pc_08 16 2007sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 16, 2007
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being seven (7) in number.
II. Members Present: Pam Adcock
Lucas Hargraves
Robert Stebbins
Troy Laha
Jerry Meyer
Fred Allen, Jr.
Mizan Rahman
Members Absent: Darrin Williams
Jeff Yates
Chauncey Taylor
1 Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the July 5, 2007 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 16, 2007
OLD BUSINESS:
Item Number:
File Number:
Title
A. Z-8236 Akel Short-form PCD, located on the Northeast corner of
Colonel Glenn and John Barrow Roads.
B. LU07-18-01 A Land Use Plan Amendment in the Ellis Mountain
Planning District at the north side of Kanis Road between
Kirby and Asbury Roads from Mixed Office Commercial to
Commercial.
B.1 Z-6245-A ACME Self Storage Long-form PCD, located on the
Northeast corner of Kanis and Kirby Roads.
C. Z-7895-A 7th and Woodrow Short-form PCD, located on the
Southeast corner of 7th and Woodrow Streets.
D. Z-3371-S The Village at Brodie Creek Zoning Site Plan Review,
located on the Northwest corner of Colonel Glenn Road
and I-430.
E. Z-8234 America Best Inns and Suites Short-form PCD, located on
Mabelvale Pike at I-30, near 10200 I-30.
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-1580 St. Michael’s Addition Preliminary Plat, located at 12415
Cantrell Road.
2. S-1582 Kanis/Kirby Preliminary Plat, located on the Northwest
corner of Kanis and Asbury Roads.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title
3. S-1581 Broadway Ice and Vending Subdivision Site Plan Review,
located on the Northeast corner of 12th and Broadway
Streets.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
4. Z-3150-I I-30 RV Park Long-form PCD, located on the Northeast
corner of I-30 and Chicot Road.
5. Z-5535-B St. Michael’s Episcopal Church Revised Conditional Use
Permit, located at 12415 Cantrell Road.
6. Z-5535-C DAV Short-form POD, located at 12415 Cantrell Road.
7. Z-6915-C Gamble Road Short-form PCD, located on the Northwest
corner of Chenal Parkway and Gamble Road.
8. Z-6245-B Kanis/Kirby Rezoning from R-2 to C-3 and O-3, located on
the Northwest corner of Kanis and Kirby Roads.
9. LU07-12-01
A Land Use Plan Amendment in the 65th Street West
Planning District at the southwest corner of Colonel Glenn
and David O. Dodd bounded by Lawson Road from
Community Shopping and Office to Commercial and Mixed
Office Commercial.
9.1. Z-6973-D The Village at Colonel Glenn Long-form PCD, located on
the Southwest corner of Colonel Glenn and David O Dodd
Road.
10. Z-7351-C Jive in Java Short-form PCD Time Extension, located at
8101 Stagecoach Road.
11. Z-7920-A Meramec Specialty Company Short-form PCD, located at
17410 Kanis Road.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title
12. Z-8118-A Meramec Specialty Company Short-form PCD, located at
18220 Cantrell Road.
13. Z-8241 Scroggins Short-form PD-C, located at 3010 Winsome
Drive.
14. Z-8242 Stuber Short-form PD-R, located near 600 Gamble Road.
15. Z-8243 Pittman Short-form PD-R, located on the Northwest corner
of 24th and Ringo Streets.
August 16, 2007
ITEM NO.: A FILE NO.: Z-8236
NAME: Akel Short-form PCD
LOCATION: Located on the Northeast corner of Colonel Glenn and
John Barrow Roads
DEVELOPER:
Olden Akel
8724 Colonel Glenn Road
Little Rock, AR 72204
ENGINEER:
Laha Engineering
6620 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 0.67 acres NUMBER OF LOTS: 3 – 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and R-4,
Two-family District
ALLOWED USES: General Commercial and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Convenience Store with Gas Pumps
VARIANCES/WAIVERS REQUESTED:
1. A waiver of the Master Street Plan requirement for right of way dedication along
John Barrow Road and Colonel Glenn Road.
2. A waiver of the Master Street Plan requirement for street improvements to John
Barrow Road and Colonel Glenn Road.
3. A waiver of the Landscape Ordinance and Zoning Buffer Ordinance requirements
related to the required landscaping along the abutting roadways.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
2
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of the site from C-3, General Commercial
District and R-4, Two-family District to PCD to allow the construction of a new
50-foot by 100-foot metal building to replace two existing buildings located on the
site. The present use of the site is a convenience store with fuel pumps and will
remain a convenience store with fuel pumps. Presently Tracts one and three are
zoned C-3, General Commercial District and Tract 2 is zoned R-4, Two-family.
The existing canopy over the fuel pumps is approximately three feet from the
existing right of way of Colonel Glenn Road. Any dedication of additional right of
way will require the alteration of the existing canopy. It will also cause the loss of
two (2) fuel pumps. This loss will create a twenty-five percent loss of the
available fuel stations of the site. Based on this the applicant is seeking a waiver
of any additional right of way dedication and the widening of Colonel Glenn Road
and John Barrow Road. In addition the applicant is seeking approval of a waiver
of the landscaping requirements along the abutting roadways.
B. EXISTING CONDITIONS:
The site is located at the intersection of Colonel Glenn Road and John Barrow
Road which is identified on the City’s Future Land Use Plan for commercial
activities. The uses in the area include an auto parts store, this convenience
store, a restaurant, a strip retail center containing office and commercial uses
and single-family homes. There is a City of Little Rock multi-field baseball park
located to the northeast of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. 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 John Barrow
Neighborhood Association and 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 with special design standards. Dedication of right-of-way to 45 feet
from centerline will be required. Per the Master Street Plan a right turn lane
should be constructed at this location, which will require an additional 10
feet of right-of-way, dedicated.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
3
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Colonel Glenn and John Barrow Road.
3. John Barrow 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.
4. Per the Master Street Plan and due to the high volume of vehicles, a right
turn lane should be constructed on Colonel Glenn Road with 250 feet of
stacking and a 150 foot taper. This will require the sidewalk to be
reinstalled.
5. Remove existing pump island, any structure, and underground storage
tanks with development. Contact the Regulated Storage Tank Division of
the Arkansas Department of Environmental Quality for clearance of soils
prior to dedication of right-of-way.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
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. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT and T: No comment received.
Central Arkansas Water:
1. Contact Central Arkansas Water if larger and/or additional water meter(s) are
required.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
4
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense. If there are facilities that need to be adjusted and/or relocated,
contact Central Arkansas Water. That work would be done at the expense of
the developer.
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 Boyle Park Planning District.
The Land Use Plan shows Commercial for this property. The applicant has
applied for a rezoning from C-3 General Commercial to Planned Commercial
Development.
The request does not require a change to the Land Use Plan.
Master Street Plan: John Barrow Road is shown as a Minor Arterial on the
Master Street Plan. 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. Colonel Glenn Road is shown as a Principal Arterial with
reduced design standards on the Master Street Plan. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. These streets may require dedication
of right-of-way and may require street improvements. Entrances and exits
should be limited on these streets to minimize negative effects of traffic and
pedestrians since they are arterials.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the John Barrow Neighborhood Action Plan. The Business and
Commercial Goal states: “enhance the climate directed towards encouraging
new businesses and commercial establishments to located in the area as well as
retention of existing businesses.”
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
5
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a nine foot (9’) wide landscape strip
around the sites entirety. A variance from this minimal requirement must be
obtained from the City Beautiful Commission prior to the issuance of a
building permit.
3. The zoning buffer ordinance requires a nine foot (9’) wide land use buffer
along the northern perimeter of the site next to the residentially zoned
property. Seventy percent (70%) of this area is to remain undisturbed.
4. A small amount of building landscaping is required.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area. Proposed plan does not currently reflect this minimum. These
islands should be evenly distributed throughout the site.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year-around
requirement.
G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating the applicant was seeking a
waiver of the required street improvements and the required landscaping. Staff
stated there were a number of technical issues associated with the request in
need of addressing prior to the Commission acting on the request. Staff
requested the applicant provide details of any proposed signage. Staff also
requested the applicant provide the location of any proposed dumpster facilities
and a note limiting the hours of service if limited hours were applicable.
Public Works comments were addressed. Staff stated right of way dedication
and construction of a right turn lane was required along Colonel Glenn Road per
the Master Street Plan. Staff stated the existing fuel canopy and fuel tanks were
located within the future right of way and the applicant would be required to
relocate the fuel tanks and canopy outside the right of way and the area would
require cleaning per State and Federal standards prior to the City accepting the
dedication. Staff stated a 20-foot radial dedication would be required at the
intersection of John Barrow and Colonel Glenn Roads.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
6
Landscaping comments were addressed. Staff stated a minimum landscape
strip of nine feet was required around the perimeter of the site. Staff stated the
landscape ordinance would require a small amount of building landscaping and a
minimum of eight percent of the paved area would require interior islands.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing few of the issues raised at
the June 14, 2007, Subdivision Committee meeting. The applicant has provided
the location of the proposed dumpster but has not indicated any limitations for
the hours of service. The applicant has indicated the required landscaping strip
along the northern perimeter but has not included the required street buffer on
the revised site plan. The signage is proposed to comply with signage allowed in
commercial zones or a maximum of 36-feet in height and 160 square feet in
area. Building signage will be limited to ten percent of the façade area. Signage
is proposed on the street sides of both Colonel Glenn and John Barrow Roads.
The applicant is seeking a waiver of the required landscaping along the abutting
roadways. The revised site plan includes paving to the roadways as presently
exists. In staff’s opinion the proposed development is a redevelopment of the
site and should provide an effort to meet the typical standards of the zoning and
landscape ordinances. Staff is not supportive of the waiver request.
The applicant is seeking a waiver of the required right of way dedication, street
improvements and radial dedication for the abutting streets. According to the
applicant this requirement will cause an economic hardship due to the required
relocation of the existing gas pumps. According to the applicant if this is a
requirement of the City the project will be unable to move forward.
Staff is not supportive of the request for a waiver of the required right of way
dedication, the radial dedication or the required street improvements. These
improvements are a requirement of the Master Street Plan and required of new
development and redeveloped sites within the City and the Planning Jurisdiction.
The Master Street Plan was designed to maximize the efficient, safe, and orderly
flow of traffic through and within the City. The Plan delineates a road system to
service Little Rock’s current and future needs, balancing physical constraints, the
needs of individual, and the needs of the general public to produce an efficient,
safe, orderly and economical road system for the citizens of Little Rock, Pulaski
County and the State of Arkansas. No specific time frame has been applied to
the plan, since it is designed as a “response oriented” document. The street
improvements will be made through the efforts of both the public and private
sector as property is developed. Among its purposes are to coordinate private
and public sector development activities and to serve as a framework for funding
improvements and additions to the street system, as growth demands.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
7
Staff feels the proposed development should meet the spirit of the various
ordinances and is not supportive of waiving the requirements as proposed.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were no registered objectors present and one
registered supporter present. Staff presented the item with a recommendation of denial
of the request. Staff stated the applicant was seeking a waiver of the required street
improvements and right of way dedication for the proposed development. Staff stated a
waiver of the landscaping requirements was also being requested.
Ms. Betty Snyder addressed the Commission on behalf of the John Barrow
Neighborhood Association. She stated the association was in full support of the
proposed project and City staff needed to find a way to make the development work.
She stated the applicant’s had been a good neighbor and were participates in the
neighborhood. She requested staff find a way to make the development work.
The Commission questioned the applicant’s of the proposed redevelopment of the site
and the request for the waivers. The applicant stated the right of way dedication would
require relocation of the tanks. He stated in 2004 the tanks were reworked and he
spent $104,000 on the tank improvements. He stated at the time of the improvements
permits were obtained and no one indicated a right of way dedication would be required.
He stated the right of way dedication would take in the tanks which then would have to
be moved at a substantial expanse.
The Commission questioned staff as to the need for the additional right of way. Staff
stated the road was recently constructed by AHTD and a turn lane was not added. Staff
stated based on the numbers a right turn lane was needed to facilitate traffic flow. Staff
stated in this case it was an all or nothing. Staff stated the right of way was to be
dedicated and the tanks relocated or the Board of Directors would have to approved or
a waiver. Staff stated based on ordinance standards the turn lane was needed.
Ms. Snyder pleaded with the Commission to work with the applicants to resolve this
issue and make the development occur. The Commission suggested the applicant
defer the item and work with staff for an alternative plan they could possibly support.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 7 ayes, 0 noes,
2 absent, 1 recusal and 1 open position.
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
8
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing staff’s concerns related
to the canopy placement and the right of way dedication. The revised site plan
indicates the proposed new convenience store building will contain a total of
5,000 square feet of gross floor area. The previous site plan included the area under
roof including the exterior sidewalk areas. The existing building contains 4,339 square
feet for an addition of 661 square feet or 13 percent.
The revised site plan includes the placement of landscaping along the northern and
eastern perimeters of the site. The applicant is seeking a waiver of the required
landscaping along Colonel Glenn Road. The landscaping is a requirement of the
Landscape Ordinance and the Zoning Buffer Ordinance. The landscaping as indicated
will require approval of a variance from the City Beautiful Commission.
The building has been relocated to the north and east and the canopy has been
relocated outside the future right of way. Entrance drives have been reduced to adhere
to the current ordinance requirements along Colonel Glenn Road. The revised plan
does not clearly identify the curb-cut along John Barrow Road. Staff recommends the
curb cut be clearly identified. The applicant is seeking a waiver of the required street
construction along Colonel Glenn Road.
The applicant has provided a total cost estimate for the street improvements and
relocation of the canopy along with installation of landscaping. The cost estimate is
$170,000. The new building construction is estimated between $325,000 and
$375,000. Per Section 30-284 of the Little Rock Code of Ordinances, projects other
than subdivisions may require off-street improvements that constitute a substantial
portion of total project cost. The public works department may determine that a project
involves a financial hardship and require an in-lieu cash contribution not to exceed
fifteen (15) percent of the estimated total development cost.
Staff continues to have concerns with the site plan as proposed. The applicant is not
proposing to construct the required street improvements and the site plan does not
provide landscaping per the typical ordinance requirements.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff stated
they and the applicant had resolved the concerns previously raised by staff. Staff stated
the applicant had submitted a revised site plan addressing the right of way dedication
along John Barrow and Colonel Glenn Roads, the relocation of the canopy outside the
indicated right of way and indicated areas of the site to be landscaped. Staff stated the
site plan as proposed would require a waiver from the City Beautiful Commission with
regard to the street buffering requirement. Staff stated the developer had agreed to
August 16, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8236
9
increase the plantings within the landscaped areas along the northern, eastern and
western perimeters to one and one-half times the typical ordinance requirements. Staff
also stated a raised planter bed would be located at the intersection of John Barrow and
Colonel Glenn Roads, outside the right of way. Staff stated the applicant was seeking a
five year deferral of the required street improvements to the abutting roadways. 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 approval. The motion carried by a
vote of 6 ayes, 0 noes, 3 absent, 1 recusal (Troy Laha) and 1 open position.
August 16, 2007
ITEM NO.: B FILE NO.: LU07-18-01
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: the north side of Kanis Road between Kirby and Asbury Roads
Request: Mixed Office Commercial to Service Trades District
Source: Joe White, White-Daters
PROPOSAL / REQUEST:
The applicant has requested that this item be deferred to April 12, 2007.
PLANNING COMMISSION ACTION: (MARCH 1, 2007)
The applicant on February 15, 2007 requested this item be deferred to the April 12, 2007
Planning Commission Hearing. The item was placed on consent agenda for deferral. The
consent agenda was approved by a vote of 9 for, 0 against with 2 absent.
STAFF UPDATE:
The applicant has requested that this item be deferred until the April 26 agenda. Staff is
supportive of this request.
PLANNING COMMISSION ACTION: (APRIL 12, 2007)
The Item was placed on consent agenda for deferral to April 26, 2007. By a vote of
10 for 0 against the consent agenda was approved.
STAFF UPDATE:
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office
Commercial to Service Trades District. Service Trades District represents a selection of
office, warehousing and industrial park activities. The applicant has proposed a self storage
facility for this site.
August 16, 2007
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU07-18-01
2
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 and C-1 and is 5.57 acres ± in size. The site has three
homes in good repair facing Kanis Road, a vacant commercial building on the corner of Kanis
and Kirby, two manufactured homes and several accessory buildings on it. An area east and
adjacent to this application was zoned PDO Planned Development-Office in 2005 for a real
estate office inside a single family house. To the east and north is zoned R-2 Single Family
and has been developed with single family subdivisions. The intersection of Kanis and
Cooper Orbit just west of this application is zoned C-1 Neighborhood Commercial and is
currently undeveloped. To the southeast is a POD Planned Office Development for single
family homes, patio homes and offices, which is in the construction phase. Directly south of
this area is an expired Planned Residential Development that included some non-residential
use but has not developed.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The application area and the surrounding areas to the south and west are currently planned
for Mixed Office Commercial. Beyond the Mixed Office Commercial to the west is Single
Family. To the north is also planned for Single Family. To the east and southeast is planned
for Suburban Office. These areas were all amended in 1999 under Ordinance 17,951 in an
effort to update the Kanis Corridor.
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial on the plan. 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. Kirby Road is shown as a Collector. The primary function of a
Collector 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 bike route is planned along Kirby Road and south across Kanis Road. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way
is required. Class III bicycle route signage may be required.
PARKS:
According to the Master Parks Plan, the application area is within eight blocks of a park or
open space. This park area is along Rock Creek, which runs between the lanes of Chenal
Parkway.
August 16, 2007
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU07-18-01
3
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 covered under the Rock Creek Neighborhood Action Plan. The
Plan’s Office and Commercial goal states: “Adopt a policy of adhering to the Land Use Plan.
Amendments should be made very rarely, only with neighborhood input, and only when it can
be clearly demonstrated that the amendment will enhance the quality of life in the Rock Creek
Neighborhood.”
ANALYSIS:
The Land Use Plan along Kanis Road has been the subject of extensive study. This area of
Kanis is on the edge of development in the City of Little Rock. The last major changes to
take place along the Kanis corridor were the result of Ordinance 17,951 in 1999. This
Ordinance changed most of the corridor to the categories that are now shown. It has taken
time, but these land use categories are beginning to be utilized with the development of small
offices and new residences. The Kanis area has emphasized that lower intensity uses are
the most desirable for the region. The Rock Creek Neighborhood Action Plan specifically
requested that the Future Land Use Plan be adhered to more closely with very limited
amendments.
This area has been growing almost continually over the past twenty years. The changes
made by Ordinance 17,951 have been in place for eight years. A change in conditions
should be identified for further modification of the plan. The application area was changed
under this ordinance from Transition and Neighborhood Commercial to Mixed Office
Commercial. Throughout this period of time, the use has remained mostly single family with
several Planned Office Developments for this section of Kanis. A pattern of residential mixed
with office uses is developing along Kanis. These land use categories need to be used as a
guide for the future development of the Kanis corridor.
The applicant has requested a change from Mixed Office Commercial to Service Trades
District to allow a mini storage facility. This would be an increase in the intensity of the
allowed uses for the site. Service Trades District provides for a selection of office,
warehousing and industrial park activities that are intended to serve other office, service or
industrial businesses. This land use category is ideally found near an industrial area or a
major intersection with access to the interstate. The application area is not near any
industrial or service businesses. The heavy truck traffic generally associated with a Service
Trades District is not desirable along Kanis Road. Any changes in development along Kanis
will have an impact on the amount of traffic. Service Trades District would be better on a high
traffic road in the area such as Chenal Parkway. The development pattern to the north and
August 16, 2007
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU07-18-01
4
west is predominately single family detached houses. Most of the houses are of similar size
and lot size, with a mix of large lot single family and smaller lot subdivisions. To the east is
planned for Suburban Office. There are currently single family houses and single family
houses that have been converted to offices in this area. These buildings and any future
Suburban Office or Single Family buildings would all be on a similar scale. Service Trades
District generally involves large massive structures, and those large scale structures would
overwhelm its neighbors. This juxtaposition of opposing uses and massing can be
detrimental to the smaller scale residential homes.
This site is currently planned for Mixed Office Commercial. There are 24 acres of Mixed
Office Commercial at the intersection of Kanis and Cooper Orbit, and this amendment would
change 6 of those acres to Service Trades District. There is no other Mixed Office
Commercial or Commercial within one mile of this site. Service Trades District is preferred at
the intersection of two arterials. Kanis is a Minor Arterial and Kirby Road is a Collector.
While there is a demand for more Service Trades District in west Little Rock, staff believes
another site would be more suitable.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Gibraltar Heights Pointe
West Timber Ridge POA and Parkway Place Property Owners Association. Staff has
received two comments opposed to the change from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (APRIL 26, 2007)
The item was placed on consent agenda for deferral at the request of the applicant.
By a vote of 10 for and 0 against the consent agenda was approved.
STAFF UPDATE:
There have been no changes to this request.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The item was placed on consent agenda for deferral to the July 5, 2007 meeting. By a vote
of 6 for, 0 against, 4 absent and one vacancy the consent agenda was approved.
August 16, 2007
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU07-18-01
5
STAFF UPDATE:
There have been no changes made to this application.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The item was placed on the consent agenda for deferral. By a vote of 8 for, 0 against,
2 absent and one open position the consent agenda was approved.
