick buildings facing Kavanaugh Boulevard and Markham Street.
They also intend to retain and improve the existing parking lot, remove the newer
1,830 square foot building west of the public alley and to improve that area
(Parcel C), with additional parking. Currently the parking lot and a minor
northwest portion of both older buildings is zoned R-5. The remainder of the two
older buildings are zoned C-3, General Commercial District.
The owner is requesting to rezone the entire site to PCD in order to allow the
removal of the western building and allow a new paved parking area, allow for a
canopy extension over the entrance to the triangular “Laundry Building” and
generally simplify and cleanup the existing multiple zoning classification and the
residential/commercial demarcation line through the existing buildings.
The property is consist of four separate parcels totaling 22,823 square feet.
There are three buildings located on the site. Building 1, fronting on Kavanaugh
Boulevard containing 4,380 square feet, Building 2, fronting on Markham Street,
containing 3,170 square feet and Building 3, fronting on West Markham Street
and to be removed containing 1,830 square feet. The owner’s objective is to
lease the 4,380 square foot Kavanaugh building for commercial uses. Those
uses could include food and retail establishments. Plans for the 3,280 square
foot “Laundry Building” are professional office or restaurant. The removal of the
western building will allow for up to 10 additional parking spaces to serve the
needs of the two remaining buildings. The resulting parking on site would be
27 spaces to accommodate approximately 7,550 square feet of leasable space.
B. EXISTING CONDITIONS:
The building is a two story building with an entrance from Kavanaugh Boulevard
to the second level and West Markham Street to the first level. This site is the
former Little Rock Paint and Wallpaper Store. There are commercial uses located
on the lower level. An existing paved parking lot is located along the western
perimeter of the site, accessed from West Markham Street. The building is
located in the Capitol View Stifft Station area which contains a number of
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
3
commercial uses including restaurants. Other uses in the area include a gas
station located to the southeast. To the north and northwest of the site are
single-family and multi-family residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site along with the Capitol View/Stifft
Station Neighborhood Association and the Hillcrest Residents Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed parking configuration does not provide sufficient space for
20 feet of vehicle parking and 20 feet of vehicles backing.
2. See the revised drawing prepared by Traffic Engineering. The revised plan
will reduce the parking spaces to eight (8). Contact Bill Henry at 379-1816 for
additional assistance. Other designs options could increase the number of
parking spaces that provide 20 feet for vehicle parking and 20 feet for vehicle
backing.
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: 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 on CATA Bus Routes #1 – the Pulaski Height Route
and #8 – the Rodney Parham Route.
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
4
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 Planned Commercial Development for commercial
development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Markham Street is shown as a Minor Arterial with alternative
design standards. 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 Markham Street since it is a Minor Arterial.
Kavanaugh Boulevard is shown as a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III is shown along Kavanaugh Boulevard and east along
Markham 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: This area is covered by the Hillcrest Neighborhood
Action Plan. The Zoning and Land Use goal states: “More mixed-use
opportunities should be provided within the commercial areas, including parts of
Kavanaugh, Markham Street, and Stifft’s Station. Mixed-use means more
opportunities for residential over commercial in existing commercial areas.”
Landscape:
1. The landscape ordinance requires a six foot nine inch wide (6’-9”) landscape
perimeter strip along all the perimeters of the site. A variance from this
minimal amount must be obtained from the City Beautiful Commission prior to
the issuance of building permit.
2. The zoning buffer ordinance requires a six foot nine inch wide (6’-9”) land use
buffer along the western perimeter of the site. Seventy percent (70%) of this
area is to remain undisturbed.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
western perimeter of the site. Credit towards fulfilling this requirement can be
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
5
given for existing trees and undergrowth that satisfies this year-around
requirement.
4. The parking lot proposed on Parcel C does not appear to meet with the City’s
minimal landscape ordinance requirements. Approval from the City Beautiful
Commission must be obtained for this parking lot prior to the issuance of a
building permit.
5. 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: (July 17, 2008)
The applicant was present representing the request. Staff presented the item
stating there were few outstanding technical issues associated with the request.
Staff stated the entire site as restaurant space would not allow adequate parking
based on the existing parking and the proposed additional spaces. The applicant
indicated the restaurant space would be limited to allow for the typical parking
required per the Hillcrest Design Overlay District. Staff requested the developers
provide a signage plan. The applicant stated the existing sign located at the
intersection of West Markham and Kavanaugh Boulevard, located within the right
of way, would be preserved. Staff stated a franchise agreement would be
required to allow the sign to remain.
