pc_03 30 2006sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MARCH 30, 2006
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Pam Adcock
Gary Langlais
Lucas Hargraves
Robert Stebbins
Troy Laha
Mizan Rahman
Jeff Yates
Fred Allen, Jr.
Darrin Williams
Chauncey Taylor
Members Absent: Jerry Meyer
City Attorney: Cindy Dawson
III. Approval of the Minutes of the February 16, 2006 Meeting
of the Little Rock Planning Commission. The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MARCH 30, 2006
OLD BUSINESS:
Item Number:
File Number:
Title
A. Z-7963 Kanis and Atkins HPR Short-form PD-R, located on the
Northwest corner of Kanis Road and Atkins Road.
B. S-1451-B Easthaven Addition Preliminary Plat, located on the
Northeast corner of Frazier Pike and Riddick Street.
C. Z-6019-C GMAC Revised Long-form POD, located on the Southwest
corner of LaGrande Drive and Chenal Parkway.
D. Z-6453-B Value Health Short-form PD-R, located on the Southwest
corner of Labette Drive and Barrow Road.
E. First Tee Plan Review
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-45-A-66 Otter Creek South Addition Preliminary Plat, located on the
Southeast corner of I-30 and Mabelvale West Road.
2. S-867-IIIIIIII Chenal Valley Revised Preliminary Plat, located within
Blocks 96 – 99 and 101 – 104.
3. S-1261-G Kenwood Subdivision Revised Preliminary Plat, located on
David O’ Dodd Road, West of I-430.
4. S-1300-A Coburn Addition Preliminary Plat, located South of the
intersection of Sibley Hole Road and Meadow Lane.
5. S-1516 Taylor Glenn Addition Preliminary Plat, located at the West
end of Beckenham, near the intersection with Huntleigh
Court.
6. S-1074-I Chevaux Court Revised Preliminary Plat, located on the
Southwest corner of Cantrell Road and Chevaux Court.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title
7. S-1513 Arkansas Autoplex Subdivision Site Plan Review, located at
10819 Hilaro Springs Road.
8. S-1514 CalArk Subdivision Site Plan Review, located on the
Southwest corner of Otter Creek Road and I-30.
9. S-1515 Good Shepard Subdivision Site Plan Review, located at
2701 Aldersgate Road.
10. S-1517 Schmid Subdivision Site Plan Review, located at
5200 Atwood Road.
11. Z-4765-C Lots 7R, 9 and 10 West Highlands Zoning Site Plan
Review, located on Autumn Road, North of Chenal
Parkway.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
12. Z-4933-G National Home Center Revised Short-form PCD, located at
15707 Chenal Parkway.
13. Z-4969-C Spring Tree Village Revised Long-form PD-R, located
South and West of Spring Tree Circle and Spring Tree
Drive.
14. Z-5522-B St. Mark’s Revised Long-form POD, located at 1024 North
Mississippi Avenue.
15. Z-6219-D Bella Rosa Revised Long-form PCD, located on the
Southwest corner of Cantrell Road and Bella Rosa Drive.
16. Z-6274-B Grace Connections Short-form PCD, located at 9110 I-30.
17. Z-6698-B 3900 Barrow Road Revised PCD, located at 3900 Barrow
Road.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
18. LU06-01-01 A Land Use Plan Amendment in the River Mountain
Planning District, a change from Transition to Mixed Use.
18.1. Z-7436-A Cantrell/Pinnacle Valley Revised Short-form PCD, located
on the Northeast corner of Cantrell Road and Pinnacle
Valley Road.
19. Z-7603-B 14910 Cantrell Road Revised Short-form PCD, located at
14910 Cantrell Road.
20. Z-7988 Arkansas Armored Car Short-form PCD, located at
1415 South State Street.
21. LU06-12-01 A Land Use Plan Amendment in the 65th Street West
Planning District, a change from Single-family to Service
Trades District.
21.1. Z-8005 Parker Short-form PCD, located at
5511 – 5601 Stagecoach Road.
22. LU06-02-01 A Land Use Plan Amendment in the Rodney Parham
Planning District, a change from Single-family to Suburban
Office.
22.1. Z-8006 Atkins Short-form POD, located at 100 Santa Fe Trail.
23. Z-8007 Dr. Hampton Short-form POD, located at
1109 - 1111 Welch Street.
24. LU06-18-02 A Land Use Plan Amendment in the Ellis Mountain
Planning District, a change from Single-family to Service
Trades District.
24.1. Z-8008 Keyees Short-form POD, located North of Lawson Road
and West of Devall Road.
March 30, 2006
ITEM NO.: A 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.
March 30, 2006
SUBDIVISION
ITEM NO.: A (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.
March 30, 2006
SUBDIVISION
ITEM NO.: A (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
March 30, 2006
SUBDIVISION
ITEM NO.: A (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
March 30, 2006
SUBDIVISION
ITEM NO.: A (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
March 30, 2006
SUBDIVISION
ITEM NO.: A (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.
March 30, 2006
SUBDIVISION
ITEM NO.: A (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.
March 30, 2006
SUBDIVISION
ITEM NO.: A (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.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the above agenda staff report.
Mr. Jim McClelland addressed the Commission on behalf of the applicant. He stated
the developers intended to develop the site with townhouse units and the units would be
owner occupied units. He stated the developer intended to break the massing of the
structure with architectural features and by varying the color of brick on the structures.
He stated the neighborhood had provided a proposal to construct the units as one story
units. He stated if the units were one story the majority of the green space would be
eliminated. He stated the desire of the developer was to provide each of the units with
an outdoor area as well as common areas. He stated with the development of the site
with one story units the entire site would require leveling and all the existing trees on the
site would be lost.
Ms. Mary Douglas addressed the Commission in opposition of the request. She stated
the neighborhood desired to get the best development that fit the existing character of
the area. She stated the neighborhood was opposed to increasing the density from
March 30, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7963
9
25 units to 40 units. She stated many of the trees on the site had already been
removed. She stated the development as proposed allowed for fragmented green
space and did not allow for clustered areas of green space. She stated the
development concept of patio homes was to give the appearance of green space while
allowing for homes to be constructed on a single level. She stated the indicated
development would appear office. She stated the parking was designed in front of the
structures and driving by motorist would see parking and garage doors. Ms. Douglas
provided the Commission with photo’s of the Stagecoach Village development located
off Stagecoach Road. She stated the development allowed for common green spaces,
the shielding of garage doors and parking areas. She stated the units appeared as
individual homes and not a long solid faced structure. She stated most homeowners
desired to buy homes similar in appearance to existing residential in the area.
Mr. Keith Dover addressed the Commission in opposition of the request. He stated
traffic was a concern of the neighborhood. He provided the Commission with photo’s of
traffic on Kanis Road in the morning and afternoon. He stated traffic typically backed up
from the Bowman Kanis intersection to the proposed site. He provided traffic counts for
the area indicating the numbers did not include 2005 traffic counts since they were not
available. He stated with the current traffic congestion on Chenal Parkway motorist
were looking for alternate routes and Kanis Road was used by many to travel from east
to west and vise versa. He stated the traffic numbers would only increase as additional
data became available.
Ms. Shirley McFarlin addressed the Commission in opposition of the proposed request.
She stated her property was immediately north of the site and was not vacant as staff
had indicated but was a private park which they maintained. She stated the area was
home to a number of animals and as development continued in the area more animals
were moving to the site. She stated the neighborhood had concerns with the density of
the proposed development. She stated currently 24 homes could be constructed on the
site and the proposal included the construction of 40 homes. She stated the
development would destroy most of the trees on the site with the construction of the
new development. She stated the developer had constructed homes to the north of the
site and many promises made by him had not been lived up to. She stated brick
mailboxes, curbs and gutters and removal of construction debris had not been provided
as indicated by the developer. She stated the development would have more than a
minimal impact on the neighborhood.
Mr. Ron Helton addressed the Commission in opposition of the request. He stated the
VFW post was not contacted. He stated the members were opposed to the request to
increase the density of the area. The Commission questioned staff as to the
notification. Staff provided the Commission proof the notification was mailed as
required by the Commission’s By-laws. The Commission questioned who signed for the
request. Staff stated return receipt was not a requirement.
March 30, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7963
10
There was a general discussion of the proposed request. The Commission questioned
the developer about the design of the buildings and how the massing would be broken.
The developer stated bump outs would be used and different architectural styles and
elements would be utilized. He stated the roof would be placed at different degrees to
the roadway to also assist in breaking of the massing.
The Commission questioned the number of parking spaces provided. The applicant
stated each of the units would be provided parking along with an area for guest parking.
The Commission indicated the site contained a great deal of parking spaces which did
not appear to be necessary. The applicant indicated the parking around the center
common area could be removed.
The applicant stated they were willing to work with the neighborhood to address their
concerns with design. The Commission questioned if the applicant was willing to defer
the item to work with the neighborhood. The applicant requested a deferral to meet with
the neighborhood.
A motion was made to defer the item to the March 30, 2006, public hearing. The motion
carried by a vote of 10 ayes, 0 noes and 1 recuse (Jeff Yates).