STAFF UPDATE:
The applicant has requested that this application be amended. Whereas the original
amendment was a request to change to Service Trades District, now the applicant is
requesting a change from Mixed Office Commercial to Commercial on the northwest corner
of Kanis and Kirby Roads. Commercial would allow a broad range of retail and wholesale
activities and intensities similar to those sited in the above analysis. These activities could
vary in type and scale. A change to Commercial would bring more traffic into this area. Staff
recognizes that this is an arterial intersection, but feels that Mixed Office Commercial is the
most intense use that would be appropriate for this location. Staff has not been shown a
need to remove the requirement for some office in any development at this location nor the
desirability for anything more than one-hundred percent office to be reviewed with a Planned
Zoning District. Staff continues to feel that the Kanis Study findings are relevant and that the
Mixed Office Commercial recommended at that time is still appropriate.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The item was placed on consent agenda for deferral to September 27, 2007. By a vote of
7 for, 0 against the consent agenda was approved.
August 16, 2007
ITEM NO.: B.1 FILE NO.: Z-6245-A
NAME: ACME Self Storage Long-form PCD
LOCATION: Located on the Northeast corner of Kanis and Kirby Roads
DEVELOPER:
LGR Investment, LLC
404 E. Kiehl Avenue
North Little Rock, AR 72020
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-1, Neighborhood Commercial and R-2, Single-family
ALLOWED USES: Neighborhood Commercial uses and Single-family
Residential
PROPOSED ZONING: PCD
PROPOSED USE: Mini-warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
On February 15, 2007, the applicant requested a deferral of this item to the April 12,
2007, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 1, 2007)
The applicant was present. There were no registered objectors present. Staff stated on
February 15, 2007, the applicant submitted a requested for deferral of the item to the
April 12, 2007, public hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 9 ayes, 0 noes and 2 absent.
August 16, 2007
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-6245-A
2
STAFF UPDATE:
Staff recommends this item be deferred to the April 26, 2007, public hearing to allow
staff and the applicant additional time to review the proposed development and the
proposed street design to serve the development and the area. The Subdivision
Committee will review the proposed site plan at their April 5, 2007, committee meeting.
PLANNING COMMISSION ACTION: (APRIL 12, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the April 26, 2007,
public hearing to allow staff and the applicant additional time to review the proposed
development and the proposed street design to serve the development and the area.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated May 11, 2007, requesting a deferral of this
item to the July 5, 2007, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item stating the applicant had submitted a request dated
May 11, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 6 ayes, 0 noes, 4 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a request dated June 21, 2007, requesting a deferral of this
item to the August 16, 2007, public hearing. The deferral request is to allow the
applicant to file a zoning application for this site. Staff is supportive of the deferral
request.
August 16, 2007
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-6245-A
3
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 21, 2007,
requesting a deferral of the item to the August 16, 2007, public hearing. Staff stated the
deferral request was to allow the applicant to file a zoning application for this site. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 9 ayes, 0 noes, 1 absent and 1 vacant position.
STAFF UPDATE:
The applicant submitted a request dated July 30, 2007, requesting this item be
withdrawn from consideration without prejudice. Staff is supportive of the withdrawal
request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 30, 2007,
requesting the item be withdrawn from consideration without prejudice. Staff stated
they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for withdrawal. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: C FILE NO.: Z-7895-A
NAME: 7th and Woodrow Short-form PCD
LOCATION: Located on the Southeast corner of 7th and Woodrow Streets
DEVELOPER:
Stephen R. Giles, PA
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a use change for this parcel of land located adjacent
to Interstate 630. This establishment will be an office/commercial mix consisting
of an innovative, destination, theme restaurant featuring barbeque, grilled meats
and home-style southern comfort food, and a restaurant office building. The
restaurant will serve food representing Arkansas’ heritage. One drive through
window will be located on the west side of the restaurant accessible from
Woodrow Street. Hours of operation will be the normal restaurant business
hours. No late night entertainment is proposed and the predominate business
will not be bar customers. This will be the first rate facility featuring a country
style antique “general store” motif with a smokehouse. The entire project will be
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
2
extensively landscaped with special attention given to the existing creek that will
run through a large outdoor patio area for the customers. Parking is all on-site
oriented to 7th Street.
The site plan orients the building where it will minimize impact on the surrounding
residential neighborhood. Lighting will be subdued and restricted to the site.
One of the existing houses on the block will remain and be converted into an
office for the restaurant business.
B. EXISTING CONDITIONS:
The site contains four single-family homes located along West 7th Street. The
homes along Woodrow Street have been removed and a large pile of dirt is
located near the southern perimeter of the site. To the south of the site is the
I-630 right of way and to the north of the site are single-family homes. East of
the site there are three single-family homes fronting Appianway. West of the site
across Woodrow Street there are single-family homes. Other uses in the area
include a vacant restaurant, office uses and office/warehouse uses all located
east of the site along West 7th Street. A City of Little Rock Alert Center is located
east of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Capitol View Stifft Station Neighborhood Association, the Capitol
Hill Neighborhood Association, along with all property owners located within
200-feet of the site and all residents who could be identified located within
300 feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 7th Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersections of
7th Street and Woodrow Street and at 7th Street and Appianway Street if part
of this application.
3. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Appianway
Street including 5-foot sidewalk with the planned development. Appianway
Street should be improved to a commercial standard providing 18 feet of
street from centerline to back of curb. The sidewalk on Appianway Street is
to be located at the property line and not at the back of curb
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
3
4. The radius at the intersection of Woodrow Street and 7th Street should be
improved to a 30-foot radius and if the adjacent property is part of this
application, the radius at the intersection of 7th Street and Appianway Street
should be improved to 25-foot radius. The radius of the curb at Woodrow
and 7th must be improved to a 30 foot radius.
5. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
6. Old curb cuts should be closed per Public Works detail.
7. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
installed along Woodrow Street.
8. The property is located in the 100-year floodplain. A special Grading Permit
for Flood Hazard Areas will be required per Section 8-283 prior to
construction.
9. The finished floor of the proposed structures must be constructed to at least
1 foot above the 100-year floodplain elevation. Provide the finished floor
elevation of the proposed new structure(s). The proposed office is also
shown to be in the floodplain. If the existing house is to remain and be
converted into the office, it must meet the modern flood regulations if the
structure is improved 50% or more of the appraised value of the structure
conducted by a licensed appraiser. These improvements include all
improvements associated with the structure. The appraisal and cost of
estimated work will be required to be submitted at time of development.
The modern code would require the finished floor of the structure to be
elevated to 1 foot above the base flood elevation and all supporting
mechanical systems such as the HVAC to be elevated to the base flood
elevation or higher.
10. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
11. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan. Provide
the proposed design of the detention pond showing how the site will detain.
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) 379-1817 (Derrick Bergfield).
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
4
13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
14. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum spacing
between driveways on a collector street and commercial streets is 250 feet.
The southern driveway of the drive thru is located within the AHTD right-of-
way, which controls access to the property in that area. The width of a
driveway must not exceed 36 feet. Per City code, driveways must be
spaced 250 ft from other driveways and spaced 250 ft from the right-of-way
line of an intersection. Since the property on 7th Street has less than 250 ft
of frontage, the driveway must be located as far away from the intersection
as possible as shown on the plan. The survey shows access can be taken
to Woodrow St. from the property across AHTD right-of-way. Only one
driveway is allowed on Woodrow Street to be located at least 250 ft from the
7th Street right-of-way line.
15. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
16. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
17. Per City code, the ditch that runs through the property should be improved
to handle the 25-year storm flow. A 100-year overflow path should be
provided with minimal damage to this property. Provide detailed design of
the improved channel and a certification of its carrying capacity during the
25 year storm prepared by a professional engineer. Consideration should
be taken of the friction loss of the ditch curvature. Provide certification that
the proposed structure(s) will not be flooded by the 100 year storm event
prepared by a professional engineer.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on site. No construction is allowed closer than
five feet of the existing sewer main. Contact Little Rock Wastewater Utility at
688-1414 for additional information.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Additional fire hydrant(s) may
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
5
be required in order to provide service to this property. This development will
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5 – the West Markham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Service Trades District for this property. The applicant has
applied for a rezoning to allow the development of a restaurant and an office.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda (LU07-09-03).
Master Street Plan: Woodrow Street and 7th Street are shown as Collectors on
the Mater Street plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials.
Bicycle Plan: The Master Street Plan bicycle section shows a Class III bike route
along 7th 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.
City Recognized Neighborhood Action Plan: The Stephens Area neighborhood
action plan covers this area. Their economic development goal states a need to
“work with Housing and Neighborhoods to redevelop structures on the east side
of Woodrow Street into new manufacturing, offices, or commercial space.” The
Capitol View Neighborhood Action Plan also addresses this issue: “Rezone
Woodrow between I-630 and 7th Street between Thayer and Woodrow to Quiet
Office to encourage replacement of poorly maintained rental housing with small
professional offices.”
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. Site plan submitted was not to scale; therefore, a full review for minimal City
code compliance cannot be done at this time.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
6
3. Street buffers/land use buffers appear deficient on all sides. A variance from
both the Planning Commission and the City Beautiful Commission are
required prior to the issuance of a building permit.
4. The landscape ordinance requires a minimum of 8% of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area. Proposed plan does not currently reflect this minimum.
5. If the site is larger than one acre it must be irrigated with an automatic
irrigation system.
6. Preservation of the existing trees is encouraged by the City Beautiful
Commission.
7. Attention to the view from Interstate 630 off ramp would be appreciated. This
site is located within a scenic corridor.
G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007)
The applicant 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 developer locate
the dumpster facility on the proposed site plan. Staff also requested any
proposed signage be included on the site plan. Staff stated they were concerned
with a commercial use being located adjacent to residential homes. Staff stated
the site plan indicated outdoor activities and parking along West 7th Street which
could impact the adjacent homes.
Public Works comments were addressed. Staff stated the indicated drives on
Woodrow Street did not meet typical minimum ordinance standards. Staff stated
street improvements to Appianway Street would be required with the site
development. Staff requested the applicant provide the finished floor elevation of
the proposed new structure. Staff stated the office was located in the floodplain.
Staff stated if the structure was converted to an office use it must meet the
modern flood regulations if the conversion valued the structure at 50 percent or
more than the present appraised value. Staff also requested the revised site
plan include areas set aside for detention.
Landscaping comments were addressed. Staff stated the site plan did not meet
the minimum ordinance requirements. Staff stated a minimum of eight percent of
the paved areas should be designated as landscaping. Staff also stated the
minimum street buffer width was six feet nine inches.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
7
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing few of the
technical issues raised at the February 8, 2007, Subdivision Committee meeting.
The applicant has not indicated the location of the proposed dumpster facility,
provided the finished floor elevation of the proposed new structure, the design of
the detention pond nor does the revised site plan remove the drives along
Woodrow Street.
The applicant has indicated three driveway locations along Woodrow Street. The
southern most drive is located within the Arkansas State Highway and
Transportation Department right of way. The northern most drive is located
150-feet from the intersection of West 7th Street. The ordinance typically requires
commercial drives be a minimum of 250-feet for the intersection with a collector
street. Staff is not supportive of the drives as proposed.
The revised site plan has not indicated the location for the proposed dumpster.
Staff has concerns with the possible placement of the dumpster and the potential
hours of dumpster service. There is an existing single-family residence located
in the area labeled on the site plan as “All trees shown are existing to remain”.
The site plan also includes the placement of two outdoor patio areas one located
very near this single-family home. The second located within the parking area
adjacent to West 7th Street. Staff has concerns with the outdoor activity being
located so near this home and the possibility of negative impacts on this home.
The revised site plan does not include the placement of sidewalks on Appianway
Street nor the required curb radius at the intersection with West 7th and Woodrow
Streets. Staff feels these items should be included on the site plan to ensure
compliance with the Master Street Plan requirements for street construction.
The proposed site plan has not addressed detention as required by the Storm
Water Detention Ordinance. Staff has requested the applicant provide the
design of the detention pond showing how the site will be detained. Staff feels
detention should be addressed to ensure compliance with minimum ordinance
standards.
There is an existing drainage way located on the site. Per City code, the ditch
that runs through the property should be improved to handle the 25-year storm
flow. A 100-year overflow path should be provided with minimal damage to the
property. Staff has requested the applicant provide a detailed design of the
improved channel and certification of its carrying capacity during the 25-year
storm prepared by a professional engineer. Staff also requested certification that
the proposed structures would not be flooded by the 100-year storm also
prepared by a professional engineer.
Land use buffers are typically required where adjacent to single-family. Typically
the buffer is required at six percent of the average depth of the property. The site
plan does not include a land use buffer adjacent to the existing residences
located along Appianway Street along the northern or southern perimeters
adjacent to the parking areas.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
8
The site plan indicates the placement of 101 parking spaces on the site. The
building is proposed with a total of 9,840 square feet of restaurant space and the
office structure contains approximately 800 square feet. Based on the square
footage proposed a total of 100 parking spaces would typically be required.
A single sign location is indicated on the site plan near Interstate 630. The
applicant has not provided details of the proposed signage. Staff recommends if
the site plan is approved the signage be limited to signage allowed in commercial
zones or a maximum of thirty-six feet in height and one hundred sixty square feet
in area.
The site plan indicates the placement of parking pulling into West 7th Street.
There are single-family homes located to the north of West 7th Street which could
potentially be impacted by headlights from customers entering and exiting the
site. Staff feels this area should be protected by removing the spaces or by
landscaping the area providing a screen to limit the impact on the adjacent
homes.
The site plan indicates the placement of a drive-through window but does not
address the placement of an order menu board. Once again staff has concerns
with the placement of the order board and potential impacts on the nearby single-
family homes. Typically order boards are to be screened to limit over spilling of
sound from the site. Staff would recommend if the site plan is approved and an
order menu board is used the menu board be screened to minimize any potential
impact on the nearby homes. In addition one of the proposed drive lanes for the
drive-through facility is located within the AHTD right of way.
Staff is supportive of allowing the site to develop with a restaurant and office use.
Staff is not however supportive of the site plan as proposed. There are a number
of issues which remain outstanding associated with the request which staff feels
should be addressed prior to the Commission acting on the proposed rezoning
and site plan.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (MARCH 1, 2007)
The applicant was present. There were no registered objectors present. Staff stated on
February 9, 2007, the applicant submitted a requested for deferral of the item to the
April 12, 2007, public hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 9 ayes, 0 noes and 2 absent.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
9
PLANNING COMMISSION ACTION: (APRIL 12, 2007)
The applicant was not present. Staff presented the item stating the applicant had
requested on April 10, 2007, the item be deferred to the May 24, 2007, public hearing to
allow staff and the applicant additional time to resolve outstanding concerns related to
the proposed site plan. Staff stated the deferral request would require a waiver of the
Commission’s By-laws with regard to the late deferral request. Staff stated they were
supportive of the deferral request.
There was no further discussion of the item. A motion was made to approve the By-law
waiver request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The
chair entertained a motion for placement of the item on the consent agenda for deferral.
The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated May 11, 2007, requesting a deferral of this
item to the July 5, 2007, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated May 11, 2007, requesting a deferral of the item to the July 5, 2007, public
hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 6 ayes, 0 noes, 4 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing few of the previously
raised concerns. The revised site plan has addressed staff’s concerns related to the
location of the proposed drives. The applicant has indicated a single drive from
Woodrow located near the Interstate Exit Ramp outside the AHTD right of way. The site
plan also includes drives on West 7th and Appianway Streets. The indicated drives are
located adequately to meet the typical minimum ordinance requirements for driveway
spacing. The revised plan indicates the placement of a 20-foot radial dedication at the
intersection of Woodrow and West 7th Streets. Staff recommends this radius be
increased to 30-feet to facilitate traffic flows in the area.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
10
The applicant has provided the location of the proposed dumpster facility on the site
plan. The applicant has located the dumpster along the southern portion of the site
near a proposed parking area. The hours of service for the dumpster have not been
included. Based on the proximity of residential uses to the site, staff recommends if the
development is approved, the hours should be limited to daylight hours. The site plan
still indicates the placement of outdoor dining with the location very near the existing
single-family home located adjacent to the development. As previously indicated, this
development wraps around this home leaving them very little protection from activities
taking place on the site. The patio area does not indicate a screening mechanism
which would prohibit direct views of the outdoor diners into the residence’s back yard.
To the north of the single-family home, a parking lot and driveway are indicated. The
development is proposing the utilization of a 20-foot alley to serve the parking lot
located on West 7th Street. The parking has four spaces along the common lot line with
the residence and the site plan does not indicate the placement of any landscaping or
screening in this area. Although this is located in the rear yard area of the home, staff
still has concerns of how the headlights from the automobiles will affect the livability of
the residence.
The site plan indicates the placement of landscaping and buffering per the minimum
requirements of the landscape and buffer ordinance along the street sides. The
Interstate landscape strip is deficient. Typically a 30-foot landscape strip is located
adjacent to the right of way. The site plan submitted does not include any area for this
required buffer.
The applicant is working with staff concerning the proposed channel improvements to
the existing drainage way through the site. The applicant has also indicated detailed
plans for detention will be provided to staff with the submission of final plans for
development.
The site plan indicates the placement of 96 parking spaces along with a building
containing 9,840 square feet. The ordinance would typically require the placement of
98 parking spaces to serve a restaurant development. In addition an office is proposed
on the site with the office structure containing approximately 800 square feet. Two
parking spaces for the office use would typically be required. The site would typically
require the placement of 100 parking spaces.
A single sign has been indicated on the site along the southeastern portion of the site.
It appears in the location proposed the sign does not have direct street frontage since it
appears there is a lot between the applicant’s property and the AHTD right of way. The
sign height and area have not been indicated on the site plan as previously requested.
Staff is not supportive of the placement of the sign as located on the site plan. Staff
also requests the applicant limit the height and size of the sign and take into
consideration the residential uses located to the east of the site.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
11
The drive through facility is located on the site plan but staff concerns have not been
fully addressed. The order menu board is located along Woodrow Street accessing the
front of the building for service. The screening mechanism has not been addressed.
Staff recommends if the site plan is approved and the order menu board is used, the
board be screened per typical minimum ordinance standards. If the board is located as
proposed, the screening would be required along Woodrow Street. Staff recommends
the board be incorporated into the landscaping and become an architectural element
and constructed of similar construction materials as the proposed building.
The applicant is seeking a five year deferral of the required street improvements to
Appianway Street. Staff is not supportive of this request. Three driveways are
proposed as access to the site on Appianway. Staff feels if the street is going to serve
the development, street construction should take place at the time of redevelopment of
the site.
Staff continues to have concerns with the proposed site plan. The parking located at
the intersection of Woodrow Street and West 7th Street is a major concern. This
intersection is a gateway into the Capitol View Stifft Station Neighborhood and staff
feels the entrance should not be marked with a hard surface parking lot. Staff feels the
intersection should be softened to create an inviting entrance to the area. Staff is also
concerned that the site plan only includes minimal landscaping and buffering along the
roadways and is deficient along the Interstate frontage. Staff is concerned that on this
site the minimums may not offer protection to the adjoining homes necessary to not
impact their quality of life. The site will generate a great deal of traffic and the applicant
has not indicated any mechanism to limit the intrusion of noise both from automobile
traffic and customer traffic into the nearby homes located to the east along Appianway
Street, the north across West 7th Street and to the west across Woodrow Street.
Based on the site plan issues and concerns, staff continues to recommend denial of the
request.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of denial of the request. Staff stated there were a
number of concerns related to the proposed site plan which they felt should be
addressed for the development to fit into the neighborhood. Staff stated their concerns
were related to how this development would impact the existing homes located across
West 7th, Woodrow and Appianway Streets.
Mr. Mark Abernathy addressed the Commission on the merits of his request. He stated
he had presented the plan to the neighborhood association and received a warm
response. He stated the neighborhood was excited to have such an establishment
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
12
entering their neighborhood. He stated the development was proposed utilizing the
existing drainage structure within the site. He stated this would become an architectural
feature as opposed to the existing overgrown drainage way. He stated he also
proposed screening along the perimeters of the site. He stated it was as important to
screen the development from the adjoining areas as it was to protect the homes. He
stated he felt there were a number of misunderstandings by staff associated with the
request. He stated he felt most of their concerns could be addressed. He stated the
only thing he was not willing to change was the placement of the building. He stated to
move the building to the corner did not allow his vision to be achieved.
The Commission questioned if the item should be deferred to allow staff and the
applicant to define the site plan. Mr. Abernathy stated he was willing to work with staff
prior to the item going before the Board of Directors to address their concerns.
Commissioner Williams stated he was not comfortable allowing staff to negotiate a site
plan he had not seen.
Ms. Ruth Bell addressed the Commission with concerns. She stated she was
representing the League of Women Voters of Pulaski County and their concern was
how a development fit the character of a neighborhood. She stated a parking lot at the
corner was not an attractive entrance to the neighborhood. She stated she felt the
details of the site plan should be addressed prior to the Commission acting on the
request.
There was a general discussion concerning the proposed request and the specifics of
the development. The Commission suggested the applicant defer the item and work
with staff to address their concerns. Mr. Abernathy agreed to the deferral. A motion
was made to defer the item to the August 16, 2007, public hearing. The motion carried
by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position.
STAFF UPDATE:
The applicant submitted a revised site plan indicating landscaping and screening. The
revised plan has included a radial dedication at the intersection of West 7th and
Woodrow Streets and indicated additional landscaping at the intersection. The revised
plan includes the placement of landscaping along West 7th Street to shield the
headlights of automobiles. The site plan includes screening, both landscaping and
fencing, around the rear yard of the single-family residence located adjacent to the
development; on the north, west and southern perimeters of the home.
