pc_01 05 2006sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JANUARY 5, 2006
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eleven (11) in number.
II. Members Present: Gary Langlais
Pam Adcock
Robert Stebbins
Lucas Hargraves
Mizan Rahman
Bill Rector
Jerry Meyer
Darrin Williams
Chauncey Taylor
Fred Allen, Jr.
Jeff Yates
Members Absent: None
City Attorney: Cindy Dawson
III. Approval of the Minutes of the November 10, 2005 Meeting
of the Little Rock Planning Commission. The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 5, 2006
OLD BUSINESS:
Item Number:
File Number:
Title
A. S-1477-B Two Rivers Harbor Revised Preliminary Plat, located at the
East end of Isbell Lane.
B. Z-5718-A Magnolia Terrace Revised Short-form POD, located at
15100 and 15104 Cantrell Road.
C. LU05-18-02 A Land Use Plan Amendment in the Ellis Mountain
Planning District on the Southwest corner of West 36th
Street and South Bowman Road from Suburban Office to
Low Density Residential.
C.1. Z-6049-B Thomas Park Estates Short-form PD-R, located on the
Southwest corner of West 36th Street and South Bowman
Road.
D. Z-5311-A Verizon Wireless Revised Short-form PCD, located at
14309 Cantrell Road.
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-285-UUU The Ranch Tract D-3 Revised Preliminary Plat, located
West of Ranch Boulevard and East of Chenonceau
Boulevard.
2. S-1509 Valley Springs Subdivision Preliminary Plat, located
West of Geyer Springs Road at Valley Drive.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title
3. S-1501-A Dassault Falcon Jet New Automated Finishing Building
Subdivision Site Plan Review, located at 3801 East 10th
Street.
4. S-1501-B Dassault Falcon Jet New Production Hanger Subdivision
Site Plan Review, located at 3801 East 10th Street.
5. Z-4765-B West Highlands Zoning Site Plan Review, located East of
Autumn Road on Lots 7R, 9 and 10 of West Highlands
Subdivision.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
6. Z-5800-A Bowman Business Park Revised Long-form POD, located
at 1515 Bowman Drive.
7. Z-6219-C Bella Rosa Revised Long-form PCD, located on the
Southwest corner of Cantrell Road and Bella Rosa Drive.
8. LU05-18-03 Land Use Plan Amendment in the Ellis Mountain Planning
District from Mixed Office Commercial to Community
Shopping, located at the Northwest corner of Kanis Road
and South Bowman Road.
8.1. Z-6554-C Bowman Kanis Rezoning from C-3, with conditions to C-3
with Conditions, located on the Northwest corner of
Kanis Road and South Bowman Road.
8.2. Z-6554-D Bowman Kanis Retail Center Long-form PCD, located on
the Northwest corner of Kanis Road and South Bowman
Road.
9. Z-7211-A Dream Builders Short-form PD-R, located on the Northeast
corner of Coleman Road and Nix Road.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (Continued)
Item Number:
File Number:
Title
10. LU05-19-03 Land Use Plan Amendment in the Chenal Planning District
from Single-family to Commercial, located at the Southwest
corner Highway 10 and Norton Road.
10.1. Z-7880-A McFatrick Short-form PCD, located on the Southwest
corner of Highway 10 and Norton Road.
11. Z-7962 Crocket Long-form PD-R, located at 6900 Honeysuckle
Road.
12. Z-7963 Kanis and Atkins HPR Short-form PD-R, located on the
Northwest corner of Kanis Road and Atkins Road.
13. Z-7964 Kanis Creek Addition Long-form PD-R, located on the
Southeast corner of Pride Valley Road and Kanis Road.
14. LU05-08-03 Land Use Plan Amendment in the Central High Planning
District from Single-family to Transition, located East of
Park Avenue Between Daisy Gatson Bates and West 16th
Street.
14.1. Z-7965 South Park Avenue Short-form POD, located at
1411, 1417, 1421, 1501 South Park Avenue.
15. LU05-08-04 Land Use Plan Amendment in the Central High Planning
District from Single-family to Multi-family, located on the
Southeast corner of 29th and Main Streets.
15.1. Z-7966 St. John’s Baptist Church Short-form PD-R, located at
2901 South Main Street.
16.
Z-7967 Walker Short-form PD-R, located at 50 Hickory Hills Circle.
17. Z-7968 Central Arkansas Missionary Baptist Student Fellowship
Center Short-form PD-O, located at 5412 West 32nd Street.
18. Z-7969 Juarez Revised Short-form PCD, located at
18321 Highway 10.
Agenda, Four
IV. Other Business:
19. Z-6699 Starmax Short-form PCD Revocation, located the
Southeast corner of Rahling Road and Champlin Drive.
January 5, 2006
ITEM NO.: A FILE NO.: S-1477-B
NAME: Two Rivers Harbor Revised Preliminary Plat
LOCATION: Located at the East end of Isbell Lane
DEVELOPER:
Charles Hinson
24 Isbell Lane
Little Rock, AR 72223
ENGINEER:
Civil Design Incorporated
15104 Cantrell Road
Little Rock, AR 72223
AREA: 1.31 acres NUMBER OF LOTS: 2 FT. NEW STREET: 300 LF (Private)
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
Variance/Waivers:
1. A variance to allow the development of lots with a private street.
2. A variance to allow a reduced building setback adjacent to the floodway.
BACKGROUND:
On July 21, 2005, the Little Rock Planning Commission approved a preliminary plat
request which included this site. The request included the development of an existing
9.66-acre tract of residentially zoned property into five large estate type lots ranging
from 1.26 acres up to 2.29 acres and one tract for future development (the area
currently being proposed for subdivision). The developer indicated an average lot size
of 1.56 acres. The developer requested a variance from the Subdivision Ordinance to
allow the development of lots with private streets. The applicant submitted a FTN
Certificate (“No Rise/No Impact” statement) as required by Pulaski County for
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
2
development within the Arkansas River floodway. The lots were to be served by
individual septic systems.
A. PROPOSAL/REQUEST:
The applicant is proposing to revise the previously approved preliminary plat for
Two Rivers Harbor Subdivision to create two lots from this previously held tract
containing 1.31 acres. A “No Rise/No Impact” statement for the overall Two
Rivers development was issued in July, 2005. The certificate covered the
proposed lots in addition to the five previously approved lots located to the west.
The applicant has indicated sewer service for the two additional lots will be from
a package treatment plat. The applicant has provided a NPDES permit from the
Arkansas Department of Environmental Quality to allow construction of the
package treatment plant.
The applicant is requesting two variances from the Subdivision Ordinance. The
applicant is requesting a variance to allow the development of lots with private
streets and a variance to allow a reduced setback adjacent to a floodway.
The property is located outside the City Limits of Little Rock but within the
planning jurisdiction.
B. EXISTING CONDITIONS:
Isbell Lane is a narrow roadway appearing as a drive serving two to three single-
family homes. The Arkansas River is located to the north of the site and Two
Rivers Park is located to the south of the site. To the west of the site are single-
family homes located on large tracts. The tracts appear narrow at the roadway
but extend to the river allowing additional acreage. The homes sit on the
riverbank and access County Farm Road through single and shared driveways.
County Farm Road is a two lane County road with open ditches for drainage. As
indicated there is an existing City Park and the County’s Community Garden
located south of the site. River Valley Marina is located along the banks of the
Little Maumelle River on River Valley Marina Road to the southeast.
The site is located within the floodway of the Arkansas River.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners, the Candlewood/Walton Height Neighborhood
Association and the River Valley Neighborhood Association were notified of the
public hearing.
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
3
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The property appears to lie within the 100-year floodplain and the regulatory
floodway. Contact Pulaski County for a floodplain development permit and
further information.
2. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
3. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 45 feet is required and street width of 24
feet from back of curb to back of curb. A standard 80 foot cul-de-sac or tee
type turnaround is required.
4. Obtain a NPDES storm water permit from the Arkansas Department of
Environmental Quality prior to the start of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide staff with approval from the
Arkansas Department of Health and/or Arkansas Department of Environmental
Quality concerning the proposed wastewater disposal.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. 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: Outside the City jurisdiction. Provide approval from the area
volunteer fire department serving the area.
County Planning:
Please provide the following information on the proposed plat:
1. Provide a legal description that is tied to two land corners and provide state
plane coordinates.
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
4
2. Provide an original print – copy received is vague.
3. Provide existing cul-de-sac on Isbell Lane.
4. Provide the names of abutting subdivisions or owners.
5. Provide existing or proposed covenants or restrictions.
6. Provide drainage and flood control plans.
7. Provide a copy of the bill of assurance.
8. Indicate if the sewer treatment facility will serve both lots or one will be
constructed for each lot.
9. Submit fire department verification of coverage.
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: (October 20, 2005)
Mr. James Dreher was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the approval letter from Arkansas Department of Environmental Quality
concerning the proposed wastewater collection and treatment system. Staff also
requested the applicant provide written approval from Pulaski County Planning
concerning construction within the Arkansas River Floodway. Staff also
requested the applicant provide a building foot print for each of the indicated lots.
Staff questioned the buildability of the proposed lots with the indicated setback.
Public Works comments were addressed. Staff stated a NPDES storm water
permit would be required prior to construction. Staff also stated a minimum
access easement of 45-feet would be required. Mr. Dreher stated the indicated
access matched a previously approved access for lots located to the west of the
proposed plat area. Staff stated they would support the reduced roadway design
for the two additional lots.
Pulaski County comments were addressed. Staff questioned if the current
construction had received a flood construction permit from the County.
Mr. Dreher stated he would contact the owner to verify the permit status. Staff
also requested an original plat since the previously provide copies were not clear
with regard to building lines.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
5
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 October 20, 2005, Subdivision Committee meeting. The
applicant has indicated a building footprint for each of the proposed lots as
requested by staff. The applicant has also provided a plat with clear building
lines. The applicant has indicated on Tract 6 a 25-foot front and rear yard
building line. The applicant has also indicated side yard setbacks sufficient to
meet typical minimum ordinance requirements. The applicant has indicated
proposed Tract 7 with a 25-foot front setback, 25-foot rear yard setback and six
foot side yard setback. The proposed side yard setback along the northern
perimeter will require a variance from the ordinance requirements. The northern
boundary of the proposed plat is located adjacent to the Arkansas River.
Typically, adjacent to a floodway, a 25-foot setback is required. As indicated,
adjacent to the river the applicant has indicated a six foot side yard setback. The
ordinance states no structure shall be closer than 25-feet to any established
floodway line. Uses having a low flood-danger potential shall be permitted within
the 25-foot setback to the extent they are not prohibited by ordinance and
provided they do not require structural involvement. Examples of such uses
including loading areas, parking areas, open storage of materials or equipment,
and public and private recreational uses. Staff does not supportive the variance
to allow construction of a structure within the 25-foot required setback.
The applicant is requesting a variance to allow the development of lots utilizing a
private street. The applicant has indicated a 25-foot access and utility easement
to serve the proposed lots as well as the previously approved five lots to the
west. The applicant has indicated a minimum of 18-feet of hard surface roadway
will be constructed to serve the proposed lots. Staff previously supported this
request. Staff feels with the addition of the two additional lots, the indicated
roadway is still sufficient.
The applicant has provided an approval from the Arkansas Department of
Environmental Quality concerning the proposed wastewater treatment system. A
construction permit was issued for the site and is filed as Permit Number
AR0050547C.
The applicant has indicated the volunteer fire department for the area reviewed
the proposed development of the two indicated lots with the previous plat request
and indicated service would be available to the proposed lots. The applicant has
indicated all other County comments will be addressed as a part of final platting.
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
6
Staff is supportive of the applicant’s request to allow proposed Lot 6 to be
developed but not proposed Lot 7. The lot does not comply with the minimum
requirements of the current City ordinances and staff feels the variance request
to allow the development should not be granted. Staff feels construction within
the floodway should be limited to a 25-foot setback as required by the current
ordinances.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)
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 November 7, 2005, requesting the item be deferred to the
January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional
time is necessary to address staff’s concerns with regard to the development of
proposed Lot 7.
Staff stated the deferral request would require a By-law waiver with regard to the
deferral request due to the date of receipt of the deferral request. Staff stated they were
supportive of the By-law waiver and 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 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has not contacted staff concerning the application request since the
November 10, 2005, Public Hearing. Staff recommends this item be deferred to the
February 16, 2006, Public Hearing to allow staff and the applicant additional time to
resolve the outstanding issues related to the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had not contacted them concerning the
application request since the November 10, 2005, Public Hearing. Staff presented a
recommendation the item be deferred to the February 16, 2006, Public Hearing to allow
January 5, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1477-B
7
staff and the applicant additional time to resolve the outstanding issues related to
the request.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: B FILE NO.: Z-5718-A
NAME: Magnolia Terrace Revised Short-form POD
LOCATION: Located at 15100 and 15104 Cantrell Road
DEVELOPER:
Civil Design, Inc & J.J. Childers
15104 Cantrell Road
Little Rock, AR 72223
ENGINEER:
Civil Design, Inc
15104 Cantrell Road
Little Rock, AR 72223
AREA: 4.03 acres NUMBER OF LOTS: 2 FT. NEW STREET: 310 LF
CURRENT ZONING: POD
ALLOWED USES: General and Professional Office and a Photography Studio
PROPOSED ZONING: Revised POD
PROPOSED USE: Mixed Use Development – Office and Retail
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994,
established South Hills Terrace Addition Short-form POD, for a portion of this site.
Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required
detention and the front yard landscaping for three years or to within sixty days of
completion of the sewer main which was proposed for constructed along the Highway
10 frontage of the property. The proposal included (Phase I) the utilization of an
existing residential structure located at the rear of the site as an office use for a civil
engineering company and (Phase II) was to consist of the construction of a second
office building (5,080 square feet) at the front of the property. The Phase I proposal
included the remodeling of the existing structure and the utilization of the existing
12-foot driveway. The Phase II portion included the abandonment of the existing
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
2
driveway, closure of the existing curb cut, and construction of a new driveway and curb
cut. The new curb cut was to be 24-feet. A new septic system was proposed on the
site with connection to city sewer when service became available. The applicant
indicated upon availability of sewer service Phase II would be initiated.
Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15,
2000, established the Childress Short-form POD. The site contained a 9,400 square
foot, two-story brick building which was previously used as a non-conforming
photography studio. The applicant proposed the rezoning to allow redevelopment of the
site with building and parking lot additions. The applicant proposed O-1, Quiet Office
District uses as allowable uses for the site. The applicant proposed a two phased
development for the property: Phase I included the construction of an asphalt drive
extending from Cantrell Road, construction of 24 parking spaces on the south side of
the existing building, dumpster location, use of the exiting building for O-1 permitted
uses. Phase II was to consist of the construction of an 8,000 square foot addition to the
existing building, extend the driveway along the east side of the building, construction of
32 additional parking spaces on the north side of the building, relocation of the
dumpster area. The applicant noted a single sign would be placed near the entrance to
the property, which would conform to the Highway 10 Design Overlay Standards.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved zonings as
a single development plan to allow the redevelopment of these two sites with the
construction of three new buildings. The applicant has indicated Civil Design Inc.
proposes to construct a new building for its business operations and leasing to
others. The applicant has indicated they are partnering with the adjoining
property owner to the east to seek a rezoning and preliminary plat approval.
The proposed development is a continuation of the property owners’ previous
cooperation through a sewer improvement district in bringing public sewer
service to this portion of Cantrell Road and adjacent areas of the tributary
sewerage basin. The applicant has indicated the proposed development should
encourage additional orderly development within the sewerage basin, thus
assisting to defray annual debt service retirement costs for all property owners in
the sewer improvement district.
The applicant has indicated the properties are located very near the existing
Rummell Road intersection with Cantrell Road. The applicant has indicated
Rummell Road is a substandard roadway in the City street system, but provides
the only access at present to a large piece of undeveloped property directly north
of and adjacent to the proposed development as well as access to a substandard
amount of currently undeveloped property farther north along and off of Rummell
Road.
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
3
The applicant has indicated the proposed project recognizes the need for a
public street stub to the presently undeveloped properties to the north to facilitate
orderly development and allow the eventual abandonment of the existing
substandard Rummell Road intersection with Cantrell Road. A 60-foot public
street right-of-way and collector standard street construction is proposed
between the two properties to provide a collector street standard intersection with
Cantrell Road and accommodate future public street extension to serve multiple
properties located north of the proposed development. The development plan as
proposed will eliminate four existing driveway connections to Cantrell Road in
favor of a single public street access. The proposal will also allow future
abandonment of the existing substandard Rummell Road intersection at such
time as the property directly to the north of the proposed development develops.
The project property owners are separate entities. The owners have indicated
redevelopment of the properties will be independent. The applicant has indicated
the development will be architecturally compatible to ensure a uniform
development pattern for the area.
The applicant has indicated a total of three detached structures will be
constructed on two lots. The applicant has indicated Civil Design will construct a
single two story building containing 30,600 square feet and contained on
approximately 2.53 acres (Lot 1). The applicant has indicated the second lot will
contain two structures on 1.50 acres (Lot 2). The applicant has indicated the
northern-most building will be constructed as a two story building containing
12,000 square feet while the building located near Cantrell Road will be
constructed as a single story building containing 3,000 square feet.
The applicant has indicated the uses proposed are O-2, Office and Institutional
District uses along with the conditional uses and accessory uses listed under the
O-2 District for the ground floor of the building on proposed Lot 1. The upper
floor will utilize only O-2 uses. The applicant has indicated the proposed Lot 2
will utilize the O-2, Office and Institutional District uses. The applicant has
indicated the total square footage for the site is 45,600 square feet with 30,300
square feet utilizing O-2, District uses and 15,300 square feet utilizing O-2,
District uses the allowable conditional uses and accessory uses with no limits
place on these allowed uses.
B. EXISTING CONDITIONS:
The site contains an existing office building being used by Civil Design, Inc. an
engineering firm and a vacant 9,400 square foot structure. Two single-family
structures have been recently removed from the western end of the site. There
is an existing gravel access drive from Cantrell Road extending to the eastern
most building and a gravel drive extending from Cantrell Road to the previous
home site. Civil Design has a paved access drive to their building. There is
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
4
undeveloped property located immediately north of the site and there is a
single-family residence located immediately west of the site adjacent to Rummell
Road. To the east of the site is a newly constructed branch bank facility.
There are single-family residences to the southwest across Cantrell Road, with a
pet grooming/boarding facility located to the southeast.
Cantrell Road is a five lane roadway with curb and gutter in place. There is no
sidewalk located adjacent to the sites being proposed for rezoning. There is a
sidewalk located immediately east of the site in front of the branch bank facility.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Westchester/Heatherbrae Neighborhood Association, all property
owners located within 200-feet of the site and all residents who could be
identified located within 300 feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required along Cantrell Road
in accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan. Sidewalk on neighboring property to the east is deferred until
adjacent properties develop.
2. Private access is proposed west of these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 45 feet is required and street
width of 24 feet from back of curb to back of curb.
3. Storm water detention ordinance applies to this property.
4. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
5. The proposed right-of-way dedication and boundary street improvements
meet Master Street Plan requirements. Construct right turn lane into
Magnolia Drive off Cantrell Road.
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.
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.
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Provisions for water service to
the property to the north should be considered. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. This fee will apply to all meter connections including any
metered connections off the private fire system. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). This development will
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: CATA requests that a bus turnout be included on westbound Highway 10
at the far side of Magnolia Drive. This improvement will enhance operating
safety, as it will allow the bus to pull out of the traveled lane while discharging
customers along Highway 10 at Magnolia Drive. As an alternative, a paved
shoulder with a width of 10-feet or greater would also be sufficient to ensure a
safe bus stop location. The site is located near CATA Bus Route #25 – Highway
10 Express Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Suburban Office for this property. The
applicant has applied for a revision of two planned office developments to allow
the construction of two new office buildings.
The request does not require a change to the Land Use Plan.
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
6
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan. It may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: There is a Class One bike trail that is close to the site that travels
along the creek through Taylor Loop Park. The trail is located approximately 500
feet to the west of the property. A Class One bikeway is totally separated from
the automobile lanes.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Sustainable
Natural Environment goal listed an objective of “promote vigorous enforcement of
Landscaping and Excavating ordinances”. This may affect the application in
relation to the height of retaining walls, and screening and buffering aspects of
surrounding properties.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The plan submitted does not provide for the minimum 25-foot landscape
buffer along the western perimeter. The 15-foot access easement cannot
count towards this requirement. The plan submitted does not provide for the
15-foot landscape buffer minimum along Magnolia Drive. A portion of the
proposed parking lot encroaches into the required 40-foot landscape buffer
along Highway 10. These are requirements of the Highway 10 Design
Overlay District.
3. A six foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen planting, is required along the
sites northern, eastern, and western perimeters of the site; next to the
residentially zoned property.
4. In addition to the proposed interior landscaping, a small amount of building
landscaping between the proposed parking areas and buildings (or in the
general area) will be required.
5. Berming is encouraged along the scenic Highway 10 corridor.
6. A controlled automatic irrigation system is required.
7. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
8. 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
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
7
G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff stated the indicated site plan
did not meet the typically minimum requirements of the Highway 10 Design
Overlay District with regard to front landscape strip, building setback and
buffering. Staff also noted the proposed dumpster was located adjacent to the
residentially zoned property and adjacent to the proposed public right-of-way.
Staff requested the dumpster be relocated.
Public Works comments were addressed. Staff stated sidewalks would be
required per the Master Street Plan along the property frontage. Staff also stated
the storm water detention ordinance would apply to the development of the site.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers and landscaping did not comply with the minimum ordinance
requirements. Staff also stated the plan submitted did not provide for the 15-foot
minimum landscape buffer along Magnolia Drive.
Staff noted comments from the various other reporting departments and
agencies; suggesting the applicant contact them individually for further
clarification. There was no further discussion of the item and the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the October 20, 2005, Subdivision Committee meeting. The applicant
has indicated a desire to redevelop the site with reduced standards than typically
required per the Highway 10 Design Overlay District. The applicant has
indicated a reduced front landscape strip, reduced front building line and a
reduced street buffer along Magnolia Terrace. The applicant is proposing to
provide additional landscaped areas to offset encroachments and enhance
plantings in the provided landscaped areas. The applicant has indicated the
proposed parking along Highway 10 at the western end of the development
encroaches into the landscaped area by approximately 1080 square feet. The
applicant has indicated additional landscaped areas will be provided totaling
1448 square feet. The applicant has also indicated a 10-foot landscape strip
along Magnolia Drive on both proposed Lots 1 and 2.
The applicant’s revised site plan indicates a portion of the building located on Lot
1 will be constructed within the 100-foot building setback. The applicant has
indicated building setbacks and buffer areas along the northern and western
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
8
perimeters of the site complying with the typical minimum requirements of the
Highway 10 Design Overlay District. The applicant is proposing the construction
of a two story building with access to the second floor in the rear of the site. The
site plan includes the placement of a service drive to the rear and parking for the
second floor uses. The applicant has indicated the encroachment is necessary
due to the shallowness of the lot. The applicant has indicated the building will
contain 30,600 square feet of office and retail space as allowed in the conditional
and accessory uses of the O-2 zoning district. The typical minimum parking
required for a development as proposed would be 82 parking spaces based on
the square footage proposed for retail uses and square footage proposed for
office uses. The proposed site plan includes the placement of 107 parking
spaces.
The site plan includes two buildings on proposed Lot 2. The applicant has
indicated a two story building containing 12,000 square feet and a single-story
building containing 3,000 square feet. The proposed single story building is
indicated at a 50-foot building setback adjacent to Cantrell Road, which typically
requires a 100-foot building setback. The applicant has indicated the 40-foot
front landscape strip as required by the Highway 10 Design Overlay District.
Proposed Lots 2 contains 61 parking spaces. The applicant has indicated the
site will be developed utilizing O-2, zoning district uses. The ordinance would
typically require 37 parking spaces. The indicated parking is adequate to meet
the typically minimum parking demand.
The applicant has indicated a single ground mounted monument style
commercial development sign located on each of the proposed lots. The
applicant has indicated each sign will be a maximum of ten feet in height and
100 square feet in area. The applicant has indicated building signage will
comply with typical building signage allowed per the zoning ordinance or a
maximum of ten percent of the façade area.
The applicant has indicated each of the proposed lots will contain a dumpster
location. The applicant has indicated the dumpsters will be screened on three
sides with a visual screening to best blend into the overall site appearances and
be as visually appealing as possible. The applicant has indicated potential
materials are brick, split-faced block or wood.
Staff is not supportive of the applicant’s request. The applicant has not met the
minimum requirements of the Highway 10 Deign Overlay District with regard to
building setback or landscaped areas. Staff feels the integrity of the Design
Overlay should be maintained and therefore is not supportive of the applicant’s
request as proposed. Additionally, staff does not support the applicant’s request
to utilize the ground floor of the 30,600 square foot building on Lot 1 for unlimited
conditional uses and accessory sues listed in O-2. This would potentially create
a commercial strip building.
January 5, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5718-A
9
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)
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 November 4, 2005, requesting the item be deferred to the
January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional
time was necessary to meet with staff and the neighborhood to resolve outstanding
issues and concerns. Staff stated they were supportive of the applicant’s request.
There was no further discussion of the item. A motion was made to approve the By-law
waiver for the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and
2 absent. The Chair entertained a motion for placement of the item on the Consent
Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has not contacted staff concerning the application request since the
November 10, 2005, Public Hearing. Staff recommends this item be deferred to the
February 16, 2006, Public Hearing to allow staff and the applicant additional time to
resolve the outstanding issues related to the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had not contacted them concerning the
application request since the November 10, 2005, Public Hearing. Staff presented a
recommendation the item be deferred to the February 16, 2006, Public Hearing to allow
staff and the applicant additional time to resolve the outstanding issues related to the
request.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: C FILE NO.: LU05-18-02
Name: Land Use Plan Amendment – Ellis Mountain Planning District
Location: West of Bowman Road, south of 36th Street
Request: Suburban Office to Low Density Residential
Source: Pat McGetrick
PROPOSAL / REQUEST:
Land Use Plan Amendment in the Ellis Mountain Planning District from Suburban
Office to Low Density Residential. Low Density Residential represents a broad
range of housing types including single-family attached, single family detached,
duplex, townhomes, multi-family and patio or garden homes. Any combination of
these and possibly other housing types provided that the density is between six
and ten dwelling units per acre. A Planned Residential District has been applied
for to construct a zero lot-line single-family subdivision of 57 homes.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the remaining suburban office designate area to the
south. With this change, the resulting Land Use Plan change would be for 17.1
acres. It is thought that the additional area would make the boundaries more
logical.
EXISTING LAND USE AND ZONING:
The property requesting the change is currently zoned ‘O-2’ - Office and
Institutional and is twelve acres ± in size. To the north, south, east and west the
land is zoned ‘R-2’ - Single Family. To the south is a horse farm and home. To
the north are several homes and a non-conforming family business. To the
southeast are single family homes and a non-conforming business. To the
northeast and west is primarily vacant and wooded. To the far northeast is a new
church complex – Church of Rock Creek. This is a developing section of the City
near the current City Limits.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 20, 2004, A change was made from Mixed Use to Mixed Office Commercial
along the north side of 36th Street between Bowman Road and I-430 – just east
of the site. This change was made as a result of a re-zoning request for office
zoning.
January 5, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU05-18-02
2
April 6, 2004, A change was made from Single Family to Suburban Office at the
southeast corner of Kanis and Pride Valley – over a mile to the northwest of the
site. This change was for the redevelopment of a structure for an office use.
February 4, 2003, A change was made from Multifamily to Mixed Office
Commercial south of Brodie Creek west of I-430 – just to the east of the site.
This change was made to incorporate all the land south of Brodie Creek into one
large proposal for a shopping center development.
January 7, 2003, A Change was made from Office to Commercial at Colonel
Glenn and Lawson Roads – a mile to the south of the site. This change was
made for the redevelopment and expansion of a non-residential site.
August 20, 2002, A change was made from Low Density Residential to
Multifamily at Cooper Orbit and Capital Lakes Blvd – over a mile to the northwest
of the site. This change was made to accommodate a planned development for
apartments.
July 3, 2001, A change was made from Low Density Residential, Mixed Office
Commercial, and Neighborhood Commercial to Single Family – to the northwest
of the site. This change was made to change the proposed ‘Brodie Creek New
Towne’ to the ‘Woodlands Edge’ residential subdivision.
September 19, 2000, A change was made from Mixed Office Commercial to Low
Density Residential – to the east and northeast of the site. This change was
made to accommodate a church complex planned development and other future
developments.
The adopted Land Use Plan shows Mixed Use to the northeast and Mixed Office
Commercial to the southeast. To the north is Suburban Office with Low Density
Residential to the north and northwest. Brodie Creek is shown for Park Open
Space, and is the southern boundary for the amendment application area.