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
Mr. Gary Dean was present representing the request. There were registered objectors
present. Staff presented the item indicating the request was deferred from the February
16, 2006, public hearing to allow the applicant and the residents to meet and discuss
plan alternatives. Staff stated the current plan indicated the development of 38 units in
duplex and triplex structures. Staff stated the units were proposed as one and two story
units with two and three bedrooms. Staff stated the units would contain garages and
the placement of 50 surface parking spaces. Staff stated they continued to support the
request.
Mr. Gary Dean addressed the Commission on the merits of the request. He stated the
developers had met with the residents and based on the meeting the plan had been
revised. He stated he felt the revised plan an asset to the neighborhood and felt the
units would blend with the area. There was a question concerning the plans submitted
and the plan displayed before the Commission. He stated he had redesigned the
footprint to include the additional square footage required for the third bedroom in the
units indicated as two and one half bedrooms. He stated the building footprint had not
changed.
Ms. Mary Douglas addressed the Commission in opposition of the requests. She stated
there were a number of concerns related to the proposed development. She stated
traffic was a concern of residents in the area. She stated the units were designed with a
minimum building separation unlike the development she had previously provided to the
March 30, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7963
11
Commission. She stated the density was too great for the area. She stated the
indicated parking was more than necessary to serve the development and the site
would resemble an office development and not a residential development. She stated
the traffic along Kanis Road traveled at great speeds and the residents would not be
able to exit onto Kanis and travel east because of the volume and speed of motorist.
She stated this would require residents of the new development to travel north and exit
onto Arthur and Archer Streets further taxing the existing substandard streets. She
stated the area was currently developing with new single-family residences also
increasing the density of the area. She stated the neighborhood could not support the
development based on the density as proposed.
Mr. Charles Taylor addressed the Commission as the representative of the VFW. He
stated the applicant’s had not contacted him concerning the proposed abandonment of
the easement located along the western perimeter of the development. Staff stated the
alley was abandoned by the City Board of Directors with one-half going to each of the
property owners. Staff stated the development was not encroaching onto the VFW
property but the VFW had constructed a building which did encroach onto the
applicant’s property.
Chairman Stebbins stated the time had expired. He indicated there were additional
cards in opposition.
There was a general discussion of the Commission concerning the proposed
development and the required improvements to the abutting roadways. Staff stated
improvements would be required to Kanis Road and Atkins Road per the Master Street
Plan.
The Commission questioned Ms. Shirley McFarlin as to the meeting held between the
developers and the residents. She stated the meeting was a positive and productive
meeting but the residents were concerned that the architect had not been hired to
design the project only the assist with the rezoning request. She stated the
neighborhood was concerned with the proposed density of the development.
A motion was made to approve the request. The motion carried by a vote of 6 ayes,
3 noes, 1 absent and 1 recusal (Jeff Yates).
March 30, 2006
ITEM NO.: B FILE NO.: S-1451-B
NAME: Easthaven Addition Preliminary Plat
LOCATION: On the Northeast corner of Frazier Pike and Riddick Street
DEVELOPER:
Roger Doyne
4501 Frazier Pike
Little Rock, AR 72206
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 1.76 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 24 – Sweet Home
CENSUS TRACT: 40.01
VARIANCES/WAIVERS REQUESTED:
1. A waiver of the required Master Street Plan improvements to Frazier Pike.
2. An in-lieu contribution for the required storm water detention.
3. A variance to allow a reduced lot width for proposed Lot 8 (Section 31-232(e)).
4. A variance to allow reduced side yard setbacks (5-feet) for the proposed lots.
The applicant submitted a request dated February 3, 2006, requesting this item be
deferred to the March 30, 2006, public hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated February 3, 2006, requesting this item be deferred to the March 30, 2006,
public hearing. Staff stated they were supportive of the deferral request.
March 30, 2006
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1451-B
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.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 16, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: C FILE NO.: Z-6019-C
NAME: GMAC Revised Long-form POD Revocation and Chenal Valley Tract B
Revised Preliminary Plat
LOCATION: On the Southwest corner of LaGrande Drive and Chenal Parkway
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.91 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
CURRENT ZONING: POD
ALLOWED USES: Office
PROPOSED ZONING: O-2, Office and Institutional District
PROPOSED USE: Office – allow the creation of four additional lots.
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance
(Section 31-231) to allow the creation of lots without public street frontage.
BACKGROUND:
Ordinance No. 16,964 adopted by the Little Rock Board of Directors on September 15,
1995, rezoned a portion of this property from R-2 and C-2 to O-2. On October 31, 1995,
the Little Rock Planning Commission reviewed and approved a zoning site plan review
for the development of a 19-acre tract to contain two 2-story office buildings with
75,000 square feet each and parking for 601 vehicles. Phase I of the development was
constructed.
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
2
A request to rezone the site from O-2, R-2 and PCD to POD was approved by the Little
Rock Board of Directors on February 15, 2000, by the adoption of Ordinance No.
18,207. The majority of the property was previously zoned O-2, with a small portion of
R-2 and PCD (part of a large PCD on the north side of LaGrande Drive). The existing
GMAC Office building (27,000 square feet, 30-feet in height) and associated parking
areas (268 parking spaces) were located within the southeast corner of the property and
were previously zoned O-2. Access to the site was gained by utilizing an existing drive
from LaGrande Drive, with a future access point shown to Chenal Parkway.
The proposed POD zoning was to allow additional office development in two (2) phases.
Phase I consisted of the construction of a second building containing 73,500 square feet
and 402 parking spaces within the northeast portion of the property. Access to the
building would be gained by utilizing the existing drive from LaGrande Drive.
Phase II of the proposed development included construction of a third office building,
60-feet in height, and 783 parking spaces within the west one-half of the property. This
portion of the development would also utilize the existing drive from LaGrande Drive as
well as a second access to LaGrande Drive when the roadway was extended.
This development as not been constructed. The extension of LaGrande Drive is
currently underway.
A. PROPOSAL/REQUEST:
The applicant is proposing to revoke the previously approved POD for a portion
of the site and revise the previously approved preliminary plat. The revocation
would restore portions of the property to the previously held O-2 and R-2 zoning
classification. The revision to the preliminary plat would allow the creation of four
(4) lots from the formerly identified Tract B. Tract A contains the existing GMAC
building and Tract B is currently vacant. The entirety of the area proposed for
preliminary platting would revert to the O-2 zoning district.
The applicant is also requesting the placement of signage on the existing GMAC
Building. The applicant has indicated the signage would be located on the
building fronting on Chenal Parkway and be a total of 88 square feet. The
signage includes lettering 23 inches in height with a sign length of 19 feet and a
42-inch logo.
B. EXISTING CONDITIONS:
There is an existing two-story office building and parking areas on a portion of
the site. The remainder of the property is undeveloped, with the western portion
being wooded.
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
3
There is undeveloped property immediately west of this site and to the north
across LaGrande Drive. The area to the north was recently reviewed by the
Commission as a zoning site plan review for the development of a shopping
center. There is a mixture of office and commercial uses to the east across
Chenal Parkway. An AP&L substation and single-family residences on large
tracts are located to the south along the north side of Kanis Road.
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, all residents who
could be identified located within 300-feet of the site along with the Margeaux
Place Property Owners Association, the Parkway Place Property Owners
Association and the Pinnacle Neighborhood Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required in accordance
with Section 31-175 of the Little Rock Code and the Master Street Plan. A
sidewalk along Chenal Parkway should be installed to the property line.
2. Commercial streets should comply with the Master Street Plan. The
commercial drive within the development should be constructed to 36 feet
wide instead of the proposed 30 feet.
3. Sidewalks with appropriate handicap ramps are required along commercial
drives in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
4. 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 streetlight
requirements.
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 at 688-1414 for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A utility easement and water
main extension will be required in order to provide service to Lot B-3. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges. Additional fire hydrant(s) 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 shared fire hydrant
agreement between Crain Investments, LP and the owner of Lot B-3 appears to
be advantageous to both parties if approved by the Little Rock Fire Department.
Fire Department: Placed 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 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 Office for this property. The applicant has applied for a
revision to the current Planned Office Development for the creation of potential
lot lines.
The request does not require a change to the Land Use Plan. The entirety of the
site lies within the Office planned area.
Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the
Master Street Plan and LaGrande Drive is shown as a Collector Street. These
streets may require dedication of right-of-way and may require street
improvements. The primary function of a Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within urbanized
areas. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Chenal Parkway since it is a Principal Arterial.
Collector Streets (LaGrande Drive) primary purpose is to link Local Streets and
activity centers to Arterials.
Bicycle Plan: A Class I Bikeway is located along Chenal Parkway extending from
Bowman Road to Highway 10. A Class I bikeway is built separate from or
alongside a road. Additional paving and right of way may be required.
City Recognized Neighborhood Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
5
Landscape: Compliance with the City’s Landscape and Buffer Ordinances is
required at the time of development of the indicated lots.
G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006)
Mr. Joe White and Mr. Tim Daters were present representing the request. Staff
presented an overview of the proposed request indicting there were additional
items necessary to complete the review process. There was a general
discussion as to if the POD zoning should be revoked and restoring the
underlying zoning classifications. Mr. Daters stated the development the POD
zoning was approved for never developed and the POD zoning classification
should be revoked. Staff questioned the previous zoning for the site. Mr. Daters
stated he would research the underlying zoning and get back with staff.
Public Works comments were addressed stating that with the final development
the indicated comments and conditions would apply.