Building signage is proposed consistent with signage allowed in commercial zones. A
single ground mounted sign is proposed along the southern perimeter, adjacent to the
office with a maximum height of 36-feet and a maximum sign area of 160 square feet
consistent with signage allowed in commercial zones.
August 16, 2007
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7895-A
13
The overall size of the building has been reduced. The site plan indicates the
placement of 98 on-site parking spaces and four parking spaces backing into
Appianway Street. Staff is not supportive of the allowance of the parking backing into
the street as proposed. Staff is supportive of the interior parking plan. The parking
based on typical minimum parking requirements for a restaurant use is 83 parking
spaces. The indicated parking is more than adequate to meet the typical minimum
parking requirement.
The site plan does not include the 30-foot landscape buffer along the Interstate side.
The site plan indicates a 6-foot 9-inch landscape strip along the southern perimeter near
the Interstate exit ramp. This reduced landscape strip will require a variance from the
City Beautiful Commission prior to the item being forwarded to the Board of Directors for
final action.
The revised site plan has not addressed staff’s concerns related to the order menu
board. The applicant has indicated they will work with staff to construct screening per
the typical ordinance standards and incorporate the screening wall into the landscape
as a feature of the landscaping.
The applicant continues to request a deferral of the required street improvements to
Appianway Street. Staff is not supportive of the deferral request. The applicant is
proposing to utilize Appianway Street as assess to the site for both ingress and egress.
Staff recommends the street be constructed to Master Street Plan standard to reduce
any potential conflicts with customers entering and exiting the site.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had resolved their concerns related to the
proposed development including screening and landscaping. Staff stated the applicant
had indicated a single sign located along the southeastern perimeter of the site
consistent with signage allowed in commercial zones. Staff presented a
recommendation the applicant work with staff to design a sign as an architectural
feature for the site. Staff stated the applicant had agreed to construct the required
improvements to Appianway Street. Staff stated to their knowledge there are no
remaining outstanding technical issues associated with the request. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: D FILE NO.: Z-3371-S
NAME: The Village at Brodie Creek Zoning Site Plan Review
LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430
DEVELOPER:
CGBRD 1 LLC
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72224
AREA: 81.6 acres NUMBER OF LOTS: 12 FT. NEW STREET: 300
CURRENT ZONING: C-2 – Shopping Center District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow advanced grading of the
entire site with the development of the first phase.
2. A variance from the Land Alteration Ordinance to allow an increased slope on
selected cuts located on the site.
3. A variance from the Zoning Ordinance to allow a reduced front building setback for
selected lots.
4. A variance from the Subdivision Ordinance to allow lots without public street
frontage.
5. A variance from the Zoning Ordinance to allow a reduced buffer along the northern
property line.
6. A variance from the Zoning Ordinance to allow signage without public street
frontage.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
2
BACKGROUND:
A preliminary plat for the subdivision of 87.137 acres zoned C-2, Shopping Center
District was approved by the Planning Commission at their March 11, 2004, Public
Hearing. The applicant intended to subdivide the site into four (4) lots to be marketed
for C-2 commercial uses. The minimum lot size proposed was 225 feet by 225 feet or
1.162 acres for three lots which abutted Colonel Glenn Road with the bulk of the
property contained in proposed Lot 4. The three peripheral lots were under separate
ownership.
On April 22, 2004, the Little Rock Planning Commission approved a site plan review for
the development of this 81.6 acres as a shopping center and a preliminary plat to create
12 non-residential lots (previously approved Lot 4 of the I-430/Colonel Glenn
Subdivision). The project consisted of 484,849 square feet of department stores, retail
space and restaurant space. Parking was proposed at 2,546 parking spaces.
The developer proposed to subdivide the site into nine lots and three tracts with the
remaining property held by the developer. The approval allowed tenants to own
property in fee.
Bowman Road frontage would be improved to the minor arterial standard as required by
the Master Street Plan. Right-of-way dedicated on 36th Street was required, however, a
deferral of street improvements until some development occurred on the 36th Street
frontage was approved.
The Commission approved a variance from the Land Alteration Ordinance to allow the
grading of the site with the Phase I development.
A. PROPOSAL/REQUEST:
The applicant is now seeking site plan approval for the development of
81.69 acres with a shopping center development. The site plan indicates the
placement of 387,065 square feet of retail shops, a 75,000 square foot hotel,
25,000 square feet of restaurant space for a total building area of 487,065 square
feet. Parking is proposed at 2,285 spaces.
The applicant is seeking approval of variances from various ordinance
development standards. Two variances from the Land Alteration Ordinance are
being requested. One to allow advanced grading of the site with the
development of the first phase and second a variance to allow an increased
slope. The applicant is seeking a variance from the Subdivision Ordinance to
allow the creation of lots without public street frontage. The applicant is seeking
a variance from the Zoning Ordinance to allow a reduced buffer along the
northern perimeter and the Interstate Frontage. The request also includes a
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
3
variance from the Zoning Ordinance to allow a reduced building setback for the
internal lots.
B. EXISTING CONDITIONS:
The site is tree covered, abutting I-430 and Bowman Roads. There is a creek
located within the site with a portion of the site abutting West 36th Street. The
site slopes to the north from Colonel Glenn Road. There are a number of non-
residential uses in the area including an automobile dealership, a movie theater,
a nursing school and a strip office/showroom/warehouse development. Further
southwest of the site is a public school, Fair High School, located on David O
Dodd Road. North of the site are single-family homes located along South
Bowman Road and West 36th Street. The Church at Rock Creek is also located
to the north accessed from West 36th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site, the John Barrow
Neighborhood Association and the Stagecoach Dodd Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 36th Street is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to 36th Street,
Bowman Road and Colonel Glenn Road including 5-foot sidewalks with the
planned development. An additional lane and improvements will be
required on Colonel Glenn Road from the off ramp to the driveway. Staff
recommends a deferral of construction on 36th Street for 5 years or until
adjacent site development whichever occurs first.
3. Additional lanes are needed to be added in each direction of Colonel Glenn
Road. These improvements are located off site, which the developer is not
typically required to install. In the previous application agreements were
made to make off street improvements such as increasing road lanes.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
4
5. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. From previous meetings construction of all the
buildings was not being proposed in the first phase. For issuance of a
grading permit, construction must be imminent which is defined as the
installation of a foundation or erection of a structure without unreasonable
delay following land alteration activities. It is unknown at this time if a
variance is needed for issuance of a grading permit. Provide a schedule of
what buildings will be constructed during the Phase I grading and
subsequent phases.
7. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e). Provide all wall heights. Provide a cross section of the proposed
grading of the property including buffers to remain.
8. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces
or 2-15 foot vertical terraces) is permitted however additional development
areas may be constructed a minimum of 150 feet in width at a slope no
more than 8 percent. The maximum 30 feet of fill or excavation may again
be utilized.
9. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
10. Bowman Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
11. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
12. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
13. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
14. Section 31-403 of the Little Rock code requires streetlights. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
5
16. Easements for proposed storm water detention facilities are required.
17. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
18. Provide schedule of when street improvements be finished.
19. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
20. If conditions have changed from the previous applications such as building
square footage and uses, submit a Traffic Impact Study for the proposed
project. Contact Bill Henry, Traffic Engineering, at 379-1816 for specifics of
the traffic study. The previous study showed a level of E and F and traffic
would lock up at peek times. In particularly, an improvement was
recommended for improving the I-430 Interchange to maintain a reasonable
level of service and prevent long traffic delays.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact Carroll
Keatts at 377-1226 if you would like to discuss backflow prevention requirements
for this project. Installation of public water mains will be required to serve this
property. Please submit plans for the private fire line to Central Arkansas Water
for review. Contact Central Arkansas Water regarding procedures for installation
of private fire line. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
6
project in addition to normal charges This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Install 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:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape ordinance requires a thirty foot wide (30) undisturbed green
belt along the Interstate 430. This area is to remain completely undisturbed.
3. The zoning street buffer ordinance requires an average fifty foot wide (50)
landscape area along both Interstate 430 and along Bowman Road.
4. The zoning land use buffer requires a fifty foot wide (50) land use buffer along
the northern perimeter of the site next to the residentially zoned properties.
Seventy percent (70%) of these buffers are to remain undisturbed.
5. The site plan reflects residentially zoned properties along the northern
perimeter of the site. It is recommended the area be screened visually with
vegetation; however, if the proposed vegetation does not meet this visual
requirement then a six (6) foot high opaque screen, either a wooden fence
with its face side directed outward will be required.
6. This site is being reviewed as one project; therefore, an overall landscape
plan for the sites entirety will need to be submitted and approved prior to the
issuance of a building permit. Any changes to the approved plan must be
coordinated with the zoning department. Final landscaping requirements will
ultimately fall upon the developer prior to the issuance of a certificate of
occupancy.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
7
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007)
Mr. Tim Daters was present representing the request. Staff presented an
overview of the proposed development stating there were a number of remaining
technical issues associated with the request remaining outstanding. Staff
requested the applicant provide the dimensions of all building setbacks, the
maximum building height, the dimension of the landscape buffer and the location
of the proposed dumpster facilities.
Public Works comments were addressed. Staff stated street improvements
would be required to the abutting streets per the Master Street Plan. Staff also
stated permits would be required prior to any site grading or clearing of the site.
Mr. Daters stated the developers were requesting a phased grading permit. He
stated the developers were asking to grade the site in three phases with the
issuance of a building permit for the first building.
Landscaping comments were addressed. Staff stated the site plan must comply
with the City’s minimum landscape and buffer ordinance requirements. Staff
stated a 30-foot wide undisturbed green belt along the Interstate was required
per the landscape ordinance and a 50-foot landscape strip was required along
South Bowman Road and Interstate 430 per the zoning ordinance. Staff stated
the site was being reviewed as a single development therefore landscaped plans
and irrigation would be required on each lot or lease parcel as they developed.
Staff stated the final landscaping requirements would ultimately fall upon the
developer prior to the issuance of a certificate of occupancy for the shopping
center.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the May 3, 2007, Subdivision Committee meeting. The applicant has
indicated the dimensions of all building setback, provided the maximum building
height in the general notes section of the site plan and dimensioned the
landscape buffer along the northern property line and the Interstate frontage.
The applicant has not provided staff with a sketch grading and drainage plan or
provided staff with the cut and fill quantities. Staff is working with the applicant to
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
8
secure these additional items. Staff will provide a recommendation to the
Commission at the public hearing concerning the variance request for advanced
grading.
The applicant is requesting reduced setbacks for all interior lots from the front
and side yard setbacks requirement. The development will be developed in a
shopping center style and staff does not feel the reduced setbacks will have a
negative impact on the adjoining lots.
The site plan indicates a maximum building height of 45-feet. The property is
presently zoned C-2, Shopping Center District which typically allows a maximum
building height of 45-feet. The applicant has indicated tower elements not to
exceed 60-feet. The Zoning Ordinance allow steeples, chimneys or similar
ornamental structure to be constructed provided the structure does not exceed
twice the height permitted in the classification. The indicated structures are
within the allowable height for C-2, Shopping Center District zoning.
The applicant has indicated all mechanical equipment will be roof mounted and
screened from view by parapet walls. The applicant has also indicated the low
architectural walls will be faced with stone or brick and conform to the general
architectural theme of the center.
The applicant has indicated the street buffer along Bowman Road to meet the
minimum ordinance requirement. The applicant has also included landscape
islands within the development to soften the impact of the on site paved area.
The applicant has not included the placement of pedestrian tables to allow for
safe pedestrian movement within the development. Staff would recommend
pedestrian tables be added to the site to allow safe movement and connectivity
throughout the site and the adjoining uses.
The applicant is requesting a reduced landscape buffer along the northwestern
property line. Staff is supportive of the request. The area abuts an adjoining
parcel, which is bordered by a creek on the northern property line. Staff feels this
area will more likely develop as a non-residential use or maintained as green
space. The request also includes a reduced buffer along the Interstate frontage
along the southern portion of the site. The applicant has indicated due to grades
the undisturbed portion of the buffer will be difficult to maintain. Staff is
supportive of reducing the buffer in this area. Based on the topography of the
site and the adjoining roadways staff does not feel the reduced buffer will be
visible.
The proposed site plan includes the placement of 2,285 parking spaces. Based
on the total retail square footage of the site 2,164 parking spaces would typically
be required. The indicated parking is more than adequate to meet the minimum
parking demand.
The applicant has indicated signage will comply with signage as typically allowed
in commercial zones and wall signage is proposed as allowed in commercial
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
9
zones per the Zoning Ordinance for percentage coverage. In addition the
applicant has indicated façade signage, over-door transom signage and blade
signage. The total sign area and lettering height is based on the tenant space
leased by the retailer but less than typically allowed per the zoning ordinance for
wall signage in commercial zones. Signage will be placed on the front of the
buildings and on the side or rear of the buildings where the building has street
frontage or is visible from a nearby street.
The applicant has indicated three development signs. One development sign
has been requested along I-430 and is proposed as forty feet in height and a sign
area of three hundred square feet. The ordinance typically allows a sign thirty-six
feet in height and one hundred sixty square feet in area. Staff is supportive of
the increased signage area at this location. Staff recommends the sign height be
measured from grade on the applicant’s site and not from the centerline of the
adjoining interstate. The remainder of the development signs are proposed as a
maximum of thirty-six feet in height and one hundred sixty square feet in area.
The proposed signage is consistent with signage allowed in commercial zones.
The applicant has indicated signage for each of the proposed lots consistent with
signage allowed per commercial zones. The site plan also indicates the
placement of building signage along the interior drive and along the street sides.
The development is proposed as a “Life Style Center” with a main street feel.
The fronts of the buildings will be located along the interior drive and the signage
is necessary in this location to allow identification of the tenants. In addition the
request is also to allow wall signage along the street sides. According to the
applicant this signage is necessary to identify the businesses from the adjacent
roadways.
The applicant is requesting approval of the creation of an eight-lot plat with cross
access easements in conjunction with the site plan review. Property zoned C-2,
Shopping Center District typically requires a minimum lot size of five acres,
except in those instances where a subdivision site plan and plat proposing
peripheral lots and multiple ownership is approved by the Commission. The
ordinance further states there shall be not less than three hundred feet of district
frontage on at least one abutting street, whether for single or multiple building/lot
development. Proposed Lots 2 - 7 do not appear to meet the minimum criteria.
The lots do not have public street access. Staff does not feel the development of
the lots as proposed will have any adverse impact on adjoining properties. Staff
feels the serving of these lots by internal drives will lessen any potential negative
impact on the adjacent roadway. Staff is supportive of the variance request.
The applicant has indicated street improvements will be constructed to Bowman
Road and Colonel Glenn Road. The applicant is requesting a deferral of street
improvements to West 36th Street until adjacent development. Staff is supportive
of this request. Staff is working with the developer for additional improvements
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
10
required in the area including construction of additional lanes under the Interstate
overpass.
The applicant is requesting a variance from the Land Alteration Ordinance to
allow advanced grading of the site. The applicant is requesting to grade the
entire site with the development of Phase I of the building construction. The
applicant has indicated to balance the site the advance grading is necessary to
eliminate hauling of material from the site during construction of the first phase
and then bringing the material back during subsequent phases. Staff is still
reviewing this request.
The applicant has indicated the development will have 24-hour access seven
days per week. Staff is supportive of this request. The development will be a
mixed use commercial development with restaurants. The site abuts commercial
uses to the south and non-residential uses to the west. Staff does not feel the
development with the proposed hours will have a negative impact on adjoining
properties.
The applicant has not provided staff with information concerning building
elevations and construction materials. Staff has concerns with the massing of
the buildings and the view of the rears of the structures when viewed from the
adjoining roadways. Staff recommends the buildings be constructed as
360 degree buildings with the rears being treated with architectural elements to
break the massing and give the appearance of a false front. Staff recommends
the applicant provide additional information to ensure the development is
constructed as indicated.
Staff is supportive of the proposed site plan and proposed lot configuration. Staff
feels the applicant has done a good job in meeting most of the minimum
requirements with regard to a Zoning Site Plan Review for the proposed site with
regard to landscaping, access and circulation, signage, maximum building height
and parking. Although staff is supportive of the proposed concept of the
development there are a number of issues staff cannot provide a
recommendation on at this time. Staff is continuing to review the request for
advanced grading and the necessary street improvements. Staff also
recommends the applicant provide information concerning the treatment of the
rears of the buildings where visible from the abutting the roadways. Staff’s
recommendation is forthcoming based on these outstanding issues.
I. STAFF RECOMMENDATIONS:
Staff’s recommendation is forthcoming.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
11
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
request dated May 10, 2007, requesting a deferral of the item to the July 5, 2007, public
hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 6 ayes, 0 noes, 4 absent and 1 open position.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they were requesting a deferral of the item to allow staff and
the applicant additional time to resolve staff’s concerns related to a requested traffic
study and the applicant’s request for advanced grading.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 9 ayes, 0 noes, 1 absent and 1 vacant position.
STAFF UPDATE:
The applicant submitted a revised site plan to staff indicating the development of 13 lots
with a site plan review for six of the proposed lots. The lots range in size from 1.87
acres to 9.91 acres. Restaurants are proposed for Lots 1, 2, 5 and 6; a hotel on Lot 4
and office/retail on Lot 12. The site plan indicates the placement of parking and
landscaping to meet the typical minimum ordinance requirements.
The Subdivision Committee at their July 26, 2007 meeting reviewed the revised site
plan. The following indicates the additional comments offered by the Public Works staff.
The remainder of the departments and agencies did not offer any additional comments
on the revised plan.
Public Works Conditions:
Additional Comments based on revised site plan submitted on July 19, 2007 –
1. Specify if the “first major building” is this the building proposed on Lot 12 and if so
what street improvements within the development and boundary street
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
12
improvements will be completed prior to the platting of Lots 1-3, 12, and 13 and
the issuance of the certificate of occupancy for the structure on Lot 12.
2. Provide a sketch grading and drainage plan showing proposed wall heights,
finished grades, and street grades for Phase 1.
3. Due to no turn lanes and stacking provided and the distance between the
proposed driveways, vehicles will have to stack in thru lanes to make left turns
during peak hours. Therefore, the medians should be removed and the street
designed as a 5 lane section. For more explanation, please contact Bill Henry,
Traffic Engineering, at 379-1816.
4. Is the developer proposing an in-lieu payment for the thru lanes at the
interchange and additional left turn lane at Bowman Road and Colonel Glenn
Road or just a pledge to help with a later project?
5. Provide traffic study.
In response to Subdivision Committee comments the applicant has indicated the first
major building being considered for construction is the building on proposed Lot 12.
The applicant has also indicated Lot 3 will take access from Lots 2 and 4 and not from
the new street.
The application proposes the inside lanes of the proposed four (4) lane road section
with a median and a continuous left turn lane. Staff believes the medians should be
removed and replaced by providing a three (3) lane section or five (5) lane section with
a center left turn lane. The continuous left turn lane is not a recognized standard cross
section in the AASHTO Green Book, the center lane creates confusion for drivers and
by not aligning left turning vehicles, creates a sight distance problem that could
negatively impact traffic safety on the proposed roadway.
The applicant is seeking approval for an advanced grading permit and permission to
build a road connecting Bowman Road and Colonel Glenn Road and prepare Lots 1 –
3, 12 and 13 for development. The developers are working on building plans for a two
phase building development containing 24,000 square feet in total. The space will be
retail consistent with the C-2, Shopping Center Zoning District classification. A hotel is
discussing either part of Lots 3 and 4 or Lot 13. The developers are working to design a
lot which will be acceptable to the potential user. Preliminary discussions are taking
place with a substantial office and office warehouse user for a building of 80,000 –
120,000 square feet for Lot 7. An automotive dealer has indicated interest in locating
three separate but related car dealerships on parts of Lots 8, 9, 10 and part of Lot 11.
The developers have indicated the traffic study prepared by Peters and Associates will
attempt to measure the impact of the development on the neighborhood relative to what
exists today and the developers will make an appropriate contribution to fund off site
costs outside the current Master Street Plan to assist in construction of additional
infrastructure to serve the area. Previously the developers indicated a contribution to
fund off site street improvements and the installation of traffic signals along Bowman
Road and along Colonel Glenn Road.
The applicant provided a traffic study to staff on Friday, August 3, 2007. Staff is
continuing to review the traffic study and will provide the Commission with comments at
the August 16, 2007, public hearing.
August 16, 2007
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3371-S
13
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
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 including the staff update provided in the August 16, 2007,
Planning Commission agenda. Staff presented a recommendation of approval of the
variance request from the Land Alteration Ordinance to allow advanced grading of a
portion of the site with the construction of the first significant building. Staff stated the
applicant had offered the following off-site improvements to be completed in addition to
the improvements required by the Master Street Plan:
1) Traffic light at Bowman Road and Bordie Creek Blvd and related necessary
improvements to the intersection of new road (Brodie Creek Blvd) to satisfy the
traffic requirements of Brodie Creek Blvd intersecting with Bowman Road.
2) Additional lane along Colonel Glenn from Southbound exit ramp of I-430 at
Colonel Glenn to Brodie Creek Blvd intersection at Colonel Glenn and Brodie
Creek Blvd.