Beyond the creek the Plan shows Single Family use.
MASTER STREET PLAN:
Bowman Road and 36th Street are both shown as a Minor Arterials on the plan.
Minor Arterial’s primary purpose is to move vehicles and goods around and
through the urban area. Generally these roads provide a network at an interval
of around one mile. Neither roadway is built to standard in this area and there
are no funds committed for the construction of either. As the area develops,
additional right-of-way will be required for both roads. Widening to Master Street
January 5, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU05-18-02
3
Plan standards is a likely requirement with future development of land adjacent to
these roads.
BICYCLE PLAN:
The Little Rock Bike Plan proposes a Class 2 Bike route along Bowman Road. A
Class 2 route has a designated part of the paved roadway for bicycle use. The
Plan proposes a Class 1 Bike route along Brodie Creek. A Class 1 route is a
separate paved path for the sole use of bicycles.
PARKS:
The application area is within the West Central Parks Planning Area. The Little
Rock Parks and Recreation Master Plan recommends using the existing
floodplains to connect recreation area within this district. Brodie Creek along the
south and west boundary of the amendment area is such a floodplain. This
application area is within a ‘Deficit Area’ identified by the Parks and Recreation
Plan. There will be a need to identify open space and recreational opportunities
in this area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The Plan change area is near the current City Limits in an area that has been
within the City for several decades. Little to no development has occurred until
recent years. Residential, single-family, development has been approaching
from the north. First the Brodie Creek subdivision and then the Woodlands Edge
subdivision have been adding homes west of Bowman Road from Kanis south
toward this area. To the south at the Colonel Glenn Road and I-430 interchange
commercial and office development has started in the last few years. Along 36th
Street, Church at Rock Creek has started a large multiple use complex.
During the last decade the areas east of Bowman Road at 36th Street have
become less and less residential on the City Land Use Plan. Currently that area
south of 36th Street is Mixed Office and Commercial and the area north of 36th
January 5, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU05-18-02
4
Street is Mixed Use. But the actual development has not changed with the
exception of the Church at Rock Creek. There are hundreds of acres of Mixed
Office Commercial, Commercial, Office and Suburban Office shown on the Plan
along I-430 from the Shackleford interchange to south of the Colonel Glenn Road
interchange, which are yet to develop.
There are two large shopping centers, incorporating some of the design ideas
from ‘town centers’, proposed at both Shackleford Road and Colonel Glenn
Road. To date only a few auto dealerships, a movie theater, a couple of office
showroom developments, a couple motels and a scattering of retail have actually
been built. Most of the areas shown for non-residential use have been zoned
though a majority is still to be developed.
Single-family development has been moving south of Kanis over the last decade,
with Cherry Creek, Brodie Creek and now Woodlands Edge Subdivisions
developing most of the Panther Creek and now Brodie Creek watersheds. This
development is moving toward the application area from the north and northwest.
36th Street, which is to be the north boundary of the proposed Planned
Development, will be the connection to this growing single-family neighborhood.
As noted the section of Little Rock from Kanis Road south of Colonel Glenn Road
had not seen development until the last few years. Significant zoning had been
put into place during the 1980s with modifications through the 1990s. Most of the
changes in the 1990s increased the non-residential uses and decreased the
residential. Development of single family has slowly moved south from Kanis
Road and recently started south of the change area around David O Dodd and
Stagecoach Roads. Commercial and office activity has started at the Colonel
Glenn – I430 interchange. There remains significant undeveloped land for single
family, commercial and office in the general area.
There is no multifamily zoning in this general area, though the Land Use Plan
shows two large areas. Both of these areas are current mobile home parks.
There is some Low Density Multifamily on the Plan, but not zoned, generally to
the west and northwest of the application area. The Plan shows a large
Park/Open Space area to the south of the application, which is Brodie Creek.
This section of Brodie Creek transverses a horse farm, thus the creek is a
channel through pastureland. It does not provide a visual buffer. As noted
above, this is a recreation deficit area based on the Parks and Recreation Master
Plan. Thus the proposed open space corridor along Brodie Creek should be
preserved and other recreational options should be developed in the area.
With Single Family proposed south of the creek, residential north of the creek
would be appropriate. The introduction of differing residential types is a positive
for the area. The zoning application is for zero-lot line homes. At this time only
larger lot single family detached is being built in the area, with some moderate
size single-family subdivisions to the south. The proposed change returns some
January 5, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU05-18-02
5
of the lost potential residential units from changes in the 1990s, while leaving
abundant undeveloped areas of office type uses in the general vicinity.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Brodie Creek,
John Barrow, and Sandpiper. Staff has received one neutral comment from an
area resident. None of the Neighborhood Associations contact have indicated a
position to the City on the change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)
The applicant requested the item be deferred to January 5, 2006 prior to the
meeting. The Commission placed this item on the consent agenda for deferral.
By a vote of 9 for, 0 against, and 2 absent the consent agenda was approved.
STAFF UPDATE:
There has been on contact from the applicant. No new information on this item,
Staff recommendation remains the same.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The item was placed on consent agenda for deferral. By a vote of 11 for,
0 against the consent agenda was approved.
January 5, 2006
ITEM NO.: C.1 FILE NO.: Z-6049-B
NAME: Thomas Park Estates Short-form PD-R
LOCATION: Located on the Southwest corner of West 36th Street and
South Bowman Road
DEVELOPER:
Thomas and Thomas
P.O. Box 241803
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 12.7 acres NUMBER OF LOTS: 54 FT. NEW STREET: 1,750 LF
CURRENT ZONING: O-2, With a height limit condition
ALLOWED USES: Office and Institutional Uses
PROPOSED ZONING: PD-R
PROPOSED USE: Residential - Zero Lot Line Single-family
VARIANCES/WAIVERS REQUESTED: The applicant is requesting an in-lieu
contribution for the street construction of West 36th Street.
BACKGROUND:
Ordinance No. 18,813 adopted by the Little Rock Board of Directors on February 18,
2003, rezoned this site from R-2, Single-family to O-2, with conditions (a maximum
building height not to exceed three stories).
The Little Rock Planning Commission approved a Conditional Use Permit on October
31, 1995, for a church development on the site. The church development never took
place and the Conditional Use Permit expired.
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
2
A. PROPOSAL/REQUEST:
The applicant is proposing the development of 12.7 acres located at the
Southwest corner of West 36th Street and Bowman Road. The applicant has
indicated the owner is proposing to develop 54 zero lot line single-family lots
through a Planned Residential Development. The applicant has indicated lots
primarily of 40-feet by 110-feet or 4,400 square feet. Corner lots within the
development will be 75-feet by 110-feet or 8,250 square feet. The development
will be constructed in a single phase and the lots will be developed with a 45-foot
gated private access and utility easement. Access to the development will be
from Bowman Road and no access is planned from West 36th Street. The
applicant has indicated four tracts of open space to be retained by the
Homeowners Association as open space and park areas.
The proposed site plan indicates three typical housing footprints for potential
development of the lots. House Typical A indicates a single story footprint of
1,400 square feet or a two story structure containing 3,240 square feet. House
Typical B indicates a building footprint of 1,840 square feet with a two story
structure of 4,120 square feet. House Typical C indicates a building footprint of
2,100 square feet with a two story unit containing 4,640 square feet. The
applicant has indicated each of the units will be rear loaded with a two car
garage. The applicant has indicated a 30-foot access and utility easement
located along the rear lot lines.
The applicant has indicated a six-foot fence will be placed around the perimeter
of the proposed development. Fencing within the required building setback along
West 36th Street is desired to separate the proposed homes from the adjoining
roadways.
B. EXISTING CONDITIONS:
The site contains two single-family residences located at the northeast corner of
the property, with the remainder of the property being undeveloped and partially
wooded. The western portion of the site is located in the floodplain. The uses in
the area are primarily residential uses. There is a horse farm located south of
the site.
Bowman Road is a two lane road with open ditches for drainage and no sidewalk
in place. West 36th Street along the northern boundary of the property has not
been constructed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The John Barrow Neighborhood Association, all property owners
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
3
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. This property is traversed by the proposed re-alignment of Bowman Road
and the proposed extension of 36th Street. The proposed right-of-way
dedication appears sufficient as shown on the plans. Bowman Road is
classified on the Master Street Plan as a minor arterial. A dedication of
right-of-way 45 feet from proposed centerline will be required. 36th Street is
classified on the Master Street Plan as a minor arterial. A dedication of
right-of-way 45 feet from proposed centerline will be required. At
intersection dedicate 62 feet of right-of-way to accommodate dual left turn
lanes as required by Master Street Plan on both Bowman Rd and 36th
Street.
2. A 75 feet radial dedication of right-of-way is required at the proposed
location of the intersection of Bowman Road and 36th Street.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to 36th Street including
5-foot sidewalks with planned development. Pay in-lieu for one-half street
improvement to Bowman Road including 5-foot sidewalks with planned
development.
4. The minimum Finish Floor elevation of the lots in the 100-year floodplain is
required to be shown on plat and grading plans.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
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.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
8. 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.
9. Resubmit plans showing proposed re-alignment of 36th and Bowman to
create a 90-degree (closer to 90 degrees) intersection so signalization will
not be a problem in the future.
10. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the proposed development. Contact Little Rock Wastewater Utility at
688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Care must be taken to protect
the existing 24-inch waterline crossing this property. Construction of permanent
facilities including patios in this easement will not be allowed. Fences without
foundations, driveways and parking areas will be allowed. A water main
extension to each lot will be required. A Capital Investment Charge based on the
size of the meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all meter connections including any metered
connections off the private fire system. Please submit two copies of the 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. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located near 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 Suburban Office for this property. The
applicant has applied for a Planned Residential District for a zero lot-line
residential subdivision.
A land use plan amendment for a change to Low Density Residential is a
separate item on this agenda (LU05-18-02).
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
5
Master Street Plan: Both Bowman Road and 36th Street are shown as Minor
Arterials on the Master Street Plan. A proposed collector extends from 36th
Street, west of Bowman Road and follows Brodie Creek to the north and west
toward the Woodlands Edge residential development. These streets may require
dedication of right-of-way and will require street improvements.
Bicycle Plan: The Little Rock Bike Plan proposes a Class 2 Bike route along
Bowman Road. A Class 2 route has a designated part of the paved roadway for
bicycle use. The Plan proposes a Class 1 Bike Route along Brodie Creek. A
Class 1 route is a separate paved path for the sole use of bicycles.
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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff questioned if the development
would utilize West 36th Street. Mr. McGetrick stated the development would not
access West 36th Street and the only access would be from Bowman Road. Staff
also questioned any proposed fencing. Mr. McGetrick stated he would note
fencing on the revised site plan.
Public Works comments were addressed. Staff stated the developers would be
required to construct West 36th Street and Bowman Road. Mr. McGetrick stated
the developers were requesting an in-lieu contribution rather than street
construction. Mr. McGetrick stated he would follow up with staff on this issue.
Staff noted comments from the various other reporting departments and
agencies; suggesting the applicant contact them individually for further
clarification. There was no further discussion of the item and 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 some of the
issues raised at the October 20, 2005, Subdivision Committee meeting. The
applicant has provided fencing on the proposed site plan. The applicant has
indicated an eight-foot brick and iron fence will be constructed around the
perimeter of the site and a gate provided at the entrance along Bowman Road.
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
6
The applicant has revised the site plan to clearly indicate there is no access to
West 36th Street. The applicant has provided a turn-around along the western
perimeter to allow an escape from the development other than traveling the
entirety of the development along the rear access alley.
The applicant has indicated 1 acre of common open space area. The planned
development ordinance requires 10 to 15 percent of the site be developed as
common open space area. The site contains 12.85 acres which would require
1.2 to 1.9 acres to be set aside as common open space. Staff would recommend
the applicant provide additional common open space to meet the minimum
requirement of the ordinance. The ordinance also requires a minimum of 500
square feet of usable private open space per unit. The applicant has indicated
each of the lots will contain the minimum private open space requirement.
The applicant is proposing the development of this 12.85 acre tract with
54 single-family zero lot line homes. The applicant has indicated an overall
density of 4.2 units per acre; consistent with single-family development.
The applicant is proposing the development with a single gated access point to
Bowman Road. The applicant is requesting an in-lieu contribution for West 36th
Street. The applicant’s entrance is located very near the intersection of West
36th Street and Bowman Road, two principal arterial roadways. Staff has
concerns with the placement of the entrance to the proposed subdivision at this
location. Based on potential traffic volume in the area, staff feels the location
would generate traffic conflicts and safety concerns. Staff would recommend the
applicant construct West 36th Street and take access from this roadway. Staff
feels with the entrance located on West 36th Street, sufficient spacing could be
obtained to allow the future homeowners easy ingress and egress from the
proposed subdivision. Although staff is supportive of the development of the site
with residential housing, staff is not supportive of the applicant’s indicated
access.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant submitted a request
dated November 8, 2005, requesting the item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the By-laws
January 5, 2006
SUBDIVISION
ITEM NO.: C.1 (Cont.) FILE NO.: Z-6049-B
7
due to the late withdrawal request on the part of the applicant. Staff stated they were
supportive of the By-law waiver for the withdrawal request.
There was no further discussion of the item. A motion was made to approve the By-law
waiver for the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent. The Chair entertained a motion for placement of the item on the Consent
Agenda for Withdrawal. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has not contacted staff concerning the application request since the
November 10, 2005, Public Hearing. Staff recommends this item be deferred to the
February 16, 2006, Public Hearing to allow staff and the applicant additional time to
resolve the outstanding issues related to the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had not contacted them concerning the
application request since the November 10, 2005, Public Hearing. Staff presented a
recommendation the item be deferred to the February 16, 2006, Public Hearing to allow
staff and the applicant additional time to resolve the outstanding issues related to the
request.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: D FILE NO.: Z-5311-A
NAME: Verizon Wireless Revised Short-form PCD
LOCATION: Located at 14309 Cantrell Road
DEVELOPER:
Verizon Wireless Tennessee Partnership d/b/a Verizon Wireless
c/o Wooden, Fulton and Scarborough
737 Market Street, Suite 1620
Chattanooga, TN 37402
ENGINEER:
Excell Communications, Inc.
6247 Amber Hills Road
Birmingham, AL 35173
AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3, General Commercial District
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District uses and the addition
of a cellular tower
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to provide staff with the requested additional information from the
September 8, 2005, Subdivision Committee meeting. Staff recommends this item be
deferred to the November 10, 2005, Public Hearing.
PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had failed to provide staff with the requested
additional information from the September 8, 2005, Subdivision Committee meeting.
Staff presented a recommendation the item be deferred to the November 10, 2005,
Public Hearing.
January 5, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5311-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 deferral. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has not provided staff with an updated site plan relocating the tower
outside the regulated floodway. In previous conversations the applicant indicated they
are working to resolve issues raised concerning the location of the proposed tower in
regulated floodway. Staff recommends this item be deferred to the January 5, 2005,
public hearing to allow the applicant additional time to resolve outstanding issues
associated with the request.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had not provided
staff with an updated site plan relocating the tower outside the regulated floodway. Staff
stated in previous conversations the applicant indicated they were working to resolve
issues raised concerning the location of the proposed tower in regulated floodway. Staff
presented a recommendation the item be deferred to the January 5, 2006, public
hearing to allow the applicant additional time to resolve outstanding issues associated
with the 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.
STAFF UPDATE:
The applicant submitted a request dated December 13, 2005, requesting this item be
withdrawn from consideration without prejudice. Staff is supportive of the withdrawal
request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had submitted a request dated
December 13, 2005, requesting the item be withdrawn from consideration without
prejudice. Staff stated they were supportive of the withdrawal request.
January 5, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5311-A
3
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Withdrawal. The motion
carried by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 1 S-285-UUU
NAME: The Ranch Tract D-3 Revised Preliminary Plat
LOCATION: West of Ranch Boulevard and East of Chenonceau Boulevard
DEVELOPER:
FCC Tract A Partnership
900 South Shackleford Road, Suite 300
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.73 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 20 – Pinnacle Planning District
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow reduced driveway spacing on Chenonceau Boulevard and Ranch
Boulevard – 3 drives in 1100 feet on Chenonceau Boulevard and 2 drives in 700 feet
on Ranch Boulevard and a variance to allow a reduced driveway spacing from the
intersection of Ranch Boulevard and Ranch Drive.
A. PROPOSAL/REQUEST:
The applicant is requesting the subdivision of this 13.73 acre tract of C-3,
General Commercial District zoned property into seven (7) lots for future
development (Lots 3 - 9, Tract D-3 the Ranch Subdivision). The proposed
preliminary plat indicates shared drives and cross access easements to serve the
proposed development. No new curb cuts are being proposed from Cantrell
Road.
January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
2
A variance from City ordinances related to the driveway spacing criteria is being
requested (Section 30-43 and 31-210). Variances are requested to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard with
three (3) drives in 1,100 feet on Chenonceau Boulevard and two (2) drives in 700
feet on Ranch Boulevard. A variance to allow reduced driveway spacing criteria
on Ranch Drive from the intersection of Ranch Boulevard is also being
requested.
An average lot size of 1.96 acres with a maximum lot size of 3.23 acres and a
minimum lot size of 1.55 acres has been indicated on the proposed preliminary
plat. The lots have been shown with a 25-foot front building line adjacent to
Ranch Boulevard, Ranch Drive and Chenonceau Boulevard. A 100-foot building
line has been indicated along Cantrell Road. The general notes section of the
proposed preliminary plat states the lots will be final platted based on market
demand.
B. EXISTING CONDITIONS:
The site is grass covered and the topography is relatively flat. There are
commercial, office and public institutional uses in the area to the east and north
of the site. To the south of the site is a new strip commercial center located on
the corner of Chenonceau Boulevard and Cantrell Road. Also to the south of the
site is a single-family subdivision; Chevaux Court. West of the site is vacant
property and northwest of the site is a multi-family development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners abutting the site along with the Aberdeen Court Property
Owners Association, the Bayonne Place Property Owners Association, the
Johnson Ranch Neighborhood Association, the Margeaux Place Property
Owners Association and the Maywood Manor Neighborhood Association were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The newly proposed median cut must be removed since no left turn lane
exists to support the left turn lane. Any vehicles wanting to access the
development will block through lanes.
January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easement, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge
based on the size of connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
private fire systems. Additional fire hydrant(s) will be required. Contact the Little
Rock Fire Department to obtain information regarding the required placement of
the hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection
Fire Department: Fire hydrants will be required. Place hydrants per code.
Contact the Little Rock Fire Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route # 25 – the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed preliminary plat indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the names/address and source of title of the landowner in the general notes
section of the proposed plat. Staff also requested the names of owners of all
abutting lands and the zoning classification of the plat boundary and abutting
January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
4
properties be included on the proposed preliminary plat. Staff stated all cross
access easements were required to be shown on the proposed preliminary plat.
Public Works comments were addressed. Staff stated they were not supportive
of the indicated median cut on Ranch Boulevard. Staff stated vehicles waiting to
access the development would block traffic on the through lanes of Ranch
Boulevard causing a traffic concern. Mr. Daters stated he had met with staff to
discuss options and alternatives. He stated he would finalize the plan prior to the
resubmission date.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat drawing to staff addressing
most of the issues raised at the December 8, 2005, Subdivision Committee
meeting. The applicant has indicated the name and address of the owners and
the source of title of the landowner. The names of owner of properties abutting
the plat area, the zoning classification of the plat area and the zoning
classification of the abutting properties have been provided.
The applicant has met with staff concerning the proposed median break located
on Ranch Boulevard and the requested variance to allow reduced driveway
spacing for the two abutting roadways. The revised site plan has removed the
proposed median break on Ranch Boulevard. The request includes a variance
from the Subdivision Ordinance related to the driveway spacing criteria to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard with
three (3) drives in 1,100 feet on Chenonceau Boulevard and two (2) drives in 700
feet on Ranch Boulevard. The request also includes the placement of a
driveway along Ranch Drive which does not meet the typically minimum spacing
for locating a driveway near an intersection.
The request is for the subdivision of this 13.73 acre tract of C-3, General
Commercial District zoned property into seven (7) lots for future development
(Lots 3 - 9, Tract D-3 the Ranch Subdivision). The site plan indicates shared
drives and cross access easements to serve the proposed development. There
are no new curb cuts being proposed from Cantrell Road.
An average lot size of 1.96 acres with a maximum lot size of 3.23 acres and a
minimum lot size of 1.55 acres has been indicated on the proposed preliminary
plat. The lots have been shown with a 25-foot front building line adjacent to
Ranch Boulevard, Ranch Drive and Chenonceau Boulevard. A 100-foot building
January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
5
line has been indicated along Cantrell Road. The building lines are adequate to
meet the minimum standards established by the ordinance. The phasing plan for
the subdivision is indicated by a note in the general notes section of the
proposed preliminary plat. The lots will be final platted based on market demand.
Staff is supportive of the request. The proposed lot size, lot width and lot depths
are adequate to meet the minimum requirements of the Subdivision Ordinance.
The variances to allow reduced driveway spacing on Chenonceau Boulevard and
Ranch Boulevard do not appear to have any impact on the adjoining properties.
To staff’s knowledge there are no outstanding issues associated with the
request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance to allow reduced driveway
spacing on Chenonceau Boulevard and Ranch Boulevard – 3 drives in 1100 feet
on Chenonceau Boulevard and 2 drives in 700 feet on Ranch Boulevard and a
variance to allow a reduced driveway spacing from the intersection of Ranch
Boulevard and Ranch Drive.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the requested variance to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard – 3 drives
in 1100 feet on Chenonceau Boulevard and 2 drives in 700 feet on Ranch Boulevard
and a variance to allow a reduced driveway spacing from the intersection of Ranch
Boulevard and Ranch Drive.
Staff stated a variance was being requested for proposed Lot 3 to allow the creation of a
lot with less acreage than typically required by the Highway 10 Design Overlay District.
Staff stated a planned zoning district would be required at the time of development of
the proposed lot. Staff presented a recommendation of approval of the requested
variance.
January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
6
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 2 FILE NO.: S-1509
NAME: Valley Springs Subdivision Preliminary Plat
LOCATION: West of Geyer Springs Road at Valley Drive
DEVELOPER:
N and G Construction, Inc.
P.O. Box 1178
Conway, AR 72033
ENGINEER:
Magie Engineering & Land Development, Inc.
803 Harkrider Street
Conway, AR 72032
AREA: 28.0 acres NUMBER OF LOTS: 79 FT. NEW STREET: 4,150 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio for Lots 47 and 48.
A. PROPOSAL/REQUEST:
The applicant is proposing the subdivision of this 28.0-acre tract into
79 single-family residential lots and two lots for future development. The
applicant has indicated an average lot size of 10,454 square feet and a minimum
lot size of 7,405 square feet. The proposed development results in a density of
3.27 units per acre.
The proposal includes the development of 4,150 linear feet of new public streets.
Valley Drive is indicated on the Master Street Plan as a collector street. The
applicant has indicated the roadway will be constructed to Master Street Plan
standards.
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
2
The applicant is requesting a variance to allow an increased lot depth to width
ratio for proposed Lots 47 and 48.
B. EXISTING CONDITIONS:
The site is vacant and tree covered. There are single-family homes located to
the north and south of the site. Along the western boundary of the site is a
multi-family development accessed from Warren Street. There are two churches
located in the area, one to the south of the site and one to the north of the site.
Northeast of the site is a high school. Northwest of the site is an elementary
school. Further north of the site, accessed from Baseline Road, is the Southwest
Community Center. Across Geyer Springs, to the east, there are multi-family
units located on Valley Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. A meeting with the Allendale Neighborhood Association, the owner’s
representative and staff was held on December 13, 2005. All property owners
abutting the site along with the Allendale Neighborhood Association, the St.
Monica Neighborhood Association and Southwest Little Rock United for Progress
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Valley Drive is classified on the Master Street Plan as a collector street. A
dedication of right-of-way totaling 60 feet will be required. Right-of-way
dedication along Susanne Drive and Stillman Drive are sufficient.
2. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
3. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvements to these streets
including 5-foot sidewalks with the planned development. Valley Drive
should be constructed to 36-foot wide collector standard including 275 feet
minimum horizontal radii. Susanne Drive and Stillman Drive should be
constructed to residential standards, which include 150-foot minimum radii.
4. Roundabouts need to be constructed at the western intersection of Susanne
Drive and Valley Drive and the intersection of Susanne Drive and Stillman
Drive for traffic calming purposes. Contact Travis Herbner, Traffic
Engineering at 379-1805 for additional information.
5. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan. Sidewalks should be placed along Stillman Drive and Susanne Drive
and along the northern side of Valley Drive.
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
3
6. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. The current flood study ends just west
of Geyer Springs Road. The majority of the site is located outside the limits
of a detailed flood study.
7. Easements for the proposed storm water detention facilities are required.
8. 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.
9. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding streetlight requirements.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1817 (Derrick Bergfield) for more information.
12. 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) 379-1817
(Derrick Bergfield) for more information.
13. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easement, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
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: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
4
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: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant label
Lot 1 as a tract or include the area into an adjacent lot. Staff stated the plat
indicated the area as unbuildable therefore a tract designation would be more
appropriate. Staff questioned the future plans for Lots 29 and 83. Staff also
questioned the buildability of proposed Lot 83. Staff stated the lot depth was not
sufficient to meet the minimum lot depth for most of the various zoning
classifications. Staff requested the applicant provide the total area of Lots 1,
29 and 83.
Public Works comments were addressed. Staff stated Valley Drive was indicated
on the Master Street Plan as a collector street. Staff stated their
recommendation would include the construction of Valley Drive to collector
standards and they were recommending traffic calming devices be placed on
Valley Drive. Staff stated a roundabout was also being recommended for
Stillman Drive. The applicant stated the desire of the developer was to slow
traffic through the neighborhood. He stated he would work with staff concerning
the proposed street design.
Staff stated grading permits would be required prior to construction and any work
in the right-of-way would require approval from Traffic Engineering.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The applicant
has revised the site plan to eliminate the proposed tracts and included the area in
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
5
the adjacent lots. The revised site plan also indicates the lot depth for proposed
Lot 25 at 100-feet; sufficient to meet the minimum lot depth per the zoning
ordinance. The applicant has indicated a rezoning will potentially be requested
for Lots 25 and 26 to allow for a higher intensity use. As proposed, the lots could
be developed as zoned with single-family homes and comply with the minimum
ordinance standards.
The applicant is requesting a variance from the Subdivision Ordinance to allow
an increased lot depth to width ratio for two of the proposed lots. The
Subdivision Ordinance states no lot may be three times as deep as it is wide,
except where lots abut a freeway, expressway or rail line. The lots as proposed
do not meet this minimum requirement. Staff is supportive of the requested
variance. Staff does not feel the increased lot depth to width ratio for these two
lots will have any negative impact on the adjoining properties.
The revised site plan indicates Valley Drive constructed to Master Street Plan
standards with a 60-foot right-of-way and 36-feet of pavement. The site plan
includes the placement of a roundabout to serve as a traffic-calming device at the
intersection of Valley Drive and Suzanne Drive. The revised site plan does not
include a traffic-calming device at the intersection of Suzanne Drive and Stillman
Drive. The applicant is requesting a traffic-calming device not be required at this
location. Staff is not supportive of this request. Staff feels the placement of the
two proposed traffic-calming devices is important to the protection of the
neighborhood. Staff feels the placement of the roundabout within the subdivision
will act to deter cut-through traffic and will slow traffic which does access the
neighborhoods.
Staff is supportive of the proposed preliminary plat with the exception of the
applicant’s request to eliminate the roundabout at Sillman Drive and Suzanne
Drive. The preliminary plat indicates an average lot size of 0.24 acres or 10,454
square feet and a minimum lot size of 0.16 acres or 7,405 square feet. The
development is proposed with a density of 3.27 units per acre, which is
consistent with single-family development within the City. There is a single
variance being requested to allow an increased lot depth to width ratio for two of
the indicated lots. In staff’s opinion this requested variance will not adversely
impact the development or adjoining properties. To staff’s knowledge there are
no outstanding issues associated with the proposed request. Staff feels the
proposed preliminary plat will not negatively impact the adjoining properties if
developed as proposed, if the additional traffic calming devise is added to deter
cut-through traffic and slow traffic which does access the neighborhood.
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
6
I. STAFF RECOMMENDATION:
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.
Staff recommends approval of the requested variance to allow an increased lot
depth to width ratio for proposed Lots 47 and 48.
Staff recommends a traffic-calming device be placed at the intersections of
Suzanne Drive and Stillman Drive as noted in paragraph D above.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval. Staff stated the
applicant had amended the request to fully comply with the minimum standards of the
Subdivision Ordinance.