Landscaping comments were also noted indicating with final development of the
site the City’s minimum landscape and buffer ordinance requirements 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:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the January 26, 2006, Subdivision Committee meeting. The applicant
has requested a revocation of the current POD zoning on the portion of property
currently located within the City limits. The applicant has indicated they do not
have control of the remainder of the property and those owners have not
indicated a willingness to participate in the revocation request. The applicant has
indicated the proposed office 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. Staff is supportive of the revocation.
The applicant is requesting a revision to the previously approved preliminary plat
for Tract B Chenal Valley. The area is proposed with O-2, Office and Institutional
District zoning and the applicant has indicated the placement of four lots. The
average lot size proposed is 2.48 acres and the minimum lot size proposed is
two acres as required by the O-2 zoning district. Proposed Lot B-3 has been
indicated as a lot without public street frontage, which will require a variance from
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
6
the subdivision ordinance to allow the lot to develop as proposed. The proposed
preliminary plat indicates access to the lot via access and utility easements
located along the western perimeter and the northern perimeter. Staff is
supportive of the proposed variance to allow the development of a lot without
public street frontage.
The request also includes the placement of signage on the existing GMAC
Building. The applicant has indicated the signage would be located on Chenal
Parkway and be a total of 88 square feet. The signage includes lettering
23 inches in height with a sign length of 19 feet and a 42-inch logo. Typically
building signage is not to exceed ten percent of the façade area. The indicated
signage appears to meet this minimum requirement. Staff is supportive of the
indicated signage.
To staff’s knowledge there are no outstanding issues associated with the
request. The indicated lots will be zoned O-2, Office and Institutional District,
which will require site plan review prior to development. Staff feels the proposed
platting should have minimal impact on the adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request for the revocation of the current POD
zoning classification and the restoration of the previously held O-2 and
R-2 zoning classifications.
Staff recommends approval of the requested preliminary plat 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 the development
of proposed Lot B-3 without public street frontage.
Staff recommends approval of the requested signage to be placed on the GMAC
Building.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a request dated February 3,
2006, requesting the item be deferred to the March 30, 2006, public hearing. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6019-C
7
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating they were requesting the item be
deferred to the May 11, 2006, public hearing to allow staff additional time to consider
the revocation request. Staff stated the applicant was agreeable to the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: D FILE NO.: Z-6453-B
NAME: Value Health Short-form PD-R
LOCATION: On the Southwest corner of Labette Drive and Barrow Road
DEVELOPER:
Dr. Betty Orange
5100 West 12th Street
Little Rock, AR 72204
ENGINEER:
McGetrick and McGetrick Engineer
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 6.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 L.F.
CURRENT ZONING: MF-18
ALLOWED USES: Multi-family – 18 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Senior Assisted Living Facility - 220 units
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting a rezoning of this site from MF-18 to PD-R to allow
this 6.27-acre site to be developed as a 220-unit senior citizen adult living facility.
The units are proposed as one-bedroom units. The site plan includes the place
of 220 parking spaces. Each of the units will have an independent kitchen
facility. The development will not have on-site food preparation. A nursing
station will be located on site and a small satellite medical office. Limited
transportation will be provided for the residents.
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
2
B. EXISTING CONDITIONS:
The site is tree covered, sloping upward to the southwest. There are multi-family
units located to the west of the site accessed from Labette Manor Drive. There is
a nursing home located to the north of the site adjacent to John Barrow Road. A
POD is located on the corner of Labette and John Barrow Road currently housing
medical equipment sales and service with a new building constructed south of
the POD (currently zoned O-3) for an automobile customizing business. Also
south of the site is an approved POD, the site of a branch facility for the Central
Arkansas Library System.
Labette Drive dead-ends into the site. The street has been constructed with curb
and gutter adjacent to Lots 1 and 2, which were previously final platted.
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, all residents,
who could be identified, located within 300-feet of the site, the John Barrow
Neighborhood Association, the Twin Lakes “B” Property Owners Association, the
Campus Place Neighborhood Association and the Twin Lakes B Special
Improvement District were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Labette Drive is shown on the Master Street Plan as a collector street.
Provide a 60-foot right-of-way and design of a 36-foot wide street from
back of curb to back of curb with sidewalk at time of development.
2. Labette Drive is shown on the Master Street Plan as a collector street.
The proposed street design does not comply with the minimum horizontal
radius requirement of 275 feet for a collector street.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. Submittal of a Sketch Grading and Drainage Plan is required per Section
29-186 (e).
5. A round a bout should be constructed on Labette Drive on the west side of
development.
6. The median on the north side driveway of development should be
narrowed to approximately 10 feet wide or removed. The maximum width
of a driveway is 36 feet.
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.
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
3
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. 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).
10. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
11. 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 streetlight requirements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main on site must be relocated prior to construction.
Indicate the location of the existing sewer main and easement on the site plan.
Capacity Analysis Required for this 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. 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. It appears that existing water facilities will need to be
relocated. That work would be done at the expense of the developer. 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: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Multi-Family and Mixed Office Commercial for this
property. The applicant has applied for a Planned Development Residential for a
senior assisted residential development.
The request does not require a change to the Land Use Plan. The majority of the
project lies within the Multi-Family Planned area.
Master Street Plan: Labette Drive is shown as a Collector on the Master Street
Plan and may require dedication of right-of-way and may require street
improvements. A Collector street’s primary purpose is to link Local Streets and
activity centers to Arterials.
Bicycle Plan: The closest bike route lies along Romine Road and Tanya Drive
and is a Class II.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the John Barrow Neighborhood Action Plan. The Housing &
Neighborhood revitalization Goal listed an objective of “To enhance housing
opportunities for seniors in the area.” This application could work toward fulfilling
this goal.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The site plan doesn’t allow for the nine (9) foot minimum landscape and
buffer strip along the eastern perimeters of the site and a small portion
along the northeastern area.
3. The street buffer width along the site should average twenty-nine foot in
width and in no case less than fourteen foot. The proposed site plan does
not meet this average along the northern perimeter of the site.
4. A total of eight (8) percent of the interior of the vehicular use area must be
landscaped with interior landscaping islands. These interior landscape
islands must be at least 300 square feet in area and be generally evenly
distributed.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree-covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
5
G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating clarification of the proposed
development was needed. Staff questioned the proposed employee mix, the
services to be offered, and the number of staff per shift. Staff stated any
proposed signage was required to be shown on the proposed site plan along with
a note concerning the proposed height and area. Staff also questioned the
indicated number of parking spaces. Staff stated if the development was
proposed as elderly housing, the indicated parking was substantially more than
the parking typically required by the ordinance.
Public Works comments were addressed. Staff stated the right of way for
Labette Drive should be indicated at 60-feet with 36-feet of pavement. Staff also
stated the indicated curve radius did not meet current ordinance requirements.
Mr. McGetrick stated the right-of-way was dedicated with the final platting of the
Value Health Addition. Staff stated a round-a-bout would be required on Labette
Drive on the west side of the development. Mr. McGetrick stated he would
review this request and get back with staff concerning this comment.
Landscaping comments were addressed. Staff stated the indicated landscaping
strip along the eastern perimeter was not adequate to meet the minimum
ordinance requirements. Staff also stated the street buffer width along the site
did not average the 29-foot width along the northern perimeter. Staff noted the
vehicular use area must provide interior landscaping islands or a variance from
City Beautiful Commission was required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the January 26, 2006, Subdivision Committee meeting. The applicant
has indicated a round-about as requested by staff and increased the perimeter
landscaping to comply with the typical minimum ordinance standards. The
applicant has provided the proposed employee mix and the number of staff per
shift. The applicant has indicated services to be offered for the residents. The
provided response indicates the development will be senior citizen assisted adult
living facility with all residents being at least 56 years or older to live in the facility
except for one designated apartment for a staff nurse and a designated
apartment of an on-site manager. The kitchen will not be a full service kitchen
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
6
and the only food preparation on site will be for special events. The kitchen will
be limited to reheating of prepared foods from off-site.
The facility will provide limited transportation of seniors on planned outings and
activities, however, it is the intent of the facility to partner/work closely with
facilities such as Baptist Hospital, Second Baptist Church, Dr. Alonzo Williams
and other medical provider in the area to provide medical transportation and
community outing activity projects.
The facility will partner with Baptist Hospital to provide patient care on an as
needed basis and to provide continuing medical education and screening for all
residents. There will be a nursing station on site with a small satellite medical
office.
Gates at the entrances to the development will be installed and controlled
parking for the resident’s vehicles is proposed. The site plan indicates the
placement of 162 parking spaces. The development is proposed with a total of
220 units, which would typically require the placement of 110 parking spaces for
elderly housing. The indicated parking is more than adequate to serve the
development.
A single sign has been located near the entrance to the proposed development.
The signage is consistent with signage allowed in multi-family zones or a
maximum of six feet in height and thirty-two square feet in area.
The site plan indicates the building with three stories and a maximum building
height of 40-feet. The site is currently zoned MF-18 which typically allows for the
placement of a 35-foot tall building. Staff is supportive of the indicated building
height.
The site plan indicates the site containing 6.84 acres with 76,200 square feet of
building coverage and 46,200 square feet of open space. The site plan also
indicates any site lighting will be low level and directional, directed into the site
and away from residentially zoned or used properties.