Public Works comments were addressed. Staff stated the parking design was
not acceptable as presented and offered a suggestion for an alternative design.
Staff suggested the applicant contact Traffic Engineering for additional
discussions concerning the proposed parking plan.
Landscaping comments were addressed. Staff stated the perimeter landscape
strip and buffer was not indicated to meet the typical ordinance standards. Staff
stated a variance from the City Beautiful Commission was required from the
Landscape Ordinance standards. Staff stated the Planning Commission could
approve variances from the Buffer Ordinance standards. Staff noted screening
was required along the western perimeter adjacent to the single-family zoned
and used property.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the July 17, 2008, Subdivision Committee meeting. The
applicant has indicated a maximum square footage for restaurant space, signage
plan and the proposed parking plan. The site plan is indicated with a variance
from the Landscape Ordinance to allow a reduced landscape strip along the
western perimeter of the site. A variance from the City Beautiful Commission will
be sought prior to the item being forwarded to the Board of Directors for final
action.
The site plan indicates a total building area of 33 percent or 7,550 square feet
and paved area of 48 percent or 11,038 square feet. The remaining area is open
space, landscaping and hardscaping. The patio area is proposed with
1,975 square feet (9%) and the landscape and open space area is proposed with
2,260 square feet or 10 percent of the total site area. The site plan indicates
27 parking spaces.
The general notes section of the site plan indicates a maximum of 4,250 square
feet of restaurant space with the remainder of the site being utilized as retail or
office space. Per Section 36-434.15(b) standard parking requirements for
non-residential developments states parking requirements within the district shall
be fifty (50) percent of that required by Article VIII of the Little Rock Code of
Ordinances. The maximum parking allowed for this district shall be the minimum
standard established in Article VIII. Based on the proposed uses mix 53 spaces
would be required per Article VIII. With the 50 percent reduction 26 spaces is
required. Street parking is allowed to count towards the required parking.
Although the site has two street frontages there is no available street parking
adjacent to this site.
Per Section 36-434.15(d) 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 fifty (50) percent 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's height, freestanding commercial signs may not exceed eighteen (18)
feet in height, neon-lit signs greater than thirty (30) square feet are prohibited and
off-premises signs are prohibited. The revised cover letter states there is one
existing pole mounted sign at the corner of Kavanaugh and West Markham
Street. The sign has historical significance and will be restored with new graphic
information that is as yet to be determined. The sign is located within the City’s
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
7
right of way and a franchise agreement will be secured to allow the sign to
remain. The building and additional ground mounted signage has not been
established since there are no leases signed. According to the revised cover
letter the building and ground signage will comply with the ordinance and the
Design Overlay District for this area.
The land use buffer and landscape strip are not indicated as required by the
buffer and landscape ordinances. The landscape strip is proposed with an
average of six feet nine inches but the back-out of the southern parking area is
located within the buffer/landscape area. The applicant has indicated the buffer
will not remain undisturbed as typically required by the buffer ordinance. A six
foot screening fence will be installed along the western and northern property
lines where adjacent to the residentially zoned and used property. An application
to the City Beautiful Commission will be sought to allow variances from the
Landscape Ordinance requirements.
Retail tenants will operate with conventional hours from 9 am to 6 pm.
Restaurant hours of operation vary on the food service provided. Restaurants
serving breakfast will operate from 5:30 am extending to midnight for restaurants
providing a dinner service. The hours of dumpster service will be limited to
daylight hours.
Staff is supportive of the request. The site has historically been used as
commercial uses with limited parking. The site plan as proposed will add
additional parking to the site lessening the impact of the commercial activity on
the neighborhood. Although, the site has a reduced landscape strip and land use
buffer along the western perimeter staff does not feel this will significantly impact
the area. The site plan indicates the placement of a screening fence within this
area and plantings along the buffer to soften the impact on 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 approval of the variance request to allow a reduced land use
buffer along the western perimeter.
Staff recommends the applicant secure a franchise agreement with the City to
allow the existing sign to remain within the public right of way.