The applicant stated they fully intended to meet the desire of the City with regard to the
platting and street construction. He stated the applicant did not desire to place a
round-about at the intersection of Stillman and Suzanne Drives but was willing to
consider other traffic calming devices. He stated the request was not an ordinance
requirement but was a request by staff.
Commissioner Adcock stated she was not in favor of the street design allowing the
connection of Suzanne and Stillman Drives through the area. She stated she felt the
connection should not be made to protect the neighborhood.
Ms. Monica Fleming addressed the Commission in opposition of the proposed request.
She stated the neighborhood had worked very hard to maintain their subdivision and felt
the connection of the two roads would adversely impact the area. She stated with the
connection of the two roads there would be a great deal of cut-through traffic accessing
their streets and causing concerns. She stated there were also concerns of drainage,
fencing and the number of homes being proposed. She stated most of the residents
had been in the area for 25 – 30 years and felt the number of homes being proposed
was to intense.
Mr. Troy Laha addressed the Commission in opposition of the proposed request. He
stated the site was shown on the Neighborhood Action Plan as a potential park site. He
stated the goal of the neighborhood was to remove all connections from Valley Drive as
well as the connection of Valley Drive from Geyer Springs to Warren Drive but this had
not been accomplished. He stated the area did not want or need the number of cars
that would cut-through the neighborhood if the streets were opened.
January 5, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1509
7
City Director B.J. Wyrick addressed the Commission. She stated the residents of
Allendale had work hard to maintain their homes and their neighborhood. She stated
currently there was a great deal of cut-through traffic through the neighborhood along
the northern boundary. She stated if Valley Drive were constructed this would reduced
the number of cars traveling through the Allendale Neighborhood. She stated the
connection of Stillman and Suzanne Drives should not be made.
There was a general discussion by the Commission concerning Suzanne and Stillman
Drives and if the roads were indicated on the Master Street Plan. Staff stated the two
streets were classified as local streets and were not shown on the Master Street Plan.
Staff stated connectivity was a concern. The Commission question how the connection
could be avoided. Staff stated with a minor redesign of the plat the connection could be
removed. Staff questioned if the Commission was willing to allow them to work with the
applicant at the time of final platting to remove the connections while maintaining the
number of lots. The Commission indicated this was agreeable.
There was a general discussion concerning storm water detention. Staff stated there
were ordinance requirements which would not allow releasing any additional flows
through the area.
There was no further discussion of the item. The chair entertained a motion for
approval of the plat removing the connections of Stillman and Suzanne Drives through
the proposed plat area. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 3 FILE NO.: S-1501-A
NAME: Dassault Falcon Jet New Automated Finishing Building
Subdivision Site Plan Review
LOCATION: 3801 East 10th Street
DEVELOPER:
Dassault Falcon Jet
3801 East 10th Street
Little Rock, AR 72202
ENGINEER:
FTN Associates, Ltd.
3 Inwood Circle, Suite 220
Little Rock, AR 72211
ARCHITECT:
Hurd Long Architects & Design Consultants
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 70.49 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 25 – Port Planning District
CENSUS TRACT: 2
VARIANCES/WAIVERS REQUESTED: A two (2) year deferral of the Master Street
Plan requirement for street construction to East 10th Street.
A. PROPOSAL/REQUEST:
The applicant is requesting a site plan review of a multiple building site for the
proposed new Dassault Falcon Jet Automated Finish Building. The site at
present consists of 610,000 square feet of Aircraft Service Hangars, Aircraft
Painting Hangars, Interiors Design Offices, Interiors Fabrication and Installation
Shops, Cafeteria and Administrative Offices.
January 5, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1501-A
2
The proposed project is a freestanding 10,725 square foot automated finish
building to be located on the south corner of the existing lease property (DFJ
leases property from the Little Rock National Airport), along the south side of
East 10th Street and the north side of Little Rock National Airport. The project will
add a new automated finish system for cabinet production. The proposed project
consists of three main elements:
1. 10,725 square feet of automated finish system with water sprinkler
system.
2. Enclosed corridor between existing cabinet shop and new automated
finish building.
3. Access drive to south end of the building.
The building construction will consist of pre-engineered metal building
construction to match adjacent existing buildings, roof top mechanical systems,
water detention and drainage structures on the southwest side of the building.
DFJ presently has parking for 1300 cars on site.
The applicant is requesting a two (2) year deferral of the Master Street Plan
requirement for street construction to East 10th Street.
B. EXISTING CONDITIONS:
The area proposed for the expansion is currently vacant. To the south of the site
is airport property with a runway located nearby. There are a number of aviation
related businesses located in the area around the airport property. To the north
of the site are a number of residential uses including single-family residences,
multi-family housing and a church. The airport has purchased most of the area
south of East 9th and east of Ventura and the airport is negotiating with owners
of the remaining homes for acquisition. These homes will be removed with the
first phase of the airport’s expansion plan.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the East Little Rock
Neighborhood Association 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. 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.
January 5, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1501-A
3
2. With site development, provide design of the street conforming to the Master
Street Plan. Construct one-half street improvements to East 10th Street
including 5-foot sidewalks with the planned development. This was also a
requirement of a previous application currently under construction that was
given a 2-year deferral.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges if additional or larger meter(s) are installed.
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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #12 – East Sixth Street CATA
Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
Although not required, it is recommended to plant trees along the southeastern
property line; behind the proposed structure.
January 5, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1501-A
4
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were few additional items
necessary to complete the review process. Staff stated the proposed addition
did not generate any additional parking requirements and indicated the existing
parking was adequate to serve the needs of the development. Staff stated with
the expansion there were no changes being proposed to the hours of operation
or the existing access to the site.
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to the proposed development if more than one acre is
disturbed. Staff also stated a two (2) year staff level deferral was approved for
the construction of East 10th Street as a part of the previous application. Staff
questioned if the deferral would apply to the proposed development as well.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinance was required. Staff also stated the planting of
trees along the southeastern property line was not required but was
recommended.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were few outstanding issues associated with the request raised at the
December 8, 2005, Subdivision Committee meeting. The proposed request is to
allow for a multiple building site plan review through the Subdivision Ordinance.
Dassault Falcon Jet (DFJ) is proposing the addition of an automated finish
building to their existing lease site (DFJ leases property from the Little Rock
National Airport). The building project is a new building project to add square
footage to DFJ’s present 610,000 square feet of Aircraft Service Hangars,
Aircraft Painting Hangars, Interiors Design Offices, Interiors Fabrication and
Installation Shops, Cafeteria and Administrative Offices.
The proposed project is a freestanding 10,725 square foot automated finish
building to be located on the south corner of the existing lease property, along
the south side of East 10th Street and the north side of Little Rock National
Airport. The project will add a new automated finish system for cabinet
production. The proposed project consists of 10,725 square feet of automated
finish system with water sprinkler system, an enclosed corridor between existing
January 5, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1501-A
5
cabinet shop and new automated finish building and an access drive to south
end of the building.
The building construction will consist of a pre-engineered metal building to match
adjacent existing buildings, roof top mechanical systems, water detention and
drainage structures on the southwest side of the building. DFJ presently has
parking for 1300 cars on site and no new vehicle parking is being proposed.
The applicant is requesting a two (2) year deferral of the required street
improvements to East 10th Street. The applicant has indicated at a point in the
future, an abandonment of East 10th Street adjacent to the site will be sought.
According to the applicant, they feel the construction of the roadway at this time
is unnecessary and the road improvements should be deferred until the future of
the roadway is determined.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
outstanding issues associated with the proposed request. Staff does not feel the
construction of an automated finish building will have any adverse impact on the
adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested site plan review subject to
compliance with the comments and conditions outlined in paragraphs D, E and F
of the agenda staff report.
Staff is supportive of the request for a two (2) year deferral of the Master Street
Plan requirements for street construction to East 10th Street.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
requested site plan review subject to compliance with the comments and conditions
outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation of approval of the applicant’s request for a two (2) year deferral of the
Master Street Plan requirements for street construction to East 10th Street.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 4 FILE NO.: S-1501-B
NAME: Dassault Falcon Jet New Production Hanger Subdivision Site Plan Review
LOCATION: 3801 East 10th Street
DEVELOPER:
Dassault Falcon Jet
3801 East 10th Street
Little Rock, AR 72202
ENGINEER:
FTN Associates, Ltd.
3 Inwood Circle, Suite 220
Little Rock, AR 72211
ARCHITECT:
Hurd Long Architects & Design Consultants
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 70.49 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 25 – Port Planning District
CENSUS TRACT: 2
VARIANCES/WAIVERS REQUESTED: A two (2) year deferral of the Master Street
Plan requirement for street construction to East 10th Street.
A. PROPOSAL/REQUEST:
The applicant is requesting a site plan review of a multiple building site for the
proposed new Dassault Falcon Jet Production Hanger expansion. The site at
present consists of 610,000 square feet of Aircraft Service Hangars, Aircraft
Painting Hangars, Interiors Design Offices, Interiors Fabrication and Installation
Shops, Cafeteria and Administrative Offices.
January 5, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1501-B
2
The proposed project is a 27,900 square foot addition to the existing 31,280
square foot production hangar located on the west corner of the existing lease
property (DFJ leases property from the Little Rock National Airport), along the
south side of East 10th Street and north side of the Little Rock National Airport.
The project will add additional aircraft production space for aircraft presently in
production, along with space for a new line of larger Falcon Aircraft coming into
projection within the next year.
The proposed project will consist of three (3) main elements:
1. 27,900 square feet aircraft production hangar with water fire
suppression sprinkler system and six (6) 45-foot section by 28-foot
section tall hangar doors allowing access for as many as three (3)
aircraft.
2. Three (3) hour firewall separation between existing and new hangar
areas and water fire sprinkler system.
3. 900 square feet of office with water sprinkler system.
The building construction will consist of a pre-engineered metal building
construction to match adjacent existing buildings, roof top mechanical systems,
aircraft parking and access ramps on the southwest side of the building and
water detention and drainage structures also on the south side of the building.
The applicant is requesting a two (2) year deferral of the Master Street Plan
requirement for street construction to East 10th Street.
B. EXISTING CONDITIONS:
The area proposed for the expansion is currently vacant. To the south of the site
is airport property with a runway located nearby. There are a number of aviation
related businesses located in the area around the airport property. To the north
of the site are a number of residential uses including single-family residences,
multi-family housing and a church. The airport has purchased most of the area
south of East 9th and east of Ventura and the airport is negotiating with owners
of the remaining homes for acquisition. These homes will be removed with the
first phase of the airport’s expansion plan.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the East Little Rock
Neighborhood Association were notified of the public hearing. As of this writing
staff has received one informational phone call from an area resident.
January 5, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1501-B
3
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. 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.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to East 10th Street
including 5-foot sidewalks with the planned development. This was also a
requirement of a previous application currently under construction that was
given a 2-year deferral.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges if additional or larger meter(s) are installed.
It appears that some private water lines cross under the location of the proposed
building. Consideration should be given to relocation of these lines. 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.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #12 – East Sixth Street CATA
Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
January 5, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1501-B
4
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
If no additional parking is required in association with the proposed new
structure, then no comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were few additional items
necessary to complete the review process. Staff stated the proposed addition
did not generate any additional parking requirements and indicated the existing
parking was adequate to serve the needs of the development. Staff stated with
the expansion there were no changes being proposed to the hours of operation
or the existing access to the site.
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to the proposed development if more than one acre were
disturbed. Staff also stated a two (2) year staff level deferral was approved for
the construction of East 10th Street as a part of the previous application. Staff
questioned if the deferral was a part of the current application request.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinance was required. Staff stated if no additional
parking was being proposed with the new structure then no additional
landscaping upgrades would be required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were few outstanding issues associated with the request raised at the
December 8, 2005, Subdivision Committee meeting. The request is a site plan
review of multiple buildings for the proposed new Dassault Falcon Jet (DFJ)
production hanger. At present 610,000 square feet of Aircraft Service Hangars,
Aircraft Painting Hangars, Interiors Design Offices, Interiors Fabrication and
Installation Shops, Cafeteria and Administrative Offices exist on DFJ’s lease
property (DFJ leases property from the Little Rock National Airport).
The proposed project is a 27,900 square foot addition to the existing
31,280 square foot production hangar located on the west corner of the existing
lease property, along the south side of East 10th Street and north side of the Little
January 5, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1501-B
5
Rock National Airport. The project will add additional aircraft production space
for aircraft presently in production, along with space for a new line of larger
Falcon Aircraft coming into projection within the next year. The proposed project
will consist of a 27,900 square foot aircraft production hangar with water fire
suppression sprinkler system and six (6) 45-foot section by 28-foot section tall
hangar doors allowing access for as many as three (3) aircraft, a three (3) hour
firewall separation between existing and new hangar areas and water fire
sprinkler system and 900 square feet of office with water sprinkler system.
The building construction will consist of a pre-engineered metal building to match
adjacent existing buildings, roof top mechanical systems, aircraft parking and
access ramps on the southwest side of the building and water detention and
drainage structures also on the south side of the building.
The applicant is requesting a two (2) year deferral of the required street
improvements to East 10th Street. The applicant has indicated at a point in the
future, an abandonment of East 10th Street adjacent to the site will be sought.
According to the applicant, they feel the construction of the roadway at this time
is unnecessary and the road improvements should be deferred until the future of
the roadway is determined.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
outstanding issues associated with the proposed request. Staff does not feel the
construction of a production hanger will have any adverse impact on the
adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested site plan review subject to
compliance with the comments and conditions outlined in paragraphs D, E and F
of the agenda staff report.
Staff is supportive of the request for a two (2) year deferral of the Master Street
Plan requirements for street construction to East 10th Street.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
requested site plan review subject to compliance with the comments and conditions
outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation of approval of the applicant’s request for a two (2) year deferral of the
Master Street Plan requirements for street construction to East 10th Street.
January 5, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1501-B
6
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 5 FILE NO.: Z-4765-B
NAME: West Highlands Zoning Site Plan Review
LOCATION: East of Autumn Road on Lots 7R, 9 and 10 of West Highlands Subdivision
DEVELOPER:
Colliers Dickson Flake Partners, Inc.
P.O. Box 3456
Little Rock, AR 72203
ENGINEER:
Cromwell Architects Engineers
101 S. Spring Street
Little Rock, AR 72201
AREA: 8+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional District, with conditions
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site was zoned O-2, Office and Institutional District on February 3, 1987, by the
adoption of Ordinance No. 15,240. The rezoning placed conditions on the approval. A
50-foot open space buffer was required along the northern and eastern perimeters of
the site. The zoning also placed a condition on the site that the building height was to
be limited to the O-3, General Office District building height.
A. PROPOSAL/REQUEST:
The applicant is proposing the construction of a 60,000 square foot, three story
medical office building, surgery center/clinic building. The building is to be
located in the center of the site with terraced parking lots with a capacity of 250
cars arranged on both sides of the building, with on-grade access to the first and
second floors. The applicant has indicated the topography of the site will be
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
2
utilized giving the appearance of a two (2) story building from the south side and
a three (3) story building from the north side. Two curb cuts on Autumn Road are
proposed.
The specific development criteria include 5.92 acres of net buildable area with
the remainder in landscape buffer and building setbacks. The site is steep, with
an average slope down from south to north of thirteen (13) percent. A drainage
ditch occurs along the north edge of the property, and a deep swale occurs at the
northeast corner of the site. The site is nicely forested with medium sized pine
and hardwood trees. The trees appear to be second growth. The trees will be
saved around the perimeter of the site. Only a few trees will be saved on the
interior due to grading requirements for construction of the parking lot and
building pad.
B. EXISTING CONDITIONS:
The site is tree-covered with steep slopes. A drainage ditch occurs along the
north edge of the property, and a deep swale occurs at the northeast corner of
the site. The site is nicely forested with medium sized pine and hardwood trees.
Autumn Road, adjacent to the site, has not been constructed to Master Street
Plan standard.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Birchwood Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Autumn 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. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalks with the planned development.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
4. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e). Show slopes, elevations, and retaining wall locations.
5. 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 north driveway should be moved north to a
distance of 250 feet from south driveway.
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
3
6. Interior traffic circulation drives should be altered to modify 4-way
intersection into a 3-way intersection at north drive location. Contract Bill
Henry, Traffic Engineering, at 379-1816 for further assistance.
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.
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
9. 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) 379-1817 (Derrick
Bergfield) for more information.
10. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A looped water main extension
may be required in order to provide adequate service to this property. Some or all
of the facilities on-site may be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required. Please submit four copies of the plans for the fire
protection system to Central Arkansas Water for review. Contact Central
Arkansas Water regarding procedures for installation of fire service. Approval of
plans by the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required. Fire sprinkler systems which do not contain
additives such as antifreeze shall be isolated with a double detector check valve
assembly. If additives are used, a reduced pressure zone backflow preventer
shall be required. 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.
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
4
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5 – West Markham CATA
Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
Areas set aside for buffers and landscape appear to meet with ordinance
requirements.
A controlled automatic irrigation system is required.
Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
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: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the total number of doctors to staff the facility. Staff also requested the applicant
provide the location and area of any proposed signage.
Public Works comments were addressed. Staff stated the development would
classify Autumn Road as a commercial street. Staff stated a dedication of right-
of-way 30-feet from centerline would be required. Staff also stated the indicated
driveways did not meet access and circulation requirements of Section 30-43 or
31-210. Staff requested the north driveway be moved to the north a distance of
250-feet from the southern driveway. Staff also requested the interior circulation
drives be altered to revise the indicated 4-way intersection into a 3-way
intersection at the north drive location. Staff stated the storm water detention
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
5
ordinance would apply to the proposed development of the site. Staff also stated
any grading of the site would require permitting prior to any land clearing.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinances was required. Staff also stated the indicated
areas set aside for buffers appeared to meet minimum ordinance requirements.
Staff stated an automatic irrigation system would be required to water
landscaped areas and landscape plans would require the seal of a registered
landscape architect prior to a building permit being issued.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the December 8, 2005, Subdivision Committee meeting. The revised site plan
indicates a single ground mounted sign consistent with signage allowed in office
zones or a maximum of six (6) feet in height and ten (10) feet in length for a total
of sixty (60) square feet in area. The site plan has been revised to address
staff’s concerns related to the driveway locations and the intersection of the
northern drive. A three (3)-way intersection has been provided to limit traffic
conflicts within the site.
A total of thirty-five (35) doctors will staff the facility. The site plan includes the
placement of 250 parking spaces. The ordinance typically requires the
placement of six (6) parking spaces per doctor or would typically require the
placement of 210 parking spaces. Based on the typical minimum parking
required for a medical facility, the indicated parking is more than adequate to
serve the development.
The site plan indicates a maximum building height of sixty (60) feet. The
previous condition placed on the zoning allowed for a building height not to
exceed building heights as allowed in O-3, General Office District. Per the
Zoning Ordinance (Section 36-281(c) – Height regulations.) “No building
hereafter erected or structurally altered shall exceed a height at the required
front, side or rear yard setback lines of forty-five (45) feet; provided, however,
that above the height permitted at said yard lines, one (1) foot may be added to
the height of the building for each foot that the building or portion thereof is set
back from the required yard lines. In no instance shall the maximum building
height of the building exceed sixty (60) feet.” As proposed, the building height
complies with the approved zoning.
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
6
As a condition of the approved zoning, a fifty (50) foot undisturbed buffer was
required along the northern and eastern perimeters of the site where adjacent to
single-family homes. The site plan includes the placement of this required fifty
(50) foot buffer.
The site plan includes retaining approximately two (2) acres as landscape and
buffer areas. Approximately 1.35 acres has been retained as the required buffer
areas with the remaining .65 acres being set aside as on-site landscaping. The
existing topography will be utilized to the maximum extent possible allowing for
fewer cuts and fills on the site thus allowing additional landscaped areas. All
parking lots indicate landscape per current ordinance requirements and the
perimeters of the site indicate additional landscaping. The total site development
includes building coverage of 5.7 percent. The total developed area is
75 percent and 25 percent will be retained as landscaped and buffer areas.
Staff is supportive of the applicant’s request. The request is for the placement of
a three story medical office building on this eight (8) acre site currently zoned
O-2, Office and Institutional District. The proposed site plan indicates the
placement of ingress and egress, internal circulation, pedestrian ways that are
sensitive to safety, convenience and separation of vehicular and pedestrian
traffic which are consistent with ordinance requirements. The site plan also
includes the siting of the building and the compatibility of the proposed
development with the adjacent land uses and the placement of landscaping and
buffering consistent with ordinance requirements. The applicant has indicated
existing trees on the site will be retained, where possible, to provide screening,
open space and buffering and to allow separation between the homes located to
the north and east of the site. The site plan indicates a building height consistent
with ordinance requirements and building coverage less than the maximum
coverage allowed per the existing zoning. To staff’s knowledge, there are no
outstanding issues associated with the proposed request. The proposed site
plan appears to fully comply with the development criteria as outlined in the
Zoning Ordinance - Section 36-126 and the previously imposed conditions.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff stated they had received a written request from the Birchwood
Neighborhood Association requesting a deferral of the item.
January 5, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4765-B
7
Ms. Tracey Kersey, President of the Birchwood Neighborhood Association, stated the
residents of the area had a number of questions related to the proposed development.
She stated the residents were unsure as to their support of opposition to the request
since the developers had not met with the residents.
There was a general discussion concerning the deferral request. The applicant stated
the site was under contract and delays would be costly. Staff stated the proposal
originally included two requests which would take a Board of Directors action. Staff
stated this was no longer the case and the two week deferral would not extend the time
frame for approval beyond the previously indicated dates staff gave to the applicant for
potential Board of Directors action.
Commissioner Rector stated the request was a site plan review and the use of the
property was not a concern. He stated the deferral to the January 19th meeting to allow
the residents additional time to meet with the developers and address their concerns
with the proposed development would not change the use of the property or the
requirements of the development with regard to the zoning ordinance minimum
standards.
There was no further discussion of the item. The chair entertained a motion for deferral
of the item to the January 19, 2006, Public Hearing. The motion carried by a vote of
10 ayes, 0 noes and 1 absent.
January 5, 2006
ITEM NO.: 6 FILE NO.: Z-5800-A
NAME: Bowman Business Park Revised Long-form POD
LOCATION: 1515 Bowman Drive
DEVELOPER:
Bowman Business Park
Davis Properties
1515 South Bowman Road
Little Rock, AR 72211
ARCHITECT:
Terry Burruss Architects
1202 South Main Street, Suite 230
Little Rock, AR 72202
AREA: 10.102 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office Warehouse
PROPOSED ZONING: Revised POD
PROPOSED USE: Office Warehouse with selected additional uses.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The POD was approved on April 19, 1994, by the Little Rock Board of Director’s
adoption of Ordinance No. 16,632. The approval was for an office/warehouse
development with a requirement 25 percent of the floor area to be dedicated to office
use. The approval also required service courts to be located in the rear of the building
and the front of the building was to maintain the appearance of an office development
with the height of the building equal to two stories with floor area limited to the first floor.
The site has developed with four buildings totaling 110,400 square feet. The site
contains 249 parking spaces. The service drives are shared between the buildings with
parking located in the front of the buildings. One building is located along South
January 5, 2006
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5800-A
2
Bowman Road with the remainder of the buildings located to the east and accessed
from a 30-foot driveway.
A. PROPOSAL/REQUEST:
The applicant’s cover letter indicates a desire to revise the previously approved
Planned Office Development to expand the allowable uses for the site. The
development has been in operation since 1994 and according to the applicant as
tenants have “come and gone” and the neighborhood has changed, the owner
has realized the need to add additional uses. The request includes the addition
of the following uses as allowable uses to the site:
1. Office/Showroom/Warehouse
2. Laboratory
3. Photography Studio
4. Custom Sewing/Millinery/Tailor Shop
5. Job Printing, Lithographer, Printing or Blue printing
6. Medical Appliance Fitting and Sales
7. Studio (Broadcasting or Recording)
8. Studio (Art, Music, Dance, Etc.)
9. Tools and Equipment Rental (Inside Display Only)
10. Cabinet or Woodwork Shop
11. Commercial Catering
12. Furniture Repair Store
13. Upholstery Shop, Furniture
The applicant is also proposing the placement of a sign on the site not to exceed
six (6) feet in height (as measured from grade along South Bowman Road) and
sixty-four (64) square feet in area.
The proposed additional uses do not conflict with the approved Bill of Assurance
for the subdivision.
B. EXISTING CONDITIONS:
The site contains four office, warehouse building. One building is located along
South Bowman Road with the remainder of the buildings located to the east and
accessed from a 30-foot driveway. To the south of the site is vacant O-3 zoned
property. A portion of the northern perimeter is also vacant O-3 zoned property.
There is a skating center located to the north of the site with a non-conforming
zoning status. To the east of the site is an office development accessed from
Centerview Drive. To the west of the site there is a scattering of single-family
homes located along South Bowman Road. Further west of the site is the Cherry
Creek Subdivision.
January 5, 2006
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5800-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Sandpiper Neighborhood Association and the John Barrow Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment.
Center-Point Energy: No comment.
SBC: No comment.
Central Arkansas Water: No objection.
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 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 I-430 Planning District. The
Land Use Plan shows Service Trades District for this property. The applicant has
applied for a revision of a POD for a change of uses for the property.
The request does not require a change to the Land Use Plan.
Master Street Plan: Bowman Road is shown as a Minor Arterial on the Master
Street Plan and may require dedication of right-of-way and may require street
improvements. The purpose of a Minor Arterial is to provide connections to and
through an urban area, not to provide access to adjacent properties. Curb cuts
should be limited to improve traffic flow.
January 5, 2006
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5800-A
4
Bicycle Plan: A Class 2 bike route is located in the vicinity of the application
along Executive Center and Centerview Drives.
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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were no outstanding
technical issues associated with the proposed request. Staff stated no exterior
modifications to the building or the building footprint were being proposed. Staff
stated the request was to add additional allowable uses to the site. There was a
general discussion concerning the uses being proposed for the site. Staff stated
the addition of a detail shop (as had initially been requested) could generate
environmental and detention concerns. Staff stated the addition of a carwash to
the site would require the placement of catch basins to limit the flow into the
City’s storm water system.
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 few outstanding issues associated with the proposed request raised
at the December 8, 2005, Subdivision Committee meeting. The applicant is
requesting to revise the previously approved Planned Office Development to
expand the allowable uses for the site. The original approval allow office
warehouse activities on the site with a requirement 25 percent of the floor area
be dedicated to office use. The request is to add Office/Showroom/Warehouse,
Laboratory, Photography Studio, Custom Sewing/Millinery/Tailor Shop, Job
Printing, Lithographer, Printing or Blue printing, Medical Appliance Fitting and
Sales, Studio (Broadcasting or Recording), Studio (Art, Music, Dance, Etc.),
Tools and Equipment Rental (Inside Display Only), Cabinet or Woodwork Shop,
Commercial Catering, Furniture Repair Store and Upholstery Shop, Furniture as
allowable uses for the site. The applicant has removed the request for the
placement of a detail shop on the site.
Staff is supportive of allowing the indicated additional uses to the site. The
requested uses are allowable uses under the O-3, General Office District and
C-1, Neighborhood Commercial zoning district classifications. There is O-3
zoned property located to the north (shown on the Future Land Use Plan as
January 5, 2006
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5800-A
5
Mixed Office Commercial) and south (shown on the Future Land Use Plan as
Suburban Office) of the site, which are currently vacant, but will more than likely
develop with mixed office and suburban office type developments. Staff feels
allowing the addition of selected C-1, Neighborhood Commercial zoning district
uses to the site will not negatively impact the adjoining properties. The existing
development could act as a transitional area between the two areas of future
development, allowing a stepping down of intensity of uses.
The applicant is requesting signage as a part of the current request. The existing
signage does not allow tenant identifications and the proposal includes replacing
the current sign with a sign which does allow tenant identification. The sign is
proposed as a single, monument style sign, not to exceed six feet in height as
measured from grade of South Bowman Road and sixty-four square feet in area.
Currently the sign is located lower than the roadway which does not allow
visibility from the south. The applicant has indicated allowing the base of the
sign to be raised approximately three feet would place the sign at grade with the
adjacent roadway and allow for visibility from all directions. Staff is supportive of
this request.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels the requested uses should have minimal impact on
the adjoining properties if developed as proposed.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions 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 to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 7 FILE NO.: Z-6219-C
NAME: Bella Rosa Revised Long-form PCD
LOCATION: On the Southwest corner of Cantrell Road and Bella Rosa Drive
DEVELOPER:
HWY 107 Associates, LLC
3801 Woodland Heights
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 7.5 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD
ALLOWED USES: Office/Warehouse – Mini-warehouse development
PROPOSED ZONING: Revised PCD
PROPOSED USE: Office/Showroom/Warehouse – Mini-warehouse development
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 21, 1996 the Planning Commission reviewed and denied a request to
rezone the site from R-2, Single-family to POD to allow the site to develop with limited
office space, conditioned storage and mini-storage. The proposal included the
placement of 102,775 square feet of improvements, containing approximately 18,000
square feet of office and office/warehouse space, including an on-site manager’s office
and apartment comprising approximately 1,600 square feet. The balance of the project
was to be self-storage units.