3) Financial contribution of up to $100,000 to go toward first, a traffic light at Colonel
Glenn Road and Brodie Creek Blvd, and then any or all widening of Colonel
Glenn, access ramps to or from I-430 or other call for improvements that are
required by ordinance.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: E FILE NO.: Z-8234
NAME: America Best Inns and Suites Short-form PCD
LOCATION: Located on Mabelvale Pike at I-30, near 10200 I-30
DEVELOPER:
Nykesh Patel
300 Markham Center Drive
Little Rock, AR 72205
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Parkway, Suite A
Little Rock, AR 72210
AREA: .99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family District and C-3, General
Commercial District
ALLOWED USES: Single-family and General Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of this .92 acre site from R-2, Single-
family District and C-3, General Commercial District to PCD to allow the
construction of a two story motel. The motel is proposed with 32 rooms
and 34 parking spaces.
B. EXISTING CONDITIONS:
The site is a graveled lot fronting Mabelvale Pike. There are commercial
uses located adjacent to the site accessed from the I-30 Frontage Road.
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
2
Uses in the area include a hotel, a restaurant, motorcycle sales, a liquor
store, and the Arkansas State Highway and Transportation Department
offices. Immediately north of the site is a paved parking lot serving the
Highway Department and a Highway Department maintenance building.
The I-30 Access Road is one-way adjacent to the site.
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 Town and
Country Neighborhood Association and Southwest Little Rock United for
Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Pike is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be
required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to
Mabelvale Pike 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. Site
grading, and drainage plans will need to be submitted and approved
prior to the start of construction.
4. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
5. 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.
6. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Obtain permits prior to doing any street cuts or curb cuts. Obtain
barricade permit prior to doing any work in the right-of-way. Contact
Traffic Engineering at (501) 379-1805 (Travis Herbner) for more
information.
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. Capacity Contribution
Fee charge maybe required for the project. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT and T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges.
This fee will apply to all meter connections including any metered
connections off the private fire system.
3. The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s) will
be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense.
4. Please submit two copies of the plans for the private fire line, if
applicable, to Central Arkansas Water for review. Contact Central
Arkansas Water regarding procedures for installation of private fire
line. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
5. 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: Fire hydrants maybe required. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #17 – the Mabelvale-
Downtown Route.
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West
Planning District. The Land Use Plan shows Commercial for this property.
The applicant has applied for a rezoning from C-3, General Commercial
and R-2, Single Family to Planned Commercial Development to allow the
construction of a hotel containing 36 rooms including a manager’s
residence.
The request does not require a change to the Land Use Plan.
Master Street Plan: Mabelvale Pike is shown as a Collector on the Master
Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. This street may require
dedication of right-of-way and may require street improvements.
Bicycle Plan: A Class III bike route is shown along Mabelvale Pike
according to the Master Street Plan bicycle section. 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.
City Recognized Neighborhood Action Plan: The applicant’s property lies
in the area covered by the 65th Street West Neighborhood Action Plan.
The Land Use and Zoning goal states, “Ensure that non residential
development and multi family development in the area be limited to areas
currently reserved for such uses on the Future land Use Plan or in areas
currently zoned for non residential and multi family uses.”
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. The landscape ordinance requires a minimum nine foot (9’) wide
landscape strip around the site’s perimeter.
3. A small amount of building landscaping is required.
4. The landscape ordinance requires a minimum of 8 % of the paved
areas be landscaped with interior islands of at least 7 ½ feet in width
and 150 square feet in area. The proposed plan does not currently
reflect this minimum.
5. The zoning buffer ordinance requires a nine foot (9’) wide landscape
buffer along the northern and eastern property lines next to the
residentially zoned properties. Seventy percent of this area is to
remain undisturbed.
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
5
6. A six (6) foot high opaque screen, either a wooden fence with its face
side directed outward, a wall, or dense evergreen plantings, is required
along the northern and eastern perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and
undergrowth that satisfies this year-around requirement.
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: (June 14, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were a number of technical issues associated
with the request in need of addressing prior to the Commission acting on
the request. Staff stated the parking as indicated caused conflicting traffic
movements by backed into the access easement. Staff questioned the
location of the proposed dumpster facility and questioned if the hours of
service would be limited to daylight hours. Staff stated the site plan
should include the location and total area of all proposed signage
including building and ground mounted signage.
Public Works comments were addressed. Staff stated street
improvements to Mabelvale Pike would be required at the time of
development. Staff also stated a grading permit would be required prior to
any clearing on the site. Staff stated since the site was less than one acre
the storm water detention ordinance did not apply to development of the
site.
Landscaping comments were addressed. Staff stated the site plan did not
include the required street buffer along Mabelvale Pike. Staff also stated
the site plan did not include the required interior landscaping or the
required building landscaping.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional
information and clarification. There was no further discussion of the item.
The Committee then forwarded the item to the full Commission for final
action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing most of the issues
raised at the June 14, 2007, Subdivision Committee meeting. The
applicant has provided the proposed building elevations, included the
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
6
proposed signage plan and removed the parking space backing into the
access easement. The revised site plan includes right of way dedication
and construction of street improvements per the Master Street Plan. The
revised site plan does not indicate sufficient building landscaping as
required per the Landscape Ordinance. Minimum street buffering per the
Zoning Ordinance is shown.
The site plan appears to be very close on the required interior
landscaping. The Landscape Ordinance typically requires a minimum of
eight percent of the paved areas be landscaped with interior islands of at
least 7 ½ feet in width and 150 square feet in area. Any variance from this
typical minimum standard will require approval from the City Beautiful
Commission. The revised plan does not include the placement of building
landscaping. The landscape strip must be a minimum of three feet in
width. It appears the applicant could relocate the building and reduced the
pavement to meet this typical minimum requirement.
The Zoning Ordinance typically requires a nine foot (9’) wide landscape
buffer along the northern and eastern property lines next to the
residentially zoned properties. Seventy percent of this area is to remain
undisturbed. The revised site plan is indicated with this minimum
landscape strip. Typically 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 these perimeters to screen the
residentially zoned or used property. The applicant is seeking relief of this
typical requirement. Although the adjoining properties are zoned
residentially the uses are non-residential including a hotel and a paved
parking lot. Staff is supportive of this request.
The site plan includes the placement of 32 rooms and 34 parking spaces.
Typically a hotel use would require the placement of one parking space
per guest room, plus an additional ten percent of the total of all parking
spaces is required for developments larger than twenty rooms for
employees and non-guests patronizing meeting rooms, restaurants and
other facilities. The site plan as proposed would typically require the
placement of 35 parking spaces.
The site plan does not include the placement of signage. Staff
recommends a single ground mounted sign be allowed along Mabelvale
Pike. The sign should be consistent with signage allowed in commercial
zones or a maximum of 36-feet in height and 160 square feet in area.
Building signage is proposed on the front of the building facing into the
parking lot and on the street side facing Mabelvale Pike.
The building is proposed as a two story building with a maximum height of
36-feet. The building is proposed constructed with the lower portion of the
wall bricked and the remaining wall constructed of dryvit or a stucco
material. The roof will be a non-reflective roofing material.
The site plan includes the placement of an office, laundry and living
quarters. A food preparation area is indicated along with a storage room.
August 16, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8234
7
The food preparation area will consist of heating of breakfast foods such
as items typically served as continental breakfast foods.
The setbacks as proposed do not meet typical setbacks per the
commercial zoning district. Typical setbacks include a 25-foot front and
rear yard setback and 15-feet along the northern perimeter. The site plan
as indicated allows a 9-foot 8-inch setback along the north and a 14-foot
front yard and a 15-foot rear yard setback.
Per the Planned Zoning District Ordinance a minimum of ten to fifteen
percent of the PCD area shall be designated as landscaped open space
not to be used for streets or parking. The applicant has not provided staff
with the total area designated as landscape open space. The site plan as
indicated does not appear to meet this typical minimum requirement.
Staff is not supportive of the proposed request. The site plan includes
inadequate parking, setbacks less than typical minimum ordinance
standards and landscaping very near or less than the typical minimum
ordinance requirement. Staff feels the site is being developed to
maximize development with buildings and parking and the developer is
paying little attention to site design. Staff feels the overall intensity of the
development should be reduced to allow adequate parking, setbacks and
sufficient landscaping.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August
15, 2007, requesting a deferral of this item to the September 27, 2007, public
hearing. Staff stated the deferral request would required a waiver of the
Commission’s By-laws with regard to the late deferral request. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
a waiver of the By-laws with regard to the late deferral request. The motion
carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair
entertained a motion for placement of the item on the consent agenda for
deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open
position.
August 16, 2007
ITEM NO.: 1 FILE NO.: S-1580
NAME: St. Michael’s Addition Preliminary Plat
LOCATION: Located at 12415 Cantrell Road
DEVELOPER:
St. Michael’s Episcopal Church
12415 Cantrell Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.56 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.01
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Highway 10 Design Overlay District to allow the creation of a lot
with less than the two (2) acre minimum lot size (Lot 2 - 1.61 acres).
2. A deferral of the Master Street Plan requirement for the placement of a sidewalk
along Cantrell Road until adjacent sidewalk placement.
3. A variance from the Highway 10 Design Overlay District to allow a reduced building
line around the existing structure.
BACKGROUND:
On January 14, 1992, the Little Rock Planning Commission approved a conditional use
permit for St. Michael’s allowing for the construction of a church on a 4.3 acre site. On
May 3, 2004, a revision to the Conditional Use Permit was approved by the Little Rock
Planning Commission to allow the previously approved area to be expanded by 2.2
acres. The 2.2 acre area included two single-family homes located on a separate
parcel. The acquisition of the second parcel made possible a less dense site design.
August 16, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1580
2
The parking lots and building footprints were “broken up” so as to make better use of
the topography and to provide a better and more natural site development. The two
houses were to remain single-family homes for the immediate future. Future uses
included a parsonage or caretaker’s house, conversion of the structures into classroom
or office space as a part of the church program, a youth or retreat center or removed
and replaced with a distant third or fourth phase of program development which would
require return to the Commission. The homes are presently vacant.
A. PROPOSAL/REQUEST:
The applicant is seeking preliminary plat approval for the creation of two lots from
this 6.56 acre parcel. The plat includes several variances including a variance
from the Master Street Plan to allow a deferral of the sidewalk placement on
Highway 10 and variances from the Highway 10 Design Overlay District to allow
a reduced lot size and a reduced front building line. The lots range in size from
1.61 acres to 4.97 acres. The proposed plat indicates a reduced building line
adjacent to Cantrell Road. The building line is proposed around the existing
structure located along the eastern perimeter.
The applicant is seeking approval of a revision to a previously approved
Conditional Use Permit (Z-5535-B) and approval of a rezoning to POD for a
portion of this site (Z-5535-C) as separate items on this agenda.
B. EXISTING CONDITIONS:
The site contains a church and two vacant single-family homes. There is a
significant grade difference between the church and the homes with the homes
sitting on top of a ridge. Access to the homes is presently from Cantrell Road
through a shared driveway. The church has a separate drive extending from
Cantrell Road. Other uses in the area included multi-family, commercial and
office uses. There is a large tract of undeveloped property to the northeast
previously approved as a PRD for condominium housing. To the northwest are
office uses and a recently approved health studio and spa.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
owners of property abutting the proposed site along with the Pankey Community
Improvement District, the Piedmont Property Owners Association, the Pleasant
Forest Property Owners Association and the Walton Height-Candlewood
Property Owners Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell 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 16, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1580
3
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access. The width of driveway must not exceed 36 feet. The
eastern driveway must be removed per City code.
6. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for Lot 2. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. Additional fire hydrant(s) may be required.
Contact the Fire Department having jurisdiction 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: Approved as submitted.
County Planning: No comment.
CATA: The site is located on the Highway 10 Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
August 16, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1580
4
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present. Staff presented an overview of the proposed
preliminary plat indicating there were additional items necessary to complete the
review process. Staff requested the applicant indicate the front building line, the
zoning classification within the plat boundary and of abutting areas and provide
the source of title of the landowner in the general notes section of the site plan.
Public Works comments were addressed. Staff stated dedication of right of way
would be required along Cantrell Road. Staff also stated the existing drive
serving Lot 2 would require removal per City code. Staff stated streetlights would
be required prior to platting or the issuance of the certificate of occupancy.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 26, 2007, Subdivision Committee meeting. The
applicant has indicated the front building line, the zoning classification within the
plat boundary and of abutting properties and provided the source of title of the
landowner. The applicant has also indicated right of way dedication per the
Master Street Plan and provided a note indicating the drive serving Lot 2 will be
removed.
The proposal includes the creation of a two (2) lot plat for this 6.56 acre parcel.
There are several variances associated with the request two (2) of which are
related to the Highway 10 Design Overlay District. The Highway 10 Design
Overlay District typically requires a minimum lot size of two (2) acre and a front
building line of 100-feet. Lot 2 is proposed with a minimum lot size of 1.61 acres.
The front building line is indicated less than 100-feet due to the location of the
existing residential structure. After the dedication of right of way the existing
home encroaches into the 100 foot front building setback by a few feet. Staff is
supportive of the variance request. Staff does not feel the reduced lot area nor
the reduced front building line will significantly impact the development or the
area.
The plat includes a variance from the Master Street Plan to allow a deferral of the
sidewalk placement along Highway 10 until adjacent sidewalk construction. Staff
is supportive of this request. Presently there are large gaps in the sidewalk in
this area. The sidewalk has not been placed adjacent to the apartment
development to the east of this site nor has the sidewalk been placed in front of
the commercial development to the west of this site. Staff does not feel the
deferral of the sidewalk placement will significantly impact the development or
the area.
August 16, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1580
5
Staff is supportive of the preliminary plat request. Although there are variances
from the Highway 10 Design Overlay District and a deferral of the sidewalk
placement staff does not feel the creation of the plat and the associated
variances and deferral will significantly impact the development or the area. To
staff’s knowledge there are no remaining 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 approval of the requested variances from the Highway 10
Design Overlay District to allow a reduced lot size and a reduced front building
line.
Staff recommends approval of the requested deferral of the Master Street Plan
requirement for sidewalk placement along Cantrell Road.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the requested
variances from the Highway 10 Design Overlay District to allow a reduced lot size and a
reduced front building line. Staff also presented a recommendation of approval of the
requested deferral of the Master Street Plan requirement for sidewalk placement along
Cantrell Road.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position
August 16, 2007
ITEM NO.: 2 FILE NO.: S-1582
NAME: Kanis/Kirby Preliminary Plat
LOCATION: Located on the Northwest corner of Kanis and Asbury Roads
DEVELOPER:
LGR Investment, LLC
404 E. Kiehl Avenue
North Little Rock, AR 72020
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-1, Neighborhood Commercial and R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 17,442 adopted by the Little Rock Board of Directors on April 1, 1997,
rezoned a portion of this site (0.34 acres) from R-2, Single-family to C-1, Neighborhood
Commercial.
A. PROPOSAL/REQUEST:
The applicant is seeking preliminary plat approval for the creation of a two lot plat
with Lot 1 utilizing C-3, General Commercial District uses and Lot 2 utilizing O-3,
General Office District uses through a rezoning request as a separate item on
this agenda (Z-6245-B). Lot 1 is proposed containing 3.49 acres and Lot 2
containing .97 acres. A front building line of 25-feet has been indicated on the
street sides of the proposed plat. Upon development all street improvements will
be constructed in accordance with the Master Street Plan.
August 16, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1582
2
B. EXISTING CONDITIONS:
The site contains a number of residences both site built and manufactured
homes and a building constructed for a commercial use a number of years ago
now being used as a residence. The property to the north on Asbury Road is
zoned PD-O and is currently being used as an office for Davis Forestry. To the
north on Kirby Road, the property is zoned R-2 with a CUP which allows a
manufactured home on the property. To the southeast is a newly developing
single-family subdivision with attached and detached residential structures. To
the west of the site is a vacant property currently zoned C-1, Neighborhood
Commercial District. Northwest of the site is a property zoned PD-R which was
approved to allow the construction of attached single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Parkway Place and the Gibralter Heights/Point West/Timber
Ridge Neighborhood Association, all owners of property located within 200 feet
of the site and all residents, who could be identified, located within 300 feet of the
proposed development were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. Per the
Master Street Plan an additional 10 feet of right-of-way is required to be
dedicated for the right turn lane onto Kirby Road.
2. Asbury Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. Kirby Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Kirby Road.
5. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Asbury Road.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The back of curb
should be located 33 feet from centerline. A right turn lane should be
installed at the Kanis Road-Kirby Road intersection. The right turn lane
should be provided with 150 feet of stacking distance and 100 foot taper.
August 16, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1582
3
7. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to Kirby Road
including 5-foot sidewalks with the planned development. The back of curb
should be located 18 feet from the centerline.
8. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Asbury Road
including 5-foot sidewalk with the planned development. The back of curb
should be located 18 feet from centerline.
9. The future driveway on Kanis Road must align with Woodlands Edge Trail.
If future driveways are proposed on Kanis Road they must be right in/right
out only and meet the City driveway spacing criteria.
10. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
11. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
12. 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.
13. 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.
14. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
August 16, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1582
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. On-site fire line(s) and
additional fire hydrant(s) will be required in order to provide service to this
property. 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 systems. This
development will have minor impact on existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were few outstanding technical issues associated with
the request. Staff requested the applicant provide the source of title of the
landowner, the building setback for the proposed lots and the total lot area for
each of the proposed lots.
Public Works comments were addressed. Staff stated the abutting streets would
require construction to Master Street Plan standards at the time of final platting.
Staff also stated a right turn lane would be required at the intersection of Kanis
and Kirby Roads. Staff stated future drives along Kanis Road would be required
to align with Woodlands Edge Trail. Staff noted streetlights would be required
prior to final platting.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
August 16, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1582
5
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 26, 2007, Subdivision Committee meeting. The
applicant has provided the source of title of the landowner, the building setback
and the total lot area for each of the proposed lots. The site plan indicates a right
turn lane will be added at the intersection of Kanis and Kirby Roads and future
drives will align with Woodlands Trails.
The revised plat indicates the placement of a 25-foot front building line abutting
the two streets as typically required by the proposed zoning classifications. A
note indicates the remaining setbacks will comply with the proposed zoning
classification.
The plat is proposed with Lot 1 containing 3.49 acres and Lot 2 containing
.97 acres. Lot 1 is proposed for C-3, General Commercial District zoning and
Lot 2 with O-3, General Office District zoning through a rezoning request as a
separate item on this agenda (Z-6245-B). Per the proposed zoning classification
the minimum lot size allowed is 14,000 square feet or 0.32 acres. The lot sizes
proposed are more than adequate to meet the typical minimum lot size for the
proposed zoning.
Staff is supportive of the proposed preliminary plat application. The plat as
proposed follows the proposed zoning lines and fully complies with typical
minimum ordinance requirements for the existing and proposed zoning
classification. Staff’s support of the proposed preliminary plat should not be
construed as support for the proposed rezoning or the Future Land Use Plan
amendment.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed preliminary plat subject to
compliance with the comment and conditions as outlined in paragraphs D, E and
F of the agenda staff report.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 3 FILE NO.: S-1581
NAME: Broadway Ice and Vending Subdivision Site Plan Review
LOCATION: Located on the Northeast corner of 12th and Broadway Streets
DEVELOPER:
Best Ever Group, Inc.
1725 N. Spruce Street
Little Rock, AR 72207
ARCHITECT:
Terry Burruss, Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 0.688 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
PLANNING DISTRICT: 8 – Central City
CENSUS TRACT: 1
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a site plan review for the placement of an additional
structure on the site to house vending equipment. A free standing, automated
ice machine that has the capability to produce fresh, fast and convenient ice on
demand, is proposed along with a walk-up vending machine for products such as
drinks, sandwiches and snacks.
B. EXISTING CONDITIONS:
The site contains a closed automotive detail shop, automatic carwash facility and
mechanics bay. To the south is a self-serve carwash. Located on the same
block is a heat and air business with a large warehouse and office uses. To the
north is a drive-in restaurant. To the east and southeast are commercial uses
including a copy center a restaurant use and plant sales. To the west of the site
is a cemetery.
August 16, 2007
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1581
2
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an
adjacent property owner. All owners of property located within 200 feet of the
site along with the East of Broadway Neighborhood Association and the
Downtown Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide survey showing centerlines of adjacent streets. Broadway Avenue is
classified on the Master Street Plan as a principal arterial with special design
standards. Dedication of right-of-way to 40 feet from centerline will be
required.
2. Due to the proposed use of the property, the Master Street Plans specifies
that 12th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline. Provide survey
showing centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Broadway Avenue and 12th Street.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. The curb radius at Broadway Avenue and 12th Street should be improved to a
20 foot radius.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 36 feet. The western driveway on West 12th Street should be
removed. Only a single driveway will be allowed on Broadway Avenue.
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. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
August 16, 2007
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1581
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main located under the existing structure. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: 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 near CATA Bus Routes #14 – The Rosedale Route
and #15 – The 65th Street Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. The zoning street buffer requires an average eighteen foot (18’) wide street
buffer and in no point be less than half along Broadway Avenue and along Spring
Street.
3. The zoning street buffer requires six foot nine inch wide (6’-9”) street buffer
and in no point be less than half along West 12th Street.
4. The landscape ordinance requires a nine foot wide landscape strip around the
sites entirety. There should be no hardscaping located within this minimal
area. This site is located within the designated mature area of the City;
therefore, this can be reduced to six foot, nine inches (6’-9”) where nine foot
is a hardship. A variance from this minimal amount will require the approval
of the City Beautiful Commission prior to the issuance of a building permit.
5. The landscaping ordinance requires a small amount of building landscaping
between all parking areas and the buildings.