August 7, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8167-B
8
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had agreed to limit the patio space to a maximum of 400 square feet and
the patio space if used by a restaurant would count in the total allowable square footage
for a restaurant. Staff stated the applicant had agreed no outdoor music would be
played at the site, excluded a pawn shop as an allowable use and limited the sales of
alcohol to beer and wine to be sold in conjunction with a grocery or as a wine bar. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow a reduced land use buffer along the western perimeter. Staff also
presented a recommendation the applicant secure a franchise agreement with the City
to allow the existing sign to remain within the public right of way.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 11 FILE NO.: Z-8233-A
NAME: Lot 25, Longleaf Cove Short-form POD
LOCATION: Located on the West side of South Katillus Road approximately 300 feet
South of Cantrell Road
DEVELOPER:
Katillus Court LLC
13503 Kanis Road
Little Rock, AR 72211
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.9 acres NUMBER OF LOTS: 25 FT. NEW STREET: 730 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential – 25 Lots
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,794 adopted by the Little Rock Board of Directors on August 6, 2007,
rezoned the site from R-2 Single-family to PD-R. The property contained approximately
4.9 acres and was proposed for subdivision into 25 single-family lots. The lots were
approved with an average size of 50-feet by 115-feet or 5,750 square feet. The
approval allowed an overall density of 5.1 units per acre. The plan indicated the
placement of a 20-foot front building line for the lots abutting Long-leaf Cove and a five
(5) foot side yard setback. The front building line proposed along Katillus Road was
25-feet. All lots were proposed with a 25-foot rear yard setback.
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
2
A. PROPOSAL/REQUEST:
The applicant is now seeking to rezone the site from PD-R to POD to allow the
construction of a new general and professional office building on the site. The
construction is proposed to be single-family in appearance. The office use is
intended to serve the owner’s construction and real estate business. The site
plan indicates the construction of a 3,200 square foot single story structure.
There are 10 parking spaces proposed within the rear yard of the new building.
The maximum building height proposed is 25-feet. The alternative uses
proposed for the structure are those listed in the O-1, Quiet Office zoning district.
The hours of operation are from 7 am to 6 pm daily.
The request includes a variation from the Zoning and Buffer Ordinance and the
Landscape Ordinance requirements. A drive is proposed along the northern
perimeter of the site located four feet from the property line. The building is
proposed five feet from the southern property line and the parking lot back out is
located four feet from the southern property line. The ordinances would typically
require the placement of a nine foot perimeter landscape strip along the northern
and southern perimeters.
B. EXISTING CONDITIONS:
The site is located south of Cantrell Road on the west side of Katillus Road. To
the east of the site is a newly developing subdivision, Montagne Court. To the
south of the site is a newly developing single-family subdivision. Further south
are single-family homes located on large lots accessed from Katillus Court.
There is a one acre tract located immediately north of the site containing a
single-family home with the remainder of the area to the north fronting Cantrell
Road and previously used as a non-conforming commercial business.
The site has been cleared and a new street has been constructed. There are
new single-family homes currently under construction. Johnson Creek is located
to the west of the site. Further west is a large parcel with a single home on the
parcel accessed from Drew Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents could be
identified located within 300 feet of the site along with the Coalition of West Little
Rock Neighborhoods and the Montagne Court Property Owners Association
were notified of the Public Hearing.
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
South Katillus Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. Street improvements are in place. No additional street improvements will be
required.
3. All driveways shall be concrete aprons per City Ordinance. The aprons shall
be constructed per Public Works standards with driveway flairs or radiuses.
Little Rock Code requires driveways to be placed 100 feet from property lines.
The driveway should be located in the center of the lot.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. 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. Storm water detention will not apply to the proposed development.
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. Contact Central Arkansas
Water Works regarding the size and location of the water meter(s). A Capital
Investment Charge based on the size of metered connection(s) will apply to this
project in addition to normal charges. The Little Rock Fire Department may
require an additional public fire hydrant in conjunction with this development. The
fire hydrant could be installed by Central Arkansas Water's forces at Developer's
expense, but would need to be coordinated with the contractor for this project.
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
4
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain District. The
request is at the boundary between Transition and Single Family. The applicant
has applied for a rezoning to Planned Office Development for a one-lot office
use.
Because the Future Land Use Plan is general, and this application is right on the
line between Transition and Single Family, this request does not require a
change to the Land Use Plan.