On March 11, 2004, the Little Rock Planning Commission made a recommendation of
approval of a request to redevelop this 7.5-acre site located on the southwest corner of
Cantrell Road and Bella Rosa Drive as a Planned Commercial Development. The
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
2
applicant intended to develop the site with a total of 82,800 square feet of office and
mini-warehouse buildings. The site was to contain a single building of office containing
a total of 29,000 square feet and an office/managers residence for the mini-warehouse
development. A second building would contain 28,000 square feet of conditioned
storage accessed from interior halls and three buildings of stand-alone mini-warehouse
buildings containing a total of 25,800 square feet of space. The total building coverage
proposed was 34.3 percent with 27 percent of the site designated as landscaped/green
space area. The approved site plan contained 117 parking spaces with 19 spaces
proposed for boat and RV storage. The days and hours of operation proposed were
from 7 am to 8 pm seven days per week. The mini-warehouse would have 24-hour
access. The previous approval allows O-3 uses and an allowance for ten percent of the
gross floor area as O-3 accessory uses. The Little Rock Board of Directors adopted
Ordinance No. 19,072 on April 6, 2004, establishing the Bella Rosa Long-form PCD as
presented to the Little Rock Planning Commission.
The Little Rock Planning Commission denied a request to revise the previously
approved Planned Commercial Development at their January 20, 2005, public hearing.
The request was to amend the previously approved PCD to add
office/showroom/warehouse as allowable activities for the site (currently allowable in
O-3 with a Conditional Use Permit). The request was not appeal to the Board of
Directors.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved Planned
Commercial Development to allow additional uses to be considered as allowable
uses for the office building. The site has developed with a 29,000 square foot
office building and 58,300 square feet of mini-warehouse space. The current
allowable uses for the office building are O-3, General Office District uses along
with ten (10) percent of the gross floor area to utilize the Accessory uses as listed
in the O-3 General Office District zoning classification. The request is to revise
the approved allowable uses as indicated below:
1. to allow up to 60% of the 29,000 square foot building to be utilized as
office, showroom and warehouse space.
2. to allow a health studio or spa use.
There are no changes proposed to the previously approved site plan or the hours
of operation. The previously approved request to allow ten percent of the gross
floor area as listed in the Accessory use of the O-3, General Office District zoning
classification remains as a part of the current request.
The proposed additional uses do not conflict with the approved Bill of Assurance
for the subdivision.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
3
B. EXISTING CONDITIONS:
The site has developed with an office development and a mini-warehouse facility.
The site is relatively flat with a creek running along the western and southern
perimeters. The property to the east of the site (across Bella Rosa Drive) is
vacant and has been cleared. Further to the east is the Seven Acres Business
Park zoned POD and developed with a mix of commercial and office uses. To
the southeast are single-family homes adjoining the northern bank of the creek.
To the south of the site (across the creek) a single-family subdivision is currently
under construction and further south are single-family homes fronting Bella Rosa
Drive. To the west of the proposed site (west of the creek) are also vacant lands
fronting Cantrell Road. North of the site are single-family homes on acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Westchester and Johnson Ranch Neighborhood Associations were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment.
Center-Point Energy: No comment.
SBC: No comment.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 – the Highway 10
Express Route.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Transition for this property. The applicant
has applied for a revision to a Planned Commercial District for a change of uses
for the property.
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 and Bella Rosa is shown as a local street. Both 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, not to provide access
to adjacent properties. Curb cuts should be limited to improve traffic flow.
The primary function of a Local Commercial Street is to provide access to
adjacent properties. Local Commercial Streets are built to Collector standards
because of adjacent commercial zoning.
Bicycle Plan: There is a Class 1 bike route to the northeast along a creek on the
north side of Cantrell approximately 750 feet away.
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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was not present representing the request. Staff presented the item
indicating there were few outstanding issues related to the request. Staff stated
the request was to change the use mix of the existing development. Staff stated
the Commission reviewed a request in January to allow the site to develop as an
office, showroom and warehouse development. Staff stated the current request
was different in that the request was to allow 60 percent of the site as office,
showroom and warehouse uses.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
5
H. ANALYSIS:
There were no outstanding issues associated with the request remaining from
the December 8, 2005, Subdivision Committee meeting. The applicant is
proposing to revise the previously approved PCD to add additional uses to the
site. The applicant’s request is to add office, showroom and warehouse activities
to the site to allow flexibility in the marketing of the site. The current approved
plan for the office building includes O-3, General Office uses, along with the ten
percent Accessory uses. The Zoning Ordinance defines Office, Showroom and
Warehouse as a facility for mixed use with the following characteristics: (1) A
showroom for display of product line which does not include items for user
purchase, expect within C-3 general commercial district; (2) A storage or
warehouse facility which occupies not more than sixty percent of the gross floor
areas of the structure; (3) The principal office of the business; (4) Sales to
contractors or other businesses installing or delivering to consumer and users.
Staff is not supportive of the applicant’s request. The development was
approved with five buildings totaling 82,800 square feet of office and
mini-warehouse. The approval included the placement of a 29,000 square foot
office building, which would utilize 10 percent of the gross floor areas with
Accessory uses as listed in the O-3, General Office District zoning classification.
The second buildings was to contain 28,000 square feet of conditioned storage
access from interior halls and three stand alone mini-warehouse buildings
containing a total of 25,800 square feet of space. The proposed site plan
included the placement of 117 parking spaces with 19 spaces for boat and RV
storage.
The mini-warehouse square footage approved for the development on the site
totaled 53,800 square feet. This portion of the development is an intense
commercial activity allowable as a by right use in the C-4, Open Display District
zoning classification. The current approval allows sixty-five percent of the total
square footage to be developed with C-4, General Commercial District activities.
The indicated boat and RV storage is also a C-4, General Commercial District
use not included in the total overall percentage of commercial activity.
In addition, the accessory uses allowed in the O-3, General Office District zoning
classification are for the most part commercial activities, which totals
2,900 square feet. When combining the two commercial aspects of the
development, sixty-nine percent of the total square footage allows commercial
type activities leaving only thirty-two percent as office uses.
The current request would potentially allow 17,400 square feet to be utilized as
office, showroom and warehouse space and commercial type use. This would
increase the allowable commercial activities on the site to a total of eighty-six
percent leaving only 10,800 square feet of office space.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
6
Staff does not feel this location is appropriate for a “commercial development”.
The original basis of staff’s support of the proposed development was for the
development to appear office from the roadway, screening the intense aspect of
the development (the mini-warehouse). Staff felt if the development appeared as
an office development, limiting the uses as was previously approved, the
development would be appropriate for the site. The City’s Future Land Use Plan
indicates the site as Transitional, which allows for office or residential
development. Staff feels allowing the addition of office, showroom and
warehouse activities to develop on the site changes the character of the
development and reinforces a commercial development. Staff feels the
development should utilize the uses as were previously approved; maintaining
the office uses along Cantrell Road and Bella Rosa Drive and placing the intense
commercial activities within the site, screened from the adjoining roadways by
the office building.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff stated they had received a formal request from the applicant for a
deferral. Staff stated the request was received on January 4, 2006, which was not
within the time frame required by the Planned Commission by-laws. Staff stated the
deferral would require a waiver of the by-laws to allow the deferral.
Mr. Stephen Giles addressed the Commission on the merits of the deferral request. He
stated he was recently retained as council by the developers and he needed additional
time to be brought up to speed. He stated with the additional time he would be able to
work with staff and the opposition to potentially resolve outstanding issues and
concerns.
Mr. Gene Pfeifer addressed the Commission in opposition of the proposed deferral. He
stated he felt the developers had ample time between filing the application and the
public hearing to retain council and meet with concerned neighbors. He stated he had
arranged to be in town specifically for this meeting and was opposed to any deferral.
He stated he felt it an imposition on the citizenry to allow a deferral at such a late date
when many had taken off work and come down for a public hearing.
Ms. Ruth Bell addressed the Commission in opposition of the deferral request. She
stated it was important to follow the rules of order and conduct meeting accordingly.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
7
She stated allowing last minute deferrals strained the citizen input process and
discouraged citizens from participating in the public hearing process.
A motion was made to approve the deferral request. The motion failed by a vote of
10 noes, 1 ayes and 0 absent.
Staff presented the requested rezoning with a recommendation of denial. Staff stated
the proposed development was considered by the Commission in January of 2005, and
the request was not a great deal different than the previous proposal.
Mr. Giles addressed the Commission on the merits of the request. He stated the
development would not be commercial. He stated the center would maintain the
existing look and continue to look and feel like an office development. He stated the
tenant mix would be such that the uses would be low impact uses such as a dental
supply company. He stated there were be no end user purchase from the site. He
stated with additional time he could work with staff to determine if enhanced screening
and additional landscaping would give the development a better feel and screen the
uses. He stated with additional time he could work with staff to determine if there was
an office mix that would be acceptable to staff.
Mr. Gene Pfeifer addressed the Commission in opposition of the proposed request. He
stated the Commercial Nodes had been established along Highway 10 and Bella Rosa
and Highway 10 was not a commercial node intersection. He stated he did not feel
mini-warehouse was envisioned for Highway 10 when the Design Overlay District was
created. He stated the Highway 10 Plan did not allow for stripping out of Cantrell Road.
He stated the intent by the developers was to rezone the site to commercial to create a
commercial node at the intersection of the two roadways. He stated the development
was constructed as an office warehouse development. He questioned what office
would need an overhead door. Mr. Pfeifer stated the press releases indicated the site
with 29,000 square feet of commercial space. He stated the commercial space being
advertised was the office space the applicant’s were now requesting for rezoning to
office showroom warehouse. He stated the restaurant had utilized all the available
commercial space within the development. He stated the applicant’s had indicated
there were no additional changes to the development. He stated the restaurant was
staying open late and questioned if the hours of operation were approved as a closing
of 8:00 pm why the restaurant was not being required to adhere to the zoning.
Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She
stated she did not feel the proposed request was consistent with the Transitional zone.
She stated the original intent was to screen the mini-warehouse with the office
development and she felt the office building did act as a screen. She stated with the
allowance of the commercial uses the character of the development would be changed.
She stated a commercial development was inconsistent with the City’s Land Use Plan.
January 5, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6219-C
8
Mr. Giles stated he would like to address the concerns of the opposition. He stated the
development would not be a commercial development and would not create a
commercial node. He stated the proposed uses of the development were not high
volume traffic generators. He stated the request was not retail uses and not a shopping
center. He stated the restaurant was a neighborhood use.
Mr. Pete Hornibrook addressed the Commission on behalf of the owners. He stated he
was involved in the sale of the property and the development of the site. He stated the
site was constructed as a commerce center not a commercial center. He stated the
proposed uses of the site included uses for office, showroom and warehousing
activities. He stated there would be limited customer traffic to the site and there would
be no carrying of merchandise from the site.
There was a lengthy discussion from the Commission and staff concerning the definition
of and examples of office, showroom and warehousing activities. The Commission
questioned the location of a facility similar to the proposed development. Staff could not
give an example of a facility. Staff stated something similar would be a medical
supplies facility. Staff stated if the developer were proposing a catalogue sales
business then there would not be an issue. The Commission questioned if product
could be on display staff stated no product only catalogue sales.
Mr. Hornibrook stated the proposed use was an allowable use under the O-3 zoning
district as a Conditional Use. He stated the developers were not requesting to change
the site to a commercial development. He stated the developers would be willing to limit
the development to no product carryout from the site. He stated he had met with two
neighborhood associations in the area and the immediate neighbors. He stated there
was little opposition to the proposed request.
A motion was made to approve the request as filed. The motion failed by a vote of
5 ayes, 5 noes and 1 absent.
January 5, 2006
ITEM NO.: 8 FILE NO.: LU05-18-03
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: Northwest of the Kanis/Bowman Intersection
Request: Mixed Office Commercial to Community Shopping and Commercial
Source: Joe White, White Daters
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office
Commercial to Community Shopping. Community shopping represents shopping center
development with one or more general merchandise stores. The applicant has
requested a Planned Zoning District for a shopping center.
Prompted by this Land Use amendment request, the Planning Staff expanded the area
of review to include additional land to the north that is currently developed for
commercial use. The proposal for the expanded area is a change to Commercial.
Commercial is designed for a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. This is to reflect
the existing land use and zoning of the land.
EXISTING LAND USE AND ZONING:
The property is undeveloped and currently zoned ‘C-3’, General Commercial with a
portion zoned ‘O-3’, General Office and ‘R-2’, Single Family and is 14 acres ± in size.
The expanded area is also zoned ‘C-3’ but is developed with retail businesses with an
area of 18 acres ±. North is ‘C-3’ zoning with retail businesses (WalMart, Taco Bell,
etc). Further to the north are other ‘big box’ retail uses along Chenal Parkway and
Bowman Road. To the east is a shopping center zoned ‘C-3’. Further to the east are
other retail businesses and a mini-warehouse development. There is a mix of zoning
types in this area: ‘C-3’, ‘O-3’, Planned Commercial District, Planned Office District and
‘R-2’. To the west is a vacant tract of land zoned Planned Office District. Further to the
west is a single-family subdivision with homes zoned ‘R-2’. To the south are ‘C-3’, ‘O-
3’ and ‘C-1’ Neighborhood Commercial with small businesses. Further to the south is a
mini-warehouse development with Planned Commercial Zoning and a single-family
subdivision with homes zoned ‘R-2’.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 20, 2004, a change was made from Mixed Use to Mixed Office Commercial along
the north side of 36th Street between Bowman Road and I-430 – over a mile to the
south-southeast. This change was made as a result of a re-zoning request for office
zoning.
April 6, 2004, a change was made from Single Family to Suburban Office at the
southeast corner of Kanis and Pride Valley Roads – over a mile to the west of the site.
This change was for the redevelopment of a structure for an office use.
January 5, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) ___FILE NO.: LU05-18-03
2
February 4, 2003, a change was made from Multifamily to Mixed Office Commercial
south of Brodie Creek west of I-430 – several miles to the south-southeast. This
change was made to incorporate all the land south of Brodie Creek into one large
proposal for a shopping center development.
January 7, 2003, a change was made from Office to Commercial at Colonel Glenn and
Lawson Roads – over a mile to the south. This change was made for the
redevelopment and expansion of a non-residential site.
August 20, 2002, a change was made from Low Density Residential to Multifamily at
Cooper Orbit and Capital Lakes Blvd – over a mile to the west of the site. This change
was made to accommodate a planned development for apartments.
July 3, 2001, a change was made from Low Density Residential, Mixed Office
Commercial, and Neighborhood Commercial to Single Family – over a mile to
southwest. This change was made to replace the proposed ‘Brodie Creek New Towne’
development with the ‘Woodlands Edge’ residential subdivision.
The Land Use Plan shows this area for Mixed Office Commercial. Commercial is
shown north to and beyond Chenal Parkway. To the northeast is Commercial on the
Plan with Mixed Office and Commercial shown to the east and southeast. Beyond the
Mixed Office Commercial are Office areas. To the south are areas shown for Service
Trades District and Suburban Office. Beyond this is a large area of Single Family. To
the west is an area of Single Family use. The Plan has been trying to keep the larger
commercial areas off of Kanis Road and encourages office and smaller scale
development near the neighborhoods to the south and west.
MASTER STREET PLAN:
Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials
function to move vehicles and goods in and through the City. They are not intended to
provide access to adjoining properties. Both of these roads are not built to standard
and will require additional street improvements to meet the Master Street Plan design
standards for Minor Arterials.
BICYCLE PLAN:
The Master Street Plan, Bike Plan, does not show any classified routes adjacent or
close to the application area.
PARKS:
The Little Rock Parks and Recreation Master Plan shows this area to be in deficit.
There is not a recreation or open space available within 8-blocks. This development is
non-residential in nature, however recreational opportunities in this area will need to be
developed.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
January 5, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) ___FILE NO.: LU05-18-03
3
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is located in the Rock Creek Neighborhood Plan area. The
Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections
and street lamps along Kanis Road. The Development Goal calls for using Planned
Zoning Districts for reclassifications to achieve neighborhood friendly developments.
Also the Plan requests that Land Use Plan amendments should be rare and only with
neighborhood input. An additional objective requests enhanced landscaping for Kanis
Road with not only vehicular but also pedestrian and bicycle movement facilitated. The
Plan requests that only Single Family, Suburban Office and Neighborhood Commercial
development occur along Kanis Road. With enhanced design, a Community Shopping
development could meet these goals.
ANALYSIS:
The site making application has been partially developed in the past. A nursery was
removed not long ago from the corner of Bowman and Kanis Roads. Currently the land
is vacant. There have been several development proposals for this site over the last
several years, none of which have occurred to date.
To the north is a large shopping area with a WalMart, Sam’s and several smaller retail
uses. A portion of this is within the expanded area. The expansion change is to reflect
the existing use and zoning pattern, making the Land Use Plan more reflective of the
likely future development pattern. Along Chenal Parkway, at this location, are various
‘Big Box’ retail businesses. Chenal Parkway is a 4-lane divided road, which soon will be
a 6-lane divided roadway. Congestion is an issue and is likely to continue to worsen
along Chenal Parkway.
The neighborhoods to the west and to some degree those to the south-southwest pre-
date the heavy commercialization of the parkway area. As single-family homes, the
scale and massing is significantly different than that along Chenal Parkway.
Both Bowman and Kanis Roads remain primarily two-lane county roads. Though both
are classified as Minor Arterials, which will be 4-lane divided or 5-lane roadways.
Development adjacent to these roads has been slow. But development of single-family
subdivisions to the southwest has been taking place, as has office development to the
southeast.
Concerns about the development pattern along Kanis Road have been an issue in the
past, with the City conducting several ‘special’ studies of the corridor. The latest of
these calls for heavy development (retail and office) from Bowman to Shackleford
Roads, with a 5-lane roadway. While west of Bowman Road the desire has been for
lower density development – Low Density Residential and Suburban Office primarily.
The roadway has been proposed at a lesser standard and the adjacent uses are
proposed to be smaller scale and lower traffic generators.
The areas north of Chenal Parkway have almost all developed. The Kanis corridor east
of Bowman has started to see some development. This has been office, mixed office
retail and office with a retail design. There is still available office and commercial land
east of Bowman Road to develop.
January 5, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) ___FILE NO.: LU05-18-03
4
The six to seven acres to the west of the site is a POD for an assisted living center with
a small office building. This POD has expired (approved in 1999 with no action to date).
The previous zoning was a PCD approved in 1986, thus it too is not valid. The zoning
prior to that was 3 acres of ‘C-3’ along Kanis Road with 4 acres of ‘O-3’ to the north. No
matter what is developed on this property a zoning action will be required.
Bowman Road from Chenal Parkway to Kanis Road is a commercial street. This
development would complete that use pattern. The massing is less south of Kanis. The
use mix is also less retail in nature. This development area would be oriented toward
both Bowman and Kanis Roads. A retail use would be consistant and compatible,
however the massing and scale of the development should be reduced from that to the
north and east. Even though the use would not transition from the retail uses to single-
family, further to the west and south, the massing and scale should begin the transition.
Smaller and various profiles and massing should be used along with increased
landscaping to soften the impacts on Kanis and future developments to the west and
south.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Gibralter/Pt. West/Timber
Ridge, Birchwood, Brodie Creek, Parkway Place and Sandpiper. Staff has received no
comments from area residents or neighborhood groups.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The item was placed on consent agenda for approval. By a vote of 11 for, 0 against the
consent agenda was approved.
January 5, 2006
ITEM NO.: 8.1 FILE NO.: Z-6554-C
Owner: USA Drug
Applicant: White-Daters and Associates
Location: Northwest corner of Kanis and South Bowman Roads
Area: 2.05 acres
Request: Rezone from C-3, with conditions to C-3, with Conditions
Purpose: Reduce the previously conditioned no build area
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING:
North – Commercial – Sam’s Club
South – Strip retail, mini-warehouse
East – Strip retail
West – Vacant proposed PCD zoned property
A. ENGINEERING COMMENTS:
Public Works Conditions:
1. Kanis Road and Bowman Road are 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 design of street conforming to the Master
Street Plan. Construct one-half street improvements to these streets
including 5-foot sidewalks with the planned development.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Bowman Road.
4. On Bowman Road, street improvements should match the improvements
made to the east. In addition to the lanes shown, dual left turns should be
provided for in the design.
5. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Insufficient spacing of less
than 300 feet is proposed between driveways on Bowman Road as required
January 5, 2006
SUBDIVISION
ITEM NO.: 8.1 (Cont) FILE NO.: Z-6554-C
2
by code. Location of the northern driveway creates conflicting left turn
movements with property to the east.
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.
7. The height of proposed cut exceeds the 30-foot cut/fill limit as required by
the land alteration regulations. The proposed cut is shown to be 55 feet
with 4 terraces. Plantings are shown to be provided on flat portion of
terraces.
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) 379-1817 (Derrick Bergfield).
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. All driveways shall be concrete aprons and constructed per City Ordinance.
12. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C. PUBLIC NOTICE:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the
Parkway Place Property Owners Association were notified of the Public Hearing.
D. 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 PCD for commercial shopping center. A land use
plan amendment for a change to Community Shopping is a separate item on this
agenda (LU05-18-03).
Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on
the plan. Minor Arterials function to move vehicles and goods in and through the
City. They are not intended to provide access to adjoining properties. Both of
these roads are not built to standard and will require additional street
improvements to meet the Master Street Plan design standards for Minor
Arterials.
January 5, 2006
SUBDIVISION
ITEM NO.: 8.1 (Cont) FILE NO.: Z-6554-C
3
Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified
routes adjacent or close to the application area.
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
located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for
painted crosswalks at all Collector and Arterial intersections and street lamps
along Kanis Road. The Development Goal calls for using Planned Zoning
Districts for reclassifications to achieve neighborhood friendly developments.
Also the Plan requests that Land Use Plan amendments should be rare and only
with neighborhood input. An additional objective requests enhanced landscaping
for Kanis Road with not only vehicular but also pedestrian and bicycle movement
facilitated. The Plan requests that only Single Family, Suburban Office and
Neighborhood Commercial development occur along Kanis Road. With
enhanced design, a Community Shopping development could meet these goals.
E. STAFF ANALYSIS:
USA Drug, owners of this 2.05 acre property located at the northwest corner of
Kanis Road and Bowman Road, are requesting to rezone the property from C-3,
with Conditions to C-3, with Conditions reducing the previously imposed no build
area. The proposed rezoning is to allow future developments to construct nearer
the “hard corner” of Kanis and Bowman Roads. The previous approval required
a 150-foot by 300-foot no build area. The applicant is proposing the no build
area be reduced to 90-feet by 200-feet.
The site once housed a plant nursery which has been removed from the site.
There are two single-family homes located northwest of the site, one accessed
from Bowman Road, the second from Kanis Road. The homes are located on
heavily wooded lots and somewhat obscured from view of the roadways. To the
north of the site are commercial uses, Sam’s Club and Wal-Mart and to the south
of the site are commercial uses including a mini-warehouse development, a dry
cleaners and a liquor store. East of the site is a strip retail center containing a
mixture of uses including several restaurants. West of the site is property under
consideration as a separate item on this agenda as a Planned Commercial
Development to develop a 123,860 square foot shopping center (Z-6554-D).
Other uses in the area include office, office warehouse and single-family
residential.
The City’s Future Land Use Plan designates the property as Mixed Office
Commercial. The applicant is requesting an amendment to the City’s Future
Land Use Plan to change the designation to Commercial as a separate item on
this agenda (LU05-18-03).
January 5, 2006
SUBDIVISION
ITEM NO.: 8.1 (Cont) FILE NO.: Z-6554-C
4
Staff is supportive of the requested rezoning. Staff feels the reduction in the
previously conditioned no build area is a reasonable request. The property was
rezoned and the condition placed on future development of the site prior to the
properties to the east being developed. The previously imposed no build area
was put in place to limit the impact of commercial activities along the Kanis Road
Corridor west of Bowman Road. In staff’s opinion the reduction of the no build
area as indicated, 90-feet by 200-feet, will still allow the desired transition along
the Corridor and will have limited impact on the adjacent properties or the
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning with a condition of a
90-foot by 200-foot no build area located at the northwest corner of Kanis Road
and Bowman Road.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
requested C-3 rezoning with a condition of a 90-foot by 200-foot no build area located at
the northwest corner of Kanis Road and Bowman Road.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 8.2 FILE NO.: Z-6554-D
NAME: Bowman Kanis Retail Center Long-form PCD
LOCATION: On the Northwest corner of Kanis Road and South Bowman Road
DEVELOPER:
USA Drug
c/o Collier Dickson Flake Partners
400 West Capitol, Suite 1200
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 11.85 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, O-3, C-3
ALLOWED USES: Single-family, Office and Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Retail Shopping Center
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow an increased cut/fill.
2. A variance from Sections 30-43 and 31-210 to allow reduced driveway spacing, less
than 300-feet, along South Bowman Road.
3. A variance to allow advanced grading of Lot 1 with the development of Lot 2.
BACKGROUND:
On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850
rezoning an 11.25-acre tract to O-3 and C-3 on the northwest corner of Kanis and
Bowman Roads. The proposal included the development of the site with a 300 foot by
150 foot no build area at the intersection of Kanis and Bowman Roads. The site had
limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
2
west of the Kanis/Bowman Road intersection, was proposed as a right-turn exit only.
The western driveway, located approximately 300 feet west of the Kanis/Bowman
intersection, was to be a service entrance/exit only. The approval also limited the
permitted uses to those listed in the “C-2” Shopping Center District.
A proposal which included this tract of land was reviewed and approved by the
Commission on March 20, 2003, but was not forwarded to the Board of Directors for
final action. The applicant proposed to rezone the site from various zoning
classifications to PCD to allow the development of a home center on the site.
Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis
Retail Center Long-form PCD. The applicant proposed a seven-lot plat through the
Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and
Lot 7 was zoned O-3, General Office. The applicant proposed a USA Drug to locate on
Lot 1 (an allowable use under the C-3 zoning classification) but the building was
proposed to be located within the area previously approved as a no-build zone (300-foot
by 150-foot). The applicant indicated only one lot would be developed under the
proposed development plan and requested Lot 1 be designated with PCD zoning (with
C-3 uses as alternative uses) retaining the C-3 and O-3 zoning on the other six lots.
Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously
held R-2, O-3 and C-3 zoning classification. The revocation request was considered by
the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little
Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public
hearing.
A. PROPOSAL/REQUEST:
The applicant is now proposing the rezoning of this 11.85-acre tract currently
zoned R-2, O-3 and C-3 to PCD. A two-lot plat is also being proposed as a part
of the development plan with proposed Lot 1 remaining zoned C-3, with
conditions. (A modification to proposed Lot 1 is also being requested a separate
item on this agenda (Z-6554-C)).
The site is being proposed for future development with a retail shopping center
containing 123,860 square feet. The proposed site plan indicates 617 parking
spaces, a rear service drive and landscaped and buffer areas. The hours of
operation are proposed from 5:00 am to 1:00 am seven days per week. The
dumpster hours are proposed to be limited to 7:00 am to 6:00 pm daily. The
maximum building height proposed is 35-feet.
Right-of-way dedications are indicated on the proposed site plan for both South
Bowman and Kanis Roads. The applicant has indicated a dedication of right-of-
way 45-feet from centerline for each roadway per the Master Street Plan.
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
3
The site plan includes a variance request related to the driveway spacing criteria.
The applicant has indicated driveway spacing along South Bowman Road at less
than the typical spacing required by Sections 30-43 and 31-210 of the Little Rock
Code of Ordinances.
A variance from the Land Alteration Ordinance to allow an increased cut slope
along the western and northern perimeter of the site is also being proposed. The
site plan includes a cut slope not to exceed 55-feet in height, terraced with ½:1
slopes with ten (10) foot benches. Landscaping per ordinance requirements has
been indicated on the proposed site plan for each of the indicated benches with a
ten (10) foot undistributed buffer on the top bench.
A variance to allow advanced grading of proposed Lot 1 is also being requested.
The applicant has indicated the area will be restored per the Land Alteration
Ordinance requirements. The applicant has indicated the advanced grading is
necessary to balance the site.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The site contains two single-family residences. The property is located in an
area of mixed zoning and extremely varied uses. The intensely commercial
Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in
this area include a wide variety of retail commercial businesses such as Sam’s,
Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner
of Kanis and Bowman Road is a PCD, which has developed as an
office/warehouse/retail center. The C-3 and PCD zoned properties to the south;
contain a variety of uses including offices, office/warehouse and
mini-warehouses. The area to the west of the site is vacant and currently
zoned POD.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the
Parkway Place Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Kanis Road and Bowman Road are classified on the Master Street Plan as
a minor arterial. A dedication of right-of-way 45 feet from centerline will be
required.