August 16, 2007
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1581
4
6. Street trees are required.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were a number of
outstanding technical issues associated with the request. Staff requested the
applicant provide building elevations for the proposed structure and provide the
proposed construction materials. Staff also requested the applicant provide
details of the proposed vending operation. Staff stated lighting must be low level
and directed downward and into the site. Staff noted the site was located in the
UU zoning district which had specific development criteria. Staff requested the
applicant provide striping on the existing paved area to designate customer
parking.
Public Works comments were addressed. Staff stated right of way dedication
was required at the intersection of West 12th Street and Broadway Avenue. Staff
also stated the developers would be required to repair and/or replace any broken
curb, gutter or sidewalk prior to occupancy. Staff stated the driveway locations
and widths did not meet the traffic access and circulation requirements of the
existing ordinances. Staff stated the western drive on West 12th Street should be
removed. Only a single drive would be allowed on Broadway Avenue.
Landscaping comments were addressed. Staff stated street trees would be
required along the roadways. Staff also stated street buffers would be required
along West 12th Street and Broadway Avenue. Staff stated presently there was
no landscaping indicated on the site plan. Staff also stated a small amount of
building landscaping would be required.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the July 26, 2007, Subdivision Committee meeting. The
applicant has indicated the site will contain a walk-up vending service for sale of
ice and typical vending products including drinks, snacks and sandwiches. The
revised site plan indicates the placement of a 9-foot landscape strip along the
northern perimeter and a 6-foot 9-inch landscape strip along West 12th Street
adjacent to the area proposed for the additional building. A note indicates
building landscaping will be installed adjacent to the new structure. The site plan
indicates the ice plant will be screened with the new structure.
August 16, 2007
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1581
5
The site plan does not include striping of the parking lot area to designate
customer parking, the removal of drives to comply with the typical ordinance
requirements nor has the applicant provided building elevations or proposed
construction materials. The site plan indicates the hours of operation from
6:00 am to Midnight seven days per week.
Driveway locations and widths do not meet the traffic access and circulation
requirements of Section 30-43 and 31-210. Per the Master Street Plan, the
minimum driveway spacing on a principal arterial street is 300 feet and 150 feet
from the property line. Since this property cannot meet those standards only one
driveway is allowed on Broadway Avenue. Presently there are two drives
indicated on Broadway Avenue.
The site plan as indicated renders the existing one story brick structure unusable.
According to the applicant the carwash facility will not operate while the vending
operation is in operation on the site. The applicant has indicated the vending
operation is a temporary use and will be removed from the site once a permanent
use has been identified.
Staff is not supportive of the request. There are a number of outstanding issues
associated with the request. The development is located within the UU, Urban
Use Zoning District which was established to assure the continuation of
development consistent with traditional urban form. The district was established
in order to help create a compact, dense, distinguishable core area. Broadway
Avenue was one of the six streets within the Downtown corridor network as
defined by the Downtown Little Rock Framework for the Future. Objective One
as stated in the Downtown Little Rock Framework for the Future, the Downtown
urban form should be protected by requiring structures be built to the street with
street level activity and visual connection between the street and interior. The
site plan as proposed does not meet this criteria. In staff’s opinion the
development does not meet the intent of the UU Zoning District nor the
recommendations of the Downtown Little Rock Framework for the Future. Also
with the outstanding issues associated with the request staff does not feel the
development as proposed is a proper development for the site.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 15,
2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff
stated the deferral request would required a waiver of the Commission’s By-laws with
regard to the late deferral request. Staff stated they were supportive of the deferral
request.
August 16, 2007
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1581
6
There was no further discussion of the item. The Chair entertained a motion for a
waiver of the By-laws with regard to the late deferral request. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 4 FILE NO.: Z-3150-I
NAME: I-30 RV Park Long-form PD-C
LOCATION: Located on the Northeast corner of I-30 and Chicot Road
DEVELOPER:
Dave and Mary Pierce
P.O. Box 6298
Sherwood, AR 72124
ENGINEER:
The Holloway Firm
Bob Holloway
200 Casey Drive
Maumelle, AR 72113
AREA: 5.811 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
ALLOWED USES: Outdoor sales and commercial uses
PROPOSED ZONING: PD-C
PROPOSED USE: RV Park
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The proposal includes the development of 5.81 acres with 145 RV parking
spaces. The development is proposed in three phases. A single entry to the
park is proposed off Chicot Road to provide a controlled entry. The exit is on the
frontage road along Interstate 30. The control center and office for the business
will be at the northwest corner of the site where the only services offered will be a
laundry facility and propane refilling station. The park is unlike a KOA in that it is
simply a location to park the RV and the accompanying vehicle. It does not
provide on site recreational facilities like long term camper parks. All utilities for
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
2
the park will be underground with the connections all in a concrete island such
that they provide minimum difficulty while attaching to the RV’s.
The applicant has indicated a desire to retain on-site trees where not located
within the proposed parking spaces. The driveways are proposed with asphalt
and concrete aprons at the entrance and exits, but the parking itself will be
graveled with a light colored chat with the exception of the designated landscape
areas. Since most of the lot will be gravel, it will provide for substantially easier
maintenance operation, minimize storm water detention requirements and
provide a clean and more easily maintained site.
The site will be used for overnight stays, or small extended stays for recreational
purposes by family visitations, shopping, athletic events or visits to the Clinton
Library. Sewer service will be provided by Little Rock Wastewater Utility since a
gravity sewer line is located on site and larger water lines are located along
Chicot Road and the I-30 Frontage Road.
B. EXISTING CONDITIONS:
The site is a wooded site located just east of the Chicot/I-30 Overpass. To the
north of the site is an apartment development and to the east is a church. West
of the site is a property containing a warehouse building which was formerly used
as a lumber company. Further west is an office use and an apartment
development and a mini-warehouse development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls from area residents. All
owners of property located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the proposed development, the South
Brookwood Neighborhood Association, Southwest Little Rock United for
Progress and the Town and County Neighborhood Associations were notified of
the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. The driveway into the development from Chicot Road should be paved with
curb and gutter and at least 26 feet from back of curb to back of curb to the
eastern slot access drive. The driveway entrance off the I-30 frontage road
should be paved with curb and gutter and at least 26 feet back of curb to
back of curb to the slot access drives.
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
3
3. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot Road
with the planned development. Asphalt pavement should be provided 18
feet from the centerline and concrete to the right of way line with curb and
gutter, and access ramps crossings.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. The driveways within the development should be constructed to at least
20 feet in width of asphalt pavement.
6. The parking slots should be angled to allow vehicles to back into slots. This
would require the slot driveways to be one way.
7. 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. If the applicant desires to clear Phase 2 and/or 3
with Phase 1 a variance from the Land Alteration Regulations is required.
8. All radiuses should be sufficient for bus or WB-40 turning movements.
Provide revised plan.
9. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75 feet of
the edge of pavement on the I-30 access road.
10. Storm water detention ordinance applies to this property. The detention is
shown on the south side of the property.
11. 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).
12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on site. Sewer is available for the project.
Sewer connection for private system serving RV Park must be approved by Little
Rock Wastewater Utility prior to the start of construction.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. Additional fire
hydrant(s) may be required. Contact the Fire Department having jurisdiction to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s)
and private fire line. A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. This fee will
apply to all meter connections including any metered connections off the private
fire system. This development will have minor impact on the existing water
distribution system. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water (CAW) requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by CAW. The test results
must be sent to CAW's Cross Connection Section within ten days of installation
and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to
discuss backflow prevention requirements for this project. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a Planned Commercial development to rezone the site from C-4,
Open Display District to allow the placement of an RV Park on the site containing
145 stalls.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chicot Road is shown as a Collector on the Master Street
Plan. The primary function of a Collector Street is to provide a connection from
Local Streets to Arterials. This street may require dedication of right-of-way and
may require street improvements.
Bicycle Plan: A Class III bike route is shown on the Master Street Plan bicycle
section along Chicot Road. A Class III bikeway is a signed route on a street
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
5
shared with traffic. No additional paving or right-of-way is required. Class III
bicycle route signage may be required.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the 65th Street West Neighborhood Action Plan. The Land Use
and Zoning goal states: “Non Residential developments within the neighborhood
should be low volume traffic generating businesses” and “Encourage non
residential uses continue to be located along University Avenue and I-30 and not
infiltrate into the neighborhood.”
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. A nine-foot minimum landscape strip will be required along the access drive
on the northern perimeter. A six (6) foot high opaque screen, either a
wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, is also required in this area.
3. The zoning buffer ordinance requires a forty foot wide (40’) land use buffer
along the remainder of the northern perimeter of the site next to the
residentially zoned property. Seventy percent (70%) of this buffer is to
remain undisturbed. Credit towards fulfilling this requirement can be given
for existing trees and undergrowth that satisfies this year-around
requirement. A six (6) foot high opaque screen, either a wooden fence with
its face side directed outward, a wall, or dense evergreen plantings, is also
required.
4. The landscape ordinance requires the placement of a landscape strip along
the eastern and western perimeters of the site a minimum of nine feet in
width.
5. The landscape ordinance requires the placement of a 30-foot perimeter
planting strip adjacent to I-30.
6. The zoning buffer ordinance requires an average of forty foot (40’) wide
street buffer and in no case less than the thirty foot (30’) required by
landscape ordinance.
7. Vehicular use areas are required to be landscaped at a minimum of eight
percent of the interior wheeled area. The landscape ordinance requires a
minimum of 8 % of the paved areas be landscaped with interior islands of at
least 7 ½ feet in width and 150 square feet in area. These islands should
be evenly distributed throughout the site.
8. An automatic irrigation system to water landscaped areas will be required.
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
6
9. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on 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 26, 2007)
The applicant was present. Staff presented the item stating there were a number
of outstanding technical issues associated with the request. Staff stated the site
plan did not include any outdoor livability. Staff stated the PUD ordinance
typically required a minimum of ten to fifteen percent of the site area be
designated as landscaped open space and not be used as streets or parking.
Staff also stated the request included the placement of gravel parking pads for
the RV’s. Staff stated the ordinance typically required all wheeled areas to be
constructed with a hard surface material. Staff questioned the length of time
visitors would be allowed to stay at the site. Staff also requested the applicant
provide the location of the dump station or define how sewer service would be
handled.
Public Works comments were addressed. Staff stated the parking slots should
be angled to allow vehicles to back into slots. Staff stated this would require the
drives to be one-way drives. Staff stated the internal drives should be
constructed to a minimum width of 20-feet. Staff also stated if Phases II and III
were proposed for clearing with the development of the Phase I a variance from
the Land Alteration Ordinance would be required.
Landscaping comments were addressed. Staff stated a 30-foot perimeter
landscape buffer was required along the I-30 Frontage Road per the Landscape
Ordinance. Staff stated the zoning buffer ordinance would typically require the
placement of a 40-foot street buffer in this area and in no case less than one-half
or 20-feet. Staff stated the vehicular use areas were required to be landscaped
with a minimum of eight percent of interior landscaping within interior landscape
islands a minimum of seven and one-half feet and 150 square feet in area. Staff
stated a landscape plan would be required prior to the issuance of a building
permit and an automatic irrigation system would be required to water landscaped
areas.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
7
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 27, 2007, Subdivision Committee meeting. The applicant has
indicated each of the proposed parking stalls will have access to City sewer
service, the maximum length of stay is 30-days and the site will have a 24-hour
attendant. The site plan does not include angled parking as suggested by staff.
According to the applicant the width of the stalls and drive lanes are adequate to
maneuver a vehicle into the stall as proposed.
The buffer along the northern perimeter has not been indicated at the 40-foot
minimum landscape strip as typically required per the zoning buffer ordinance
and the 9-foot minimum landscape strip along the eastern and western
perimeters has not been included. The interior landscaping, as typically required
by the landscape ordinance, has not been included.
Screening and buffering have been noted by the applicant in the revised cover
letter but have not been noted on the site plan. According to the applicant a
wooden fence is located along the northern perimeter of the site on an adjacent
property. The ordinance typically requires the placement of screening by the
more intense use and although there is screening in place this does not relieve
the applicant of the screening requirement. A chain link fence is located along
the eastern and western perimeters. The cover letter states a living screen
would accomplish any screening requirements by the placement of hedges and
trees for a more suitable perimeter treatment in these areas but has not been
indicated on the site plan.
The site plan does not include any outdoor living space in parks or community
common areas. According to the applicant these amenities have not been
provided since the site is not a long term stay facility. The site is proposed for
larger units and a clientele that does not require a large common open space.
According to the applicant’s revised cover letter a substantial number of existing
trees (200+) will remain on the site. The revised site plan does not identify the
trees to remain on the site nor has the applicant provided a tree survey. The
Planned Zoning District Ordinance typically requires a minimum of ten to fifteen
percent of the site to be common open space and green space. The site plan
does not include this typical minimum requirement.
The revised site plan includes the placement of 145 parking stalls with a
minimum width of 22-feet and a maximum depth of 50-feet. Each of the stalls is
proposed with areas of green space and a location for tow vehicle parking. Each
of the proposed stalls will have a utility pedestal connection with access to water,
sewer and electrical. Central Arkansas Water will provide water service and
Little Rock Wastewater Utility will provide wastewater service.
The lot is proposed with parking lot lighting to be mercury vapor shoebox type
lighting with a maximum pole height of 20-feet.
The development is proposed in three phases. The first phase will involve the
construction of the access drive from Chicot Road, the office and laundry facility
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
8
and 48 parking stalls along with the drive serving the stalls. Phase II will contain
45 parking stalls along with the service drive and Phase III will include 52 parking
stalls and service drive. Grading is proposed with each phase of development
therefore a variance to allow advanced grading of the subsequent phases is not
being requested.
The office facility is proposed as a 14-foot by 40-foot structure and the laundry as
a 10-foot by 16-foot structure. The trash receptacle is located adjacent to the
office and laundry facility with the hours of service limited to daylight hours. A
screening fence will be provided per the typical ordinance requirements.
Signage is proposed along the I-30 frontage road and along North Chicot Road.
The signage is proposed as typically allowed in commercial zones or a maximum
of 36-feet in height and 160 square feet in area. Directional signage will also be
utilized along the I-30 Frontage Road to direct patrons to the entrance to the
development along North Chicot Road.
The applicant has indicated the customers will be allowed a maximum stay of
30 days and the maximum number of occupants per vehicle is four. The vehicle
must be moved from the site a minimum of 15 days before the unit can return for
an additional 30 day stay.
All drives are proposed constructed as a hard surface material. The driveway off
Chicot Road is indicated as a 22 foot wide drive with no curb and gutter. The
driveway should be paved with curb and gutter to a width of at least 26 feet from
back of curb to back of curb and constructed for the expected wheel loads. The
width will allow an RV to go around another RV parked at the office to check in.
The driveway off Chicot Road should be constructed with a concrete apron
starting 18 feet from the centerline of the street to the right-of-way line.
Pavement should be provided on Chicot Road for widening to 18 feet per Master
Street Plan and Public Works details. Indentions should be provided in the curb
of the driveway for future access ramps. The driveway onto I-30 should be
lengthened at least 5 feet to provide sufficient room for RV’s to stack waiting to
enter the I-30 frontage road. The current design requires the nose of the RV to
be closer than 5 feet from the through lanes of traffic on the I-30 frontage road.
This lengthening will require adjustments in the street radiuses for WB-40
vehicles to maneuver. The driveway onto I-30 frontage road is indicated at
26 feet wide but without curb and gutter. Curb and gutter should be provided.
Trees are shown to be placed in the pavement which reduces the available
turning radius for a WB-40 vehicle.
The parking stalls are proposed as gravel with a light colored chat with the
exception of the designated landscape areas. Most of the lot will be gravel, to
provide for easier maintenance operation and minimize storm water detention
requirements. The zoning ordinance typically requires all wheeled area to be
constructed of a hard surface material.
Staff is not supportive of the request. The site plan as presented does not
include adequate landscaping or areas for outdoor livability as typically required
August 16, 2007
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3150-I
9
by the ordinances. Staff feels the site plan as proposed is maximizing the site for
development and paying little attention to landscaping and livability. Staff feels if
the site is developed for an RV park the developers should at least provide the
meet or exceed the typical minimums requirements of the various ordinances.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were registered objectors present. Chairman
Stebbins stated when fewer than nine Commissioners were present the Commission
typically offer the applicant the option of deferral to a later hearing date. Chairman
Stebbins stated for an item to be recommended for approval six affirmative votes were
required. He stated presently there were seven Commissioners present.
Mr. Bob Holloway requested on behalf of the applicant a deferral of the item to the next
available public hearing. Staff stated the hearing date would be August 30, 2007.
A motion was made to defer the item to the August 30, 2007, public hearing. The
motion carried by a vote of 6 ayes, 1 no, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 5 FILE NO.: Z-5535-B
NAME: St. Michael’s Episcopal Church Revised Conditional Use Permit
LOCATION: Located at 12415 Cantrell Road
OWNER: St. Michael’s Episcopal Church
12415 Cantrell Road
Little Rock, AR 72223
ENGINEER: White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
PROPOSAL: A revision to the previously approved Conditional Use Permit site
plan to reduced the approved site plan area.
BACKGROUND:
On January 14, 1992, the Little Rock Planning Commission approved a conditional use
permit for St. Michael’s Church allowing for the construction of a church on 4.3 acres of
this site. No construction activity had taken place and on May 3, 2004, a revision to the
Conditional Use Permit for St. Michael’s Episcopal Church was approved by the Little
Rock Planning Commission. The revision was to allow the previously approved site
area to expand by 2.2 acres. The applicant requested a revision to the previously
approved Conditional Use Permit to include the additional 2.2 acre site and the two
single-family homes located on it. The acquisition of the second parcel made possible a
less dense site design. The parking lots and building footprints were “broken up” so as
to make better use of the topography and to provide a better and more natural site
development. The two houses were to remain single-family homes for the immediate
future as a parsonage or caretaker’s house. Future plans included the conversion of
the structures into classroom or office space as a part of the church program, a youth or
retreat center or removed and replaced with a distant third or fourth phase of program
development which would require return to the Commission. The church building and
associated parking has been constructed.
1. SITE LOCATION:
The site is located on the south side of Cantrell Road at 12415 Cantrell Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The church has existed at this site for many years. Surrounding properties are
developed with multi-family residences to the east and office uses to the west.
There is a lake located on the southern perimeter and across the lake are
single-family residences located in the Piedmont Subdivision. Allowing the site
August 16, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5535-B
2
plan to be revised to remove the two residential structures from the approved site
plan will not affect the church’s continued compatibility with the neighborhood.
3. ON SITE DRIVES AND PARKING:
The church’s sanctuary has a seating capacity of 175 persons with an average
attendance of about 130. The attendance is 15 for the 8:00 am service, 35 for
the 9:00 am service and 80 for the 11:00 am service. The site contains a total of
62 on-site parking spaces and eight (8) spaces along the common drive. Parking
for the church is calculated on the seating capacity in the main worship area.
The parking typically required for this size church would be 43 parking spaces.
There is no change proposed to the sanctuary under this proposal; thus, no
change is required in parking.
4. SCREENING AND BUFFERS:
The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements. All landscaping that is dead, diseased or missing will
require replacement in conjunction with this request.
5. PUBLIC WORKS COMMENTS:
1. Cantrell 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.
6. UTILITY, FIRE DEPARTMENT AND CATA COMMENTS:
Wastewater: Sewer main extension required with easement for Lot 2. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. Additional fire hydrant(s) may be required.
Contact the Fire Department having jurisdiction 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: Approved as submitted.
County Planning: No comment.
August 16, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5535-B
3
CATA: The site is located near CATA Bus Route #25 – the Highway 10
Express Route.
SUBDIVISION COMMITTEE COMMENTS: (July 26, 2007)
The applicant was present representing the request. Staff presented an overview of the
proposed development stating there were few outstanding technical issues associated
with the request. Staff stated the existing dumpster located on the site was not properly
screened and requested the applicant provide proper screening. Staff requested the
applicant provide the total seating capacity of the church and the average attendance of
the membership.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and clarification.
There was no further discussion of the item. The Committee then forwarded the item to
the full Commission for final action.
STAFF ANALYSIS:
St. Michaels’ Episcopal Church is located on R-2 zoned property, with a Conditional
Use Permit for the church, at 12415 Cantrell Road. The approved C.U.P. site plan
includes the church building, parking and two single-family structures to be used for
residential purposes or for church related activities. The request is a revision to the
C.U.P. to remove the single-family structures from the approved site plan. As separate
items on this agenda there are requests for the creation of a two lot plat (S-1580) and a
rezoning to POD (Z-5535-C).
Staff recommends the vehicle parking and striping in the driveway be removed since the
driveway is only 25 feet wide. The parking spaces are located along the entrance drive.
This would be the only modification proposed to the church site. With the removal of
the parking spaces staff’s concerns related to sight distances when entering and exiting
the proposed new drive to serve the office development will be minimized.
Staff is supportive of the proposed C.U.P. The site is not located in an area covered by
a bill of assurance. To staff’s knowledge there are no outstanding issues associated
with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with the
comments and conditions as outlined in Sections 4, 5 and 6 of the agenda staff report.
Staff recommends the vehicle parking and striping in the driveway be removed since the
driveway is only 25 feet wide.
Staff recommends the existing dumpster be screen as required per Section 36-523(d).