Master Street Plan: Katillus 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.
Bicycle Plan: There are no bike routes shown in the vicinity.
Neighborhood Action Plan: This area is not covered by a Neighborhood Action
Plan.
Landscape:
1. The zoning buffer ordinance requires a nine-foot wide (9’) land use buffer
along both the northern and southern property lines. Seventy percent (70%)
of this area is to remain undisturbed.
2. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern and southern perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year-around requirement.
3. The landscape ordinance requires a nine-foot wide (9’) landscape strip along
the sites entirety. The proposed driveway and parking lot are encroaching
into this perimeter landscape area. A variance must be obtained from the
City Beautiful Commission prior to the issuance of a building permit.
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
5
4. 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: (July 17, 2008)
Mr. Joe White was present representing the request. Staff stated the request
was a rezoning from PD-R to POD to allow a single use office on the site. Staff
stated a new structure constructed residential in character was being proposed.
Staff stated the request would require a variance from the City’s Zoning and
Buffer Ordinance requirements. Staff stated the northern and southern
landscape strip were less than the typical nine foot minimum required. Staff also
requested Mr. White provide the proposed signage plan and the proposed hours
of operation of future uses.
Public Works comments were addressed. Staff stated the drive should be
located in the center of the property. Staff also stated street improvements were
in place on Katillus Road so no additional street improvements would be
required. Staff stated the storm water detention ordinance would not apply to the
future development of the site since the site was less than one acre.
Landscaping comments were addressed. Staff stated screening would be
required along the perimeters of the site. Staff stated the City Beautiful
Commission recommended preserving as many trees as feasible on tree covered
sites.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant did not submit a revised site plan to staff addressing the comment
raised at the July 17, 2008, Subdivision Committee meeting. The applicant has
indicated the desire is to maintain the drive located along the northern property
and has stated placing the drive in the center does not allow for development of
the structure to be residential in character.
The request is to allow a rezoning from PD-R to POD to allow the construction of
a new general and professional office building on the site. The office use is
intended to serve the owner’s construction and real estate business. The
alternative uses proposed for the structure are those listed in the O-1, Quiet
Office zoning district. The site plan indicates the construction of a 3,200 square
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
6
foot single story structure. The construction is proposed to be single-family in
character. There are 10 parking spaces proposed within the rear yard of the new
building. The maximum building height proposed is 25-feet.
The hours of operation are from 7 am to 6 pm daily. There are no dumpster
facilities proposed for the site.
The request includes a variation from the Zoning and Buffer Ordinance and the
Landscape Ordinance requirements. A drive is proposed along the northern
perimeter of the site located four feet from the property line. The building is
proposed five feet from the southern property line and the parking lot back out is
located four feet from the southern property line. The ordinances would typically
require the placement of a nine-foot perimeter landscape strip along the northern
and southern perimeters.
Signage has not been provided. Staff would recommend if signage is approved,
signage be limited to signage allowed in residential zones or a maximum of six
feet in height and not to exceed one square foot in sign area.
Parking proposed for the site is ten spaces. Based on the ordinance
requirements for an office development containing 3,200 square feet eight
spaces are required.
Staff has concerns with the site plan as proposed. The plan as indicated does
not include the typical landscape strip per the Landscape Ordinance nor the
zoning buffer both typically required at a minimum of nine feet. Staff also has
concerns with the proposed uses listed as alternative uses for the site. Although
the site is indicated as O-1, Quiet Office uses, there are a number of office uses
which are allowed in the zoning district which generate a great deal of traffic. A
medical office for instance would potentially generate a number of customers
whereas a general and professional office may not generate a great number of
vehicles visiting the site. Although the Land Use Plan is general in nature staff
feels the rezoning of the site for an office use is eroding into the single-family
uses located to the east and south of this site.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 6, 2008,
August 7, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8233-A
7
requesting a deferral of this item to the September 18, 2008, public hearing. Staff
stated the applicant was requesting the deferral to allow time to meet with the area
residents and staff to address concerns related to the site plan. Staff sated the deferral
request would require a waiver of the Commission’s By-laws with regard to the late
deferral request. Staff stated they were supportive of the deferral.