The applicant has indicated development as a gated community. Staff has
concerns with the placement of gates on the site. Based on the current design of
the site, there is not adequate maneuvering area for gating the development.
Staff recommends the development not be gated.
Staff is supportive of the proposed development. The applicant is requesting a
rezoning of this site from MF-18 to PD-R to allow this 6.84-acre site as a 220-unit
senior citizen adult assisted living facility. Staff feels the development of the
facility as proposed should have minimal impact on the adjoining properties.
March 30, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-B
7
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
report.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff stated in response to issues raised at the January 26, 2006,
Subdivision Committee meeting, the applicant submitted a revised site plan to staff
addressing most of the technical concerns related to the site layout but had not
addressed staff concerns regarding the proposed use of the property. Staff presented a
recommendation the item be deferred to the March 30, 2006, public hearing to allow the
applicant additional time to provide staff with the requesting information concerning the
specifics of the proposed use of the site.
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.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating they were requesting the item be
deferred to the May 11, 2006, public hearing to allow staff time to forward a Master
Street Plan Amendment request to the Commission to address a concern raised by the
Neighborhood. Staff stated the applicant was agreeable to the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: E
Title: First Tee Park Plan Review – Life Champs Ball Fields
Presented by: Little Rock Parks and Recreation
Location: North of First Tee Way and West of Kramer Street
Zoning: PR (Park and Recreation District)
STAFF REPORT:
Little Rock Parks and Recreation (LRPR) is working with Life Champs program to
construct new football fields as an initial development and later expand as space
allows for other field games. The 2001 Master Parks Plan outlined a deficiency
of playing fields and development of these fields will help answer this demand.
Life Champs program is a separate organization from LRPR. Life Champs
targets their program towards children between the ages of five and twelve.
Football is the venue from which life skills are taught to the participants. To
borrow a phrase from Life Champs that embodies their philosophy, “building
champions for life through excellence in athletic instruction and competition while
teaching character.”
Location of the football fields is north of The First Tee grounds. The fields are 30
yards by 80 yards and four are planned in this phase. Access will be taken by
driving by the recently approved Animal Village off of Kramer Street. Initial phase
will be access, parking and football fields. Later phases will entail basketball,
baseball and volleyball programs and supporting infrastructure, i.e. parking,
lighting, irrigation, etc.
The available land for development is fill material brought in from the drainage
project executed in the 1980’s. It is relatively flat and treeless, which allows for
easy and cost efficient construction. The surrounding land uses and features are
the future Animal Village, The First Tee, Rock Creek floodplain and several
residences on a cul-de-sac. There is over one hundred feet of buffer between
the residences and future build out of this program.
The football program starts in August and ends in November. There is also a
three day sports camp program that occurs in the July. Program times and
durations will be modified as demands and programs change.
March 30, 2006
ITEM NO.: E (Cont.)
2
A particular attribute about the Life Champs’ location is The First Tee and Animal
Village is next to it. It is believed that these organizations can find shared goals
and support each other’s programs.
According to Section 36-322 of the City’s Zoning Ordinance (Development
Criteria for PR zoned property), the Planning Commission is required to review
development plans for projects in the PR zoning district as follows:
“The city departments of planning and development, parks and
recreation, and public works shall present any plans for the
development of a property within the PR park and recreation district
to the planning commission at a public meeting and shall
demonstrate that the proposed development, or redevelopment,
plans are consistent with the goals expressed in the Little Rock
Parks and Recreation Master Plan. This presentation is for
information purposes only, and no formal action is required unless
a majority of the members of the planning commission vote to
approve a motion that states:
a. That the city staff is in error; and
b. The proposed plan is totally inconsistent with goals and vision of
the Little Rock Parks and Recreation Master Plan; and
c. That the city board of directors should review the presented plan
to determine if it is consistent with the Little Rock Parks and
Recreation Master Plan; and
d. If such an affirmative vote is taken, provides to the city board of
directors a written list of the reasons that a majority of the
members of the planning commission believe that the proposal
is inconsistent with the Little Rock Parks and Recreation Master
Plan.”
It is staff’s opinion that the proposed ball field’s development is consistent with
the goals expressed in the Little Rock Parks and Recreation Master Plan.
PLANNING COMMISSION ACTION: (MARCH 2, 2006)
Staff informed the Commission that the Parks Department requested the Plan
Review be deferred to the March 30, 2006 Agenda. Staff supported the deferral
request.
The item was placed on the Consent Agenda and deferred to the March 30, 2006
Agenda. The vote was 10 ayes, 0 nays and 1 absent.
March 30, 2006
ITEM NO.: E (Cont.)
3
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
Mr. Mark Webre, Acting Director of the Park Department, was present
representing the request. Ms. Ruth Bell was present was concerns. Staff stated
the Commission’s role was to review the proposed development and if the
Commission determined the proposed development was consistent with the
Master Parks Plan no action was required. Mr. Webre presented the item
indicating the development was for a multipurpose sports complex. He stated
the development was similar to First Tee development only the use of the fields
would be soccer, football etc. He stated the City was proposing to assist with the
development of the sports complex but the majority of the financing was from
private donations.
Ms. Ruth Bell questioned if the Commission would review final plans prior to
construction. She stated there were a number of homes located in the
immediate area. Staff stated the specifics of the proposal would be reviewed by
the Parks Commission. Staff stated she would be contacted when the final plans
were developed and presented.
There was no further discussion of the item. No action was taken.
March 30, 2006
ITEM NO.: 1 FILE NO.: S-45-A-66
NAME: Otter Creek South Addition Preliminary Plat
LOCATION: Located on the Southeast corner of I-30 and Mabelvale West Road
DEVELOPER:
Collier Dickson Flake Partners
400 West Capitol Avenue, Suite 1200
Little Rock, AR 72201
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 22.5 acres NUMBER OF LOTS: 13 FT. NEW STREET: 600 LF
CURRENT ZONING: I-2, Light Industrial District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is proposing the subdivision of this 22.5-acre tract into
13 industrially zoned lots. Lots 1 and 2 of the subdivision include American
Paper and Twine (currently under construction) and Lamar Advertising
(a recently completed office building). Lots 1 and 2 were previously final platted.
Proposed Lot 5 is currently under contract for the development of RSC
Equipment Rental. The lots range in size from 1.06 acres to 6.54 acres with an
average lot size of 2.65 acres.
The proposed plat indicates a 50-foot front building line adjacent to the
roadways. A new cul-de-sac is being proposed within the development
extending from Otter Creek South Road constructed with a 60-foot right-of-way
per the Master Street Plan requirement.
March 30, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66
2
B. EXISTING CONDITIONS:
A new building is currently under construction on proposed Lot 1 and a grading
permit has been issued for proposed Lot 2. The remainder of the site is tree
covered. Otter Creek South Road is a narrow unimproved road with open
ditches for drainage. Other uses in the area include industrial uses, a hospital
and office uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. The abutting property owners along with the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Provide access easement to cul-de-sac for Lot 4 rather than Interstate 30.
2. 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.
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 at 688-1414 for
additional information.
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. A water main extension will be
required in order to provide service to portions of 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. This fee will apply to all meter connections
including any metered connections off the private fire system. This development
will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Contact
Central Arkansas Water at 377-1225 for additional information.
March 30, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66
3
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 on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. Joe White was present representing the request. Staff presented the item
indicating there were additional items necessary to complete the review process.
Staff requested the applicant provide the source of title of the landowner, the
driveway locations and the zoning classification of the abutting properties. Staff
also stated the plat indicated a 25-foot building line and the ordinance typically
required the placement of a 50-foot building line. Mr. White questioned if staff
would support a reduced building line along the proposed new street and
proposed Lot 6. Staff questioned the proposed development of the lot indicating
they had concerns with supporting the reduced building line.
Public Works comments were addressed. Staff stated Lot 4 should have access
through the proposed cul-de-sac in-lieu of access to the Interstate 30 frontage
Road. Mr. White stated this would be difficult. Staff stated they would support a
drive on the access road if the Highway Department approved the drive location.
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 plat to staff addressing most of the issues
raised at the March 8, 2006, Subdivision Committee meeting. The applicant has
indicated a 50-foot front building line for all the proposed lots. The applicant has
indicated the proposed driveway locations and provided access to proposed Lot
4 via the proposed cul-de-sac.
March 30, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66
4
The request is to allow the subdivision of this 22.5-acre tract into 13 industrially
zoned lots (I-2, Light Industrial District). The lots range in size from 1.06 acres to
6.54 acres with an average lot size of 2.65 acres. The ordinance typically
requires a minimum lot size of 14,000 square feet. The indicated lot sizes are
more than adequate to meet the typical minimum lot size required for I-2, light
industrially zoned property. The proposed plat indicates a 50-foot front building
line adjacent to proposed roadways. The indicated building line meets the typical
minimum ordinance requirement.
A new cul-de-sac is being proposed within the subdivision extending from Otter
Creek South Road constructed with a 60-foot right-of-way per the Master Street
Plan requirement. Staff is supportive of the indicated street design.
Staff is supportive of the proposed preliminary plat. The indicated plat appears to
comply with the minimum requirements of the Subdivision Ordinance. 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.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 2 FILE NO.: S-867-IIIIIIII
NAME: Chenal Valley Revised Preliminary Plat
LOCATION: Located within Blocks 96 – 99 and 101 – 104
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 78.67 acres NUMBER OF LOTS: 199 FT. NEW STREET: 7,850 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance
(Section 31-232(a)) to allow a minimum side yard setback of six feet for all lots within
the plat area.