August 16, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5535-B
4
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested C.U.P. subject
to compliance with the comments and conditions as outlined in Sections 4, 5 and 6 of
the agenda staff report. Staff presented a recommendation the vehicle parking and
striping in the driveway be removed since the driveway was only 25 feet wide. Staff
also presented a recommendation the existing dumpster be screen as required per
Section 36-523(d).
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 6 FILE NO.: Z-5535-C
NAME: DAV Short-form POD
LOCATION: Located at 12415 Cantrell Road
DEVELOPER:
DAV Properties, LLC
14109 Taylor Loop Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Terry Burruss, Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 1.61 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family with a CUP
ALLOWED USES: Church and Single-family
PROPOSED ZONING: POD
PROPOSED USE: General and Professional Office uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On January 14, 1992, the Little Rock Planning Commission approved a Conditional Use
Permit for St. Michael’s Church allowing for the construction of a church on 4.3 acres of
this site. No construction activity had taken place and on May 3, 2004, a revision to the
Conditional Use Permit for St. Michael’s Episcopal Church was approved by the Little
Rock Planning Commission. The revision was to allow the previously approved site
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
2
area to expand by 2.2 acres. The applicant requested a revision to the previously
approved Conditional Use Permit to include the additional 2.2 acre site and the two
single-family homes located on it. The acquisition of the second parcel made possible a
less dense site design. The parking lots and building footprints were “broken up” so as
to make better use of the topography and to provide a better and more natural site
development. The two houses were to remain single-family homes for the immediate
future and used as a parsonage or caretaker’s house. Future plans included the
conversion of the structures into classroom or office space as a part of the church
program, a youth or retreat center or removed and replaced with a distant third or fourth
phase of program development which would require return to the Commission. The
church building and associated parking have been constructed.
A. PROPOSAL/REQUEST:
The applicant is seeking as separate items on this agenda a request for the
creation of a two lot plat (S-1580) and a revision to a previously approved
Conditional Use Permit (Z-5535-B). The church (the revision to the C.U.P.) is
proposed on a lot containing 4.97 acres and this rezoning request is a lot
containing 1.61 acres. The applicant is seeking the rezoning of this 1.61 acres
from R-2, Single-family to POD to allow the existing single-family structures to be
converted to an office use. The development is proposed with a shared drive
extending from the existing St. Michael’s driveway into the site from the west.
The new drive is proposed with parking located along the drive and adjacent to
the existing structures. The structures contain a total of 3,960 square feet of
gross floor area and each has a carport area which has been proposed for
enclosure for additional office area. The site plan includes the placement of
22 on-site parking spaces.
B. EXISTING CONDITIONS:
The site contains two vacant single-family homes. There is a church located to
the southwest which the office development proposes to share a driveway with.
There is a significant grade difference between the church and the homes with
the homes sitting on top a ridge. Access to the homes is presently from Cantrell
Road through a shared driveway. The church has a separate drive extending
from Cantrell Road. Other uses in the area included multi-family, commercial
and office uses. There is a large tract of undeveloped property to the northeast
previously approved as a PRD for condominium housing. To the northwest are
office uses and a recently approved health studio and spa.
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 along with the Pankey Community
Improvement District, the Piedmont Property Owners Association, the Pleasant
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
3
Forest Property Owners Association and the Walton Height-Candlewood
Property Owners Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
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.
5. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access. The width of driveway must not exceed 36 feet. The
eastern driveway must be removed.
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. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Steve Philpott) for more information.
9. Erosion controls must be installed to reduce discharge of polluted storm
water.
10. Due to width of western driveway and sight distance, parking must be
removed from the driveway or future access easement.
11. The turning radius for the new driveway into Lot 2 should have a minimum
radius for SU-30 vehicles. The new driveway should meet the existing
driveway (access easement) at a 90 degree angle.
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for Lot 2. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. Additional fire hydrant(s) may be required.
Contact the Fire Department having jurisdiction 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: 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 near CATA Bus Route #25 – the Pinnacle Mountain
Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Public Institutional for this property. The
applicant has applied for a Planned Office Development to allow for an office use
within the existing structures.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan. 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 since this 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: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
5
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Residential
goal states: “Enforce the construction of sidewalks with all types of development.”
The Sustainable Natural Environment goal states: “Preserve the Highway 10
Design Overlay District.”
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. The Highway 10 Design Overlay District typically requires the placement of a
25-foot average landscape strip along the side and rear perimeters of the site.
As proposed the site plan indicates the placement of a drive within this
landscape buffer strip along the eastern perimeter.
3. An automatic irrigation system to water landscaped areas will be required.
4. Berming is encouraged on this site to help screen the proposed parking
areas.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were a number of outstanding technical issues
associated with the request. Staff stated the proposed drive was located within
the typically required 25-foot landscape strip per the Highway 10 Design Overlay
District along the eastern edge of the property. Staff questioned the proposed
use of the property, if the existing carport structures would be enclosed for
additional square footage and if the site would contain a dumpster facility.
Public Works comments were addressed. Staff stated the development would be
required to remove the drive extending to the site from Cantrell Road. Staff also
stated a grading permit would be required prior to any clearing on the site. Staff
stated the turning radius for the new driveway into Lot 2 should have a minimum
radius for a SU-30 vehicle. Staff stated the new drive should meet the existing
drive at a 90 degree angle.
Landscaping comments were addressed. Staff stated an automatic irrigation
system would be required to water landscaped areas. Staff stated the City
Beautiful Commission recommended preserving as many trees as feasible on the
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
6
site and credit toward fulfilling typical landscape ordinance requirements could be
given when preserving trees of six inch caliper or larger.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 26, 2007, Subdivision Committee meeting. The applicant has
indicated one user will occupy both structures, revised the plan to eliminate the
encroachment into the eastern landscape strip and indicated the existing drive
from Cantrell Road will be removed. A dumpster is not proposed for the site and
the carport structures will be enclosed for additional square footage. The drive
has also been revised to meet the existing drive at a 90 degree angle. The
turning radius for the new driveway into Lot 2 is not sufficient for an SU-30
vehicle to turn into and out of Lot 2 into the access easement. Staff recommends
the turning radius be increased to allow for vehicles to maneuver the site.
The applicant is seeking a deferral of the required sidewalk placement along
Cantrell Road. Staff is supportive of the deferral request for the sidewalk
placement since sidewalks are not located on adjacent properties.
The request is to rezone the property from R-2, Single-family to POD to allow an
office user to occupy these two existing structures. The structures contain a total
of 3,960 square feet of gross floor area and each of the structures has a carport
which is proposed for enclosure for additional office area. This area has been
included in the total square footage of gross floor area on the site.
The site plan indicates the placement of 22 on site parking spaces. Based on
parking typically required for an office development 9 parking spaces would
typically be required. The parking as indicated is more than adequate to meet
the typical minimum ordinance requirements.
The site plan indicates the placement of a single sign located near the drive
entrance to the development. The sign is proposed with a maximum height of six
feet and a maximum sign area of 72 square feet. The signage proposed is
consistent with signage allowed per the Highway 10 Design Overlay District.
The structures are existing on the site. The eastern most structure is located
within the 100-foot building setback as typically required by the Highway 10
Design Overlay District. Presently the structure is located outside this typical
setback but with the right of way dedication per the Master Street Plan the
structure will fall within the setback.
The Highway 10 Design Overlay District typically requires a landscape strip of
25-feet around the perimeters of the site with the exception of the street buffer
which is required at 40-feet. The existing street buffer is more than adequate to
August 16, 2007
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5535-C
7
meet the typical minimum ordinance requirements. The eastern buffer appears
to be less than the 25-foot minimum at the northern edge of the structure by a
few feet.
The days and hours of operation are proposed as typical office hours or from
8 am to 6 pm Monday through Friday. The company provides design layout for
various publications. The actual printing takes place off site.
Staff is supportive of the request. Although the existing structures do not fully
comply with the typical standards of the Highway 10 Design Overlay District the
structures are existing and no building modifications are proposed. Staff does
not feel the rezoning of the site from R-2, Single-family to POD to allow the
existing structures to be used as office uses 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, F and H of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
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, F and 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. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 7 FILE NO.: Z-6915-C
NAME: Gamble Road Short-form PCD and Land Alteration Variance Request
LOCATION: Located on the Northwest corner of Chenal Parkway and Gamble Road
DEVELOPER:
Davis Properties
P.O. Box 241025
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Terry Burruss, Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 3.22 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: PCD
ALLOWED USES: O-3, General Office District and C-3, General Commercial
District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: O-3, General Office District and C-3, General Commercial
District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A request to rezone the site from O-3, General Office District to PCD was reviewed and
approved by the Little Rock Planning Commission at their March 8, 2001, Public
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
2
Hearing. This applicant requested staff not forward the item to the Board of Directors
for final action therefore the property remained zoned O-3. The applicant proposed a
three-lot plat to consist of O-3, General Office District permitted uses and a furniture
store.
The Planning Commission reviewed and approved a request for a preliminary plat of
this site at their May 26, 2005, Public Hearing. The applicant requested the subdivision
of 3.22 acres of O-3, General Office District zoned property into two lots. The average
lot size proposed was 1.79 acre with Lot 1 being 1.23 acres and Lot 2 being 2.34 acres.
Proposed Lot 1 had street frontage to Chenal Parkway but was not allowed a driveway
access. A cross access and utility easement was approved to serve Lot 1.
Ordinance No. 19,455 adopted by the Little Rock Board of Directors on December 5,
2005, rezoned the site from O-3, General Office District to PCD and established
Gamble Road Short-form PCD. The rezoning for Lot 2 to PCD allowed the
development of Gamble Road Plaza Center a three-story building with a lower level, a
main level and an upper level. The lower level would be used for office space and
some storage space. The main level was proposed for retail space and the upper level
containing office space.
The site was to be developed with approximately 12,000 square feet of retail space and
19,630 square feet of office space. The development was proposed as 62 percent
office utilizing O-3, General Office District uses and 38 percent commercial utilizing C-3,
General Commercial District uses. The applicant indicated a furniture store was
proposed to locate on the site along with several office users. The furniture store would
have an area of showroom and display along with an area of warehousing.
The applicant proposed the right of way for Gamble Road be abandoned and access to
Rock Creek Park to the north preserved via an access and utility easement located
within the east 20-feet of the existing right of way. Access to Lot 1 would be maintained
with an access easement for use of the existing driveway along the east side of Lot 1.
Ordinance No. 19,454 adopted by the Little Rock Board of Directors on December 5,
2005, abandoned the right of way for Gamble Road.
A. PROPOSAL/REQUEST:
The applicant is now seeking a rezoning of the site to allow the development of
the site in two phases with a single building constructed in each phase. The first
phase is proposed with the construction of a 6,000 square foot two story building
constructed for an office user. The second building is also proposed as a
two-story building with 20,300 square feet utilizing the ground level as retail and
the upper level as office spaces. The site plan includes 76 on-site parking
spaces to serve the development.
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
3
The applicant is also seeking a variance from the Land Alteration Ordinance to
allow advanced grading of the site. The applicant is seeking to grade the entire
site with the construction of the sites first building.
B. EXISTING CONDITIONS:
The site contains an existing medical office building taking access from Gamble
Road (previously abandoned). There is an apartment complex located to the
west of the site. To the north of the site is the Rock Creek Floodway; an area
identified on the Parks Master Plan as recreational open space. The area to the
east of the site is zoned PCD and is a strip retail center. South of the site are
commercial uses located on C-3, General Commercial District zoned property.
C. NEIGHBORHOOD COMMENTS:
The Parkway Place Neighborhood Association, the Gibralter Heights
Neighborhood Association along with all property owners located within 200-feet
of the site and all residents who could be identified located within 300 feet of the
site were notified of the public hearing. As of this writing staff has received one
informational phone call from an area resident.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. If the applicant plans to clear Phase 2 with
construction of Phase 1, a variance from the Land Alteration Regulations
must be requested.
2. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e).
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain.
7. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
4
8. The median shown in the site plan is not drawn correctly. The intersection
has 2 thru lanes and a right turn lane.
9. 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.
10. The abandoned right of way must be platted with a 20 foot access
easement to allow access to City owned property for maintenance. The
previous application showed the easement on the eastern side of the
abandoned right of way.
11. The proposed driveway into and out of proposed development must be
redesigned for a straight vehicular movement into and out of the
development and not require vehicles to jog left or right.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site. Sewer service for 13100 Chenal
Parkway may cross property involved in development. If so sewer main will be
required with easement to serve the existing building. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water regarding the size
and location of the water meter. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). No signs, light poles, flag
poles or other objects with foundations will be allowed within the waterline
easement crossing this property. Extra care must be taken to protect the water
main within this easement.
Fire Department: Place and install fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a revised Planned Commercial Development to allow construction of two
buildings on the site.
A Land Use Plan Amendment (LU01-19-01) to change this area to Mixed Use
was approved by the Planning Commission for this site on March 8, 2001, but
this amendment was never acted on by the Board of Directors. If the current
zoning item Z-6915-C is approved by the Planning Commission, this Land Use
Plan amendment will go to the Board of Directors along with the zoning item.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the
Master Street Plan. This street may require dedication of right-of-way and may
require street improvements. The primary function of a Principal Arterial is to
serve through traffic and to connect major traffic generators or activity centers
within urbanized areas. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians since this is a Principal Arterial.
Bicycle Plan: A Class I bike route is shown north of this site according to the
Master Street Plan bicycle section. A Class I bikeway is built separate from or
alongside a road. Additional paving and right of way may be required.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Park and
Recreation goal states: “Work with Parks and Recreation to develop open space
behind Target into a passive park system with access from Chenal Parkway
(via Gamble Road) and Markham Street.” The Office and Commercial
Development goal states: “Aggressively use Planned Zoning Districts (PZDs) to
influence more neighborhood-friendly and better quality developments.”
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. The zoning buffer ordinance requires a twenty-three foot (23’) wide land use
buffer along the northern perimeter of the property. Seventy percent of this
area is to remain undisturbed.
3. The zoning buffer ordinance requires a twenty foot wide (20’) land use buffer
along the western most portion of the property, next to the residentially zoned
areas. Seventy percent of this area is to remain undisturbed.
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
6
4. The zoning buffer ordinance requires a nine foot wide (9’) land use buffer
along the western/southern portion of the site, next to the office zoned
property. Seventy percent of this area is to remain undisturbed.
5. The zoning street buffer requires an average twenty-three foot (23’) wide
street buffer and in no point be less than half along Chenal Parkway.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern, western, and southern perimeters of the site, where located to areas
that are deemed less intensity uses by the City of Little Rock code. Credit
towards fulfilling this requirement can be given for existing trees and
undergrowth that satisfies this year-around requirement.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were a number of technical issues associated with the
request remaining outstanding. Staff requested the applicant include a cross
access easement on the site plan to serve Lot 1. Staff also questioned the total
office and total commercial spaces proposed for the site. Staff questioned if the
developers were willing to limit the available square footage for restaurant use.
Staff stated the site was located within the Chenal Design Overlay District which
regulated signage and overhead utilities. Staff questioned the location for the
proposed signage including the total height and area and the total area for the
proposed building signage.
Public Works comments were addressed. Staff stated the driveway into the
proposed development must be realigned to provide straight vehicular movement
into and out of the development. Staff stated the abandoned right of way must
be platted as a 20 foot access easement to access City owned property for
maintenance. Staff questioned if the entire site would be cleared with the
development of Phase I. Staff stated if this was the case a variance from the
Land Alteration Ordinance would be required.
Landscaping comments were addressed. Staff stated a minimum street buffer of
23-feet would be required along Chenal Parkway. Staff also stated a 20-foot
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
7
land use buffer would be required along the western perimeter and 9-foot along
the eastern perimeter. Staff stated an automatic irrigation system would be
required to water landscaped areas. Staff stated a landscape plan would be
required prior to the issuance of a building permit.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 26, 2007, Subdivision Committee meeting. The revised plan
has not addressed staff’s concerns related to vehicular access. Vehicles must
still jog left or right to enter or exit the development creating a traffic hazard.
Staff feels only a minor modification is necessary to remedy this situation and
recommends the entrance be redesigned with the assistance of the City Traffic
Engineer.
The site is proposed for development in two phases with a single building
constructed in each phase. The first phase is proposed with the construction of a
building footprint with 3,000 square feet and the structure being a two story office
building. The second building is proposed as a two story building with a
10,150 square foot building footprint utilizing the ground level as retail and the
upper level as office spaces. The maximum building height proposed is 30-feet.
The request includes a limit of 20 percent of the gross floor area for a restaurant
user or 2,030 square feet.
The total building square footage proposed for the site is 26,300 square feet with
16,150 square feet designated for office space and 10,150 square feet for
commercial space. The site plan includes 76 on-site parking spaces to serve the
development. Based on typical minimum parking requirements a total of
40 parking spaces would be required to serve the proposed office use and 33 to
serve the commercial space. Based on a portion of the site being used for a
restaurant use 47 parking spaces would be required to serve the commercial
portion of the development or 20 spaces for the restaurant and the remainder to
serve potential commercial users. Based on the maximum intensity of uses a
total of 80 parking spaces would typically be required for the office and
commercial uses. Although the indicated parking is four spaces less than the
typical minimum ordinance requirement staff is supportive of the parking as
proposed.
The street buffer has been indicated at 11-feet 9-inches narrowing to 9-feet. The
ordinance typically requires the placement of a 23-foot street buffer and in no
case less than one-half or 11-feet 5-inches. The width of the drive aisle
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
8
accessing the western property exceeds the typical design standard and could
be reduced to allow for the typical minimum width of the street buffer. Staff
recommends the drive be reduced to allow the entirety of the street buffer to be
not less than 11-feet 5-inches. In addition, staff recommends the applicant
provide a berm and additional plantings at one and one-half times the typical
planting requirement in this area to enhance the landscaped area and minimize
any potential impact of the reduced buffering.
A single ground mounted sign has been indicated on the site plan at the driveway
entrance. The sign is proposed consistent with signage allowed per the Chenal
Design Overlay District or a maximum of eight feet in height and 100 square feet
in area. Building signage is proposed as typically allowed per the zoning
ordinance for commercial building signage or a maximum of ten percent of the
façade area. The applicant is seeking to place the signage on the fronts of the
building as allowed in Section 36-557. According to this section all on-premise
wall signage must face required street frontage except in complexes where a
sign without street frontage would be the only means of identification for a tenant.
The applicant is also seeking a variance from the Land Alteration Ordinance to
allow advanced grading of the site. The applicant is seeking to grade the entire
site with the construction of the sites first building. Staff is supportive of the
request but requests the applicant provide sketch grading and drainage plan
showing areas proposed to be graded and areas not disturbed prior to the
issuance of a building permit.
The site plan includes the placement of a dumpster pad containing two dumpster
receptacles. The hours of service are indicated after 6:00 am. The site is
located adjacent to Rock Creek with the St. Charles Neighborhood to the north
and an apartment development located to the west. To limit the potential
adverse impacts to the adjoining residential uses, staff recommends the
dumpster service hours be limited to daylight hours.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the site to allow the site to develop with a mixed use development utilizing 61
percent of the site as office uses. Although the site does not fully comply with the
typical minimum standards for parking and street buffering staff does not feel the
development as proposed will significantly impact the development or the
adjoining properties. To staff’s knowledge there are no remaining 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, F and H of the agenda
staff report.
August 16, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6915-C
9
Staff recommends the applicant increase the street buffer along Chenal Parkway
to a minimum of 11-feet 5-inches and include a berm and additional plantings at
one and one half times the typical minimum ordinance requirement.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the area proposed for Phase II with the
development of Phase I.
Staff recommends the dumpster service hours be limited to daylight hours.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
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, F and H
of the agenda staff report. Staff presented a recommendation the street buffer along
Chenal Parkway be increased to a minimum of 11-feet 5-inches and include a berm and
additional plantings at one and one half times the typical minimum ordinance
requirement. Staff presented a recommendation of approval of the variance request
from the Land Alteration Ordinance to allow grading of the area proposed for Phase II
with the development of Phase I. Staff also presented a recommendation the dumpster
service hours 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. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 8 FILE NO.: Z-6245-B
NAME: Kanis/Kirby Rezoning from R-2 to C-3 and O-3
LOCATION: Located on the Northwest corner of Kanis and Kirby Roads
DEVELOPER:
LGR Investment, LLC
404 E. Kiehl Avenue
North Little Rock, AR 72020
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-1, Neighborhood Commercial and R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: None requested.
SURROUNDING LAND USE AND ZONING
North – R-2, Single-family District – Single-family Residences and PD-O for an office use
South – Vacant - Conceptual PCD presently at the Board of Directors for approval to
establish uses and create lots (August 6, 2007)
East – R-2, Single-family District – Single-family Residences
West – C-1, Neighborhood Commercial - Vacant - PCD zoning for a convenience store with
gas pumps at the Board of Directors on appeal of the Planning Commission’s
recommendation of denial (August 6, 2007)
August 16, 2007
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6245-B
2
A. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. Per the Master
Street Plan an additional 10 feet of right-of-way is required to be dedicated for the
right turn lane onto Kirby Road.
2. Asbury Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. Kirby Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Kirby Road.
5. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Asbury Road.
6. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including 5-
foot sidewalks with the planned development. The back of curb should be
located 33 feet from centerline. A right turn lane should be installed at the Kanis
Road-Kirby Road intersection. The right turn lane should be provided with 150
feet of stacking distance and 100 foot taper.
7. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvements to Kirby Road including 5-
foot sidewalks with the planned development. The back of curb should be
located 18 feet from the centerline.
8. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Asbury Road including 5-
foot sidewalk with the planned development. The back of curb should be located
18 feet from centerline.