There was no further discussion of the item. The Chair entertained a motion for a By-
law waiver with regard to the deferral request. The motion carried by a vote of 9 ayes, 0
noes and 2 absent. The Chair entertained a motion for placement of the item on the
Consent Agenda for Deferral as recommended by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 12 FILE NO.: Z-8235-A
NAME: The Village at Hidden Creek Long-form PID
LOCATION: Located North of Stagecoach Road near the County Line on Hidden Creek
Boulevard, a new, not dedicated, City street
DEVELOPER:
Dreamland Development, LLC
27 Overlook Circle
Little Rock, AR 72207
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 52+ acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Light Industrial
PROPOSED ZONING: PID
PROPOSED USE: Multi-family Phase I and development of Phase II with I-2, Light
Industrial and C-3, General Commercial District uses.
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance requirements to allow advanced
grading of the site.
2. A waiver of the Storm Water Detention Ordinance requirements.
BACKGROUND:
Ordinance No. 19,807 adopted by the Little Rock Board of Directors on August 21,
2007, rezoned an area to the south of the site from I-2, Light Industrial District to PID to
allow the development of 11.5 acres with an office and retail development. The
developer proposed to subdivide the property into six (6) lots with a mix of various uses
including O-3, General Office District and C-3, General Commercial District uses. The
street, Hidden Creek Boulevard, is currently under construction.
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
2
A. PROPOSAL/REQUEST:
The property is located at the end of the newly constructed Hidden Creek
Boulevard off Stagecoach Road. The property is currently zoned I-2, Light
Industrial District and proposed for rezoning to PID. The approval would allow
the immediate construction of 192 multi-family units on a 9.8-acre tract and
identify additional lots for future development utilizing I-2, Light Industrial District
and C-3, General Commercial District uses as allowable uses. The property is
located in the flood plain of the Fourche Creek, but is not located in floodway.
The request includes a variance from the Land Alteration Ordinance to allow
advanced grading of the site. The developer is proposing the placement of
excess material from a nearby site on Tract E, the area proposed for multi-family
development. The developer is also requesting a waiver of the storm water
detention ordinance requirement since the site is adjacent to the floodway of the
Fourche Creek.
B. EXISTING CONDITIONS:
The site is located adjacent to the Pulaski/Saline County Line on the north side of
Stagecoach Road. There are a number of uses in the area including two large
manufactured home parks both located to the south of the site, beverage shops
and office and commercial uses. To the west of the site is a cemetery with a
wooded area behind the cemetery. Contained on the site is a small baseball field
and a non-operational self service carwash facility. The area to the north and
west of the site is the Fourche Creek. Immediately east of the site is City owned
property containing the Otter Creek Park.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
owners of property located within 200-feet of the site, all residents, who could be
identified located within 300-feet of the site, the Otter Creek Homeowners
Association and Southwest Little Rock United for Progress were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All gates must be designed to allow vehicular turnaround for WB-30 vehicles.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
3
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance must be requested
by the applicant and approved by the Planning Commission for grading for
the apartments.
4. Provide a survey of the property. If the property extends further west, right-of-
way dedication and street construction will be required for the future principal
arterial street as shown on the Master Street Plan.
5. Storm water detention ordinance applies to this property. Staff is in support of
the waiver of storm water detention.
6. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
7. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot wide
access easement is required adjacent to the floodway boundary.
9. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Capacity
Contribution Analysis is required. Contact Little Rock Wastewater Utility for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension,
additional fire hydrants and onsite private fire lines will be required to serve this
property. Approval of plans by Central Arkansas Water, Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system.
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
4
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Install and place fire hydrants per code. If gates are proposed
a minimum gate opening of 20-feet must be maintained to allow adequate
access. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mixed Use and Park Open Space for this property.
The applicant has applied for a rezoning from I-2, Light Industrial District to
Planned Industrial Development for an apartment complex and identify lots for
future development utilizing I-2, Light Industrial District and C-3, General
Commercial District uses as allowable uses.
The request does not require a change to the Land Use Plan.
Master Street Plan: The western edge of this property is where the West Loop is
shown to be built. The West Loop is a Principal Arterial. The primary function of
a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on the West
Loop since it is a Principal Arterial. Stagecoach Road is a Minor Arterial. A
Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Stagecoach since it is a Minor Arterial. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class I route is shown on this property site along Fourche Creek.
A Class I bikeway is built separate from or alongside a road. Additional paving
and right of way may be required. A Class II is shown along Stagecoach Road.