BACKGROUND:
On April 19, 2001, the Little Rock Planning Commission approved a preliminary plat for
Blocks 83 – 117 Chenal Valley Subdivision. The approval allow for the subdivision of
365 acres into 688 single-family lots. The developer proposed approximately 24,850
linear feet of new streets within the development constructed with public and private
accesses. As a part of the plat the developer proposed the extension of Chenal Valley
Drive to the west and extended around the perimeter of the subdivision looping back to
Chenal Parkway. The plat included eight (8) smaller gated communities. The roadway
has been constructed and several of the proposed smaller gated communities have
begun developing.
March 30, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-IIIIIIII
2
As a part of the approval there were three (3) variances approved for the proposed
preliminary plat; a variance request to allow an alternative pedestrian circulation system,
a variance from the maximum cul-de-sac length standard for Commentry Place and a
variance to allow an increased lot depth to width ratio for several lots within Block 96
and one lot within Block 99.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved preliminary
plat to allow a minimum side yard setback of six (6) feet for all lots within Blocks
96, 97, 99, 101 – 104 Chenal Valley Addition. All previously approved lot
development standards continue to apply to the proposed plat.
B. EXISTING CONDITIONS:
The site is a tree covered site located adjacent to the newly constructed Gordon
Road and Chenal Valley Drive. The site has varying degrees of slope. Single-
family homes have been constructed to the east and southeast of the site in a
separate phase of Chenal. To the northeast of the site are the Chenal Valley
Country Club Golf Course and maintenance buildings.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners and the Margeaux Place Property Owners
Association were notified of the public hearing. As of this writing, staff has not
received any comment from area residents.
D. ENGINEERING COMMENTS:
Public Works Conditions: No comment.
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 at 688-1414 for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: No objection to reduction in side yard setback. Central
Arkansas Water may require a tie-in from Halen Court to Ensbury Drive;
March 30, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-IIIIIIII
3
however, the area shown as a Pedestrian Path between Lots 16 and 17, Block
96, and Lots 53 and 54, Block 99, appears to be appropriate for this possible tie-
in. Contact Central Arkansas Water at 377-1225 for additional information.
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 on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. Joe White was present representing the request. Staff presented the item
indicating the applicant was requesting a revision to the previously approved
preliminary plat to allow reduced side yard setbacks. Staff stated there were no
outstanding issues associated with the request. There was no further discussion
of the item. The Committee then forwarded the item to the full Commission for
final action.
H. ANALYSIS:
There were no outstanding issues associated with the request remaining from
the March 8, 2006, Subdivision Committee meeting. The request is to allow a
variance from the Subdivision Ordinance (Section 31-232(a)) to allow a minimum
side yard setback of six feet for all lots within the plat area. The lots were
previously approved to allow the typically side yard setbacks per the ordinance or
ten percent of the lot width not to exceed eight (8) feet. The developer has
indicated the proposed variance is necessary to allow for lot development similar
to the development pattern in previous phases.
Staff is supportive of the request. As indicated the requested variance is
somewhat similar to variances approved within the overall Chenal Valley Addition
and do not appear to have negatively impacted the area.
Otherwise to staff’s knowledge there are no outstanding issues associated with
the proposed preliminary plat, as the applicant has done an adequate job in
addressing any potential issues.
March 30, 2006
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-IIIIIIII
4
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comment and conditions outlined in paragraphs D, E and F of the above agenda
staff report.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report. Staff also presented a recommendation of approval of the
requested variance from the Subdivision Ordinance (Section 31-232(a)) to allow a
minimum side yard setback of six feet for all lots within the plat area.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 3 FILE NO.: S-1261-G
NAME: Kenwood Subdivision Revised Preliminary Plat
LOCATION: Located on David O’ Dodd Road, West of I-430
DEVELOPER:
Myron Harrison and Davis Fitzhugh
1602 Merrill Drive, Suite A
Little Rock, AR 72211
ENGINEER:
The Mehlburger Firm
201 South Izard Street
Little Rock, AR 72201
AREA: 69.6 acres NUMBER OF LOTS: 220 FT. NEW STREET: 9,260 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 12 – 65th Street West
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements
to David O’ Dodd Road South of the entrance to the subdivision for five years or until
the last lot develops which ever occurs first.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for the Kenwood
Subdivision on November 11, 1999. The development included the placement of
215 single-family homes on 70 acres. The lots were to be accessed by public streets
with one outlet proposed to David O Dodd Road. The applicant was approved a
deferral of street improvements to David O Dodd Road with the adoption of Ordinance
No. 18,175 by the Little Rock Board of Directors on January 4, 2000, for a five year
period. The specific deferral approved was for the pavement widening to 29.5 feet from
centerline, with sidewalk placement. In response to concerns from area residents, the
plat included an undisturbed, ten-foot wide buffer along the entire David O Dodd Road
frontage.
March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1261-G
2
The Little Rock Planning Commission was scheduled to hear an appeal of the City’s
Land Alteration Ordinance at their June 12, 2004 Public Hearing, which was withdrawn
prior to the hearing. The developer cleared several acres of trees without an approved
development plan. The applicant agreed to a fine of $10,000, which was paid to the
City’s tree fund. The developer also agreed to clean and reseed the site to eliminate
any future erosion.
On October 7, 2004, the Little Rock Planning Commission approved a proposed replat
of twenty-five (25) single-family lots and a revision to the preliminary plat for the
Kenwood Subdivision. Lots 59 - 85, 87 - 95 and Lots 1 – 12 of the Kenwood
Subdivision were requested for replatting to remove the required ten (10) foot
undisturbed buffer along David O Dodd Road and allow the placement of a six foot
fence along the property line within the required setback. A revision to the previously
approved preliminary plat was also approved to add five lots to the proposed
subdivision.
A. PROPOSAL/REQUEST:
The developer is now requesting a five (5) year extension of the previously
approved deferral of the required street improvements to David O Dodd Road
beginning on the expiration date of the previous deferral. The developer has
indicated a condition would apply to the approval indicating one phase of the
half-street improvements would be constructed extending from the school
property located to the north to the main entrance to the subdivision with the next
phase (Phase 3). The remaining improvements would be constructed within five
(5) years or when the last lot develops.
The developer has indicated when the original approval was provided the
anticipation was more than 89 lots would have developed within this time, six (6)
years into the project. The developer is requesting a phasing plan for the
extensive street work (3,300 linear feet) of arterial roadway. The developer has
indicated confusion on their part as to when this obligation would become due
since the previously approved preliminary plat indicated 125 lots and the
ordinance adopted by the Board of Directors indicated a 5-year deferral which
was unknown to him. The developer has indicated a slow pace of development
owed partly to this confusion and partly to a late start associated with bringing a
sewer trunk line to the area under the interstate.
B. EXISTING CONDITIONS:
Phases I and II of the subdivision have been final platted and new homes are
currently under construction. There are single-family uses to the east, west and
south of the site. J.A. Fair High School is located to the north of the site.
March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1261-G
3
There are a few trees located in the additional phases of the proposed
subdivision. The developer previously logged the site, eliminating most of the
significant trees on the property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
abutting property owners along with the John Barrow Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Construct one-half street improvements to that part of David O. Dodd Road
that backs up to platted lots to a 59-foot minor arterial standard including
curb, gutter, sidewalk and widening. The remaining one-half street
improvements will be constructed with the platting of lots that back up to the
street or until adjacent development occurs which ever comes first.
2. 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 streetlight
requirements.
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. Construct a left turn lane into subdivision.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No comment.
Entergy: No comment.
Center-Point Energy: No comment.
SBC: No comment.
Central Arkansas Water: No comment.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1261-G
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. David Hamilton of the Mehlburger Firm was present representing the
applicant. Staff stated the applicant was requesting an additional deferral of the
Master Street Plan requirements to David O Dodd Road. Staff stated the original
approval allow for a five year deferral of the required street improvements. Staff
stated the developer was proposing the construction of the required
improvements to David O Dodd Road from the northern perimeter to the
entrance to the subdivision deferring the remainder of the street improvements
for five years or until the last lot develops.
Staff stated they were not supportive of the requested deferral. Staff stated the
roadway adjacent to the lots which were previously final platted should be
constructed now. Staff stated they were supportive of a deferral of the required
street improvements for each of the abutting phases, which were yet to develop.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has met with staff to address the concerns raised at the March 8,
2006, Subdivision Committee meeting. The applicant is requesting a deferral of
the required street improvements to David O’ Dodd Road (adjacent to Lots 52 –
61, the detention area and Lots 85 – 90) for five (5) years or until the last phase
is final platted and is proposing to construct the required street improvements
adjacent to Lots 1 – 12 and 91 – 95 prior to the final platting of the next phase of
the subdivision.
Staff is not supportive of this request. Staff is however supportive of a deferral of
the required street improvements for Lots 52 – 61 and the detention area until
Phase 6 of the Subdivision is developed. Currently Phases I and II have been
final platted. The applicant has submitted construction plans to staff for review
for Phases III and IV and is anticipating construction of these phases later this
summer (2006). Staff has concerns if allowed to phase the street construction as
proposed the improvements adjacent to Lots 59 – 61 and the detention area may
be difficult to obtain. The developer may at some point the future sell off phases
of the development and the new owner may provide an argument the
March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1261-G
5
improvements in this area are off-site improvements and not be willing to
construct the required improvements.