9. The future driveway on Kanis Road must align with Woodlands Edge Trail. If
future driveways are proposed on Kanis Road they must be right in/right out only
and meet the City driveway spacing criteria.
10. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
11. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
August 16, 2007
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6245-B
3
12. 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.
13. 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.
14. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501)
379-1805 (Travis Herbner) for more information.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a dedicated CATA Bus Route.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Parkway Place Property Owners Association, the Gibralter
Heights/Point West/Timber Ridge Neighborhood Association, all owners of property
located within 200 feet of the site and all residents, who could be identified, located
within 300 feet of the proposed development were notified of the public hearing.
E. LAND USE ELEMENT:
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 rezoning from R-2, Single-family to C-3, General Commercial District and
O-3, General Office District.
A land use plan amendment for a change to Commercial and Office is a separate item
on this agenda (LU07-18-01).
Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan. 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. Kirby Road is shown as a
Collector. The primary function of a Collector 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. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Kanis Road
since it is a Minor Arterial.
August 16, 2007
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6245-B
4
Bicycle Plan: A Class III bike route is planned along Kirby Road and south across
Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No
additional paving or right-of-way is required. Class III bicycle route signage may be
required.
City Recognized Neighborhood Action Plan: The property under review is covered
under the Rock Creek Neighborhood Action Plan. The Plan’s Office and Commercial
goal states: “Aggressively use Planned Zoning Districts (PZDs) to influence more
neighborhood-friendly and better quality developments.”
F. STAFF ANALYSIS:
The applicant owns approximately 10 acres located north of Kanis Road at the
intersections of Kirby and Asbury Roads. The property is currently zoned R-2, Single-
family and C-1, Neighborhood Commercial and the applicant is requesting to rezone
the property to O-3, General Office District and C-3, General Commercial District
excluding Convenience food store with gas pumps, Beverage shop and Bar, lounge or
tavern as allowable uses for the property with Planning Commission site plan review
and approval prior to development. As separate items on this agenda the applicant is
seeking preliminary plat approval (S-1582) to allow the creation of two lots with
3.49 acres proposed for C-3 zoning and .97 acres proposed for office zoning and an
amendment to the City’s Future Land Use Plan (LU07-18-01) to change the Plan from
Mixed Office Commercial to Commercial. This rezoning request is proposed to allow
future development of the property.
Ordinance No. 17,442 adopted by the Little Rock Board of Directors on April 1, 1997,
rezoned a portion of this site (0.34 acres) from R-2, Single-family to C-1,
Neighborhood Commercial. The site contains a number of residences both site built
and manufactured homes and a building constructed for a commercial use a number
of years ago now being used as a residence. There is a property to the north on
Asbury Road zoned PD-O currently being used as an office for Davis Forestry. To the
north on Kirby Road the property is zoned R-2 with a CUP which was approved to
allow a manufactured home on the property. To the southeast is a newly developing
single-family subdivision with attached and detached residential structures. South of
the site is property presently zoned O-3, General Office District and C-1,
Neighborhood Commercial District being considered for rezoning by the Board of
Directors on August 6, 2007, to PCD to create lots and establish uses for the
Woodlands Edge overall Master Plan. To the west of the site is a vacant property
currently zoned C-1, Neighborhood Commercial District. The property is to be
considered by the Board of Directors on August 6, 2007, for a rezoning to PCD to
allow a convenience store with gas pumps and a carwash. Northwest of the site is a
property zoned PD-R which was approved to allow the construction of attached
single-family homes.
The City’s Future Land Use Plan designates this property as “Mixed Office
Commercial”. A land use plan amendment for a change to a portion of this site to
Commercial is a separate item on this agenda (LU07-18-01).
August 16, 2007
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6245-B
5
Staff is not supportive of the C-3, General Commercial District portion of the rezoning
request. The entirety of the property is identified on the City’s Future Land Use Plan
as Mixed Office Commercial, which provides for a mixture of office and commercial
uses to occur. Acceptable uses include office or mixed office and commercial uses. A
planned zoning district is required if the use is mixed office and commercial. As
previously stated the applicant is seeking a change to the City’s Future Land Use Plan
as a separate item on this agenda for the commercial portion of the rezoning
application. Staff is not in support of the change to the City’s Future Land Use Plan
allowing this area to become designated as Commercial. The Kanis Road corridor has
been reviewed a number of times in the recent past and it has generally been
determined the current land use designations are acceptable to allow for the future
growth and development of the area. An established single-family neighborhood is
located immediately north of the site, which in staff’s opinion, should be coddled to
limit the potential impacts of intense commercial activities in their back yard. South
and southwest of the site is property currently being considered by the Board of
Directors for rezoning to a Planned Commercial Development to establish uses and
create lot layouts for future development. This area is being developed as a part of
the overall Master Plan for the Woodlands Edge Subdivision. This item is scheduled to
be heard by the Little Rock Board of Directors on August 6, 2007.
Staff feels the zoning of the property should not be approved and the future
development be in-line with the City’s Future Land Use Plan designation of Mixed
Office Commercial. The present designation would allow for office development on
the property. Staff would support a rezoning to O-3, General Office District for the
entirety of the property or development in some manner as a Planned Zoning District
as required by present Future Land Use designation. Staff feels that C-3, General
Commercial District zoning at this location could have an adverse impact on the
surrounding residential uses.
F. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff presented the
item stating the applicant had submitted a request dated August 10, 2007, requesting a
deferral of this item to the September 27, 2007, public hearing. Staff stated they were
supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes,
3 absent and 1 open position.
August 16, 2007
ITEM NO.: 9 FILE NO.: LU07-12-01
Name: Land Use Plan Amendment - 65th Street West Planning District
Location: The southwest corner of Colonel Glenn and David O. Dodd
bounded by Lawson Road
Request: Community Shopping and Office to Commercial and Mixed Office
Commercial
Source: Joe White, White Daters and Associates
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street West Planning District from
Community Shopping and Office to Commercial and Mixed Office Commercial.
Commercial includes a broad range of retail and wholesale of products, services,
and business activities. Mixed Office Commercial allows a mixture of office and
commercial uses to occur.
EXISTING LAND USE AND ZONING:
The amendment area is currently zoned C-3 General Commercial, O-3 General
Office and R-2 Single Family. The property has a grocery store/convenience
store on the northwest corner and a large gas station on the northeast corner.
There are six single-family homes currently on this property and a small
cemetery. The remainder of the amendment area is undeveloped. To the north
of this amendment area is zoned Planned Office Development for Bowman Plaza
I offices. To the west of the amendment area is zoned Planned Development
Commercial for Kinco Constructors. To the east of the amendment area is zoned
C-3 General Commercial for a bank, the Rave movie theater, several auto
dealerships, and future developments. To the south and southwest of the area is
mostly zoned R-2 Single Family for single-family residences and JA Fair School.
There is a small amount of O-2 Office zoning at the corner of Lawson and
Lawson Cutoff, which is still undeveloped. There is also a small parcel to the
west of the amendment area that is zoned C-3 General Commercial but which
remains undeveloped and for sale.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment area is currently shown as Community Shopping and Office on
the Future Land Use Plan. To the west is shown as Commercial and Office.
North of this site is shown as Mixed Office Commercial. To the northeast is
shown as Public Institutional. East is all shown as Commercial. South is shown
as Public Institutional for the school, and southwest is shown as Office and
Single Family.
August 16, 2007
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU07-12-01
2
Ordinance 19,308 was approved on April 19, 2005 to amend the southeast
corner of David O. Dodd Road and Bowman Plaza Drive from Office to
Commercial with a Park/Open Space buffer for future commercial development
and buffering.
Ordinance 18,964 was approved on October 21, 2003 to amend the area west of
Interstate 430 and southeast of David O. Dodd road from Office to Commercial
and Park/Open Space for future commercial development and buffering.
Ordinance 18,799 was approved on January 7, 2003 to amend the Office west of
the intersection of Colonel Glenn and Lawson Roads to Commercial for a
construction company office development.
MASTER STREET PLAN:
Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan
and David O. Dodd Road is shown as a Minor Arterial. These streets may
require dedication of right-of-way and may require street improvements. The
primary function of a Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. 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.
BICYCLE PLAN:
A Class I bike route is shown on the Master Street Plan bicycle section on this
application site. A Class I bikeway is built separate from or alongside a road.
Additional paving and right of way may be required.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or
open space. Just south of this amendment area is JA Fair Junior High School,
which offers some recreational opportunities.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
August 16, 2007
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU07-12-01
3
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:
The amendment area is currently shown as Community Shopping and Office on
the Future Land Use Plan. The applicant has requested a change from
Community Shopping to Commercial along Colonel Glenn Road. The remaining
Community Shopping and Office would be changed to Mixed Office Commercial
as part of a large Planned Commercial Development. This PCD would help
control the types of uses allowable in the Mixed Office Development.
The vicinity has been developing rapidly in the past twenty years. There is a
growing demand for more commercial land in this area as it is all quickly being
developed. In 1997, the Future Land Use Plan was amended at the corner of
Colonel Glenn Road and I-430 from Community Shopping, Suburban Office and
Office to Commercial for the development of the Rave movie theater and a car
dealership. That amendment provided nearly 66 acres of Commercial land in the
area. Much of this area is currently developed. In 2003, 50 more acres of Office
were amended to Commercial with Ordinance 18964. A portion of this land has
since been developed into a luxury car dealership.
The northern half of the amendment area is currently shown as Community
Shopping. Community Shopping is usually reserved for large shopping centers
with one or more general merchandise stores. Most of the amendment site is
undeveloped. There are currently two gas stations on the Colonel Glenn portion
of the amendment. They are shown as Community Shopping on the Plan, and
this amendment would change them to Commercial. The amendment would also
affect all of the land between these two gas stations. A change to Commercial
for this site would be more appropriate since it fits the types of Commercial
developing and likely to develop in this area
The rest of the amendment area is currently shown as Community Shopping and
Office. The proposed change would result in a large area of Mixed Office
Commercial. This Mixed Office Commercial would be a step down in intensity
from the Commercial along Colonel Glenn. The change continues the office and
commercial use pattern on the Plan. The requirement of a Planned Zoning
district will provide the City some additional protections with future development
of the area. The amendment area is surrounded by Office to the west, south and
southeast. This existing Office shown will be another step down in intensity from
August 16, 2007
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU07-12-01
4
the Mixed Office Commercial and will serve as a buffer to protect the existing
Single Family and the Public Institutional shown for JA Fair School. The Planned
Commercial Development should be used to ensure only Office uses are allowed
in the Mixed Office Commercial area except for the main mixed-use building that
is currently being considered. The southern portion of this Mixed Office
Commercial should have mostly Office uses since it is located so close to a
school.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: John Barrow and
Stagecoach/Dodd. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate since the Commercial better represents
the Commercial developing in that area and Mixed Office Commercial continues
both uses shown on the Plan with the requirement of a Planned Zoning District
(subject to any single uses in the southern section of the area being office).
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The item was placed on consent agenda for approval. By a vote of 7 for,
0 against the consent agenda was approved.
August 16, 2007
ITEM NO.: 9.1 FILE NO.: Z-6973-D
NAME: The Village at Colonel Glenn Revised Preliminary Plat, The Village at Colonel
Glenn Short-form PCD for Lot 8 and Land Alteration Variance Request
LOCATION: Located on the Southwest corner of Colonel Glenn and David O Dodd
Roads
DEVELOPER:
Colonel Glenn, Sextet, LLC
P.O. Box 13267
Maumelle, AR 72113
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 18.2 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District and C-3, General
Commercial District
ALLOWED USES: General Office and Commercial
PROPOSED ZONING: PCD, O-3, General Office District and C-3, General
Commercial District
PROPOSED USE: O-3, General Office District and C-3, General
Commercial District
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow advanced grading.
BACKGROUND:
Various zoning actions rezoned this property from R-2, Single-family to C-3, General
Commercial District and O-3, General Office District. Ordinance No. 18,446 adopted by
the Little Rock Board of Directors on March 20, 2001, rezoned a 7.7 acre tract to C-3,
General Commercial District (2.96 acres) and O-3, General Office District (4.87 acres).
Ordinance No. 19,046 adopted January 20, 2004, rezoned one (1) acre from R-2,
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
2
Single-family to C-3, General Commercial District and 1.74 acres to O-3, General Office
District. Ordinance No. 19,253 adopted December 21, 2004, rezoned 1.087 acres from
R-2, Single-family to C-3, General Commercial District. On January 20, 2005, the
Planning Commission approved a Conditional Use Permit for convenience store with
carwash on the corner of David O Dodd and Colonel Glenn Roads.
The Little Rock Planning Commission approved a preliminary plat for a large portion of
this site on April 22, 2004. The applicant requested a preliminary plat to subdivide
12.8 acres into 12 non-residential lots zoned O-3, General Office District and C-3,
General Commercial District. The applicant indicated driveways would be shared for
the majority of the lots.
Common access drives were to provide circulation between the various lots and the
public streets. The applicant indicated street improvements would be constructed per
the Master Street Plan and the lots would be final platted individually as the market
demanded. The applicant indicated street construction would be placed on the entirety
of the street when any lot abutting the street was final platted.
On January 20, 2005, the applicant proposed to revise the previously approved
preliminary plat by changing the name of the proposed subdivision and adding a small
sliver of property located adjacent to Colonel Glenn Road. The preliminary plat was
originally filed as Colonel Glenn Center and the applicant wishes to name the proposed
subdivision the Village at Colonel Glenn. The applicant indicated additional property
located in the northeast corner of the proposed addition at the intersection of Colonel
Glenn and David O Dodd Road. The proposed subdivision contained 13.9 acres of
commercially and office zoned properties. The average lot size proposed was 150-feet
by 300-feet or 1.03 acres. The minimum lot size proposed was 0.73 acres. Shared
driveways and common private drives provided interior access to all the proposed lots.
A. PROPOSAL/REQUEST:
The project contains 13.61 acres located at the southwest corner of Colonel
Glenn Road and David O Dodd Road. The developer is proposing a revision to a
previously approved preliminary plat and the construction of a mixed use
development on one of the proposed lots within the plat area. The development
is proposed as a two story building on Lot 8 with retail uses on the ground floor
and office uses on the upper floor. Employee parking will be provided in the rear
of the building with ample customer parking in the front. The developer will
construct the street improvements as required by the Master Street Plan and
along the Colonel Glenn Road frontage adjacent to proposed Lots 1 – 4 and the
David O Dodd frontage adjacent to Lots 6 and 7 with the development of Lot 8.
The applicant is seeking approval of a variance request from the Land Alteration
Ordinance. A site located on the south side of David O Dodd Road is proposed
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
3
to provide the dirt needed for the fill of the northern lots. Buffers will be provided
along the abutting property lines and the street frontage.
B. EXISTING CONDITIONS:
Portions of the site are vacant and portions contain single-family homes
scattered along Lawson Road. There is an existing grocery store located on the
southeast corner of Colonel Glenn Road and Lawson Road, which is not a part of
the proposed request. A new convenience store has been constructed on the
southwest corner of Colonel Glenn Road and David O Dodd. This area is not
included in the proposed request either. Areas along David O Dodd Road are
primarily vacant and tree covered.
The roads are unimproved roadways with open ditches for drainage and no curb,
gutter or sidewalk in place. Other uses in the area include the Rave Theater and
vacant C-3, General Commercial District zoned property located immediately to
the east. There are other developed and vacant properties located further to the
east, south of Colonel Glenn Road and west of I-430. To the north of the site is a
site zoned POD which has developed as an office/warehouse development.
West of the site is a PDC for Kinco Construction Company and also single-family
homes located on tracts.
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, the John Barrow and the Stagecoach Dodd
Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. David O. Dodd 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. Church 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. Due to the proposed use of the property, the Master Street Plans specifies
that Lawson Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to David O.
Dodd and Church Road including 5-foot sidewalks with the planned
development. The back of curb should be located 29.5 feet from the
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
4
centerline. A right turn lane should be provided on David O. Dodd onto
Lawson Cutoff to provide 250 feet of stacking distance and 150 foot taper.
5. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Lawson Road
including 5-foot sidewalks with the planned development. The back of curb
should be placed 18 feet from centerline.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. If the applicant plans to clear additional lots
besides Lot 8 on north side of David O. Dodd a variance must requested
from the Land Alteration Regulations.
7. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Colonel
Glenn Road including 5-foot sidewalks with the planned development. The
back of curb should be located 29.5 feet from the centerline of the street.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
9. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
10. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
11. 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).
12. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
13. 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.
14. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
15. 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.
16. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
5
not exceed 36 feet. Per code, a driveway can be located a minimum of 300
feet from an intersection and the minimum driveway spacing on minor
arterial streets is 300 feet. The driveway locations though were previously
approved on the preliminary plat.
17. Due to the size of this development and its use, study vehicle trip generation
and trip distribution for the development and also take into account existing
and projected traffic growth and consider access to and from I-430. Provide
an estimate of the amount of traffic increase from the proposed 12-acre
subdivision on future traffic estimates.
18. The Church Road is officially named Lawson Cutoff and should be changed
on plat.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: 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. Water main extensions, on-site
fire line(s) and additional fire hydrant(s) will be required in order to provide
service to this property. A Capital Investment Charge based on the size of the
connection(s) will apply to this project in addition to normal charges. This fee will
apply to all meter connections including any metered connections off the private
fire system. This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Place and install 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 65th Street West Planning
District. The Land Use Plan shows Community Shopping and Office for this
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
6
property. The applicant has applied for a Planned Commercial Development to
allow a revision to a previously approved preliminary plat and to allow the
development of one of the lots with a mixed use development.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda (LU07-12-01).
Master Street Plan: Colonel Glenn is shown as a Principal Arterial on the Master
Street Plan and David O. Dodd is shown as a Minor Arterial. These streets may
require dedication of right-of-way and may require street improvements. The
primary function of a Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. 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.
Bicycle Plan: A Class I bike route is shown on the Master Street Plan bicycle
section on this application site. A Class I bikeway is built separate from or
alongside a road. Additional paving and right of way may be required.
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.
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. An automatic irrigation system to water landscaped areas will be required.
3. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
4. A land use buffer will be required next to any residentially zoned abutting
properties. The zoning buffer ordinance requires a land use buffer calculated
at six (6%) percent of the average depth of the property with a nine foot
minimum land use buffer next to residentially zoned property. Seventy
percent (70 %) of this area to remain undisturbed. Both the grading plan and
the landscaping plan will require this area be delineated as “area to remain
undisturbed”.
5. The zoning buffer ordinance requires the following three (3) street buffer
distances:
a. David O’ Dodd, thirty-two foot average (32’), in no case less than half.
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
7
b. Lawson Road, twenty four foot average (24’), in no case less than half.
c. Colonel Glenn Road, forty foot average (40’), in no case less than half.
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.
7. 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 between
this property and the residentially zoned or used properties abutting the site.
8. A small amount of building landscaping is required.
9. The development is being reviewed as a single development rather than
considering each individual platted lot. Based on this review regardless of the
lot size at the time of building permit a landscape plan will be required as a
part of the overall development plan. The landscape plan must be stamped
with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were a number of issues
associated with the request remaining outstanding. Staff stated the site plan did
not provide for pedestrian connectivity throughout the site. Staff stated the site
plan as indicated allowed a straight thru connection between David O Dodd Road
and Colonel Glenn Road. Staff stated the plan should be revised to eliminate
this connection. Staff questioned the building design and requested proposed
construction materials. Staff also requested additional information concerning
the signage plan.
Public Works comments were addressed. Staff stated the site plan indicated a
variance to allow advanced grading including an area to the south of the site.
Staff also stated the abutting streets would require dedication and construction to
Master Street Plan standards. Staff requested the applicant provide a letter
verifying sight distance at the intersections. Staff also requested the applicant
study the trip generation and trip distribution for the development taking into
account existing and project traffic growth and consideration for access to and
from I-430.
Landscaping comments were addressed. Staff stated the indicated street buffers
did not appear to comply with the typical minimum ordinance requirements. Staff
stated a small amount of building landscaping would be required at the time of
development. Staff stated the buffers and screening along the western perimeter
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
8
did not comply with typical minimum ordinance standards where the site abutted
single-family zoned or used property.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 26, 2007, Subdivision Committee meeting. The applicant has
indicated the proposed signage plan, eliminated the straight through connection
from David O Dodd Road and Colonel Glenn Road and provided details of the
proposed building construction. The applicant has indicated screening and
buffering will comply with minimum ordinance standards per the landscaping and
zoning ordinances with the exception of the area adjacent to the cemetery. The
site plan indicates a minimum landscape strip of nine feet adjacent to the parking
areas located on the northern and southern perimeters of the cemetery. The site
plan is not meeting the average requirement of six percent of the average depth
of the lot or approximately 24-feet.
A variance is being requested to grade Lots 1 - 7 and an area to the south of
David O Dodd Road with the development on Lot 8. Staff is supportive of the
advanced grading request provided all slopes are 3:1 or flatter and the
development complies with the Land Alteration Regulations of Section
29-190(14). This section requires a perimeter buffer strip temporarily be
maintained around disturbed areas for erosion control purposes and the area
shall be kept undisturbed except for reasonable access for maintenance. The
ordinance states the width of the strip shall be six percent of the lot width and
depth with a minimum width of 25 feet and maximum width of 40 feet. In no
event shall these temporary strips be less than the width of the permanent
buffers required for the development. Based on the typical minimum ordinance
requirements the buffer on the southern property line should be 25 feet wide and
the buffer on the east and west property lines must be 35 feet wide. Due to the
sparse trees staff recommends the buffer on the street be at least 35 feet wide
and the access opening at most 25 feet wide, which is sufficient for two way
traffic. A tracking pad must be installed to eliminate tracking onto the City
streets. All disturbed areas not developed must be vegetated prior to a certificate
of occupancy being issued for the proposed building located on Lot 8. Staff
recommends where possible, trees should be saved on Lots 1-7.