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
4
2. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvements to these streets
including 5-foot sidewalks with the planned development.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Bowman Road.
4. On Bowman Road, street improvements should match the improvements
made to the east. In addition to the lanes shown, dual left turns should be
provided for in the design.
5. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Insufficient spacing of less
than 300 feet is proposed between driveways on Bowman Road as required
by code. Location of northern driveway creates conflicting left turn
movements with property to the east.
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.
7. The height of the proposed cut exceeds the 30-foot cut/fill limit as required
by the land alteration regulations. The proposed cut is shown to be 55 feet
with four (4) terraces. Plantings are shown to be provided on flat portion of
terraces.
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) 379-1817 (Derrick Bergfield).
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. All driveways shall be concrete aprons and constructed per City Ordinance.
12. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: The facilities on-site will be private. When meters are
planned off private lines, private facilities shall be installed to Central Arkansas
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
5
Water's material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. 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. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges.
This fee will apply to all connections including metered connections off the
private fire system. Please submit two copies of the 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. All Central Arkansas Water requirements in effect at the time of request
for water service must be met. 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: 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 PCD for commercial shopping center. A land use
plan amendment for a change to Community Shopping is a separate item on this
agenda (LU05-18-03).
Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on
the plan. Minor Arterials function to move vehicles and goods in and through the
City. They are not intended to provide access to adjoining properties. Both of
these roads are not built to standard and will require additional street
improvements to meet the Master Street Plan design standards for Minor
Arterials.
Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified
routes adjacent or close to the application area.
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
located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
6
painted crosswalks at all Collector and Arterial intersections and street lamps
along Kanis Road. The Development Goal calls for using Planned Zoning
Districts for reclassifications to achieve neighborhood friendly developments.
Also the Plan requests that Land Use Plan amendments should be rare and only
with neighborhood input. An additional objective requests enhanced landscaping
for Kanis Road with not only vehicular but also pedestrian and bicycle movement
facilitated. The Plan requests that only Single Family, Suburban Office and
Neighborhood Commercial development occur along Kanis Road. With
enhanced design, a Community Shopping development could meet these goals.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
The proposed parking areas do not provide for the eight percent (19,123 square
feet) interior landscaping required. The plan submitted is 4,072 square feet less
than this requirement. A variance from this standard would require City Beautiful
Commission approval. Triangular interior green space could be redesigned for
some credit towards this minimal requirement
The street buffer requirement along Kanis Road is 38 feet in width, in no case
less than 19 feet. The proposed plan does not reflect this minimal requirement.
A controlled automatic irrigation system is required.
Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
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: (December 8, 2005)
The applicant was present. Staff presented an overview of the proposed
development indicating there were additional items necessary to complete the
review process. Staff requested the applicant provide details of the proposed
building design, construction materials, any proposed fencing, signage and the
proposed uses for the site. Staff also requested the applicant provide details of
proposed landscaping treatment along Kanis Road.
Public Works comments were addressed. Staff stated the roadways would
require dedication and street construction to Master Street Plan standards. Staff
also stated a radial dedication would be required at the intersection of the two
abutting roadways. Staff noted the indicated driveway spacing along South
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
7
Bowman Road was not adequate to meet minimum ordinance requirements.
Staff stated they would support the variance request to allow the reduced
driveway spacing. Staff stated a grading permit would be required prior to any
land clearing. Staff stated the indicated cut fill exceeded the 30-foot limit per the
Land Alteration Ordinance. Staff stated based on the design of the terraces and
benching of the proposed cuts they were supportive of the variance requests.
Landscaping comments were addressed. Staff stated the proposed development
would need to meet the minimum requirements of the City’s landscape and buffer
ordinances. Staff stated the indicated site plan did not allow adequate
landscaping along the street sides. Staff stated the ordinance would typically
require a 38-foot average landscape strip with a minimum of 19-feet along Kanis
Road.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The revised
site plan indicates the site will be developed utilized C-3, General Commercial
District uses. The site plan also indicates the buildings will have a maximum
building height of 35-feet and the fronts to be constructed with a brick veneer or
brick and stucco or dryvit fronts with the rear of the buildings to be constructed of
materials complimentary to the adjoining properties. The site plan also indicates
signage consistent with signage allowed in commercial zones or a maximum of
thirty-six feet in height and one hundred sixty square feet in area in three
locations. The signage is being proposed at the driveway entrances to the
development. Fencing is not being proposed with the development. The
applicant has indicated an opaque screen will be placed in areas requiring
screening per ordinance requirements.
The site plan indicates the placement of a retaining wall along the western
perimeter with a maximum height of 55-feet. The wall will be placed with three
fifteen-foot terraces and one ten-foot terrace. The site plan indicates the
placement of landscaping on each of the terraces as required by the Land
Alteration Ordinance. The request for the 55-foot cut will require a variance from
the Land Alteration Ordinance. The ordinance typically does not allow cuts in
excess of thirty feet. Due to the elevation changes of the site the applicant has
indicated the cut is necessary to develop the site as proposed. Staff is
supportive of the request. In staff’s opinion the increased cut will have minimal
impact on the adjoining properties.
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
8
The applicant is also requesting a variance from the Land Alteration Ordinance to
allow advanced grading of proposed Lot 1 with the development of Lot 2. There
are no current development plans for the “hard corner” of South Bowman Road
and Kanis Road but the developer has indicated the advanced grading is
necessary to assist in balancing the site. Staff is supportive of this request.
The site plan indicates driveways along South Bowman Road which do not meet
the minimum ordinance requirements for driveway spacing. The drive is located
approximately 290 feet and the ordinance typically requires a separation distance
of 300-feet. In staff’s opinion this limited distance will not adversely impact traffic
movement in the area. Staff is supportive of the indicated driveway spacing
along South Bowman Road.
The site plan includes the placement of a total of 123,590 square feet of retail
space and 632 parking spaces. The zoning ordinance would typically require the
placement of 459 parking spaces for a shopping center development. The
indicated parking is more than adequate to meet the minimum parking required
for a shopping center development.
The site plan indicates interior landscape islands and pedestrian walkways with
the development. The applicant has indicated interior islands will be provided to
meet the minimum ordinance requirements per the Landscape Ordinance. The
pedestrian tables will be provided to allow pedestrian circulation and connectivity
through the parking lot to the retail shops.
The site plan has been revised to allow for a minimum landscape strip along
Kanis Road of 23-feet with a maximum of 31-feet. The landscaping strip along
South Bowman Road has been indicated at a minimum of 16-feet and a
maximum of 17-feet. The site plan does not provide the 38-foot average as
typically required by the zoning ordinance for street buffers along either roadway.
The site plan includes the placement of a six-foot decorative masonry screen wall
along Kanis Road near the western perimeter to screen the building from Kanis
Road. Staff is supportive of the proposed site design landscaping and screening
wall. The developers have provided a site design that orients the development to
South Bowman Road and limits the feel of commercial activity along Kanis Road.
Staff feels the orientation of the commercial activities to South Bowman Road
and away from Kanis Road softens the impact on Kanis Road.
The site plan indicates the days and hours of operation from 5:00 am to 1:00 am
seven days per week. All site lighting will be low level and directional, directed
inward away from the adjacent roadways and single-family homes. The
dumpsters have been located behind the proposed building within the service
court, and the dumpster hours of service will be limited to 7:00 am to 6:00 pm
daily.
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
9
Staff is supportive of the applicant’s request. The development is proposed as a
commercial development containing a total of 123,590 square feet of retail
space. The site plan indicates two tenant anchors with square footages of each
tenant at 40,000 square feet. There is also a strip with 43,590 square feet which
is to be utilized by individual shops. The request includes the allowance of C-3,
General Commercial District uses as allowable uses for the site. In addition to
the rezoning request there is a request to amend the City’s Future Land Use Plan
for the site to Community Shopping. Staff is supportive of the Land Use Plan
amendment and feels the proposed request fits within the proposed Land Use
designation. To staff’s knowledge there are no outstanding issues associated
with the proposed request. Staff feels the development will compliment the area
if developed as proposed by reducing the impact of commercial activities along
Kanis Road with the provided screening and fronting the development to South
Bowman Road.
I. STAFF RECOMMENDATION:
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 above
agenda staff report.
Staff recommends approval of the request to allow an increased cut/fill along the
western perimeter of the site.
Staff recommends approval of the requested variance to allow advanced grading
of the site.
Staff recommends approval of the requested variance to allow reduced driveway
spacing along South Bowman Road.
Staff recommends approval of the requested reduced landscape strip along
Kanis Road and South Bowman Road.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, F and H of the agenda staff report. Staff presented a positive
recommendation for the applicant’s requested to allow an increased cut/fill along the
western perimeter of the site, the requested variance to allow advanced grading of the
site, the requested variance to allow reduced driveway spacing along South Bowman
January 5, 2006
SUBDIVISION
ITEM NO.: 8.2 (Cont.) FILE NO.: Z-6554-D
10
Road and the requested reduced landscape strip along Kanis Road and South
Bowman Road.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 9 FILE NO.: Z-7211-A
NAME: Dream Builders Short-form PD-R
LOCATION: On the Northeast corner of Coleman Road and Nix Road
DEVELOPER:
Dream Builders
18 Misty Court
Little Rock, AR
ENGINEER:
Carter Burgess
10809 Executive Center, Suite 204
Little Rock, AR 72211
AREA: 0.64 Acre NUMBER OF LOTS: 4 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family detached housing
VARIANCES/WAIVERS REQUESTED: A request for a waiver of the Master Street
Plan requirement for right-of-way dedication and street construction to Farris Street and
Coleman Avenue and a waiver of the required right-of-way dedication for an alley
located within the development.
BACKGROUND:
An application for development of this site was withdrawn from consideration at the
Little Rock Planning Commission’s December 19, 2002, public hearing. The proposal
included the development of four buildings containing two-units of condominium housing
in each building. The applicant proposed the units to be two story units and each unit
was to have an attached garage. The future sale of the units would be through a
horizontal property regime. Each of the units was to contain between 1400 – 1526
square feet and were to be 3 bedroom, 2.5 baths units with a two-car garage. Access
for all the units was to be from Nix Road through a single driveway.
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
2
The applicant proposed the right-of-way abandonment for Farris Street and Coleman
Avenue as a part of the application request and the abandonment of an undeveloped
alley located within the development. The adjacent property owners were not agreeable
to the abandonment of the right-of-way causing the applicant to withdraw the request.
A. PROPOSAL/REQUEST:
The developer is now proposing to develop these four previously platted lots with
four single-family homes. The proposal indicates the homes will share a
common access drive from Nix Road and will be constructed facing a common
courtyard. The applicant has indicated the homes will be two story homes with
an attached garage for each of the units.
A request for a waiver of the Master Street Plan requirement for right-of-way
dedication and street construction to Coleman Avenue and Farris Street is being
sought with this application request. The applicant is also requesting a waiver of
the required right-of-way dedication for an alley located within the development.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The site is vacant and tree covered with a slope falling to the south and west.
Nix Road is an unimproved narrow roadway with deep ditches. The site is
currently zoned R-2, Single-family, as is the majority of the property around the
site. There is a cellular tower located to the north of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Parkway Place Property Owners Association and the Gibralter Heights/Point
West/Timber Ridge Neighborhood Association were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Nix Road, Coleman Avenue, and Farris Street are classified on the Master
Street Plan as residential streets. A dedication of right-of-way 25 feet from
centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersections of
Nix Road and Coleman Avenue and Coleman Avenue and Farris Street.
3. Dedication of right-of-way is required to 10.5 feet from centerline of alley for a
total dedication of 21 feet.
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
3
4. With site development, provide design of Nix Road, Coleman Avenue, and
Farris Street conforming to the Master Street Plan. Construct one-half street
improvement to these streets including 5-foot sidewalks with the planned
development. Curb should be constructed on one side of Coleman Avenue
and Farris Street with 20 feet of asphalt or petition to close Coleman Avenue
and Farris Street.
5. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 45 feet is required and street width of 24
feet from back of curb to back of curb.
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
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) 379-1817 (Derrick Bergfield) for more information.
8. All driveways shall be concrete aprons and be constructed to City Ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: 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) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A water main
extension 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 will apply to all meter connections. 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. 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 hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
4
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 District - Residential for four single-family homes.
The request does not require a change to the Land Use Plan.
Master Street Plan: Both Coleman Street and Nix Road are shown as Local
streets on the Master Street Plan and 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: There is not a bike routes shown on the plan in this immediate
vicinity.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The residential goal
states: “Ensure that future developments of existing undeveloped land meet neo-
traditional design standards, including the placement of neighborhood passive
green space and community services within developing neighborhoods.” These
houses are placed on the original platted lots in an old subdivision with fifty-foot
frontage, therefore, they are the scale lots of neo-traditional neighborhoods.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview or the proposed development indicating the applicant was requesting a
waiver of the required street construction to Farris Street and Coleman Avenue.
Staff stated there were additional items necessary to complete the review
process with regard to building materials, square footage of the homes and
maintenance of the indicated shared drive. Staff also requested details of any
proposed fencing to be located on the site.
Public Works comments were addressed. Staff stated they were not supportive
of the requested waiver of the required street construction to Farris Street and
Coleman Avenue. Staff stated they felt the streets should be constructed with
the proposed development. Staff also stated the indicated driveway should be
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
5
constructed to Master Street Plan standard or a minimum access easement
width of 45-feet with 24-feet of paving.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of staff’s
concerns raised at the December 8, 2005, Subdivision Committee meeting. The
applicant is proposing the construction of four (4) single-family homes on four (4)
previously platted lots. The site plan includes the placement of a single twenty
(20) foot driveway to serve the new homes and it will be maintained as a
common access and utility easement. The site plan indicates a dedication of
right-of-way per the Master Street Plan requirement along Nix Road. The
request includes a waiver of the right-of-way dedication and the required street
construction for Coleman Avenue and Farris Street. The revised cover letter also
indicates a waiver request of the right-of-way dedication of the alley located
within the proposed development.
The homes are proposed as two story homes with a total of 1,785 square feet of
heated and cooled space and an additional 528 square feet will be contained
within a two-car garage. The homes are proposed as three bedroom homes with
two full baths and one half bath. The overall dimensions of the homes are 26’1”
by 80’2”. The amenities of the homes include a fireplace, a first floor laundry
room, and kitchen with breakfast nook along with porches and balconies. The
homes will have a front loading garage.
The homes are indicated with a front building line of 27-feet along Nix Road and
35-feet from Farris Street. The site plan includes the placement of five (5) foot
side yard setbacks for the homes abutting Coleman Avenue and along the
northern perimeter of the site. The site includes a previously platted 15-foot alley
located within the development. The homes have been set at five (5) feet from
the alleyway. The development does not contain any common open space.
Each of the units will contain private terraces and front yard landscaped areas
and the homes will front to a centralized courtyard to allow a social space. The
units are proposed as brick, brick and wood, brick and siding or stucco. Fencing
is not being proposed however; the request includes the ability to place a six-foot
wood fence along the northern and southern property lines as well as internal
fencing to separate the private spaces from the common courtyard. The internal
fencing is proposed as wood or wrought iron fencing.
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
6
The applicant is requesting a waiver of the required right-of-way dedication and a
waiver of the required street construction to Coleman Avenue and Farris Street
and a waiver of the required right-of-way dedication to an alley located within the
development. Staff recommends the roadways be constructed or the right-of-
way be abandoned. The applicant has contacted the adjoining property owners,
who have not indicated support of the abandonment. With the dedication of
right-of-way and the street construction, the development potential of the lots
abutting Coleman Avenue is greatly reduced according to the applicant.
The lots are a part of a “paper plat”, which was created in the early 1900’s.
Historically, staff has allowed these previously platted lots to develop with no new
infrastructure being required if the lots abutted a previously constructed roadway
and had access to water and sewer. Staff has however, required street
construction when lots abutted a roadway that has not been constructed
requiring right-of-way dedication and street construction to Master Street Plan
requirements.
Although staff is supportive of the proposed development of four (4) new homes
on the site, staff is not supportive of the requested waiver of the Master Street
Plan requirements for right-of-way dedication and street construction.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial. Staff
stated the applicant was requesting a waiver of the required street construction to
Coleman and Farris Roads. Staff stated with the development of the lots legal and
physical access was to be provided.
Mr. Rebecca Chandler-Fisher addressed the Commission on the merits of her request.
She provided the Commission with photos of area streets and developed areas with
streets less than the current standard. She stated Farris Street did not connect and was
not constructed to the north or south of the site. She also stated Coleman Street was
constructed east of the site but not to any City standard. She stated with the
development of the proposed subdivision there would be reinvestment into the area and
the proposed development would add four new homes to the housing stock of the City.
The Commission questioned the provided photos and why streets were not required to
be constructed to City standard. Staff stated the lots being developed were a part of an
January 5, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7211-A
7
old paper plat and street construction was not required on previously platted lots. Staff
stated they felt the improvements necessary for the development of the area. Staff
stated as additional lots in the area developed there would be a greater need for the
roadways in the area.
There was a general discussion concerning the proposed development and the required
street construction. The Commission indicated to the applicant a waiver was difficult to
obtain from the City Board of Directors. The Commission questioned if the develop was
able to build on any of the lots. Staff stated the developer could build on the two lots
abutting Nix Road.
A motion was made to approve the request as filed. The motion failed by a vote of
2 ayes, 8 noes and 1 absent.
January 5, 2006
ITEM NO.: 10 FILE NO.: LU05-19-03
Name: Land Use Plan Amendment - Chenal Planning District
Location: South of Highway 10 at Norton Road
Request: Single Family to Commercial
Source: Troy Laha, Laha Engineers
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family to
Commercial. Commercial represents a broad range of retail and wholesale sales of
products, personal and professional services and general business activities. The
applicant has requested a Planned Zoning District for a shopping center.
Since the City completed a review of the Land Use Plan in this area less than a year
ago no expansion of the application area is proposed.
EXISTING LAND USE AND ZONING:
The property is a large lot with home currently zoned ‘R-2’ (Single Family) and is 2
acres ± in size. To the north are several Planned Commercial Developments and one
lot of ‘R-2’ with a variety of small businesses and homes on them. To the northeast is
‘O-3’ General Office and ‘O-1’ Quiet Office zoning on vacant land. Beyond this to the
north is primarily undeveloped ‘O-3’ and ‘R-2’ land. To the east is a Planned Office
Development with a Daycare then several Planned Commercial Developments with
businesses followed by ‘R-2’ with large lot homes. To the south is ‘R-2’ zoning with
homes on large lots, further to the south is a single-family subdivision with homes. To
the west is ‘R-2’ zoned land with a subdivision of single-family homes. Beyond the
neighborhood is a large church zoned ‘R-2’ and then a large ‘C-3’ zoned area, of which
a part is developed with a WalMart Supercenter.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 5, 2005, multiple changes were made with a one-mile radius of the property.
Land less than a quarter mile west of the property and on the north and south sides of
Highway 10 was changed with Public Institutional to represent existing institutional
uses. Approximately a half-mile west of the site along Chenal Parkway near Northfield
Drive and Cantrell Road, changes were made to Commercial and Suburban Office to
recognize adjacent land uses along Cantrell Road. About a mile west of the site
changes were made to Low Density Residential, Single Family and Suburban Office for
future development. Less than half a mile east of the site at Ranch Boulevard on the
north side of Cantrell Road changes were made to Commercial and Public Institutional
to reflect existing conditions.
On February 17, 2004, several changes were made at the Chenal Parkway – Highway
300 approximately half a mile to the northwest of the site. This eliminated areas shown
for Single Family and added Office, Commercial, Open Space and Multifamily areas to
the Plan. The reason for the change was to accommodate future development and help
transition from the Commercial area to the Single Family.
January 5, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) _______ FILE NO.: LU05-19-03
2
On January 2, 2002, several changes were made approximately three-quarter of a mile
to the west of the site. All changes were from Single Family and resulted in additional
Commercial and Suburban Office at Northfield Drive and Chenal Parkway with a large
Open Space area next to the Aberdeen Subdivision. This change was made to allow
for future development.
March 6, 2001, a change from Single Family to Commercial was made half a mile to the
west of the application area. This expanded the commercial node at Chenal Parkway
and Cantrell Road to accommodate future development.
The Land Use Plan shows this site for Single Family. Single Family use is shown on
the Plan to the south and west. North of the site is shown for Suburban Office and
Office. To the northeast and east is an Existing Business Node. There are large
Commercial Nodes both to the east and west at Cantrell Road and Chenal Parkway and
Cantrell Road at Chenonceau Boulevard.
MASTER STREET PLAN:
Highway 10 is shown as Principal Arterial on the plan. Principal Arterials function to
move vehicles and goods in and through the City, long distances. They are not
intended to provide access to adjoining properties. There may be a requirement for
additional right-of-way or street improvements.
BICYCLE PLAN:
The Master Street Plan, Bike Plan, shows a Class II bicycle route along Highway 10 in
front of this site. Class II Bike Routes have a dedicated portion of the paved roadway
for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows there to be a park or open
space within 8-blocks of the site. This would be the Property Owners Park on
Chenonceau Boulevard.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
ANALYSIS:
The Land Use Plan in this area was reviewed in late 2004-early 2005 as part of the
Highway 10 Land Use Plan review, which resulted in 18 amendments to the Land Use
Plan along Cantrell Road between Morgan Cemetery Road and Black Street. In the
immediate area of the application no changes were made, at the time it was felt Single
January 5, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) _______ FILE NO.: LU05-19-03
3
Family was the appropriate designation. Single Family development at this location
would be in character with neighboring single-family development and new single-family
development that has occurred in the vicinity. New single-family development in the
area is Cheveaux Court, Montagne Court and Valley Falls Estates. Other homes have
been built to the northeast and southeast of the application area. South of the property
are large lot homes on Norton Road then Aberdeen Court, which was built in the late
1990s. West of the application area is an established neighborhood Maywood Manor.
These all demonstrate a demand and desire for single-family homes south of Cantrell
Road.
Currently this site is located in an area along Highway 10 developed in a rural manner
and not yet annexed to the City. It is completely surrounded by the City of Little Rock
however. Before arrival of the nearby city limits, properties to the northeast of this site
developed with small commercial buildings in a pattern consistent with the once rural
highway. When the land was added to the City’s Extraterritorial Land Use and Zoning
area, these once rural uses were shown as an Existing Business Node intending to
recognize that there was a significant concentration of commercial businesses at this
location. These uses generally are not in compliance with the Highway 10 Overlay
District requirements and were not built in an area the City would normally want
commercial to develop. A Planned Office Development for a daycare has been recently
developed between this property and the Existing Business Node. The use provides a
good transition from the Existing Business Node and the Single Family uses to the west
and south.
To the east of the property is Patrick Country Road which represents a border between
the Existing Business Node and a large Commercial area known as ‘The Ranch”
development. The Ranch includes over a hundred acres of Office and Commercial
zoning. This has established the Ranch area as a major Commercial Node. The
Commercial areas are largely undeveloped or being developed.
West of the application is another Commercial Node at the intersection of Chenal
Parkway and Cantrell Road. This Commercial area approximately 100 acres in size is
just under half developed. Recent development of a WalMart Supercenter may serve
as a catalyst for additional Commercial development at the Chenal Parkway/Cantrell
Road Commercial Node. Both of the previously mentioned Commercial Nodes are
located at intersections with Arterials. Typically staff feels that locations of intense uses
should be located at intersections to prevent strip development patterns and to minimize
negative effects on arterials.
The requested change to Commercial could allow for high intensity Commercial use in
between two large Commercial Nodes. Already between these nodes is the Existing
Business Node with some businesses. All of these businesses are zoned through the
Planned Zoning District, which results in more control in use and design. The addition
of Commercial west of the Node would allow straight commercial zoning in the area
resulting in undesirable development along Cantrell Road and adjacent to two single-
family subdivisions. Since both of the nearby Commercial Nodes have not developed
completely any additional commercial to the area could be viewed as premature. A
change to Commercial at this location would encourage strip commercial development
pattern along Cantrell Road through this section of roadway.
January 5, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) _______ FILE NO.: LU05-19-03
4
Addition of Commercial at this location would introduce the potential of non-residential
activities adjacent to new, potential and established residential area. Since new
subdivisions have been platted and constructed in recent years, and the future plan has
indicated Single Family development for this property, the change may have a negative
impact on the surrounding area. There is an existing large-lot single-family subdivision
to the south and southeast with more traditional suburban subdivisions to the west and
further to the south. Beyond these subdivisions is undeveloped land shown for
Multifamily that is intended to provide the buffer from Commercial and Suburban Office
areas located at Chenonceau Boulevard.
Developing and redeveloping areas surround the application area. Office, commercial,
multifamily, single-family and public/quasi-public uses are developing around the site.
The area requesting the change has adjacent uses (single-family), which have been
in-place for decades. While the actual businesses may have changed, the use type has
been in place for years. A change from Single Family to Commercial would well be
detrimental to the established single-family homes and be the domino effect to line
Cantrell Road with strip commercial.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court, Bayonne
Place, Johnson Ranch and Maywood Manor. Staff has received no comments from area
residents or neighborhood groups.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. There are still abundant available
Commercial opportunities and the City Policy of not lining Arterials with commercial is
still in affect.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
Walter Malone, Planning Staff, reviewed the recent Highway 10 corridor study and
changes. There is development of residential, office and commercial in the area. Two
large commercial nodes exist to both the east and west. At Cantrell and Chenonceau
most of the commercial zoned land is undeveloped or just developing. This is the
western edge of ‘The Ranch’. To the west is the node at Cantrell and Chenal. This
area is also mostly undeveloped commercial zoned land.
Just to the east is an ‘Existing Business Node’, Mr. Malone reviewed the history of the
Business Node. This request is for a change to commercial between two nodes. Mr.
Malone reviewed concerns about strip commercial development and the impacts that
has on the street. Finally he reminded the Commission Cantrell is an Arterial and the
purpose of an arterial is to move traffic not provide access to adjacent property.
January 5, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) _______ FILE NO.: LU05-19-03
5
With available commercial land in the area and demand for residential in the area, Staff
does not support the change from Single Family to Commercial. At this point Donna
James, Planning Staff, reviewed item 10.1 the Planned Commercial Development for
this site. See item 10.1 for full minutes of citizen comments on both items. (Note no
one spoke in support specifically of the Land Use Amendment. The applicant did state
that it was only a matter of time until this land converted.)
By a vote of 0 for, 10 against the Commission denied the application.
January 5, 2006
ITEM NO.: 10.1 FILE NO.: Z-7880-A
NAME: McFatrich Short-form PCD
LOCATION: On the Southwest corner of Highway 10 and Norton Road
DEVELOPER:
David McFatrich
4 Norton Road
Little Rock, AR 72223
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 3.338 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
There is currently a rezoning request for a larger area, which includes this site to
change the zoning classification from R-2, Single-family to C-3, General Commercial
District. At the request of the applicant, the Commission deferred the rezoning request
at their October 13, 2005, Public Hearing to the January 19, 2006, Public Hearing.
A. PROPOSAL/REQUEST:
The applicant is now proposing a rezoning of the site from R-2, Single-family to
PCD to allow the site to develop with a 19,200 square foot strip center with C-3,
General Commercial District uses as allowable uses for the site. The applicant
has property frontage along Highway 10 in two locations with an out parcel not
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
2
being included in the rezoning request. The site plan includes the placement of a
100-foot building setback along Highway 10, a 30-foot building setback along the
western property line and a 40-foot rear yard setback. The site plan includes
buffering as required by the Highway 10 Design Overlay District around the
perimeter of the site.
The site is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The site abuts the City limits and the
applicant has indicated annexation into the City will be sought to allow
connection to the City of Little Rock’s wastewater utility system.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The site contains a single-family home accessed from Norton Road. There are
single-family homes to the south located along Norton Road located on large
tracts. To the east of the site is a day care facility zoned PD-O and residential
uses. To the west of the site is the Maywood Subdivision with single-family
homes developed on larger lots.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Aberdeen Court Property Owners Association, the Bayonne Place Property
Owners Association, the Johnson Ranch Neighborhood Association, the
Margeaux Property Owners Association and the Maywood Manor Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The proposed land use would classify Norton Road on the Master Street
Plan as a commercial street. Dedicate right-of-way to 30 feet from
centerline.
2. With site development, provide design of the street conforming to the
Master Street Plan. Construct one-half street improvements to the street
including 5-foot sidewalks with the planned development. Back of curb on
Norton Road must be constructed 15.5 feet from centerline.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The property must have a
single driveway access. The southern driveway is less than 125 feet from
property line as required by City ordinance. The width of driveway must not
exceed 36 feet and shall be a concrete apron.
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
3
4. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e). Provide hydraulic calculations of proposed box culvert.