A Class II bikeway is located on the street as either a 5 foot shoulder or six foot
marked bike lane. Additional paving and right of way may be required.
Neighborhood Action Plan: This area is covered by the Otter Creek/Crystal
Valley Neighborhood Action Plan. The Economic Development goal states:
“Provide a mixed commercial/residential environment that will promote the safety,
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
5
attractiveness, and value of the area while creating a competitive and adaptable
economic climate that encourages investment and diversity of employment
opportunities.”
Landscape:
1. The site plan must comply with the City’s landscape ordinance requirements.
2. The zoning buffer ordinance requires a fifty foot wide (50’) land use buffer
along the southern property line next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year-around
requirement.
4. This sites combined parking numbers exceed one hundred and fifty spaces.
Interior islands must be a minimum of three hundred square feet (300) in area
to receive credit towards the minimal landscape ordinance requirements.
Also additional interior islands are required to meet the evenly distributed
section of the ordinance.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a registered landscape
architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on 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: (July 17, 2008)
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 questioned if the development
would be a gated community. Staff also questioned the location of the dumpster
facilities and if the hours of dumpster service would be limited to daylight hours.
Staff requested Mr. White provide details of the proposed signage. Staff also
questioned if any amenities would be provided within the development such as a
playground.
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
6
Public Works comments were addressed. Staff requested Mr. White provide a
detailed narrative of the proposed grading. Staff stated the site was to receive
excess fill material from a site located on Colonel Glenn Road. Staff stated the
storm water detention ordinance would apply to development of the property.
Staff stated they would support an in-lieu payment for the storm water detention
requirement. Staff noted a special grading permit would be required for prior to
any clearing activities.
Landscaping comments were addressed. Staff stated screening would be
required along the perimeters of the site. Staff also stated the landscape islands
were required to be a minimum of 300 square feet in area. Staff stated a land
use buffer was required along a portion of the southern perimeter and along the
eastern perimeter.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. White provided staff with a revised site plan addressing a number of the
issues raised at the July 17, 2008, Subdivision Committee meeting. The revised
plan indicates the multi-family development will be a gated community, the
location and hours of dumpster service have been indicated and details of the
proposed signage plan have been provided. The plan states typical playground
equipment will be located with the proposed playground area. The plan
indicates a total of five lots with only one lot proposed for immediate
development. Tract E will develop with a multi-family development with the
remaining tracts held for future development. At the time of development of
Tracts A – D the right of way and street construction for the Outer Loop will be
put in place. A revised PID will be submitted for approval of the proposed
development plan or plans for these lots. Staff recommends the right of way for
the Outer Loop be provided with the zoning approval. Staff recommends
approval of a five year deferral of the required street construction to the Outer
Loop, until development of an abutting lot or until adjacent property
developments whichever occurs first.
The total building area is 183,750 square feet (44%). The paved area is
117,649 square feet (28%) and the landscaped and open space area is
118,419 square feet (28%). The development is proposed with one, two and
three bedroom units. There are 36, 1 bedroom units, 132, 2 bedroom units and
24, 3 bedroom units. Parking is proposed as covered and uncovered. The site
plan indicates various locations to allow covers to be placed over the parking
areas to provide shelter for approximately 120 automobiles. The total parking
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
7
indicated is 321 spaces. Based on the typical parking required for a multi-family
development 288 spaces would typically be required.
The site plan indicates the placement of a single ground mounted monument
style sign as allowed per the ordinance. Multi-family developments are allowed a
maximum sign height of six feet and a maximum sign area of thirty-two square
feet. Staff is supportive of allowing signage per the Multi-family Zoning District.
Amenities of the development include a playground area, a clubhouse and
leasing office and a pool. The development is proposed as a gated community.
The mail kiosk is located at the entrance to the development prior to the gate
opening. The dumpster locations have been provided. A note on the site plan
indicates the dumpsters will be screened per the typical ordinance requirements
or a minimum of two feet above the finished container height. The dumpster
hours of service have not been indicated. Staff recommends the dumpster hours
of service be limited to daylight hours only.
The request includes a waiver of the Storm Water Detention Ordinance
requirements. The developer has indicated an in-lieu contribution will be
provided. Staff is supportive of the request. The site is located adjacent to the
Fourche Creek which can handle any post development run-off from this site.