I. STAFF RECOMMENDATION:
Staff recommends denial of the phasing plan as proposed.
PLANNING COMMISSION ACTION: (MARCH 30, 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 five year deferral as proposed by the applicant subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff stated the improvements would be required within five years, with the final
platting of Phase 6 or when abutting development occurred including development
located across the roadway.
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 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 4 FILE NO.: S-1300-A
NAME: Coburn Addition Preliminary Plat
LOCATION: Located South of the intersection of Sibley Hole Road and Meadow Lane
DEVELOPER:
Coburn Service Company, Inc.
9300 Mabelvale Pike
Little Rock, AR 72103
ENGINEER:
Marlar Engineering Company, Inc.
5318 JFL Boulevard
North Little Rock, AR 72116
AREA: 7.91 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a
reduced lot width for Tracts A and B.
2. A variance request from the Subdivision Ordinance (Section 31-313(b)) to allow
an increased lot depth to width ratio and to allow the creation of a pipe stem lot.
3. A variance request to allow a reduced front building line for Tract 1.
BACKGROUND:
The Commission at their January 25, 2001, Public Hearing reviewed the property at
10625 Sibley Hole Road for a subdivision site plan review. The site was zoned I-2 and
being used as a heavy equipment/machinery sales and service. A business of this type
had been operated on the site and adjacent property (west) for a number of years.
Based on the fact that multiple buildings were proposed, the site plan required review
and approval by the Planning Commission.
March 30, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1300-A
2
The proposal included a two-phase development plan for the property. Phase I
included construction of a 7,000 square foot building just south of the existing one-story
brick office structure. A ground-mounted sign location and dumpster were also
indicated in Phase I. Phase II included the construction of two (2) 7,000 square foot
buildings within the southern portion of the property. The buildings were to be used to
perform certain service work (mechanical and cosmetic work) on heavy equipment. The
Phase I building has been constructed.
The majority of the property was gravel-covered and has been used for heavy
equipment and truck storage and maintenance for a number of years. The applicant
proposed to continue the use of the existing gravel area. The applicant also indicated
intentions of working with Public Works to improve access to the property from Sibley
Hole Road.
On January 29, 2004, the Commission denied a request to rezone the property from I-2
to PD-I to allow the use of the site for outdoor sandblasting. The area designated for
sandblasting was located along the southeastern property line. The applicant was
utilizing the eastern portion of the site for the sandblasting and the site was under
enforcement for a zoning violation.
A. PROPOSAL/REQUEST:
The applicant is now proposing the subdivision of the site to allow for the sale of
one acre and the existing building. The remaining property will be held for future
sale. A 40-foot building line has been indicated on Tract 1 and a building line
located outside the pipe stem has been indicated for Tract 2.
There are variances being requested from the Subdivision Ordinance to allow the
split as proposed to occur. A variance request from the Subdivision Ordinance
(Section 31-313(a)) to allow a reduced lot width for Tracts 1 and 2 and a variance
request from the Subdivision Ordinance (Section 31-313(b)) to allow an
increased lot depth to width ratio and to allow the creation of a pipe stem lot. A
variance is also being requested to allow a reduced building line on Tract 1.
B. EXISTING CONDITIONS:
There are two single-story structures and an asphalt parking area within the north
portion of the property. The remainder of the property is being used as a
contractor’s staging area and storage of fill material for a company doing work on
the I-30 upgrades.
There is a mixture of industrial uses (including heavy equipment sales and
service) to the west and north along I-30. There is undeveloped POD zoned
property to the south, with a church and single-family residence to the east and
southwest.
March 30, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1300-A
3
C. NEIGHBORHOOD COMMENTS:
The Pinedale, Mavis Circle, and Southwest Little Rock United for Progress
Neighborhood Associations were notified of the Public Hearing along with all
abutting property owners. As of this writing staff has received several
informational phone calls from area resident.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The floodplain cannot be used as a storage area for fill material.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, 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. 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. A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all meter connections including
any metered connections off the private fire system. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 377-1225 for additional information.
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 on a dedicated CATA Bus Route.
March 30, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1300-A
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. David Jones of Marlar Engineering Company was present representing the
request. Staff presented an overview of the proposed development indicating
there were few outstanding issues associated with the proposed request. Staff
requested the applicant verify the general notes section of the proposed
preliminary plat. Staff also requested the applicant provide the zoning
classification of the proposed plat area and of abutting properties. Staff stated
the proposed subdivision would require variances from the Subdivision
Ordinance to allow the development as proposed. Staff also requested the
applicant provide a building line outside the pipe stem of proposed Tract 2.
Public Works comments were addressed. Staff stated the floodplain could not be
used as a storage area for fill material. Staff also stated any curb gutter and/or
sidewalk would require repair prior to occupancy.
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 plat drawing addressing most of the issues
raised at the March 8, 2006, Subdivision Committee meeting. The applicant has
indicated a building line outside the pipe stem of proposed Tract 2, corrected the
notes in the general notes section and indicated the zoning within the plat
boundary and of abutting properties.
There are variances being requested from the Subdivision Ordinance to allow the
split as proposed to occur. Variances are requested from Section 31-313(a) to
allow a reduced lot width for Tracts 1 and 2 and from Section 31-313(b) to allow
an increased lot depth to width ratio and to allow the creation of a pipe stem lot.
The site is zoned I-2, Light Industrial District which typically requires a minimum
lot width of 100-feet and a lot area of 14,000 square feet. The lots are indicated
with a minimum width of 86.5 feet for Tract 1 and 60-feet for Tract 2. Tract 2 has
been indicated with a lot depth of 963-feet.
March 30, 2006
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1300-A
5
A 40-foot building line has been indicated on Tract 1 and a building line located
outside the pipe stem has been indicated for Tract 2. Tract 1 will require a
variance to allow a reduced building line. The ordinance typically requires the
placement of a 50-foot building line on properties zoned I-2, Light Industrial
District.
Staff is supportive of the applicant’s request and the requested variances. Staff
feels the applicant has done an adequate job in addressing concerns and has
proposed the subdivision of the property, which will limit the impact on the
adjoining properties and developments. To staff’s knowledge there are no
outstanding issues associated with the proposed request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat 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 from the Subdivision
Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B.
Staff recommends approval of the requested variance from the Subdivision
Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and
to allow the creation of a pipe stem lot.
Staff recommends approval of the variance request to allow a reduced front
building line for Tract 1.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report. Staff also presented recommendations of approval of the
requested variances from the Subdivision Ordinance (Section 31-313(a)) to allow a
reduced lot width for Tracts A and B, from the Subdivision Ordinance (Section
31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a
pipe stem lot and the variance request to allow a reduced front building line for Tract 1.
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, 1 absent and 1 abstaining (Pam Adcock).
March 30, 2006
ITEM NO.: 5 FILE NO.: S-1516
NAME: Taylor Glenn Addition Preliminary Plat
LOCATION: West end of Beckenham Drive, near the intersection with Huntleigh Court
DEVELOPER:
Beverly A. Taylor
2102 Old Forge Drive
Little Rock, AR 72227
ENGINEER:
Robert Holloway
200 Casey Drive
Maumelle, AR 72113
AREA: 5.47 acres NUMBER OF LOTS: 10 FT. NEW STREET: 495 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None requested.
The Little Rock Planning Commission at their February 21, 1995, Public Hearing, was
scheduled to review a proposed preliminary plat for the area. Prior to the public hearing
the applicant submitted a request withdrawing the proposed plat. The proposed plat
included the subdivision of the site with ten (10) single-family lots.
A. PROPOSAL/REQUEST:
The applicant is now proposing the subdivision of this 5.47-acre tract into ten (10)
single-family lots. The lots range in size from 0.238 acres to 0.575 acres with an
average lot size of 0.309 acres. The site plan includes two (2) areas set aside as
tracts. Tract A has been indicated for future development and Tract B has been
indicated as open space.
March 30, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1516
2
Beckenham Drive has been indicated to extend from the current terminus to the
northwest to the property’s boundary. The terminus of the street has been
indicated with a hammerhead turn-around per the Master Street Plan.
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded along the northern portion of the
property. The property located along the southern portion of the site was
previously cleared. There are parts of two lots, which are fairly level; however,
the majority of the area is extremely hilly, with grades ranging from 12 to
26 percent.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from
residents. The abutting property owners along with the Chenal Ridge Property
Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Beckenham Drive is classified on the Master Street Plan as a collector
street. A dedication of right-of-way to 60 feet will be required.
2. With the site development, provide the design of the street conforming to
the Master Street Plan. Construct street improvements to the street
including 5-foot sidewalk on one side with the planned development.
3. Construct full width of street at hammerhead and extend construction
improvements to the property line.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior
to the start of construction.
6. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
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 streetlight requirements.
9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
March 30, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1516
3
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1817 (Derrick Bergfield) for more information.
10. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
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. A Capital Investment Charge
based on the size of connection(s) will apply to this project in addition to normal
charges if additional and/or larger meter is installed. 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. Contact
Central Arkansas Water at 377-1225 for additional information.