5. Remove the western existing driveway.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
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.
8. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment. If the development
proposes connection to the City of Little Rock’s Wastewater Utility for sewer
service the property must be annexed into the City Limits of the City of Little
Rock. If the development proposes a septic system for treatment of the
development’s wastewater provide a letter from the Arkansas Department of
Health or State authorized reviewing agency for the approval of the proposed
wastewater collection and treatment system.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Approval of the City of Little
Rock is required prior to water service. A Capital Investment Charge based on
the size of the meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all meter connections including any metered
connections off the private fire system. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). This development will
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
4
County Planning:
1. Provide the source of title before the instrument number on the proposed
preliminary plat.
2. Provide the correct year in the date of the survey.
3. Provide contours for the site.
4. Provide the source of water supply and the means of wastewater disposal for
the site.
5. Provide verification of service from the appropriate fire district.
6. Provide a copy of the development’s approved ADEQ Storm water permit and
copies of any other permits required for the relocation of the on-site stream.
CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied
for a PCD for commercial shopping center. A land use plan amendment for a
change to Commercial is a separate item on this agenda (LU05-19-03).
Master Street Plan: Highway 10 is shown as Principal Arterial on the plan.
Principal Arterials function to move vehicles and goods in and through the City,
long distances. They are not intended to provide access to adjoining properties.
There may be a requirement for additional right-of-way or street improvements.
Bicycle Plan: The Master Street Plan, Bike Plan, shows a Class II bicycle route
along Highway 10 in front of this site. Class II Bike Routes have a dedicated
portion of the paved roadway for the sole use of bicycles.
Historic Districts: There are no city recognized historic districts that would be
affected by this amendment.
City Recognized Neighborhood Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances, and
the Highway 10 Design Overlay is required.
The proposed parking areas do not provide for the eight percent (2,740 square
feet) interior landscaping required. The plan submitted is 2,010 square feet less
than this requirement. A variance from this standard would require City Beautiful
Commission approval.
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
5
The proposed use of area shown undeveloped but paved is unclear; therefore,
whether it meets the minimal landscaping and buffer ordinances is unclear.
However, the remainder of the site appears to meet the buffer and landscaping
minimal code requirements.
A controlled automatic irrigation system is required.
Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
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.
A six foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is also required along this southern
and western property lines next to the residentially zoned property.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed request indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the zoning classification of the proposed uses for the site. Staff also requested
the applicant provide any screening to be provided to protect the adjoining
single-family homes. Staff questioned if there would be limits placed on the
dumpster service. Staff noted the dumpster were located adjacent to
single-family homes.
Public Works comments were addressed. Staff stated Norton Road would be
classified on the Master Street Plan, as a commercial street therefore a
dedication of right-of-way 30-feet from centerline would be required. Staff also
stated the indicated driveway locations did not meet traffic access and circulation
requirements of Section 30-43 and 31-210 of the Little Rock Code of Ordinances.
Staff stated a grading permit would be required prior to any land clearing of the
site. Staff also stated if one or more acres were disturbed the storm water
detention ordinance would apply to the development.
Landscaping comments were addressed. Staff questioned the areas located
adjacent to Cantrell Road and requested the applicant better clarify the limits of
paving for the site. Staff also stated compliance with the City’s landscape and
buffer ordinances would be required. Staff stated an automatic irrigation system
would be required and prior to the issuance of a building permit it would be
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
6
necessary to provide landscape plans stamped with the seal of a registered
landscape architect.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The applicant
has not provided staff with the requested information related to the hydraulic
calculations for the proposed box culvert. The applicant has indicated the zoning
classification for the proposed uses of the development. The proposed uses are
the allowable uses in the C-3, General Commercial District Zoning District. The
applicant has also indicated an opaque screen will be added to the southern and
eastern perimeters to screen the adjoining single-family properties. The
applicant has indicated limits will be placed on the hours of service of the
indicated dumpsters. The hours of service are indicated as 7:00 am to 9:00 pm
daily. The days and hours of operation of the commercial activity is being
proposed as 6:00 am to 10:00 pm seven days per week.
The applicant has indicated a dedication of right-of-way for Norton Road to
30-feet from the centerline as required by the Master Street Plan. The revised
site plan also indicates the removal of the existing driveway along Highway 10.
The driveways along Norton Road have not been redesigned to meet the
requirements of Sections 30-43 and 31-210. The applicant has indicated the
rear service drive is critical to the circulation of the site related to deliveries. The
applicant has indicated the drive as a one-way drive exiting to Norton Road along
the southern side of the building.
The site plan includes the placement of a forty-foot landscape area along Cantrell
Road, exclusive of the right-of-way. Within the landscaped area trees will be
planted or be existing at least every twenty feet and have a minimum of two
inches in diameter when measured twelve inches from the ground at the time of
planting. The site plan also includes the placement a twenty-five foot landscape
strip along the southern and western property lines. A fifteen-foot landscape strip
will be placed along Norton Road. The site plan includes the placement of
interior landscaped islands within the parking lot areas; adequate to meet the
minimum ordinance requirements.
Staff is not supportive of the applicant’s request. The site is shown on the City’s
Future Land Use Plan as Single-family. There are commercial areas located to
the east of the site along with an Existing Business Node. To the west of the site
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
7
are also large areas of properties indicated on the Plan for commercial
development. In addition to properties being designated on the Plan for
commercial development, there is a large amount of property currently zoned for
commercial development both east and west of the site.
The Highway 10 Design Overlay District was established to protect and enhance
the aesthetic and visual character of the lands surrounding Highway 10. The
purpose and intent section list includes protection and enhancement of the
scenic quality of the Highway 10 Corridor by providing for sensitive development
which will maximize the natural foliage and terrain while also providing planted
buffer and landscaped areas, allow land use patterns compatible with present
and future traffic capacities of Highway 10, to create a distinctive parkway
atmosphere along Highway 10 by encouraging substantial building setbacks,
extensive landscaping and uniform tree plantings and to minimize the number of
curb cuts along Highway 10 so that the roadway will function at an efficient level
of service. In addition the design overlay is to be used to facilitate a transition of
areas from less to more intense lands uses along Highway 10 without the
undesired effects of small lot strip development.
In the past commercial development has been limited to intersections of Master
Street Plan classifications of collector streets and above and placed within
existing and proposed business nodes to limit the potential for strip development
along the corridor. Furthermore, the ordinance states development that cannot
be developed without violating the standards established in the Highway 10
Design Overlay may be reviewed through a Planned Unit Development (PUD).
The intent stated is to devise a workable development plan, which is consistent
with the purpose and intent of the overlay standard.
There are existing major commercial nodes to the east and west of this site, at
the intersection of Cantrell Road and Chenal Parkway, and in the Ranch
development. There are large areas of commercial zoning within these
commercial nodes, which are currently undeveloped. Therefore, staff views the
addition of commercial zoning to the overall area is inappropriate. Staff believes
the requested zoning would have a negative impact on and not be compatible
with the existing single-family neighborhoods located to the east, west and south.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of denial.
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
8
Mr. David McFatrich addressed the Commission on the merits of his request. He stated
he felt the rezoning of the property would not devalue property values of adjoining
properties as had been stated. He stated staff had indicated Highway 10 was to have a
park like atmosphere. He stated this plan had already been broken. He stated the
number of cars and the current uses along the corridor had changed the rural
characteristics of the area. He stated the landscaping requirements of previous
developments had enhanced developments in the area but located in the immediate
area was a liquor store, a welding shop and an auto body shop. He stated with the
commercial activities in the area the property values had not been affected. He stated
there were 19 homes in the Maywood Subdivision. He stated an example of
commercial adjacent to residential was Fellowship Bible Church located adjacent to the
Rainwood Subdivision. He stated the residents felt the purchase of three homes
abutting their subdivision would devalue their property values. He stated the reverse
had happened and property values continued to increase.
Ms. Alicia Finch addressed the Commission in opposition of the request. She stated
she was President of the Maywood Neighborhood Association and Vice President of the
Collation of West Little Rock Neighborhoods. She stated the neighbors and residents in
the area were opposed to the request for a land use and zoning change for the site.
She stated in April of 2005, the City reviewed the Land Use Plan for the area and
recommended no change for the site. She stated within one mile there was a large
amount of undeveloped commercially zoned property. She stated flooding was also a
concern of area residents. She indicated a pond which currently addressed the run-off
from nearby subdivision. She stated if not developed properly or the detention area was
not maintained flooding could be a result. She stated the value of the structure as a
home would be devalued. She requested the Commission honor staff’s
recommendation of denial.
Mr. Will Rauch addressed the Commission in opposition. He stated he was President of
the Aberdeen Property Owners Association. He stated the subdivision contained
198 homes and most if not all of the residents were opposed to a commercial
development abutting their subdivision. He stated residents were concerned with
property values and the quality of life. He stated the long range plan did not indicate the
area for commercial or office development. He stated the request was to increase the
value of the applicant’s property. He stated economics was not typically a basis for the
Planning Commission to base a decision.
Edward Oglesby addressed the Commission in opposition of the proposed request. He
stated the City had recently updated their land use plan for Highway 10 and now the
applicant was requesting a change. He stated the plan called for orderly development.
He stated the rezoning request was of no public need. He stated the comparison of a
church office and a C-3, commercial use were not the same. He stated the land was
valuable for residential development. He stated if the property were rezoned the area
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
9
would be surrounded by commercial activity on three sides with Highway 10 to the
north. He requested the Commission deny the request.
Kevin Heifner addressed the Commission in opposition of the proposed request. He
stated the principal of compatibility was to fit into the neighborhood and the long range
plan. He stated Highway 10 was rampant with unfettered growth. He requested the
Commission deny the request.
Mr. Edward Gardner addressed the Commission in opposition of the request. He stated
his concern was the noise and the proposed development. He stated both dumpsters
being serviced and the sound of persons ordering from a loud speaker were not
pleasant sounds to hear when enjoying ones outdoor living areas. He stated he had
lived in several Cities and had chosen Little Rock to call home when setting up his
medical practice. He stated his reason was because Little Rock was a planned City and
a pretty City. He requested the Commission deny the request.
Mr. Siva Soona addressed the Commission in opposition of the proposed request. He
stated the Commission should not only look at the current request but the bigger picture
of potential future rezoning requests. He stated the area was a safe neighborhood and
he would like to keep it that way. He stated with the addition of commercial activity in
the area crime rates could potentially be increased.
Mr. Dewayne Labette addressed the Commission in opposition of the request. He
stated on a recent business trip he experienced the noise of commercial activity
adjacent to homes. He stated he was awoken at 4:30 am to the crashing of dumpsters
and roar of the engine of the service trucks. He stated this reduced his ability to
function properly the rest of the day. He stated one nights reduced sleep was not an
issue but the potential for five to seven days per week being awaken by the sound of
dumpsters crashing and the noise of commercial activity along with the smells and
increased traffic to the area greatly reduced the quality of life for the area residents.
Mr. Troy Laha addressed the Commission on behalf of the applicant. He stated
drainage would be addressed per the City’s Storm Water Detention Ordinance. He
stated the property was located approximately 600 feet for the Aberdeen Neighborhood
and he did not feel the noise or smells would affect the residents. He stated the
Commission had overridden the Land Use Plan in the past and zoned properties for
commercial activities.
Mr. McFatrich stated he wanted to be a good neighbor. He stated he felt a commercial
development constructed properly would be a better neighbor than a residential
subdivision with a number of small lots. He stated a subdivision developed with zero lot
line homes would potentially generate a larger amount of traffic than the proposed
request. He stated the area was changing. He stated there were a number of
commercial uses in the area. He stated he could not address availability of properties in
January 5, 2006
SUBDIVISION
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7880-A
10
the area. He stated the developers contacted him requesting the purchase of his
property if he could get the property zoned for commercial activity.
A motion was made to approve the Land Use Plan amendment (Item 10). The motion
failed by a vote of 10 ayes, 0 noes and 1 absent.
A motion was made to approve the rezoning request. The motion failed by a vote of
10 ayes, 0 noes and 1 absent.
January 5, 2006
ITEM NO.: 11 FILE NO.: Z-7962
NAME: Crochet Long-form PD-R
LOCATION: 6900 Honeysuckle Road
DEVELOPER:
Fonda Crochet
6900 Honeysuckle Lane
Little Rock, AR 72204
ENGINEER:
Donald Brooks, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 7.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family - Second Dwelling
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting a zoning change from R-2, Single-family to PD-R to
allow the construction of a small dwelling for an aging family member. The
applicant has indicated the dwelling will be less than 700 square feet of living
space and constructed of wood frame on a pier and beam foundation. The
dwelling is proposed as modular construction to allow easy relocation in the
future, off the property, when the in-law quarters is no longer needed.
The applicant has indicated the new structure will be constructed approximately
260-feet from Honeysuckle Lane behind a privacy fence. There is a new
driveway being proposed to access the new structure which will be filed with the
Pulaski County Circuit Clerk as an access and utility easement.
January 5, 2006
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7962
2
The proposal does not include the subdivision of the site at this time or in the
future. The applicant has indicated the request is simply to address the needs of
a family member with a legal address and required services for the dwelling. The
applicant has indicated in the future should the structure be removed a
revocation request will be filed to restore the R-2, Single-family zoning
classification.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The area has developed primarily as site built single-family residences with large
lots. The roadways in the area are substandard roadways with open ditches for
drainage and no sidewalks in place. Honeysuckle Lane is a narrow roadway
adjacent to the site ending at the applicant’s property. The site is a wooded site
with several outbuildings located on the property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Stagecoach Dodd Neighborhood Association and Southwest Little Rock United
for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Proposed structure appears to be located out of the 100 yr floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: Approved as submitted.
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. The Little Rock Fire
Department may require an additional public fire hydrant in conjunction with this
development.
January 5, 2006
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7962
3
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 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 Single Family for this property. The applicant
has applied for a Planned District - Residential for and accessory dwelling.
The request does not require a change to the Land Use Plan.
Master Street Plan: Honeysuckle Road is shown as a Local Street on the Master
Street Plan and 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: There is a Class 2 bike route along Lanehart Road to the north of
the application, but not touching the application area.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Westwood Pecan Lake Neighborhood Action Plan. The
Zoning goal listed an objective that states: Maintain and encourage single-family
and low-density residential developments in the residential area of the
neighborhood, while encouraging responsible non-residential development in the
area currently reserved for such uses on the Future Land Use Plan. This action
would still be considered Single Family on the land use plan because of the low
density.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present. Staff presented the item indicating there were few
outstanding issues associated with the proposed request. Staff stated the site
plan indicated the placement of a new home with an access drive from
Honeysuckle Lane.
Public Works noted the proposed structure appeared to be located outside the
100-year floodplain. Staff stated construction was allowed within the floodplain if
the floor elevations were set to the appropriate flood elevation height.
January 5, 2006
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7962
4
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues that needed addressing raised at the
December 8, 2005, Subdivision Committee meeting. The applicant is requesting
a rezoning the PD-R to allow the construction of a 700 square foot in-law
quarters on the site. The requested rezoning is necessary to allow the second
residential structure to be a self-contained living unit having separate metered
utilities. Once the building is no longer being used as an in-law quarters the
structure will be converted into a hobby shop or removed from the site.
According to the applicant, the floor elevation will be set at the minimum flood
elevation to meet City ordinance standards.
Staff is supportive of the applicant’s request. In staff’s opinion the proposed
addition of the accessory dwelling to be utilized as an in-law quarters should
have minimal impact on the surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F of the above agenda
staff report.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions 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 to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 12 FILE NO.: Z-7963
NAME: Kanis and Atkins HPR Short-form PD-R
LOCATION: On the Northwest corner of Kanis Road and Atkins Road
DEVELOPER:
Flake and Kelly Management
425 West Capitol, Suite 300
Little Rock, AR 72201
ENGINEER:
McClelland Consulting Engineers
900 West Markham Street
Little Rock, AR 72201
AREA: 4.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-R
PROPOSED USE: Townhouse Development
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is proposing the development of this 4.12-acre tract as an attached
single-family development to be sold under a Horizontal Property Regime. There
are forty (40) units being proposed with twenty-eight (28) units located east of
Trumpler Street and twelve (12) units located west of Trumpler Street.
The units are proposed to be constructed with brick veneer and vinyl siding. The
roofs are proposed as composition shingles and vinyl windows are being
proposed. The units will be two story units with nine (9) foot ceilings down stairs
and eight (8) foot ceilings upstairs. The units will range in size from 1,300 square
feet to 1,500 square feet of heated and cooled space. Some of the units will
contain a single car garage. The estimated sales price is $149,000 to $159,000.
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
2
The applicant is also requesting the abandonment of Plaez Avenue located along
the property’s northwestern boundary west of Trumpler Street. Plaez Avenue
located along the northern boundary east of Trumpler Street was previously
abandoned.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The site contains a single-family structure and a scattering of trees. There is a
large drainage way located near the northeast portion of the site visible from
Atkins Road. The roads abutting the proposed development are substandard
streets with open ditches for drainage and no sidewalks in place. Trumpler
Street has not been constructed adjacent to the site.
To the west of the site is a lodge for the Veterans of Foreign War. There are
office uses located to the south of the site and a new office development is
currently under construction located to the east of the site. North of the site is
vacant property. Further north there are single-family homes along with several
new homes currently under construction located along Arthur Lane and Atkins
Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
resident. All property owners located within 200-feet of the site along with the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the
Parkway Place Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Being a minor arterial street the proposed right-of-way dedication of 45 feet
from centerline on Kanis Road meets Master Street Plan requirements.
2. Atkins Road, Trumpler Street and Palez Avenue are classified on the
Master Street Plan as residential streets. A dedication of right-of-way 25
feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Trumpler Street and Kanis Road, Atkins Street and Kanis Road, and
Trumpler Street and Palez Avenue.
4. With site development, provide design of the streets conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with the planned development. Curb and gutter
on one side and 20 feet of pavement must be constructed on Palez Avenue
or petition to close Palez Avenue.
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
3
5. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The portion of the
development west of Trumpler Street must share a single driveway access.
The width of driveway must not exceed 36 feet.
6. Turn around must be provided for cars attempting to enter security gate east
of Trumpler Street. A stacking distance of 30 feet from pavement must also
be provided.
7. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
8. 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.
9. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
10. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e).
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. A
Capital Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all meter
connections including any metered connections off the private fire system.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
4
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s). If there are facilities that need to be adjusted and/or relocated,
contact Central Arkansas Water. That work would be done at the expense of the
developer. This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Install a 20-foot access gate to the proposed development.
Place hydrants per code. Contact the Little Rock Fire Department at 918-3700
for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Low Density Residential for this property.
The applicant has applied for a Planned District – Residential for residential
town-home development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master
Street Plan and Atkins Road is shown as Local street. These streets may require
dedication of right-of-way and will/may require street improvements. Kanis Road
is shown with an alternative design standard of 90 feet with a four-lane section
and 14-foot center median, median cuts limited to 600 feet minimum spacing,
and additional requirements at major intersections. Access to the project should
be off of Atkins Road since the median cults may limit eastbound traffic from
entering the site. The purpose of a Minor Arterial is to provide connections to
and through an urban area. The primary function of a Local Street is to provide
access to adjacent properties.
Bicycle Plan: There are not any bike routes shown in the immediate area.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The residential goal
listed two objectives relevant to this case. They are “Ensure that future
developments of existing undeveloped land meet neo-traditional design
standards, including the placement of neighborhood passive green space and
community services within developing neighborhoods” and “Support a continuous
progression of intensity from single-family and multi-family in newly developing
areas, placing the multi-family as a buffer between single-family and
January 5, 2006
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ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
5
non-residential uses.” This application provides for green space in the center of
the area and provides for a denser use to the south towards Kanis, where some
non-residential uses are.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
A 25-foot land use landscape buffer is required along the northern property line
next to the residentially zoned property. If this area is tree covered, then 70 % of
these trees are to remain undisturbed. However, if there are currently no trees in
this area, then planting of trees and shrubs will be required.
A 28-foot land use landscape buffer is required along the western property line
next to the residentially zoned property. If this area is tree covered, then 70 % of
these trees are to remain undisturbed. However, if there are currently no trees in
this area, then planting of trees and shrubs will be required.
A six foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is also required along this northern
and western property lines next to the residentially zoned property.
A controlled automatic irrigation system is required.
Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
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.
Staff has concerns with the functionality of some of the proposed parking spaces.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
proposed building elevations, construction materials, total building height and
total square footage for each of the units. Staff questioned if the units would
have garages or covered parking. Staff also requested the applicant provide the
total area of the indicated open space.
Public Works comments were addressed. Staff stated right-of-way dedications
per the Master Street Plan would be required along all abutting roads. Staff
stated the indicated gate location did not allow sufficient stacking distance for
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
6
persons attempting to enter from Trumpler Street. Staff stated a minimum
stacking distance of 30-feet from the edge of the roadway would be required.
Staff stated a grading permit would be required prior to any land clearing and the
storm water detention ordinance would apply to the proposed development.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinances was required. Staff stated the indicated buffer
along the northern property line did not appear to meet the 25-foot minimum land
use buffer requirement. Staff also stated screening would be required along the
northern and western perimeters of the site. Staff stated landscape plans
stamped by a registered landscape architect would be required prior to the
issuance of a building permit. Staff also stated an automatic irrigation system
would be required to water the landscaped areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The applicant
has provided building elevations, construction materials, total building height and
total square footage for each of the units. The building elevation indicates the
units will contain a single car garage but the applicant has indicated not all the
units will contain a garage. The intent is to allow additional living space if the
potential homeowner does not desire a garage.
The units are proposed to be brick veneer with vinyl siding and composition
shingle roofs with vinyl windows. Each unit is proposed with a minimum of
1,300 square feet of heated and cooled space exclusive of the garage. The units
are proposed as two and three bedroom units. The units will have nine-foot
ceilings on the ground floor with eight-foot ceilings on the second floor. The
buildings are estimated to be a maximum of 24-feet in height. The proposal is to
use the existing topography as much as possible. This will allow for the rooflines
to be “stair-stepped” thus breaking the massing of the buildings. In addition, the
use of the existing topography will allow limited site work and will allow the
development to retain a greater number of the existing on-site trees.
The original proposal indicated the placement of a gate for a portion of the
development. The revised site plan has removed the gate allowing the site to be
full access. The site plan also indicated screening will be placed around the
perimeters of the site per City ordinance.
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
7
The site plan includes the placement of thirty-two percent of the site as common
green space. The site plan also indicates several areas of landscape within the
parking areas and behind the buildings. The Planned Residential Development
section of the ordinance typically requires the placement of ten to fifteen percent
of the site as common open space. In addition, each of the units are to have a
minimum of five hundred square feet of usable private open space per unit. The
site includes the placement of a pavilion and play area for a common space. The
indicated open space is more than adequate to meet the minimum requirements
of the ordinance.
The site plan includes the placement of one hundred fourteen parking spaces. In
addition, a portion of the units will have a single car garage. Based on typical
minimum parking requirements, 40-units would require 60 parking spaces. The
indicated parking is more than adequate to serve the development.
The site plan does not include the placement of signage. Staff would
recommend if signage is proposed, signage be limited to signage allowed in
multi-family zones or a maximum of six feet in height and not to exceed
twenty-four square feet in area.
The site is indicated as Low Density Residential on the City’s Future Land Use
Plan. This designation allows for residential development up to ten units per
acre. The applicant is proposing the development of this 4.09-acre site with
40 units of owner occupied residential housing, resulting in a density comparable
to the current land use designation.
The applicant is requesting the abandonment of Palez Avenue between Trumpler
Street and Gamble Road as a part of this request. The applicant is the owner of
the properties located adjacent to the right-of-way with the exception of the VFW
owning one lot abutting the right-of-way. All parties have signed on to the
abandonment request. Staff does not feel the abandonment will have any
adverse impact on the adjoining properties. Palez Avenue between Atkins Road
and Trumpler Street was previously abandoned and does not appear to have
negatively impacted the area.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
outstanding issues associated with the proposed request. The proposal is to
develop the site with single-family residential units with a density consistent with
the City’s Future Land Use Plan. The proposed site plan indicates the
construction of new homes utilizing the existing topography to break the massing
of the proposed structures. Staff feels the development of the site as proposed
should have minimal impact of the adjoining properties.
January 5, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7963
8
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested abandonment of Palez Avenue
subject to the entirety of the abandonment being retained as a utility and
drainage easement.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation the item be deferred to the February 16,
2006, Public Hearing. Staff stated the applicant failed to notify property owners as
required by the Planning Commission’s By-laws.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 13 FILE NO.: Z-7964
NAME: Kanis Creek Addition Long-form PD-R
LOCATION: On the Southeast corner of Pride Valley Road and Kanis Road
DEVELOPER:
KCA, LLC
1012 Autumn Road, Suite 1
Little Rock, AR 72211
ENGINEER:
Central Arkansas Engineering, Inc.
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 9.94 acres NUMBER OF LOTS: 50 FT. NEW STREET: 1,362 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow a reduced building line adjacent
to an arterial street (25-feet).
2. A variance from the Subdivision Ordinance to allow a reduced building line adjacent
to a collector street (25-feet).
3. A variance from the Subdivision Ordinance to allow a reduced building line adjacent
to a residential street (20-feet and 15-feet).
4. A variance from the Subdivision Ordinance to allow Double Frontage Lots.
A. PROPOSAL/REQUEST:
The applicant is proposing the subdivision of this 9.94-acre tract into 50 single-
family residential lots resulting in a density of 5.0 units per acre. The applicant
has indicated the lots will be developed utilizing standards less than the typical
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
2
minimum standards for R-2 zoned properties and is therefore, requesting the
development of the homes as a Planned Residential Development.
The minimum lot size proposed is 5,395 square feet and the maximum lot size
proposed is 11,094 square feet. The average lot size proposed is 8,322 square
feet. The site plan indicates 14,697 square feet of common open space and
154,416 square feet of green space.
There are variances being requested to allow reduced front building lines
adjacent to the indicated roadways and double frontage lots. The proposed site
plan indicates a maximum build area for the proposed lots including 5-foot side
yard setbacks and 20-foot rear yard setbacks.
The site is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The site abuts the City limits and the
applicant has indicated annexation into the City will be sought to allow
connection to the City of Little Rock’s wastewater utility system.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The site contains a residence and a non-conforming business located along
Kanis Road. The rear portion of the site is tree covered. There is a single-family
residence located across Kanis Road and a PD-O zoned site which contains a
contractor’s office. Baker Elementary School is located to the east of the site and
the property to the west is zoned O-2 and is vacant and wooded. There are
single-family homes located along Pride Valley Road to the west of the site
located on large lots.
Pride Valley Road has not been constructed to Master Street Plan standard. The
road is a narrow road with open ditches for drainage. Kanis Road is also a
substandard road with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the
Parkway Place Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The proposed right-of-way dedications meet Master Street Plan requirements.
2. With site development, provide design of the streets conforming to the Master
January 5, 2006
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ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
3
Street Plan. Construct one-half street improvements to these streets
including 5-foot sidewalks on Pride Valley and Kanis Road with the planned
development. Back of curb on Pride Valley must be constructed to 18 feet
from centerline.
3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e).
4. Storm water detention ordinance applies to this property.
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. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
7. 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.
8. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment. If the development
proposes connection to the City of Little Rock’s Wastewater Utility for sewer
service the property must be annexed into the City Limits of the City of Little
Rock. If the development proposes a septic system for treatment of the
development’s wastewater provide a letter from the Arkansas Department of
Health or State authorized reviewing agency for the approval of the proposed
wastewater collection and treatment system.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Approval of the City of Little
Rock will be required prior to water service availability. The water main in Pride
Valley Road must be accepted by Central Arkansas Water prior to connections to
that main. A water main extension will be required in order to provide service to
this property. A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. Contact the
Fire Department having jurisdiction to obtain information regarding the required
placement of the hydrant(s). 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.
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
4
Fire Department: Contact the Little Rock Fire Department at 918-3700 and
Central Arkansas Water at 377-1225 for information regarding relocating fire
hydrants and the placement of required fire hydrants to serve the development.
County Planning:
1. If the applicant intends to annex into the City of Little Rock, please
submit the appropriate petition to the County Court as soon as
possible.
2. Provide the date of the survey on the plat.
3. Provide the natural and cultural features on the plat.
4. Provide the names of adjoining property owners and or subdivision on
the plat.
5. The indicated right-of-way width does not meet the minimum
right-of-way standard width for a County road or street. If the
subdivision is to remain as a County subdivision please revise the
right-of-way widths to comply with County standards.
6. Provide a copy of the proposed Bill of Assurance or any proposed
covenants or restrictions.
7. Provide street profiles/cross sections and drainage plans.
8. Indicate proposed street names on the proposed plat so they may be
checked for duplication.
9. Provide a copy of the development’s approved ADEQ Storm water
permit.