A variance from the Land Alteration ordinance is being request for Tract E and
Lots 1 - 6. The developer is requesting to utilize excess fill material from a site
located on Colonel Glenn Road to fill these areas. The Colonel Glenn Road site
is a separate item on this agenda (Z-4213-J). The trigger to allow the grading
and filling is the issuance of a permit on either one of these sites. The applicant
has indicated if development is not imminent on all the lots receiving fill the area
will be seeded and in buffer areas trees will be planted per the typical ordinance
standards.
The development is proposed as a mixed use development containing
multi-family residential, office, commercial and light industrial such as office
warehouse uses. The site is located adjacent to the Outer Loop and the Fourche
Creek. The developers have indicated a dedication of the floodway and an
access easement along the creek bank. The site is presently zoned I-2, Light
Industrial District which would allow a number of office, commercial and light
industrial uses. Multi-family is not typically allowed as a permitted use under this
classification. According to the developer the lots abutting Stagecoach Road
fronting on Hidden Creek Boulevard are proposed as office warehouse and retail
uses intended to serve the neighborhood. The lots fronting on the Outer Loop
are proposed as more intense retail or industrial uses. The applicant has
indicated at the time of development of the future lots consideration will be given
to screening of the multi-family to ensure the development remains a desirable
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
8
place to reside. To staff’s knowledge there are no remaining outstanding issues
associated with the request. Staff is supportive of allowing the PID as proposed
including the associated variances.
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 variance request from the Land Alteration
Ordinance requirements to allow advanced grading of the site.
Staff recommends approval of a waiver of the Storm Water Detention Ordinance
requirements and the acceptance of an in-lieu contribution for the required storm
water detention.
Staff recommends the right of way for the Outer Loop be provided in conjunction
with this rezoning request.
Staff recommends approval of a five-year deferral of the required street
construction to the Outer Loop, until development of an abutting lot or until
adjacent property develops whichever occurs first.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had agreed to provide a contribution to the future traffic signal located at
the intersection of County Line Road and Stagecoach Road. Staff stated the
contribution would be collected at the time the traffic signal was installed and the
contribution would be ten percent of the construction cost at the time of installation.
Staff presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the Land Alteration Ordinance to allow grading of the three lots with the
issuance of a building permit for this site or for the site located on Colonel Glenn Road,
the Look Out at Colonel Glenn Long-form PCD (Z-4213-J). Staff presented a
recommendation of approval of a waiver of the Storm Water Detention Ordinance
requirements and the acceptance of an in-lieu contribution for the required storm water
detention. Staff presented a recommendation the right of way for the Outer Loop be
provided in conjunction with this rezoning request and staff recommended approval of a
five year deferral of the required street construction to the Outer Loop, until
development of an abutting lot or until adjacent property develops whichever occurs
first.
August 7, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8235-A
9
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 13 FILE NO.: LU08-09-02
Name: Land Use Plan Amendment - I-630 Planning District
Location: 3604 West 12th Street
Request: Single Family to Mixed Use
Source: Frank Riggins, Crafton Tull Sparks
PROPOSAL / REQUEST:
The applicant has requested that this item be deferred until the August 21
hearing. This deferral is an effort to have all the issues heard at one time: land
use plan amendment, planned development application and conditional use
permit. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The item was placed on consent for deferral to the September 18, 2008 hearing
at the request of Staff. By a vote of 9 for, 0 against the consent agenda was
approved.
August 7, 2008
ITEM NO.: 13.1 FILE NO.: Z-8367
NAME: BCD Empowerment Center Short-form POD
LOCATION: Located at 3604 West 12th Street
DEVELOPER:
Black Community Developers, Inc.
3805 West 12th Street
Little Rock, AR 72204
ENGINEER:
Crafton Tull and Sparks
10825 Financial Center Parkway
Little Rock, AR 72211-3554
AREA: 1.65 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3 and R-4
ALLOWED USES: Single-family residential and duplex housing
PROPOSED ZONING: POD
PROPOSED USE: Residential alcohol and drug treatment
VARIANCES/WAIVERS REQUESTED: None requested.