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 on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. Bob Holloway was present representing the request. Staff presented the
item stating there were few outstanding issues associated with the proposed
March 30, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1516
4
request. Staff requested the applicant provide the zoning classification within the
plat boundary and of abutting properties. Staff also stated the street name was
spelled incorrectly and requested the applicant correct the spelling.
Public Works comments were addressed. Staff stated Beckenham Drive was
indicated on the Master Street Plan as a collector street and the indicated
right-of-way and street width was adequate to meet the Master Street Plan
standard. Staff stated Beckenham Drive needed to be extended to the property
line and the turn-around should provide a proper turning radius. Staff stated the
storm water detention ordinance applied to the proposed development and
requested the proposed detention facilities be indicated on the proposed
preliminary plat.
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 to staff addressing most of the
issues raised at the March 8, 2006, Subdivision Committee meeting. The
applicant has indicated the zoning classification within the plat boundary and of
abutting properties and provided the correct spelling of Beckenham Drive.
Beckenham Drive has been extended to the property line and the turn-around
now provides a proper turning radius. The proposal indicates storm water
detention facilities on the proposed preliminary plat and the applicant has
indicated detention facilities will be sized to handle post development flows.
Tract A has been indicated for future development and Tract B has been
indicated as detention and open space.
The applicant is proposing the subdivision of this 5.47 acre tract into ten (10)
single-family lots at a density of 5.4 units per acre. The lots range in size from
0.238 acres to 0.575 acres with an average lot size of 0.309 acres. The lots
have been indicated with a minimum lot width of 85.5 and a minimum lot depth of
114.18. The indicated lot area, widths and depths are more than adequate to
meet the minimum requirements of the Subdivision Ordinance.
Staff is supportive of the proposed request. The indicated subdivision appears to
fully comply with the minimum standards set forth in the ordinance. To staff’s
knowledge there are no outstanding issues associated with the request.
March 30, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1516
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat 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: (MARCH 30, 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 preliminary plat subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 6 FILE NO.: S-1074-I
NAME: Chevaux Court Revised Preliminary Plat
LOCATION: On the Southwest corner of Cantrell Road and Chevaux Court
DEVELOPER:
Eugene Pfeifer III
900 South Shackleford Road
Little Rock, AR 72211
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.29 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance
(Section 31-256) to allow a reduced front building line.
The applicant submitted a request dated March 15, 2006, requesting this item be
withdrawn from consideration. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 15, 2006, requesting the item be withdrawn from consideration.
Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Withdrawal. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 7 FILE NO.: S-1513
NAME: Arkansas Autoplex Subdivision Site Plan Review
LOCATION: Located at 10819 Hilaro Springs Road
DEVELOPER:
Michael S. Rebick
721 West 9th Street
Little Rock, AR 72201
ENGINEER:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Not Zoned
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 40.03
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance
to allow reduced screening and landscaping along the perimeters of the site
(Section 31-13(g)).
The applicant submitted a request dated March 13, 2006, requesting this item be
deferred to the May 11, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 13, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 8 FILE NO.: S-1514
NAME: CalArk Subdivision Site Plan Review
LOCATION: Located on the Southwest corner of Otter Creek Road and I-30
DEVELOPER:
CalArk International
12024 I-30
P.O. Box 990
Mabelvale, AR 72103-0990
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 29.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced street buffer
(Section 31-13(g)) adjacent to I-30.
BACKGROUND:
CalArk Trucking Company is located at 12024 I-30; a 30+ acre, C-4 zoned tract
bounded by Otter Creek Road on the north and I-30 on the southeast. The trucking
company is located on the western 22 acres of the tract. On November 24, 1997, the
Board of Adjustment granted a two (2) year deferral of the paving requirements of
Section 36-508, allowing the trucking company to utilize a gravel parking area for the
company’s trucks and employee vehicles. There was some question, at that time, of a
possible realignment of the Otter Creek Road overpass over I-30, which could have
affected this site. That two-year deferral expired on November 24, 1999.
On November 11, 1999, the Planning Commission approved a preliminary plat, dividing
the easternmost 8+ acres of the site into four (4) lots, which were to be sold for potential
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
2
development by other parties. CalArk stated it was uncertain how the truck terminal
facility would be “laid out” on the remainder of the property. It appeared that the
possible realignment of the overpass was no longer an issue. The four (4) lot plat was
approved without the realignment issue being of concern, other than for some specific
driveway placement. The plat expired.
On January 31, 2000, the Board of Adjustment approved an additional deferral, through
November 24, 2000. Although staff supported the additional 12 months, it was clear
that the support was only for a deferral through November 24, 2000.
On January 29, 2001, the Board of Adjustment approved an additional deferral, through
January 30, 2002. Staff did not support the deferral request, noting that the four lot
preliminary plat (which was the basis of the last deferral) had expired. Staff also noted
that at some point, the site must be developed to City code.
On March 25, 2002, the Board of Adjustment approved an additional deferral, through
March 25, 2003. Staff did not support the additional deferral request. The justification
offered by the applicant related to the current financial situation of the trucking
company. A condition of the approval was that the applicant appear at the September
2002 Board of Adjustment hearing and provide a status/progress report regarding the
paving issues.
The site has been paved with an alternative paving material. The site is compacted with
reclaimed asphalt surface materials.
A. PROPOSAL/REQUEST:
CalArk, the applicant, is proposing an expansion of their existing operation to add
a maintenance building, wash bay, truck entrance guard shack and 32 trucks
Idleaire facility. CalArk is requesting a variance for the required 30-foot buffer
along I-30. In-lieu of the buffer, CalArk will landscape along I-30 and Otter Creek
Road to screen their existing truck operation. Currently, there is a 40-foot grass
strip that lies between the frontage road and the CalArk parking area with a
12-foot landscape strip located on the applicant’s property.
B. EXISTING CONDITIONS:
The site is currently developed as a truck facility for CalArk International. The
property extends from the I-30-Frontage Road to Otter Creek Road and is
bordered by a utility transmission line and easement to the west. Other uses in
the area include industrial, commercial and office uses located at the I-30/I-430
interchange.
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from area
residents. All property owners located within 200-feet of the site along with the
Otter Creek Homeowners Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. With the site development, provide the design of Otter Creek Road
conforming to the Master Street Plan. Construct one-half street
improvement to this street with the planned development. Curb and gutter
should be constructed along Otter Creek Road from entrance to bridge.
2. 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 streetlight
requirements.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The minimum Finish Floor elevation is required to be shown on the plat and
grading plans. The finished floor elevation should be determined by a
professional engineer. The finished floor is to be constructed to one (1) foot
or more above the base flood elevation. All supporting mechanical
equipment must be constructed above the base flood elevation. The
referenced FIRM panel numbers are incorrect. All proposed plans should
reference the current 2001 FIRM.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. All fill material stockpiled within the floodway and floodplain must be
removed prior to issuance of certificate of occupancy.
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. Structures are located within the regulatory floodway. Code requires
floodways to be unencroached with obstructions. Structures located within
the floodplain must comply with code at the time of construction. Provide
dates for construction of buildings located within the floodway.
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: 290-foot written transmission easement exists along and adjacent to
the west property line. Entergy currently maintains a 30-foot wide standard
distribution easement regarding existing facilities along and adjacent to the north
and west property lines to keep tree growth away from power lines. Contact
Entergy at 954-5158 for additional information.
Center-Point Energy: No comment received.
SBC: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. If larger or additional meters are installed,
a Capital Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges. Additional fire hydrant(s) 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). Contact Central
Arkansas Water at 377-1225 for additional information.
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 on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. Phase two and three construction has not been built as shown on the
approved site plan and/or the approved landscape plan. Phase four
completion will also include any additional landscaping requirements not
currently being met. These outstanding issues need to be resolved prior to
the final certificate of occupancy being issued on any of the projects.
3. The landscape ordinance requires a minimum of thirty foot (30) of
landscaping along expressways. The plan proposes twelve foot (12) of
landscaping along Interstate 30. A variance from this minimum requirement
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
5
will require approval from the City Beautiful Commission.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
6. 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: (March 8, 2006)
Mr. Joe White of White-Daters and Associates 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 stated the
request included a reduced street buffer along I-30. Staff requested the applicant
provide dimensions of the buffer along the I-30 Frontage Road. Staff also
requested the applicant provide details of the “enhanced plantings” in the
reduced buffer area. Staff questioned if any fencing existed or was proposed as
a part of the development. Staff also questioned if any new paved area was
being proposed.
Public Works comments were addressed. Staff stated street improvements
would be required along Otter Creek Road conforming to the current Master
Street Plan design. Staff also stated the minimum finish floor elevation was
required on the plan and should be shown at a minimum of one foot above the
base flood elevation. Staff stated special grading permits would be required for a
flood hazard area.
Landscaping comments were addressed. Staff stated Phase two and three
construction has not been built as shown on the approved site plan and the
approved landscape plan. Staff stated Phase four completion would also include
any additional landscaping requirements not currently being met. Staff stated
these outstanding issues needed to be resolved prior to the final certificate of
occupancy being issued on any of the projects. Staff stated the landscape
ordinance required a minimum of thirty foot (30) of landscaping along
expressways. Staff stated the plan proposed a twelve foot (12) landscaping strip
along Interstate 30. Staff stated a variance from this minimum requirement
would require approval from the City Beautiful Commission.