The applicant has provided a signage plan indicating signage will be placed
along the street sides along Lawson Road and David O Dodd Road with the
maximum height and area as typically allowed per the ordinance. The signage
typically allowed in commercial zones is a maximum height of 36-feet and a
maximum sign area of 160 square feet. Building signage is proposed on the
front along David O Dodd Road and the rear facing Lawson Road with a
maximum sign area of ten percent of the façade area.
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
9
The dumpsters have been identified on the site plan. The site plan includes the
placement of three dumpsters locations behind the proposed building. A note on
the site plan indicates the dumpsters will be screened per the typical ordinance
requirements. The hours of service for the dumpster facilities has not been
limited. Staff recommends the hours of service will be limited to daylight hours
only.
The site plan includes the placement of 286 parking spaces and a total building
area of 60,000 square feet. The ground level or 30,000 square feet is proposed
for C-3, General Commercial District uses and to second level is proposed for
O-3, General Office District uses. Based on typical parking required for a
shopping center development 266 parking spaces would be required.
The site plan indicates the hours of operation are 24 hours per day and seven
days per week. The front of the building will consist of brick and EIFS between
the storefront windows and doors, EIFS from the top of the store front material
and for the soffit of the covered walkway that will run the length of the building.
The covered walkway will have a sloped roof and use a mix of roof tiles and
architectural metal roof panels. Above the roof of the covered walkway, there will
be an EIFS parapet with reveals. The sides of the building will be EIFS with
reveals and the back of the building will have metal panels.
The request includes a revision to the preliminary plat to adjust lot lines and
create a lot without public street frontage. Staff is supportive of the lots as
proposed. Staff does not feel the lot indicated without public street frontage will
significantly impact the development. The development is proposed with access
easements which will provide access to the proposed lot.
Staff is supportive of the development as proposed. Presently the site is zoned
C-3, General Commercial District and O-3, General Office District and the
applicant is proposing a mixed use development utilizing these zoning
classifications. Staff feels the development as proposed should have minimal
impact on the development and the area. To staff’s knowledge there are no
remaining technical issues associated with the request outstanding.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested proposed preliminary plat and
proposed PCD for Lot 8 subject to compliance with the comment and conditions
as outlined in paragraphs D, E, F and H of the agenda staff report.
Staff recommends the hours of dumpster service be limited to daylight hours.
Staff recommends approval of the proposed variance for the preliminary plat to
allow the creation of a lot without public street frontage.
Staff recommends approval of the variance request to allow advanced grading as
proposed subject to compliance with the comments as noted in paragraph H.
August 16, 2007
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-6973-D
10
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested proposed
preliminary plat and proposed PCD for Lot 8 subject to compliance with the comment
and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff
presented a recommendation the hours of dumpster service be limited to daylight hours.
Staff presented a recommendation of approval of the proposed variance for the
preliminary plat to allow the creation of a lot without public street frontage. Staff also
presented a recommendation of approval of the variance request to allow advanced
grading as proposed subject to compliance with the comments as noted in paragraph H.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 10 FILE NO.: Z-7351-C
NAME: Jive in Java Short-form PCD Time Extension
LOCATION: Located at 8101 Stagecoach Road
DEVELOPER:
Clark’s Corner Company LLC
2409 Crystal Lake Circle
Alexander, AR 72002
SURVEYOR:
Global Surveying
Kelton Price, PE
217 West 2nd Street, Suite 100
Little Rock, AR 72201
AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Restaurant and C-3, General Commercial District uses as
alternative uses
PROPOSED ZONING: Revised PCD – Time extension
PROPOSED USE: Restaurant and C-3, General Commercial District uses as
alternative uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,339 adopted by the Little Rock Board of Directors on June 21, 2005,
allowed a revision to Miracle Development Long-form PCD. The applicant proposed to
revise the previously approved PCD to allow the construction of a restaurant building on
Lot 2 of the Miracle Development Subdivision. The development was to occur in two
phases with the placement of a 10-foot by 20-foot prefabricated building on the site and
the construction of drives and parking areas to allow for a drive-thru coffee shop. Phase
II of the development would be the construction of a larger (24-foot by 50-foot) site built
building to be constructed in conjunction with additional parking and drives to allow for
August 16, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7351-C
2
drive-thru sales as well as a small sitting area. The applicant indicated upon completion
of the site built building, the prefabricated building would be removed from the site. The
anticipated time frame for removal of the temporary building was 18 to 24 months. The
approved hours of operation were from 6:00 am to 8:00 pm Monday through Friday and
6:00 am to 6:00 pm Saturday.
A. PROPOSAL/REQUEST:
The applicant is now requesting a one year time extension for the placement of
the permanent building. The applicant to justify the extension request has
provided the following statements:
Due to land issues for the purchase of the property we were not able to
finalize the sale until January of 2007. This was significantly behind our
projected time line for acquiring the property. This has delayed our ability to
obtain financing for the final structure.
Sales projections for this location are at the lower end of guidelines used to
determine the viability of a unit. Although the sales began at the lower end
steady but slow growth shows that as the area develops in housing and
businesses so will our business.
We have improved the location of the property with fill and a clean pad with
partial pavement.
Landscaping has exceeded the phase one of the planned site. Maintenance
of the building and property will be maintained to an attractive level.
The applicant is seeking approval of an extension to June of 2008 to initiate or
complete the permanent building.
B. STAFF RECOMMENDATIONS:
Staff is supportive of the request. Staff does not feel the additional year will
significantly impact the development or the area.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they were supportive of the request and did not feel the
additional year would significantly impact the development or the area.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 11 FILE NO.: Z-7920-A
NAME: Meramec Specialty Company Short-form PCD
LOCATION: Located at 17410 Kanis Road
DEVELOPER:
Meramec Specialty Company
Randy Garrett
919 Hickory Drive
Bryant, AR 72015
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 8.80 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Strip retail with C-3, General Commercial District uses as
allowable uses and Mini-warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: Seasonal Sale of Fireworks
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant requested withdrawal of this item on July 10, 2007. Staff is supportive of
the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 10, 2007,
requesting the item be withdrawn from consideration without prejudice. Staff stated
they were supportive of the withdrawal request. Staff is supportive of the withdrawal
request.
August 16, 2007
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7920-A
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for withdrawal. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 12 FILE NO.: Z-8118-A
NAME: Meramec Specialty Company Short-form PCD
LOCATION: Located at 18220 Cantrell Road
DEVELOPER:
Meramec Specialty Company
Randy Garrett
919 Hickory Drive
Bryant, AR 72015
ENGINEER:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211-3554
AREA: 1.85 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-1 uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Seasonal sale of fireworks
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant requested withdrawal of this item on July 10, 2007. Staff is supportive of
the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 10, 2007,
requesting the item be withdrawn from consideration without prejudice. Staff stated
they were supportive of the withdrawal request. Staff is supportive of the withdrawal
request.
August 16, 2007
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8118-A
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for withdrawal. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 13 FILE NO.: Z-8241
NAME: Scroggins Short-form PD-C
LOCATION: Located at 3010 Winsome Drive
DEVELOPER:
James Paul Scroggins, Jr.
3010 Winsome Drive
Little Rock, AR 72210
SURVEYOR:
Ben Kittler, Jr.
28 Dena Drive
Little Rock, AR 72206
AREA: 1.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Single-family and cabinet shop
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of the site from R-2, Single-family to PD-C to
allow him to construct a new shop building on the site and to operate a cabinet
shop on the property. The building is proposed as a 32-foot by 48-foot building
with a maximum height of 28-feet. The building is proposed as a wood building
with a similar construction style as a number of buildings located in the area.
There are no additional employees of the business. The applicant is requesting
the ability to employ a family member should his son decide to pursue the craft.
The business generates eight to twelve cabinet jobs per year and there is little to
no customer traffic to the site. A lumber company makes deliveries and there is
typically one delivery per cabinet job. The days and hours of operation are from
7:00 am to 7:30 pm Monday through Friday and from 8:00 am to 4:30 pm on
August 16, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8241
2
Saturday. On occasion, the hours may be extended to meet a deadline and
allow a job to be completed.
B. EXISTING CONDITIONS:
The site contains a single-family residence. The area is predominately single-
family homes located on acreage. East of the site on Rocky Lane is a property
zoned PCD previously approved for a rock shop and automobile sales. North of
Rocky Lane is a PCD approved for an upholstery shop. Across Winsome Road
is a series of privately owned lakes and ponds.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call and one letter
indicating their support of the development with conditions. All owners of
property located within 200 feet of the site and all residents, who could be
identified, located within 300-feet of the site were notified of the Public Hearing.
There is not a registered neighborhood association located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plans specifies
that Winsome Drive for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Property outside the current service boundary. No comment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A water main extension would be required in order to
provide water service from the Central Arkansas Water system.
Fire Department: Place and install fire hydrants per code. The site is located
outside the City limits of Little Rock. Provide a letter from the area volunteer fire
department indicating their knowledge of the project and their ability to serve the
development.
August 16, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8241
3
County Planning: No comment received.
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 Single Family for this property. The applicant has
applied for a Planned Commercial Development to allow the owner to construct a
new 48x32 foot shop building and operate a cabinet shop on site.
This application is for only their use. This is a home occupation from a land use
standpoint, so a Land Use Plan amendment is not necessary.
Master Street Plan: Winsome Drive is shown as a Local Street on the Master
Street Plan. This street may require dedication of right-of-way and may require
street improvements. The primary function of a Local Street is to provide access
to adjacent properties.
Bicycle Plan: A Class I bike route is shown on Colonel Glenn Road according to
the Master Street Plan bicycle section. A Class I bikeway is built separate from
or alongside a road. Additional paving and right of way may be required.
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.
Landscape:
1. The site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. 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.
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. The zoning buffer ordinance requires nine foot wide land use buffer along the
southern perimeter of the property. Seventy percent of this area must remain
undisturbed.
August 16, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8241
4
5. A small amount of building landscaping is required.
6. Additional landscaping may be required with any new associated parking
areas.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating the request was to allow the
applicant the ability to construct a shop building to be used as a cabinet shop.
Staff questioned if the business would have any employees. Staff also
questioned the number of jobs and of deliveries per year.
Public Works comments were addressed. Staff stated the use of the property
would require dedication of right of way 30-feet from centerline along Winsome
Drive.
Landscaping comments were addressed. Staff stated screening and buffering
would be required along the southern perimeter of the site. Staff stated the rear
of the building could act as the required screening. Staff stated no equipment or
materials could not be stored in the buffer area.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 26, 2007, Subdivision Committee meeting. The applicant has
provided staff with a revised cover letter indicating there are no additional
employees proposed of the business. The applicant has requested the ability to
employ a family member should his son decide to pursue the craft. The request
also limits the use to the current applicant and his ownership of the home and his
residence on the property. The revised cover letter indicates a maximum of
twelve deliveries from the lumber company will be made to the site per year. The
applicant has indicated a dedication of right of way per the Master Street Plan will
be provided if the rezoning is approved.
Staff is supportive of the request. The request is to allow the construction of a
32-foot by 48-foot wooden shop with a maximum height of 28-feet on the site to
serve as a commercial cabinet shop. The owner has indicated the business
generates eight to twelve cabinet jobs per year and there is little to no customer
traffic to the site. Deliveries are made by a lumber company with a maximum of
August 16, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8241
5
one delivery per cabinet job. The days and hours of operation are from 7:00 am
to 7:30 pm, Monday through Friday and from 8:00 am to 4:30 pm on Saturday.
On occasion the hours may be extended to meet a deadline to allow a job to be
completed.
Staff is viewing the proposed use of the property as a home occupation for the
present ownership of the property. Although a cabinet shop is not allowed as a
listed home occupation staff is viewing the use as a home occupation thus not
requiring a change to the City’s Future Land Use Plan. Based on the fact the
applicant has no employees outside a family member and there is little to no
customer traffic to the site staff feels the proposed use should have minimal
impact on the area. Staff also feels the approval should be limited to the current
ownership and the current owner residing in the home.
To staff’s knowledge there are no outstanding technical issues associated with
the request. According to the Pulaski County Circuit Clerk’s Office there is not a
bill of assurance for the site. Staff does not feel a commercial cabinet shop as
proposed by the applicant and limited to the applicant’s ownership will
significantly impact the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request, with the level of activity as proposed,
subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
Staff recommends the approval be limited to the present ownership and the
present owner residing in the home,
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
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 approval be limited
to the present ownership and the present owner residing in the home. Staff stated the
maximum building height allowed would be 17-feet 6-inches. Staff stated the right of
way dedication would not be required for the project since the applicant’s property did
not abut the street.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 14 FILE NO.: Z-8242
NAME: Stuber Short-form PD-R
LOCATION: Located near 600 Gamble Road
DEVELOPER:
Mei Chin Chuang/David Stuber
601 Brookside, Unit #4
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.32 acres NUMBER OF LOTS: 2 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 - 2 homes on a lot
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 two homes to be constructed on a single zoning lot. There is presently a
single-family home located on Lots 4 and 5 Block 11, Gibralter Heights
Subdivision. The existing home was constructed across the lot line
approximately five feet along the eastern side. The new home will be
constructed with a 25-foot front yard setback and side and rear yard setbacks as
typically required per the zoning ordinance. The site plan indicates a 10-foot
separation between the proposed new residence and the existing home.
August 16, 2007
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8242
2
B. EXISTING CONDITIONS:
There is an existing residence located on the site proposed for rezoning. A
number of new homes have been constructed in the area along Atkins, Arthur
and Gamble Roads. These homes have been constructed utilizing an “old paper
plat” and the area has developed without curb, gutter or sidewalk.
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 proposed site, all residents, who
could be identified, located within 300-feet of the site and the Gibralter
Height/Point West/Timber Ridge Neighborhood Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Arthur Lane is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. Dedication of right-of-way is required to 10 feet from centerline of alley.
3. With site development, Arthur Lane must be widened across the property
frontage to provide at least 20 feet of pavement.
4. For building permits to be pulled on the new structure the address must be
changed to 13015 Arthur Lane.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water regarding size and
location of water meters. A Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire
Department for additional information.
August 16, 2007
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8242
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 Ellis Mountain Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a Planned Residential Development to allow the development of a
second home on this site containing an existing home on two lots with the
existing home encroaching onto the second lot proposed for new construction.
The request does not require a change to the Land Use Plan.
Master Street Plan: Gamble Road is shown as a Collector on the Master Street
Plan. This street may require dedication of right-of-way and may require street
improvements. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Residential
Development goal states: “Encourage large lot single family development in the
area.”
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were few outstanding technical issues associated with
the request.
Public Works comments were addressed. Staff stated Arthur Lane was indicated
on the Master Street Plan as a residential street. Staff stated a right of way
dedication of 25-feet from centerline would be required. Staff also stated
additional paving to 20-feet would be required along the property frontage.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
August 16, 2007
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8242
4
H. ANALYSIS:
There were no technical issues associated with the request remaining from the
July 26, 2007, Subdivision Committee meeting. The applicant is seeking a
rezoning to PD-R to allow the construction of a second home on this site. The
site contains two lots and a single home has been constructed over the lot line.
The existing single story home was constructed approximately five feet over the
lot line a number of years ago. The applicant has indicated the existing home will
be removed at some point in the future but desires to construct a new home on
the site in the short-term. To allow this to occur the applicant must rezone the
property to PD-R to allow for the two homes to be located on the same zoning lot
until the existing home is removed.
Staff is supportive of the request. The applicant has indicated building setbacks
per the typical minimum standard for the proposed new residence. The applicant
has indicated a 10-foot separation between the proposed new home and the
existing residence which is typical separation between homes per the R-2,
Single-family zoning district based on the lot widths. To staff’s knowledge there
are no remaining technical issues associated with the request. Staff does not
feel the rezoning of the site from R-2, Single-family to PD-R to allow the
construction of the new home on the site 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.
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.
August 16, 2007
ITEM NO.: 15 FILE NO.: Z-8243
NAME: Pittman Short-form PD-R and Alley abandonment
LOCATION: Located on the Northwest corner of 24th and Ringo Streets
DEVELOPER:
James R. Pittman
120 North 39th Street
Fort Smith, AR 72903
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family and Two-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Allow a separate lot for each of the existing structures
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The property currently contains a single-family home and a duplex. The
applicant is seeking a rezoning from R-4, Two-family to PD-R to allow the
existing duplex and single-family home to be contained on separate lots.
Presently the lot is 75-feet wide and 140-feet in deep. The single-family
residence is proposed to be contained on Lot 1 with a lot width of 75.0 feet and a
lot area of 7,708.7 square feet. Lot 2 is to proposed contain the duplex. The lot
area proposed for Lot 2 is 2,791.3 square feet with a lot width of 51.5 feet and a
lot depth of 54.2 feet.
August 16, 2007
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8243
2
Lot 1 is proposed with an 11.7 foot rear yard setback. The northern perimeter
has a 6.4 foot side yard setback and the southern perimeter has a 27.5 foot side
yard setback. The front yard setback is 30.9 feet. Lot 2 is indicated with a
one-foot side yard setback along the eastern property line and a 1.3 foot rear
yard setback. The duplex is located along West 24th Street and presently
encroaches into a platted alley right of way. The applicant is seeking an
abandonment of the right of way for the alley maintaining the area as a utility and
drainage easement.
B. EXISTING CONDITIONS:
The site contains a single-family home fronting Ringo Street and a duplex
fronting West 24th Street. There is an alley located along the rear property line
providing access to the parking for the single-family residence. The alley does
not go through to West 24th Street and ends at the northern edge of this property.
There is a significant elevation change between West 24th Street and the duplex
structure. There is a slight elevation change from Ringo Street to the
Single-family home. The area is primarily single-family homes with a mix of two
family residences. The streets appear to have recently been resurfaced.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of located within 200-feet of the site, all residents located
within 300-feet of the site, who could be identified, the MLK Heritage Enrichment
Center and the Downtown Neighborhood Association were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Ringo and 24th Streets.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. The alley should be abandoned with easements or the encroachment of the
structure removed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
Entergy: No comment received.
August 16, 2007
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8243
3
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: Fire hydrants maybe required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #2 – the South Main Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a Planned Residential Development to allow the reconfiguration of the
existing lots and allow each of the two existing units to be located on a lot
separate from the other.
The request does not require a change to the Land Use Plan.
Master Street Plan: 24th and Ringo are both shown as Local Streets on the
Master Street Plan. These streets may require dedication of right-of-way and
may require street improvements. The primary function of a Local Street is to
provide access to adjacent properties.
Bicycle Plan: A Class III bike route is shown east of this site along Chester. 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.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Downtown Neighborhood Action Plan. The Plan does not
address this issue.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007)
The applicant was not present. Staff stated they had met with the applicant and
he had secured approval letters from the utility companies concerning the
August 16, 2007
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8243
4
abandonment of the alley. Staff stated the existing duplex structure encroached
into the alley which was the primary concern of staff and with the abandonment
this issue could be resolved. 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 remaining technical issues associated with the request remaining
from the July 26, 2007, Subdivision Committee meeting. The request is a
rezoning from R-4, Two-family to PD-R to allow an existing duplex and
single-family home to be contained on separate lots. Presently the lot is 75-feet
wide and 140-feet in deep. The single-family residence is proposed contained on
Lot 1 with a lot width of 75.0 feet and a lot area of 7,708.7 square feet. Lot 2 is
proposed containing the duplex. The lot area proposed for Lot 2 is
2,791.3 square feet with a lot width of 51.5 feet and a lot depth of 54.2 feet.
Lot 1 is proposed with an 11.7 foot rear yard setback. The northern perimeter
has a 6.4 foot side yard setback and the southern perimeter has a 27.5 foot side
yard setback. The front yard setback is 30.9 feet. Lot 2 is indicated with a
one-foot side yard setback along the eastern property line and a 1.3-foot rear
yard setback.
The duplex is located along West 24th Street and presently encroaches into a
platted alley right of way. The applicant is seeking an abandonment of the right
of way for the alley maintaining the area as a utility and drainage easement.
The applicant has provided staff with approval letters from the various utility
companies indicating their approval of the abandonment request for the 20-foot
alley. The utility companies have indicated a desire to maintain the area as a
drainage and utility easement. The adjoining property owner has agreed to the
abandonment. The abandonment of the alley eliminates staff’s concerns with the
encroachment of the existing structure into the alleyway.
To staff’s knowledge there are no remaining technical issues associated with the
request outstanding. Staff does not feel the allowance of the creation of a two-lot
plat to allow each of the structures to be located on a separate lot will have a
significant impact on 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 request for the alley abandonment located
adjacent to Lot 7 and the South ½ of Lot 8, Block 9 Wat Worthen’s Addition to the
City of Little Rock.
August 16, 2007
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8243
5
PLANNING COMMISSION ACTION: (AUGUST 16, 2007)
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 request for the alley
abandonment located adjacent to Lot 7 and the South ½ of Lot 8, Block 9 Wat
Worthen’s Addition to the City of Little Rock.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 7 ayes, 0 noes, 3 absent and 1 open position.