Staff recommends this item be deferred to the August 21, 2008, public hearing to allow
this item to be heard along with a Conditional Use Permit request for this site.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff stated
upon further review, based upon meeting with the applicant and staff, it had been
determined that the proposed facility did not fall under the definition of a correctional
facility. Staff stated as such, no separate Conditional Use Permit was required. Staff
stated the applicant may proceed forward through the process, as filed. Staff presented
a recommendation of deferral of this site to the September 18, 2008, agenda. Staff
stated new notice would be given to all parties as was done for the initial filing.
August 7, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8367
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 7, 2008
ITEM NO.: 14 PROPOSED BYLAW AMENDMENT
STAFF REPORT:
At the direction of the City Manager, staff has reviewed the Planning Commission Bylaws
regarding the subject of notification of deferred items. The Commission’s Bylaws do not
require renotification on the first or second deferral of a public hearing item. Renotification is
required specifically for the third deferral only.
Staff is proposing an amendment to the Commission’s Bylaws to mandate renotification on all
deferrals of items. On the first and second deferrals of items for which proper notification has
been completed, the renotification is to be via regular mail. If the deferral request is made by
the applicant, it is to be his or her responsibility to renotify. If the deferral is at the behest of
the Commission or staff, it is to be staff’s responsibility to renotify. The Bylaws currently
mandate notification via certified mail on the third deferral only. Staff suggests that certified
mail notification be mandated on the third deferral and any subsequent deferrals. These
deferral notices, if requested by the applicant, must be via certified mail with proof provided to
staff. If at the request of staff or the Commission, the notices could be sent via regular mail
since the reason for the certified mail is to provide proof to staff that the notices were mailed.
The language of Article V, Section E, 9 currently reads as follows:
9. Deferrals – All deferrals shall be governed by the following:
a. No application which has been docketed for public hearing and advertised for
such hearing shall be deferred except for cause and with a written request five
working days prior to the public hearing from the applicant.
b. No single request for deferral shall be granted for more than ninety consecutive
days, except by unanimous vote of all members present.
c. In no case shall more than two requests for deferral from an applicant be
granted.
d. A third deferral of any public hearing item shall require renotification of property
owners as set forth in Article IV. Such a request by the applicant shall be his
cost to renotify. A third deferral by the Commission or as requested by staff
shall cause the City to bear the cost.
e. In the public hearing, the Planning Commission may by its motion or at the
request of an applicant for cause defer an application. The length of deferral
shall be specified by the Commission in the motion.
Staff is proposing that Article V, Section E, 9 be amended to read as follows:
9. Deferrals – All deferrals shall be governed by the following:
a. No application which has been docketed for public hearing and advertised for
such hearing shall be deferred except for cause and with a written request five
(5) working days prior to the public hearing from the applicant.
August 7, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) PROPOSED BYLAW AMENDMENT
2
b. No single request for deferral shall be granted for more than ninety (90)
consecutive days, except by unanimous vote of all members present.
c. In no case shall more than two requests for deferral from an applicant be
granted.
d. The first and second deferrals of an application for which proper notification has
been completed shall require notification of property owners as set forth in
Article IV by regular mail. If such a deferral request is made by the applicant, it
shall be his responsibility and cost to renotify. If the deferral is at the Planning
Commission’s or Staff’s behest, it shall be the City’s responsibility and cost to
renotify.
e. A third or subsequent deferral of any public hearing item shall require
renotification of property owners by certified mail as set forth in Article IV. Such
a request by the applicant shall be his cost to renotify. A third deferral by the
Commission or as requested by staff shall cause the City to bear the cost.
Notice sent by the City may be by regular mail.
f. In the public hearing, the Planning Commission may by its motion or at the
request of an applicant for cause defer an application. The length of deferral
shall be specified by the Commission in the motion.
As required by the Commission’s Bylaws, this proposed amendment was presented in writing
at the July 10, 2008 meeting to be scheduled for action at the August 7, 2008 meeting.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
Staff presented the proposed Bylaw amendments with one minor change proposed by the
City Attorney. Deputy City Attorney Cindy Dawson suggested the following additional
language:
Under Section V.E.9., inserting a new subsection (c) with the remaining subsections to be
re-lettered accordingly:
c. A deferral that occurs because of an applicant’s failure to issue the supplemental notice
required in Article IV shall be deemed to be a deferral at the applicant’s request.
There was no further discussion. The Bylaw amendment, with the change proposed by the
City Attorney, was placed on the consent agenda and approved by a vote of 9 ayes, 0 noes
and 2 absent.