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 Public Institutional and Low Density
Residential for this property. The applicant has applied for a Planned
Development - Residential for a residential development of single-family homes.
The request does not require a change to the Land Use Plan. Baker Elementary
School is located immediately to the south of the application. The portion of the
site that is shown Public Institutional will be interpreted to be Low Density
Residential since the Future Land Use Plan is a generalized plan.
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master
Street Plan and Pride Valley is shown as a Collector street. These streets may
require dedication of right-of-way and will/may require street improvements.
Kanis Road is shown with an alternative design standard of 90 feet with a
four-lane section and 14-foot center median, median cuts limited to 600 feet
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
5
minimum spacing, and additional requirements at major intersections. A
Collector street’s primary purpose is to link Local Streets and activity centers to
Arterials. Access to the project should be off of Pride Valley Road since the
median cuts may limit westbound traffic from entering the site and the lack of
curb cuts on Kanis would aid in traffic movement along Kanis Road.
Bicycle Plan: There is not a bike route shown in the immediate vicinity of the
application.
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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicting there were outstanding issues
that needed addressing prior to staff completing their review. Staff stated the
developers were requesting several variances from the Subdivision Ordinance
and the applicant was requesting a deferral of the required street improvements
to Kanis Road and Pride Valley Road. Staff questioned if the development would
be phased. Staff questioned the proposed buildable area. Staff stated the
indicated buildable areas did not allow for yard areas. Staff questioned any
common open space to be provided for the subdivision.
Public Works comments were addressed. Staff stated the indicated right-of-way
dedications were sufficient to meet Master Street Plan requirements. Staff also
stated the storm water detention ordinance would apply to the proposed
development. Staff noted a grading permit would be required prior to grading on
the site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The revised
site plan includes the total area of common open space, the maximum buildable
area and the location of the proposed storm water detention. The applicant has
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
6
also indicated the abutting roadways will be constructed with the proposed
development and they are no longer requesting a deferral.
The proposed Bill of Assurance for the subdivision indicates the foundations of
the homes must be constructed of brick, dryvit or rock. The Bill of Assurance
also indicates the homes must be a minimum of 1,600 square feet for single story
homes and 1,900 square feet for two story homes. The Bill of assurance along
indicates all structures must have at least 100 percent brick, masonry, dryvit
veneer or hardi board concrete siding. The roof pitch is indicated at least an
8/12 shingled roof. The average sales price is estimated at $190,000 to
$220,000.
The site plan includes several variances related to building lines. The request
includes the placement of a 20-foot front building line adjacent to the interior
residential streets. In addition Lots 28, 31 and 38 have a 15-foot building line
indicated. The ordinance would typically require the placement of a 25-foot front
building line in this area. The request includes the placement of a 25-foot
building line adjacent to a collector street for the corner lots or Lots 1, 40, 46 and
47. The ordinance would typically require the placement of a 30-foot building line
adjacent to a collector street. The request also includes the placement of a 25-
foot building line adjacent to Kanis Road, an arterial roadway. The ordinance
would typically require the placement of a 35-foot building line adjacent to an
arterial roadway. Staff is supportive of the indicated building lines. In staff’s
opinion the reduction of the building lines as indicated should not have any
adverse impact on the development or the indicated lots.
The request also includes the placement of double frontage lots for Lots 22, 23
and 24. The Subdivision Ordinance typically does not allow the placement of
double frontage lots. The applicant has indicated a 10-foot no access easement
along the indicated lots to limit the number of curb cuts along Kanis Road. Staff
is supportive of the allowance of the double frontage lots as proposed.
The site plan includes the placement of a six-foot wood fence around the
perimeter of the site. Fencing is proposed as wood brick or wrought iron fence
within fifteen feet of the road right-of-way and a maximum of six feet in height.
Staff is supportive of the placement of the fencing as indicated. Staff feels the
placement of a permanent fence along Kanis Road within the building setback
will have limited impact on the adjoining properties.
The site is located outside the City limits but within the City’s Extraterritorial
Planning Jurisdiction. Annexation to the City will be sought to allow connection
of the proposed development to the City’s wastewater collection and treatment
system. Staff would recommend not extending sewer service until the
annexation process is completed.
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
7
Staff is supportive of the applicant’s request for the development of the site with
single-family homes. The homes are indicated with less than typical minimum
setback and a few of the lots have less than typically minimum lot sizes. The
developer is proposing the construction of the homes similar to zero lot line
standards but has indicated each of the units will have a side yard setback on
each lot line to allow a more traditional single-family subdivision look. Staff feels
the development as proposed should have minimal impact on the adjoining
properties. To staff’s knowledge there are no outstanding issues associated with
the proposed request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions and outlined in paragraphs D, E, F and H of the above
agenda staff report.
Staff recommends approval of the requested variance to allow a reduced building
line adjacent to an arterial street.
Staff recommends approval of the requested variance to allow a reduced building
line adjacent to a collector street.
Staff recommends approval of the requested variance to allow a reduced building
line adjacent to a residential street.
Staff recommends approval of the requested variance to allow double frontage
lots.
Staff recommends approval of the requested variance to allow the placement of a
six-foot fence within the required building setback.
Staff recommends the site be annexed prior to receiving sewer service.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions and outlined in
paragraphs D, E, F and H of the agenda staff report. Staff also presented
recommendations of approval of the requested variance to allow a reduced building line
adjacent to an arterial street, the requested variance to allow a reduced building line
adjacent to a collector street, the requested variance to allow a reduced building line
adjacent to a residential street, the requested variance to allow double frontage lots, the
requested variance to allow the placement of a six-foot fence within the required
January 5, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7964
8
building setback along Kanis Road. Staff presented a recommendation the site be
annexed prior to receiving sewer service.
There was no further discussion of the item. The chair entertained a motion for
approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
January 5, 2006
ITEM NO.: 14 FILE NO.: LU05-08-03
Name: Land Use Plan Amendment - Central City Planning District
Location: East of Park from Daisy Bates to 16th Street
Request: Single Family to Transition
Source: Kwendeche
PROPOSAL / REQUEST:
Land Use Plan amendment in the Central City Planning District from Single
Family to Transition. Transition classification is designed to allow low-density
multi-family residential and office uses, which are compatible with quality of life in
nearby residential area. A Planned Zoning District is required if an Overlay is not
in place. The application is to convert several single-family homes to office,
research, education spaces and a bed and breakfast, while maintaining the street
frontage and outside of the structures in their residential character.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the entire frontage along Park from Daisy Bates to
16th Street. With this change, the entirety of Single Family along Park in front of
Central High School would be eliminated. It is thought that the additional area
would make the boundaries more logical.
EXISTING LAND USE AND ZONING:
The amendment area is occupied with single-family homes currently zoned ‘R-3’
Single Family and is 2.2 acres ± in size. To the West is the Central High School
Campus that is zoned ‘R-4’ Two-family. North and south of the site are public
uses, a church to the south and the Visitor’s Center for Central High National
Historic Site to the north. Both of these have an office zone. The church is ‘O-3’
General Office and the Visitor Center is Planned Office District. It should be
noted that the Visitor Center site is owned by the Federal Government and is not
controlled or constrained by zoning. To the east and the general neighborhood is
zoned a mix of ‘R-3’ and ‘R-4’ Residential. The use pattern is general single
family in this area with some duplexes, garage apartments and structures that
may have been divided into more than one unit.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
October 4, 2005, several changes were made from Single Family, Mixed Use,
Mixed Office Commercial and Industrial to Single Family, Low Density
January 5, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: LU05-08-03
2
Residential, Mixed Use Public Institutional, Commercial and Light Industrial.
These changes were made to more accurately reflect the existing and probable
future development pattern of the area.
On March 19, 2002, several changes from Public Institutional, Mixed Office
Commercial, Mixed Use and Single Family to Public Institutional and Mixed
Office Commercial and Public Institutional to Multifamily were made in the area
between Daisy Gatson Bates Drive – I630 and Schiller to Bishop. This was done
to better reflect the Children’s Hospital campus plan and surrounding uses.
On January 4, 2000, a change was made from Single Family to Mixed Use at
2311 Spring to the east of the application area to accommodate a proposed
development.
The application area is shown as Single Family. To the west, north and south
the Plan shows Public Institutional use. Further to the north and south are Single
Family use areas. To the east the Plan shows Single Family use. A couple
blocks to the northeast is a large area of Public Institutional and Mixed Office
Commercial for Children’s Hospital and related uses. A little over a block to the
east is a Park Open Space area – Centennial Park.
MASTER STREET PLAN:
Daisy Gatson Bates Drive is shown as a Collector on the plan. Park and 16th
Streets are Local Streets. With the development of non-single family on both
sides of Park, a ‘Commercial Street’ standard may be recommended for this
street. Collector streets are to move traffic from neighborhoods to the Arterial
system and provide access to adjacent property. Local Street’s primary function
is to provide access to adjacent property. Additional right-of-way or paving width
may be required. Due to the historic nature of the streetscape no changes may
be desirable.
BICYCLE PLAN:
The Master Street Plan shows a Class II Bicycle Route along Daisy Gatson
Bates Drive. A Class II Route is part of the roadway with a portion of the paving
dedicated solely for the use of bicycles. No additional right-of-way is proposed.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates the application area
meets the standards for access to recreation or open space. Centennial Park is
two and a half blocks to the east-southeast of the application area. The Plan
classifies Centennial Park as a mini-park (under 5 acres).
January 5, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: LU05-08-03
3
HISTORIC DISTRICTS:
The applicant’s property is located in the Central High National Historic District.
However this is not a local historic district and there are no requirements to meet
any historic standards or guidelines.
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 application area is within an existing developed residential neighborhood.
The structures have been homes and are zoned for single-family use. They face
Central High School, which is a public high school and a National Historic Site.
The street is currently one-way due to the school traffic. This is a ‘major’ block
face – two blocks in length, from Daisy Gatson Bates Drive (14th Street) to 16th
Street. Both ends of the block are institutional in use with the entire west side
institutional i.e. the school. The north end of the block is the current Visitor
Center for the National Historic Site. It is a former Mobil Gas Station and has
been preserved to look like a gas station, though the use has changed. A new
Visitor Center is scheduled to be built and open on the northeast corner of Daisy
Gatson Bates Drive and Park. When this occurs the former gas station-Visitor
Center will be changed to an archive and research center. On the south end of
the block is an existing church with ‘O-3’ General Office zoning.
The neighborhood has been a National Register Historic District for several
years. The school, along with the other three corners of Daisy Gatson Bates and
Park, is a National Historic Site under the control of the Interior Department of the
Federal Government. The neighborhood is not a local historic district and thus
has no protections or extra requirements for historic preservation. However with
the importance of the area as shown by the National Historic Site designation,
any changes in appearance should be carefully reviewed and considered by the
City prior to approval of any changes.
Over the last couple of decades the neighborhood has seen a decline in
maintenance and the loss of structures. In addition some of the older large
homes have been divided up to be rented by the room or as small apartments.
The neighborhood has become predominately absentee landlords. In the last
five years or so, there have been signs that the decline is either stopping or
reversing in areas. It should be noted that through this period where the
January 5, 2006
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ITEM NO.: 14 (Cont.) FILE NO.: LU05-08-03
4
neighborhood has been under stress, changes from single-family to non-
residential have been rare.
The area north of 12th Street has been greatly impacted by Children’s Hospital.
The hospital has cleared several blocks of homes with future plans to develop
medical or medical related uses on these blocks. Along Wright Avenue, which is
three blocks to the south, there have been problems off and on; however,
commercial has continued to be present in this area to serve the neighborhood.
South of Wright Avenue, while there have been housing issues; the
neighborhood has stayed more intact. South of Wright Avenue the homes have
stayed predominately owner occupied.
The immediate neighborhood, from 12th Street to Wright Avenue and Martin
Luther King Drive to Woodrow, still has several pockets of housing deterioration
but is experiencing reinvestment in the houses. This can particularly be seen
along Schiller and Summit Streets to the east of the application area.
Having homes across the street from schools are good and something the City
would advocate. With the Historic Site designation, Daisy Gatson Bates Drive
and Park Street will be impacted by not only the school uses and traffic, but also
the traffic of tourists and others visiting the Historic Site. Due to the national
historic significance of Central High School and the events that occurred there in
1958, preservation of the area is important.
The Central High neighborhood has started to show signs of reinvestment.
There have been several years of disinvestments and deterioration with homes
lost. The neighborhood remains ‘fragile’. The City wants to assure that this
neighborhood returns to health. Changes in use within the neighborhood can
send the wrong message -- that it is okay to abandon the single-family homes.
The message the City wants to send about the neighborhood is to invest in your
homes and encourage more home ownership. A strong and stable residential
neighborhood in the Central High area is something needed but not yet achieved.
It is important to preserve not only the residential ‘feel’ but to strengthen the area.
Redevelopment within the neighborhood must be carefully examined to assure
that the residential character of the neighborhood is maintained and
strengthened.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Central High,
Capitol Hill and Wright Avenue. Staff has received Thirty-three comments from
area residents. Twenty-nine were in support, two were opposed to the change
and two were neutral.
January 5, 2006
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ITEM NO.: 14 (Cont.) FILE NO.: LU05-08-03
5
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. The City does not want to take any
action that might lead to the further disinvestment in the homes of the
neighborhood.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
Walter Malone, Planning Staff, reviewed the area of the application. The site is
within a National Register District and adjacent to a National Historic Site but is
not a local historic district, thus it has no historic protections or requirements.
The general neighborhood was seen many decades of decline and
disinvestments. In recent years there has been some signs of reinvestment and
that the neighborhood decline may be stopping or reversing. During this time of
housing lose a change for single family to non-residential has been very rare.
Mr. Malone reviewed the impacts of the school and tourist traffic on this block.
The neighborhood remains ‘fragile’ and the City wants to encourage more
investment in the housing stock. The City does not want to send a signal not to
invest in the residential housing stock of the neighborhood and can not support a
change in use from single-family to non-residential in this location. Donna
James, Planning Staff, reviewed item 14.1 a Planned Office Development related
to the Land Use application. See item 14.1 for full minutes of citizen comments
on both items. (Though most spoke on the POD applications several noted
opposition to the Land Use change as well).
By a vote of 0 for, 10 against the Commission denied the application.
January 5, 2006
ITEM NO.: 14.1 FILE NO.: Z-7965
NAME: South Park Avenue Short-form POD
LOCATION: 1411, 1417, 1421, 1501 South Park Avenue
DEVELOPER:
Grace H. Blagdon/Dr. Patricia McGraw
c/o Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
ENGINEER:
Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
AREA: .80 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: POD
PROPOSED USE: Gallery, Research Office, Neighborhood Center, Bed and Breakfast
and Single-family as an alternative use for the site
VARIANCES/WAIVERS REQUESTED: None requested.
A. APPLICANT’S PROPOSAL:
Included in the application is a site plan, indicating the complete layout of the
properties affected by the current application. There are four lots located on
South Park Avenue (directly east of Little Rock Central High School) and three
lots on South Schiller Street. The development on South Schiller Street is
proposed as Phase II and is not being considered by the Commission at this
time.
In recognition of the historical significance of this location, the developer plans to
develop the overall site in a manner consistent with the standards of the National
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
2
Park Service, including their Cultural Landscape Report (currently being
prepared); the planned components of a soon to be submitted Design Overlay
District being prepared by the neighborhood; and the requirements of the existing
codes of the City of Little Rock.
The developer recognizes that the overall site has several major components
that should be immediately addressed by the development; however, the
developer has opted to phase the plan in a manner that will cause the least
disruption to the right-of-way as well as to the quiet fabric of the neighborhood.
Concerning the right-of-way of South Park Avenue, it is the intent to replace the
existing sidewalk with a new concrete sidewalk from the north edge of 1411
South Park to the south edge of Ponder’s Drugstore. The will include the north
portion of Ponder’s Drugstore as well as the south portion of Bullock Temple
CME Church. Along the route of the new sidewalk, the applicant intends to
embed (flush to the sidewalk surface) metal plaques at points of historic
significances.
Along the same route, the intent is to restore the existing stone curbs to their
original height above the street level. The landscape strip along the same route
shall be upgraded utilizing a consistent plant type. The intent is to also work with
the City of Little Rock’s Urban Forester to evaluate the condition of the large
trunk tree stock along the right-of-way towards developing solutions to upgrade
and enhance them for beautification purposes.
The applicant will endeavor to upgrade the driveway aprons to all of the
properties, and to reconstruct the driveways to the applicant properties in a
manner consistent with the period of historical significance. The front and side
yards to the applicant properties shall be upgraded with concealed irrigation
systems, new walkways and steps, appropriate shrubs/plant material, and a
consistent grass type.
The applicant has indicated no exterior signage is proposed but they would like
to reserve the opportunity to provide external signage (within the size restrictions)
at a later date.
Each of the applicant properties shall be handicap accessible from the rear of the
structures. No ramps, handrails, or other means for accessibility shall be visible
from South Park Avenue.
The applicant shall consult the City of Little Rock’s Traffic department in regards
to vehicular signage location and types to best arrive at a design sensitive
arrangement of signage relating to the applicant properties (i.e. do not block
drive) as well as the full length of the frontage street.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
3
Each of the applicant properties shall have hard surface off-street parking lots in
the rear yards, with the actual parking slots receiving a previous surface for direct
drainage. The side yard shall receive new six (6) foot tall wood plank fencing
with the finish face to the outboard side.
The first phase of the development shall not have an impact on the unique
overlapped boundaries – to be addressed in a future phase. On the three (3) lots
on South Schiller, the applicant plans to develop (in the future) a new off-street
parking area with a drive off South Schiller and two (2) single-family residences
on the adjoining lots. The applicant shall continue to maintain (cut and clear of
trash and debris) these lots until they are developed.
The applicant strongly believes that the implementation of the first phase of the
development, (as it relates to the overall site), shall greatly enhance/upgrade the
overall appearance of residents, visitors, and tourist.
Specific development plans for each of the units is included below:
1411 South Park Avenue – The existing one story wood framed residential
structure (1,343 square feet) is proposed under the rezoning application for a
dual permitted use. The permitted uses include single-family residential and a
gallery. The house will be renovated to provide wall space for the display of
various art mediums in a well lit and easily circulated space. The displayed items
are not for sale as the theme of the gallery is to educate and inform the visitors
on current world, national or local issues. The gallery will occasionally provide
written literature, including brochures, post cards, and artist bios/program books
for sale to the visitors as collectables. The site will not contain a formal kitchen,
however, the house shall have flexibility to convert to a residential kitchen and
bathroom, as needed. The hours of operation are anticipated Tuesday – Sunday
from 11 am to 6 pm. Occasionally there will be opening receptions for new work
being presented for display. The opening hours, in this case would be extended
for evening hours (6 pm – 9 pm). No outdoor displays or banners relating to the
gallery’s presentations will be allowed.
1417 South Park Avenue – The existing one story wood framed residential
structure (1,986 square feet) is proposed under the rezoning request for a dual
permitted use. The permitted uses include single-family residential and a
research office, in which the house shall be completely renovated to provide
adequate office space and support facilities for research assistances, interns,
and clerical staff. The applicant has indicated the house will be a “think tank” in a
sense, with the ability to conduct in house discussions while linking global
communication networks through distant educational labs – all on the primary
subject of education. The applicant intends to provide a large public space for
program seminars, office space with computer stations for distant educational
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
4
purposes, reception and waiting room area and private office spaces. The
applicant anticipates the hours of operation will be Monday – Friday, 8 am to
5 pm.
1421 South Park Avenue – The existing one-story wood framed residential
structure (2,630 square feet) is proposed under this rezoning request for a dual
permitted use. The permitted uses include single-family residential and O-1,
Quiet Office District uses. The applicant has indicated the space will be
renovated to provide adequate space for cultural interaction and learning. The
house will act primarily as a gathering place for neighborhood residents of all age
groups. The applicant envisions this historic home to be where one can stop by
for a cup of freshly brewed tea/coffee, read a book from the applicant’s vast
collection, as stacked on the perimeter walls, and maybe just sit and listen to a
dramatic African storytelling session or witness a craftsperson at work.
The house shall have a full-time caretaker who shall manage the daily activities
and establish the full slate of programs for the benefit of the neighborhood
residents and guest. The hours of operation are indicated as daily from 8 am to
6 pm. Additional hours shall be provided, for special programs and meetings.
1501 South Park Avenue – The existing two story wood framed structure (2,427
square feet) is being proposed as a bed and breakfast (time shared facility), with
four (4) distinct units. Currently the house is a duplex, however, the applicant’s
overall intent is to provide a quiet and well-designed rooming/boarding space for
heritage tourism needs. Single-family is being requested as an alternative use
for the site.
The applicant has indicated the existing garage and former living quarters in the
rear of the house will be converted into to a full-time caretaker’s residence,
including a kitchen to serve the needs of the guests. The bed and breakfast
would be open year around and will be linked to an online reservation system.
The applicant has indicated no walk-in guests will be accommodated; however
when vacant, the units can be inspected by potential guests and tourists.
According to the applicant there is not a Bill of Assurance in effect for the site.
B. EXISTING CONDITIONS:
The proposed development is located on Park Avenue across from Central High
School. The request does not include all the residential structures located on this
block but does contain four of the seven units. The units requested for rezoning
appear to be vacant. The Central High Visitors Center is located adjacent to the
northern boundary of the development and there is a single-family home located
to the south of the proposed development. Located along West 16th Street there
are residential and non-residential structures. There are properties zoned C-3
and O-3 in this area. To the North, along Daisy L. Gatson Bates, there are
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
5
residential units both occupied and vacant. The new visitors center is being
proposed north of Daisy L. Gatson Bates on the corner of Park Avenue and
Daisy L. Gatson Bates.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Central High Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Plat shared access easement between 1417 and 1419 South Park Avenue.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Arkansas Historic Preservation Program: AHPP cannot comment due to the
lack of specific details about the modifications to the historic structures. While
the AHPP has no federal or state review authority in local zoning matters, HPP is
more generally concerned about the potential endangerment of the cultural
landscape of which these four structures are apart. AHPP feels one of the most
powerful tools to protecting this historic site would be to expand the jurisdiction of
the already-established Historic District Commission to include the Central High
District. This would allow the HDC to apply set historic rehabilitation standards
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
6
that are consistent with the 1957-59 historic context interpreted at Central High
and the adjacent National Park Service facility.
LR Central High School National Historic Site: The four properties are located
outside the boundary of the Little Rock Central High School National Historic
Site. However, the historical importance of the properties, especially as
contributing elements to the area’s overall cultural landscape, cannot be
overstated. LR Central High School National Historic Site is pleased the
applicant appears to recognize the historic importance and value of the
neighborhood, and that they have included provisions within their proposal to
protect the cultural landscape. LR Central High School National Historic Site
supports the applicant’s commitment to restore the exterior of the houses to a
condition consistent with the period of historical significance, including the
sidewalks and landscape materials. LR Central High School National Historic
Site also supports the applicant’s commitment for no exterior signage, banners or
displays on the properties and the placement of handicap accessible ramps at
the rear of the buildings.
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 POD for office, research, education spaces and a bed and
breakfast. A land use plan amendment for a change to Transition is a separate
item on this agenda (LU05-08-03).
Master Street Plan: Daisy Gatson Bates Drive is shown as a Collector on the
plan. Park and 16th Streets are local Streets. With the development of
non-single family on both sides of Park, a ‘Commercial Street’ standard may be
recommended for this street. Collector streets are to move traffic from
neighborhoods to the Arterial system and provide access to adjacent property.
Local streets primary function is to provide access to adjacent property.
Additional right-of-way or paving width may be required. Due to the historic
nature of the streetscape no changes may be desirable.
Bicycle Plan: The Master Street Plan shows a Class II Bicycle Route along
Daisy Gatson Bates Drive. A Class II Route is part of the roadway with a portion
of the paving dedicated solely for the use of bicycles. No additional right-of-way
is proposed.
Historic Districts: The applicant’s property is located in the Central High National
Historic District. However this is not a local historic district and there are no
requirements to meet any historic standards or guidelines.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
7
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: Compliance with the City’s Landscape and Buffer Ordinances is
required.
Wood fence verbiage needs to reflect “opaque”.
Although not required, it is recommended to plant street trees along South Park
Avenue.
In addition to the 6-foot high, opaque wood fence face side out, an evergreen
shrub, a minimum of 18” in height is required every 10 feet. A tree of 2 inches in
caliper is also required in this area, every 40 feet.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there was confusion as to the
proposed uses for the site. Staff questioned if O-1, Quiet Office District uses
were being requested for the site or the indicated use for each of the structure.
There was a general discussion concerning the applicant’s request and the
proposed uses for each of the individual buildings. The applicant indicated
single-family and specific the indicated use was the only use being proposed for
each of the indicated structures.
Public Works comments were addressed. Staff stated the shared access
between 1417 and 1419 South Park Avenue would require platting. Staff also
stated any sidewalk, curb or gutter that was broken in the right-of-way would
require repairing prior to occupancy.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinance would apply to the proposed development. Staff
also stated screening would be required along the perimeter of the site where
abutting residential or residentially zoned property. Staff stated in addition to the
screening, plantings would be required adjacent to the screening fence.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
8
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The applicant
has indicated the request is for single-family and the specific uses listed for each
of the units. The revised site plan also includes a note indicating the access
easement will be filed with the County Clerk, if approved. The revised site plan
also indicates an opaque screen will be placed around the perimeters of the site,
where abutting single-family and landscaping will be installed to meet minimum
ordinance standards.
The proposed development is a request to convert four existing, vacant
single-family structures into a quasi-public use and allow single-family as an
alterative use. The site plan indicates the development will contain two (2)
phases with the first phase only being review by the Commission. The proposal
includes the renovation of four existing structures to the period of historic
significance. In recognition of the historical significance of this location, the
developer plans to develop the overall site in a manner consistent with the
standards of the National Park Service, including their Cultural Landscape Report
(currently being prepared); the planned components of a soon to be submitted
Design Overlay District for the neighborhood; and the requirements of the
existing codes of the City of Little Rock.
The structure located at 1411 South Park Avenue is proposed as a gallery with
five (5) parking spaces. The site plan indicates the parking will be located in the
rear of the structure and not easily viewable from the street. Typically, parking is
based on one parking space per four hundred square feet of gross floor area for
an O-1, Quiet Office use. The structure contains 1,343 square feet and would
typically require the placement of three (3) parking spaces.
The structure located at 1417 South Park Avenue is proposed as a research
office. The unit contains 1,986 square feet and five (5) parking spaces. The
ordinance would typically require the placement of four (4) parking spaces for an
office development.
The structure located at 1421 South Park Avenue is proposed as an O-1, Quite
Office use, more specifically intended to be a neighborhood-gathering center.
The unit is to be renovated to provide adequate space for cultural interaction and
learning. The site plan indicates the house will act primarily as a gathering place
for neighborhood residents of all age groups. The site plan indicates the
placement of seven (7) parking spaces to serve the proposed use. The
ordinance would typically require the placement of six (6) parking spaces based
on an O-1, Quite Office use and a total square footage of 2,630.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
9
The structure located at 1501 South Park Avenue is proposed as a Bed and
Breakfast. An existing garage will be converted to serve as a caretaker’s
residence. The site plan includes the placement of two (2) parking spaces.
Based on typically minimum parking requirements for a Hotel/Motel (similar type
use) the proposed development would require the placement of four (4) parking
spaces.
No signage is being proposed as a part of the development. However, the
request includes reserving the opportunity for external signage placement (within
the size restrictions) at a later date. Since signage is not a part of the current
application request, staff would recommend if signage is requested for the
exterior of the structures, a revision to the Planned Office Development zoning
be required for a public review process of any signage proposal.
The hours of operation for the development fall moastly within the 8:00 am to
6:00 pm time frame. The request includes allowance for extended hours for
special events and showings at the gallery or the neighborhood center.
Although the proposal includes elements that are complimentary to the
neighborhood, staff is not supportive of the request. The proposal includes
removing four single-family structures from the housing stock of the
neighborhood and introducing an element into the neighborhood, which could
potentially negatively impact this fragile neighborhood. In the past, the
neighborhood has struggled with deterioration and decline. However, in the
recent years this trend appears to be turning around. There are large areas of
reinvestment in the neighborhood and the neighborhood appears to be changing
from a renter occupied neighborhood to an owner occupied neighborhood.
Since the neighborhood is making strides in redevelopment and the desire is to
maintain their critical housing stock, staff feels the addition of uses which are not
residential, could potentially reverse the current trend. Although this site is
located across from a high school which generates a great deal of traffic, staff
feels residential across from a school is a plus for neighborhoods. Staff feels the
homes could be renovated and put back into the housing stock of the
neighborhood, thus adding value back to the neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item recommending denial of the request.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
10
The applicant stated there were items presented by staff which were not correct. The
applicant stated the alternative use for 1501 South Park Avenue was a duplex. He
stated there was no gift shop being proposed for the gallery and signage was being
requested as encouraged by staff. He stated South Park was a special street. He
questioned staff’s indication of reinvestment in the area. He stated there were
308 single family units in the neighborhood and 66 were vacant. He stated only
16 renovations were in the works and 17 renovations had been completed in the past
few years. He stated there were 125 vacant lots suitable for single-family development.
He stated the units would be restored to give the appearance of residential. He stated
the owner’s goal was to complement this special street. He stated the development
was for everyone one to enjoy and serve as a neighborhood gathering place.
Ms. Grace Blagdon addressed the Commission as a co-developer. She stated the
development’s intent was to compliment the newly developing visitors center and
provide a place for persons to walk and enjoy the area. She stated it appeared
everyone was interested in renovating the homes. She stated the concern seamed to
be what would be going on inside the structures. She stated the proposed uses would
not interfere with the homes in the area.
Dr. Patricia McGraw addressed the Commission as a co-developer. She stated her
goal was to maintain her mothers wish to retain ownership of the home and to give back
to the community. She stated the residents of the area did not feel comfortable visiting
activities outside their community and felt with the placement of the gallery, think tank,
resource center within their neighborhood, in their back yards they would feel more
comfortable taking part in activities and learning and be better educated on the historical
significance of the Central High crises.
Ms. Ethel Ambrose addressed the Commission in opposition of the proposed request.
She stated the neighborhood association was formed in the 1980’s to take back the
area. She stated the restoration of the area was not a quick fix and was a long slow
process. She stated it had taken 50 years to understand the importance of what had
happened on the site. She stated the neighborhood had appreciable reinvestment and
residents were investing in the neighborhood for homes. She stated the applicant had
also indicated in a second phase of the development a parking lot would be constructed
on South Schiller Street. She questioned drainage if the parking lot was developed.
Ms. Ambrose stated the neighbors had a real concern with the economic variability of
the project. She stated the cost for redevelopment of the site would be expensive as
well as operational cost in the future. She stated the neighborhood was taking back
their area one house at a time.
Ms. Deborah Linville addressed the Commission in opposition of the request. She
stated her home was located at 1510 South Schiller Street. She stated with the
activities at Central High she had been awarded opportunities which she may not have
been given. She stated with the educational opportunities she was given a tool to have
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
11
a positive impact on the neighborhood. She stated the residents were reclaiming the
neighborhood. She stated the area was undergoing a reverse atmosphere for an
improved quality neighborhood. She requested the Commission keep the area
residential.
Mr. Ricky Matthews yielded his time to his mother.
Ms. Joyce Matthews addressed the Commission in opposition of the request. She
stated her home was located at 1415 South Park, surrounded by the development. She
stated she was not clear on the proposed use of the structures. She stated the project
was a good project but the proposed development did not belong in a neighborhood.
She stated the project would disrupt the quality of life for the residents living around the
non-residential activities.
Mr. Paul Dodd addressed the Commission in opposition of the request. He stated the
site was a difficult site since there were busses parked in the street for three hours per
day. He stated he would prefer the units to be residential but he felt if the development
was approved the indicated parking should be removed from the rear. He stated there
was ample street parking to serve the proposed uses. He stated a façade easement
was also needed to ensure redevelopment of the units to their historical significance.
He stated the developers should be required to complete their restoration by the 50th
year celebration. He stated financial penalties should be imposed if the deadlines were
not met. He stated he felt if the development were conditioned properly the
development could have limited impact on the area.
Commissioner Allen requested the Commission recognize Ms. Annie Abrams.
Ms. Abrams stated she was in support of the proposed development. Commissioner
Meyer questioned Ms. Abrams as to who would be utilizing the site. She stated the
facility would be used to educate persons as to how to be the best they could be
through education and opportunity.
There was a general discussion concerning the Central High Design Overlay District.
Mr. Ambrose stated the DOD was near completion. The Commission questioned staff’s
involvement. Ms. Ambrose stated staff had provided input during the development of
the DOD. The Commission questioned staff as to a time frame for adoption. Staff
based on past experiences with DOD adoption a minimum of six months was needed to
get through the process.
There was a general discussion concerning the indicated parking. The applicant stated
the indicated parking met with typical minimum parking requirements for the indicated
uses. He stated staff rounded down and he had rounded up. The Commission
questioned if the parking was needed. The applicant stated there was a need to
provide off street parking but was agreeable to utilizing the parking as indicated by staff.
January 5, 2006
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ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965
12
There was a discussion concerning parking lot lighting. The applicant stated lighting
would not be intrusive to the adjoining properties. He stated the applicant would like to
retain the option to place ground lighting with a low level intensity to illuminate the area
if needed.
There was a general discussion of signage. The applicant indicated signage would be
limited to the size as allowed for National Historic District standards. The Commission
requested a size. The applicant stated the signage would not exceed six inches by one
foot.
The Commission questioned the applicant if they were willing to limit the rezoning of the
property to their use only and if the property transferred ownership the zoning would
revert to residential. The applicant stated they were willing to have this condition placed
on the zoning.
A motion was made to approve the request as amended including the limit on parking,
signage, lighting and the approved zoning not be a transferable use. The motion
carried by a vote of 8 ayes, 2 noes and 1 absent.
January 5, 2006
ITEM NO.: 15 FILE NO.: LU05-08-04
Name: Land Use Plan Amendment - Central City Planning District
Location: South of 29th Street, Main to Martel
Request: Single Family to Multifamily
Source: Wali Caraline, AIA
PROPOSAL / REQUEST:
Land Use Plan amendment in the Central City Planning District from Single Family to
Multifamily. Multifamily accommodates residential development of ten (10) to thirty-six
(36) dwelling units per acre. There is an application filed for three four-plexes. The
intended use is for elderly housing.
EXISTING LAND USE AND ZONING:
The property is vacant and currently zoned ‘R-3’ Single Family and is one-acre ± in size.
To the north-northeast is ‘R-4’ Two-family residential zoning with a public housing
project consisting of attached housing, two units. To the north-northwest is ‘R-4’
residential zoning with an elementary school, Washington. To the north is PR, Park
zoning with a City Park, South Little Rock Park. To the east, south and west is ‘R-3’
zoned land with homes and a few vacant lots. About a block and a half to the south-
southeast is ‘I-2’ Light Industrial zoning with several heavy commercial and light
industrial uses. A long block to the south, at 31st and Main Streets is ‘C-3’ General
Commercial, ‘C-1’ Neighborhood Commercial and ‘R-5’ Urban residence zoning, most
of which is vacant. The ‘C-1’ land has an abandoned commercial structure on it.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 4, 2000, a change was made from Single Family to Mixed Use at 2311
Spring to the northwest of the application area to accommodate a proposed
development.
On March 19, 2002, several changes from Public Institutional, Mixed Office
Commercial, Mixed Use and Single Family to Public Institutional and Mixed Office
Commercial and Public Institutional to Multifamily were made in the area between Daisy
Bates – I630 and Schiller to Bishop. These changes are over a mile to the northwest of
the application area. The changes were done to better reflect the Children’s Hospital
campus plan and surrounding uses.
October 4, 2005, several changes were made from Single Family, Mixed Use, Mixed
Office Commercial and Industrial to Single Family, Low Density Residential, Mixed Use
Public Institutional, Commercial and Light Industrial. These changes are over a mile to
the northwest and were made to more accurately reflect the existing and probable future
development pattern of the area.
January 5, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: LU05-08-04
2
The application area is shown as Single Family. To the north-northeast the Plan shows
Multifamily, with Public Institutional use shown to the north-northwest. To the west,
south and east the Plan shows Single Family. Further to the south-southeast a light
industrial area is shown with a Park/Open Space buffer. The site is near the edge of an
existing single-family area.
MASTER STREET PLAN:
All the streets in the general area are shown as Local Streets. Local Streets primary
function is to provide access to adjacent property. With the proposed density increase
improvements to Local Street Standards may be required.
BICYCLE PLAN:
The Master Street Plan shows a Class III Bicycle Route along Main Street. A Class III
shares the paved roadway between motorized vehicles and bicycles. No additional
right-of-way is proposed.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates the application area meets
the standards for access to recreation or open space. South Little Rock Park is across
the street from the application area. The Plan classifies South Little Rock Park as a
mini-park (under 5 acres).
HISTORIC DISTRICTS:
The applicant’s property is not in a local historic district.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is with in the South End Area Improvement Revision “A
Neighborhood Action Plan”. Under the ‘Improve Housing Stock’ goal, the Plan calls for “
making infill housing compatible with existing neighborhood pattern of massing,
setback, etc and multifamily blend in with existing neighborhood”. A second objective
states “develop vacant lots with new housing”. It should be noted that the Plan did
identify this area as a possible site to acquire for additional parkland.
ANALYSIS:
The area requesting a Plan change is part of the City that has been developed for many
decades. In more recent decades there has actually been a loss of structures in the
general area. Vacant lots have become more numerous than lots with structures from
this site to the east and south. The single-family neighborhood from Main east and
south of 29th Street has seen significant decline (loss of units). The general area is
impacted by the rail line to the south, Interstate Freeway to the east and heavy
commercial to industrial uses along them.
The four superblocks of this area have been a peninsula of single-family with public
uses, multifamily in the form of public housing and industrial uses on three sides. The
January 5, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: LU05-08-04
3
Multifamily (public housing) is to the east and northeast with the Public uses (park and
elementary school) to the northwest. The industrial and heavy commercial uses are
along the south and east beyond the multifamily. This has made the area somewhat
isolated from the rest of the neighborhood to the east. The bulk of the neighborhood to
the east has remained in relatively good physical condition.
It is important to note that the scale and massing of the structures in the area are small.
Even the currently developed multifamily area is not made-up of large structures, but
rather duplexes with abundant open space. The largest structure is the elementary
school and further away churches. These are public institutional uses, which often are
large to mark their importance to the community. The Neighborhood Plan noted the
importance of ensuring any new structures are of a similar massing and scale. This is
so that the new structures will be a part of the neighborhood, blending into the ‘fabric’ of
the neighborhood.
There is a Central Arkansas Bus Route adjacent to the site, thus access is not an issue.
For that matter increased density along a transit route is good for mass transit. The
park across the street provides open space for a multifamily development. There is a
Planned Development filed with the Land Use Amendment and it does include some
open space on site. The zoning request also indicates that the development would be
for elderly. The proximity to a school is not really an issue, but grandparents could keep
children after school until their parents complete the workday. Or the residents of the
development might be able to volunteer in the school.
Whether, the development is elderly housing or not, the proximity of a school, park and
transit line make the area a candidate for higher density residential. With the
institutional uses along Main Street – church, school and park, traffic generated by a
multifamily development would not have to move through a single-family neighborhood
to get to the development.
This part of the single-family neighborhood has become mostly abandoned. The
development of new residential units is a positive development for the area. The lots in
this area are small resulting in a high density of units if developed one unit on one lot.
With the existing services and amenities in the vicinity, a multifamily designation
provides a positive addition. This helps support the transit service and with the
recreational facilities to the north can be an asset to the area. The massing and scale
of the new development can help it become a part of the neighborhood rather than
being something just ‘dropped in’ to the neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: East of Broadway,
Community Outreach, Downtown, Meadowbrook, and South End. Staff has received no
comments from area residents or neighborhood groups.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
January 5, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: LU05-08-04
4
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The item was placed on consent agenda for approval. By a vote of 11 for, 0 against the
consent agenda was approved.
January 5, 2006
ITEM NO.: 15.1 FILE NO.: Z-7966
NAME: St. John’s Baptist Church Short-form PD-R
LOCATION: 2901 South Main Street
DEVELOPER:
St. John’s Baptist Church
2601 – 2617 South Main Street
Little Rock, AR 72206
ENGINEER:
Caradine & Company
2200 South Main Street
Little Rock, AR 72206
AREA: 0.70 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: PD-R
PROPOSED USE: Multi-family – Elderly Housing
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request is to rezone this site from R-3, Single-family to PD-R to allow the
construction of a small-scale elderly multi-family housing development to serve
the elderly members within the St. John’s congregation, as well as the
surrounding community. The proposal includes the construction of three (3)
buildings with a total of twelve (12) one-bedroom units ranging in size from 580
square feet to 630 square feet. The proposed construction will be light framed
wood with brick and vinyl siding veneer. The applicant is also requesting the
alley that separates the property be closed to provide for a new interior parking
lot that will service the new apartment buildings. The proposed development will
be of similar scale to current public housing development in the area.
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
2
The applicant has indicated there is not a Bill of Assurance in effect for the
property. According to the Pulaski County Circuit Clerk’s Office no recorded Bill
of Assurance on the subject property existed past 1994.
B. EXISTING CONDITIONS:
The site is vacant. There are single-family homes located to the east, west and
south of the site with a number of vacant lots. To the east of the site, along
Cumberland Street, is a Little Rock Housing Authority complex with a number of
the units currently vacant and boarded. To the north of the site is also a Little
Rock Housing Authority development with most appearing to be occupied.
To the northwest of the site is property owned and occupied by the Church.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Meadow Brook Neighborhood Association and the Community Outreach
Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required along East 29th
Street within the right-of-way in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan. Place fence behind future sidewalk.
2. Install handicap ramp at intersection on existing sidewalk along Main Street.
3. Turn around must be provided for cars attempting to enter security gate from
East 29th Street. A stacking distance of 30 feet from pavement must also be
provided.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. A 20-foot radial dedication of right-of-way is required at the intersections of
Main Street and East 29th Street and Martel Street and East 29th Street.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
7. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
8. No obstructions to visibility shall be located within triangular area at least 15
feet from the intersecting right-of-way lines at the intersections.
9. Place a circular median in the center of the proposed drive for the placement
of the call box.
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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 a 20-foot access gate. Place hydrants per code.
Contact the Little Rock Fire Department at 918-3700 for additional information
County Planning: No comment.
CATA: The site is located on CATA Bus Route #2 – the South Main Bus 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 PRD for elderly housing, fourplexes. A land use plan amendment
for a change to Multifamily is a separate item on this agenda (LU05-08-04).
Master Street Plan: All the streets in the general area are shown as Local
Streets. Local Streets primary function is to provide access to adjacent property.
With the proposed density increase improvements to Local Street Standards may
be required.
Bicycle Plan: The Master Street Plan shows a Class III Bicycle Route along Main
Street. A Class III shares the paved roadway between motorized vehicles and
bicycles. No additional right-of-way is proposed.
Historic Districts: The applicant’s property is not in a local historic district.
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
4
City Recognized Neighborhood Action Plan: The property under review is with in
the South End Area Improvement Revision “A Neighborhood Action Plan”.
Under the Improve Housing Stock goal, the Plan calls for “ making infill housing
compatible with existing neighborhood pattern of massing, setback, etc and
multifamily blend in with existing neighborhood”. A second objective states
“develop vacant lots with new housing”. It should be noted that the Plan did
identify this area as a possible site to acquire for additional parkland.
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required.
The proposed trees, shown along East 29th Street, need to exchange location
with the proposed sidewalk. Thus, the sidewalk will be in the right-of-way and
the trees out of the right-of-way.
The dumpster is shown abutting the property line and seems to have an
excessively large dumpster pad. This dumpster must be moved north a
minimum of 9 feet. In addition, screening of this dumpster is shown, with
evergreen shrubs, planted on a separate parcel of land. This is not allowed.
A tree is required every 30 feet along Main Street and the southern property
lines.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff stated the applicant
was proposing to develop the site with twelve (12) units of elderly housing. Staff
stated elderly housing was a specifically defined use in the zoning ordinance and
questioned if the development would have any ancillary services to serve the
development. Staff also requested the applicant define the age of the potential
occupants. Staff stated the proposed dumpster location was adjacent to
single-family property located to the south. Staff also stated the indicated
screening did not meet screening as stated in the zoning ordinance and the
screening was located on the adjacent property. Staff questioned if any common
open space would be provided for the development.
Public Works comments were addressed. Staff stated the indicated gate location
did not meet minimum ordinance standards. Staff stated a minimum of 30-feet of
stacking would be required from the edge of pavement. Staff also stated a radial
dedication would be required at the intersection of Main Street and East 29th
Street and Martel Street and East 29th Street.
Landscaping comments were addressed. Staff stated compliance with the City’s
landscape and buffer ordinance was required. Staff also stated the proposed
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
5
trees and sidewalk along East 29th Street needed to be reversed to allow the
trees to be located outside the right-of-way and the sidewalk to be placed within
the right-of-way. Staff stated the dumpster would need to be relocated to the
north to allow a minimum of 9-feet of landscaping between the dumpster and the
property line. Staff also stated a tree every 30-feet would be required along Main
Street and along the southern property line.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the December 8, 2005, Subdivision Committee meeting. The revised
site plan indicates the proposed dumpster on the applicant’s property along with
a minimum landscape strip of nine feet, as required by the ordinance. The site
plan has also relocated the sidewalk onto the City right-of-way and placed the
required street trees on the applicant’s property. Fencing has been indicated as
a wrought iron fence with brick support pillars approximately 30-feet on center.
The fence has been indicated at a maximum of six feet in height.
The construction materials are proposed as modular face brick and vinyl siding
with fiberglass columns. The roof shingles will be architectural style and the
windows will be vinyl single hung low-e glass with thermal break. The material
on the façade will be installed in a manner that compliments the existing
character of the neighborhood.
According to the applicant, the church is currently providing ancillary services
through one of its existing ministries that provides a variety of caretaker services
and meals to the elderly in the community at the church facility, which is within
one block of the proposed development.
The development is proposed as a gated development. The revised site plan
indicates a single drive from West 29th Street with a minimum stacking distance
of 35.8 feet. A single call box will be placed at the entrance to the site with a
turn-around to allow persons not able to enter the site an escape without backing
into West 29th Street.
The total land area of the development s 33,694 square feet. The site plan
includes the placement of 18,851 square feet of common open space. This
results in 55 percent of the site being maintained as common open space. The
Planned Residential Development Ordinance typically requires the placement of
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
6
10 to 15 percent of the site in common open space. The indicated open space is
more than adequate to meet this minimum ordinance requirement.
The site plan includes parking for twelve (12) residents and guests. Based on
typically minimum ordinance requirements for an elderly housing development
(0.5 spaces per unit) the development would require six (6) parking spaces. The
indicated parking is more than adequate to meet the typically minimum parking
demand.
The site plan does not include the placement of signage. Staff would
recommend if signage is desired signage be limited to signage allowed in
Multi-family zones or a single sign a maximum of six (6) feet in height and
twenty-four (24) square feet in area.
Staff is supportive of the applicant’s request. The development is proposed as
three buildings containing twelve units of elderly housing. Elderly housing is a
specifically defined use in the Little Rock Code of Ordinances. The ordinance
defines Elderly Housing as a development with three or more dwelling units
specifically designed and intended for occupancy by the elderly. This use
typically provides ancillary services on-site, such as transportation, recreation,
and common dining facilities. The applicant has indicated ancillary services will
be provided through the church’s existing ministry. In addition, an age limit has
not been defined for occupancy but staff would recommend limiting the age of
residents to the age as defined by Federal Regulation for elderly persons and
this limit be placed on potential residents during screening.
To staff’s knowledge there are no other outstanding issues associated with the
proposed request. Staff feels the development of the site with elderly housing
units should have minimal impact on the adjoining properties and if developed as
proposed.
I. STAFF RECOMMENDATION:
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 above
agenda staff report.
Staff recommends that the age of residents be limited to the Federal Regulation
for elderly persons and this limit be placed on potential residents during
screening.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
January 5, 2006
SUBDIVISION
ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7966
7
requested subject to compliance with the comments and conditions outlined in
paragraphs D, E, F and H of the agenda staff report. Staff noted the City’s Storm Water
Detention Ordinance would not apply to the proposed development.
Staff also presented a recommendation of approval the applicant’s request for a alley
abandonment located within the development.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 16 FILE NO.: Z-7967
NAME: Watkins Short-form PD-R
LOCATION: 50 Hickory Hills Circle
DEVELOPER:
Rick and Marcia Watkins
50 Hickory Hills Circle
Little Rock, AR 72212
ARCHITECT:
Seth Barnhard
5067 Winding Branch Drive
Atlanta, GA 30338
AREA: 0.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – allowance of three kitchen facilities on the site.
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is proposing an addition to their home, which includes the addition
of two (2) outbuildings, both containing kitchen facilities. The project consists of
a new swimming pool and the two outbuildings: (1) the pool house and (2) the
dining pavilion/studio. The new buildings will use the same utility meter as the
main house. There is no intent to rent out either of the outbuildings or allow
public use of the buildings.
According to the applicant, the family will use the pool house as additional living
space and it includes a den, game room, guest suite and kitchen. The kitchen
will provide meal preparation and pantry supplies for the pool house and patio
dining. The dining pavilion/studio provides an area for covered outdoor dining,
covered parking and a multi-functional room that will initially be used as a gym,
January 5, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7967
2
although is designed to function as a painting studio, home office, guest suite,
in-law quarters, etc. The building has a small kitchen for convenience of the
multi-functional room and serves as a butler’s pantry for the dining patio.
The applicant has provided a copy of the Bill of Assurance for the Hickory Hills
Subdivision. There does not appear to be conflict between the applicant’s
request and the Bill of Assurance for the Subdivision. The applicant has
indicated the Neighborhood POA has approved the project in regards to Design
Guidelines and Bill of Assurance compliance. In addition, the plans were
presented to adjacent neighbors and they are supportive, with no objections.
B. EXISTING CONDITIONS:
The site contains a single-family home located on a large lot. The area consists
of single-family homes on somewhat similar sized lots. The area immediately
south of the site is vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Chenal Ridge Property Owners Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional meter(s) are required.
Fire Department: Place hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
January 5, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7967
3
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied
for a Planned District - Residential for an expanded recreation areas in the rear
of his property including guest facilities.
The request does not require a change to the Land Use Plan.
Master Street Plan: Hickory Hills Circle is shown as a local Street on the Master
Street Plan and 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: There is a Class 1 bike route shown on Hinson Road and a Class
3 shown on Pebble Beach Roads, neither of which are adjacent to the applicant’s
property.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The plan does
not address this type of application.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was not present. Staff stated there were no outstanding issues
associated with the proposed request. Staff stated the request was to allow
three kitchen facilities on the site, one in the primary residence, the second in the
pool house and the third in the studio.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request remaining from
the December 8, 2005, Subdivision Committee meeting. The proposed request
is the addition of two (2) outbuildings, both containing kitchen facilities as defined
by the Zoning Ordinance as an Accessory dwelling. The construction includes a
new pool house and the dining pavilion/studio. The new buildings will use the
same utility meter as the main house.
January 5, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7967
4
The pool house is proposed as additional living space, which includes a den,
game room, guest suite and kitchen. The kitchen will provide meal preparation
and pantry supplies for the pool house and patio dining. The dining
pavilion/studio provides an area for covered outdoor dining, covered parking and
a multi-functional room that will initially be used as a gym, although is designed
to function as a painting studio, home office, guest suite or in-law quarters. The
building has a small kitchen for the convenience of the multi-functional room and
serves as a butler’s pantry for the dining patio.
Staff is supportive of the applicant’s request. The requested rezoning is
necessary to allow the site to contain three separate kitchen facilities. The
Zoning Ordinance defines an Accessory dwelling as a self-contained living unit in
a detached structure subordinate in both land coverage and gross floor area to
the principal dwelling on the lot. With the placement of three individual kitchen
facilities on the property under the current definition, the property would contain
two Accessory dwellings. The applicant’s intent is not for Accessory dwellings
but to add convenience to the new structures being added to their property by
allowing the pool house and game room/guest suites to have separate facilities
for food preparation nearer activities. In staff’s opinion, the proposed addition of
the two kitchen facilities as proposed should have minimal impact on the
adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
requested subject to compliance with the comments and conditions 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 to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 17 FILE NO.: Z-7968
NAME: Central Arkansas Missionary Baptist Student Fellowship Center Short-form
PD-O
LOCATION: 5412 West 32nd Street
DEVELOPER:
Unity Missionary Baptist Church
1223 South Garfield
Little Rock, AR 72204
ARCHITECT:
Steelman, Connell, Moseley Architects P.A.
10411 West Markham Street, Suite 220
Little Rock, AR 72205
LANDSCAPE ARCHITECT:
Roberts and Williams, Associates
1501 North University, Suite 430
Little Rock, AR 72207
AREA: 0.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Student Fellowship Center
VARIANCES/WAIVERS REQUESTED: A waiver of the Master Street Plan requirement
for right-of-way dedication for West 32nd Street.
The applicant submitted a request dated December 14, 2005, requesting this
item be deferred to the February 16, 2006, Public Hearing. Staff is supportive of
this request.
January 5, 2006
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7968
2
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had submitted a request dated
December 14, 2005, requesting this item be deferred to the February 16, 2006, Public
Hearing. Staff stated they were supportive of the request.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 18 FILE NO.: Z-7969
NAME: Juarez Revised Short-form PCD
LOCATION: 18321 Highway 10
DEVELOPER:
Desiderio Juares
18321 Cantrell Road
Little Rock, AR 72223
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and R-2, Single-family (manufactured homes)
ALLOWED USES: Restaurant and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant expansion – Outdoor dining and Parking, Single-family
(manufactured homes)
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated December 15, 2005, requesting this
item be deferred to the February 16, 2006, Public Hearing. Staff is supportive of
the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was not present. There were no registered objectors present. Staff
presented the item indicating the applicant had submitted a request dated
December 15, 2005, requesting this item be deferred to the February 16, 2006, Public
Hearing. Staff stated they were supportive of the request.
January 5, 2006
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7969
2
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
January 5, 2006
ITEM NO.: 19 FILE NO.: Z-6699
NAME: Starmax Short-form PCD Revocation
LOCATION: On the Southeast corner of Rahling Road and Champlin Drive
DEVELOPER:
Starmax Properties, LLC
3801 Woodland Heights Road, Suite 125
Little Rock, AR 72212
ENGINEER:
Development Consultants, Inc.
2200 North Rodney Parham Road, Suite
Little Rock, AR 72211
AREA: 2.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Convenience Store with gas pumps and associated uses.
PROPOSED ZONING: C-1
PROPOSED USE: Neighborhood Commercial uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,079 adopted by the Little Rock Board of Directors on August 3, 1999,
established Starmax Short-form PCD. The rezoning was from C-1 to PCD to allow the
development of a convenience store with gas pumps and associated uses. The
development was proposed to include a branch bank facility, fast food restaurant,
automated car wash, express lube business with auto detail and 34 vehicle parking
spaces.
A. PROPOSAL/REQUEST:
The applicant submitted a request dated October 13, 2005, requesting the
current PCD zoning be revoked and the previous C-1, Neighborhood Commercial
January 5, 2006
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-6699
2
District zoning classification be restored. The applicant has indicated the
proposed convenience store development will not be constructed on the site as
proposed. Per Section 36-454(d) the Owner may for cause request repeal of the
ordinance establishing the development.
B. EXISTING CONDITIONS:
The site has been cleared of trees, with site grading work having been done in
the past. There is a multi-family development locate immediately south of the
site. Vacant C-1 zoned property is located west across Champlin Drive, with a
church located on R-2 zoned property to the north across Rahling Road. A tract
of O-3 zoned property is located immediately east along the south side of
Rahling Road. This site was recently permitted for an office development.
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 along with the Chenal Ridge
Property Owners Association and the Margeaux Place Property Owners
Association were notified of the Public Hearing.
D. STAFF RECOMMENDATION:
Staff recommends approval of the request for the revocation of the current PCD
zoning classification and the restoration of the zoning classification to C-1.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request for the revocation
of the current PCD zoning classification and the restoration of the zoning classification
to C-1.
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
DATE PLANNING COMMISSION VOTE RECORD
� ��'�
} AYE`' NAYS ABSENT &ABSTAIN
Muting Adjourned P.M.
RECUSE
ADCOCK, PAM
ALLEN, FRED, JR.
ALLEN, FRED, JR.
HARGRAVES, LUCAS
HARGRAVES, LUCAS
LANGLAIS, GARY
-LANGLAIS, GARY
MEYER, JERRY
RECTOR, BILL
ST ! ROBERT
RECTOR, BILL
---��-�
TAYLOR, ►
STEBBINS, ROBERT
WILLIAMS, DARRIN
TAYLOR, CHAUNCEY
wl"'llmml
} AYE`' NAYS ABSENT &ABSTAIN
Muting Adjourned P.M.
RECUSE
ALLEN, FRED, JR.
HARGRAVES, LUCAS
LANGLAIS, GARY
RECTOR, BILL
ST ! ROBERT
---��-�
TAYLOR, ►
WILLIAMS, DARRIN
wl"'llmml
} AYE`' NAYS ABSENT &ABSTAIN
Muting Adjourned P.M.
RECUSE