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.
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
6
H. ANALYSIS:
The applicant submitted responses from the March 8, 2006, Subdivision
Committee meeting. The applicant has provided the dimensions of landscaped
areas adjacent to the I-30 Frontage Road, details of the enhanced plantings and
the location of existing and proposed fencing. The applicant has also provided
the minimum floor elevation.
The proposal includes the expansion of the existing truck operation by the
placement of a maintenance building, wash bay, truck entrance guard shack and
32 trucks Idleaire facility. All the proposed new construction will be set with a
minimum floor elevation as required by City ordinances. The applicant has
agreed to remove the structures located within the floodway.
A variance for the required 30-foot buffer along I-30 is being requested. The
landscaping along I-30 and Otter Creek Road has been designed to screen their
existing truck operation and the new construction. Currently, there is a 40-foot
grass strip that lies between the frontage road and the parking area with 12-feet
of the grass strip located on the applicant’s property giving the appearance of a
larger landscaped area. Along the I-30 Frontage Road the Landscape Plan
indicates the placement of nine (9) Andorra Juniper shrubs, six (6) Burning Bush
shrubs, seven (7) compacta holly shrubs and fifty-four (54) loropetalum shrubs.
Fifteen (15) Savannah Holly trees and thirteen (13) Shumard Oak trees are
planned. The Savannah Hollies are proposed at a minimum of 10 – 12 feet in
height and 2-inch minimum caliper, full to the ground and the Shumard Oaks are
proposed at a minimum of 14 – 16 feet in height and 2 ½ to 3-inch minimum
caliper, full to the ground. The loropetalum and the Burning Bush are proposed
at a minimum of 7-gallon plantings 30 to 36 inches in height and 36-inch
minimum spread. The entire area will be sodded with Bermuda Sod. The
plantings along the eastern perimeter include eighty-seven (87) loropetalum
shrubs, seven (7) Savannah Holly trees, twelve (12) Shumard Oak trees and six
(6) Southern Magnolia trees. The Savannah Hollies are proposed at a minimum
of 10 – 12 feet in height and 2-inch minimum caliper, full to the ground, the
Shumard Oaks are proposed at a minimum of 14 – 16 feet in height and 2 ½ to
3-inch minimum caliper, full to the ground and the Southern Magnolias are
proposed 14 – 16 feet in height and 2 ½ to 3-inch minimum caliper, full to the
ground. The loropetalum are proposed at a minimum of 7-gallon plantings 30 to
36 inches in height and 36-inch minimum spread. The area will be sodded and
hydroseed with Bermuda. Plantings along Otter Creek Road include the
placement of 46 loropetalum shrubs, fourteen (14) Savannah Holly trees and
twelve (12) Shumard Oak trees. The loropetalum are proposed at a minimum of
7-gallon plantings 30 to 36 inches in height and 36-inch minimum spread. The
Savannah Hollies are proposed at a minimum of 10 – 12 feet in height and 2-inch
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
7
minimum caliper, full to the ground, the Shumard Oaks are proposed at a
minimum of 14 – 16 feet in height and 2 ½ to 3-inch minimum caliper, full to the
ground. The area will be hydroseed with Bermuda.
According to the minimum Landscape Ordinance requirements one (1) tree shall
be planted for every seven hundred fifty (750) square feet of landscaped or buffer
area with an average linear spacing of not less than thirty (30) feet. Three (3)
shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter
planting strip. Massing is permitted as long as trees are spaced not more than
one (100) linear feet apart including the width of driveways. The indicated
plantings are more than adequate to meet the typical minimum size requirements
of the Landscape Ordinance.
The applicant is not proposing any additional paved areas. The existing paving
material has been accepted by the City Public Works Department as an
acceptable paving surface. The area has been constructed of reclaimed asphalt.
Based on the activity of the site a traditional asphalt surface will not withstand the
heavy truck traffic and turning movements of the trucks. Staff is supportive of
this alternative paving material but the paving material must be compacted and
maintained.
Staff is supportive of the proposed development. The request is to allow this
existing operation to expand their current operations by the addition of a
maintenance building, wash bay, truck entrance guard shack and truck Idleaire
facility. Although the request includes a variance from the minimum buffer
ordinance standard with regard to the perimeter landscape strip staff does not
feel this negatively impacts the area. The applicant has indicated plantings
within the landscape area, which will enhance the area. Staff feels the
developers have done an adequate job in addressing concerns of the area. 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 from Section 31-13(g) to
allow a reduced street buffer adjacent to I-30.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
8
of the agenda staff report. Staff also presented a recommendation of approval of
the requested variance from Section 31-13(g) to allow a reduced street buffer adjacent
to I-30.
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 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 9 FILE NO.: S-1515
NAME: Good Shepherd Subdivision Site Plan Review
LOCATION: Located at 2701 Aldersgate Road
DEVELOPER:
Good Shepherd /Ecumenical Retirement Center
2701 Aldersgate Road
Little Rock, AR 72205
ENGINEER:
Crafton, Tull and Associates
10825 Financial Center Parkway
Little Rock, AR 72211
AREA: 100+ acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: MF-12 and R-6
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated March 10, 2006, requesting this item be
deferred to the May 11, 2006, Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 10, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 10 FILE NO.: S-1517
NAME: Schmid Subdivision Site Plan Review
LOCATION: Located at 5200 Atwood Road
DEVELOPER:
Scott and Barbara Schmid
5200 Atwood Road
Little Rock, AR 72206
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Parkway, Suite A
Little Rock, AR 72210
AREA: 6.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Not Zoned
PLANNING DISTRICT: 28 – Arch Street South
CENSUS TRACT: 40.03
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The proposal includes the placement of a second residential unit on this 6+ acre
tract. The applicant has indicated in the short-term the unit will be used as
in-laws quarters but in the future may be converted to a rental unit. The site is
located outside the City Limits but within the City’s Extraterritorial Planning
Jurisdiction where the City enforces the Subdivision Ordinance only.
B. EXISTING CONDITIONS:
The site contains a shop building and a single-family residence. There are
residential uses located in the area most of which are located on large lots. The
road is an unimproved roadway constructed of chip-seal with open ditches for
drainage.
March 30, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1517
2
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide a written certification of
approval by the State Department of Health indicating approval of the proposed
wastewater disposal.
Entergy: Approved as submitted.
Center-Point Energy:
SBC: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water at 377-1225 if larger
and/or additional water meter(s) are required.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the project and their ability
to serve the site.
County Planning: Approved as submitted.
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: (March 8, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed request indicating there were no outstanding issues
associated with the proposed placement of a second residence on the site. Staff
requested the applicant provide a letter from the area volunteer fire department
March 30, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1517
3
indicating their ability to serve the proposed new home and a letter from the
Arkansas Department of Health concerning the proposed wastewater treatment
system.
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 responses to comments raised at the March 8, 2006,
Subdivision Committee meeting. The applicant has provided staff with a letter
from the area volunteer fire department indicating their knowledge of the
proposed development and their willingness to serve the residences. The
applicant has also provided approval from the Arkansas Department of Health
indicating the proposed wastewater treatment (septic system) is adequate to
serve the residences.
The proposal includes the placement of a second residential unit on this 6+ acre
tract. The applicant has indicated in the short-term the unit will be used as
in-laws quarters but in the future may be converted to a rental unit. The site is
located outside the City Limits but within the City’s Extraterritorial Planning
Jurisdiction where the City enforces the Subdivision Ordinance only. The
proposed placement of the second unit on the site is being reviewed per Section
31-13 Subdivision/multiple building site plan review. The review is a
development review process for case-by-case consideration of project particulars
including the provision of parking and landscaping in accordance with the
appropriate ordinances, sitting of buildings and the relationships with adjoining
properties. The site plan indicates the placement of the second home in a
manner that does not appear to impact the adjoining properties.
To staff’s knowledge there are no outstanding issues associated with the
proposed site plan review, as the applicant has done an adequate job in
addressing any potential issues. The proposed placement of the second home
should have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
March 30, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1517
4
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 11 FILE NO.: Z-4765-C
NAME: Lots 7R, 9 and 10 West Highlands Zoning Site Plan Review
LOCATION: Located on Autumn Road, North of Chenal Parkway
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.
On March 7, 2006, the applicant requested this item be deferred to the May 11, 2006,
Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 7, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 12 FILE NO.: Z-4933-G
NAME: National Home Center Revised Short-form PCD
LOCATION: Located at 15707 Chenal Parkway
DEVELOPER:
National Home Center
15707 Chenal Parkway
Little Rock, AR 72211
ENGINEER:
Crafton, Tull and Associates
10825 Financial Center Parkway
Little Rock, AR 72211
AREA: 5.749 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and C-3, General Commercial District
ALLOWED USES: Retail - Lumber Sales, General Retails Sales
PROPOSED ZONING: Revised PCD
PROPOSED USE: Expansion of Lumber Storage Area
VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements
to Wellington Village Road until development of abutting properties.
BACKGROUND:
On December 26, 1990, the Little Rock Board of Directors adopted Ordinance No.
15,990 establishing Mechanics Lumber Company PCD. The approval allowed for the
construction of a hardware store and lumberyard at the intersection of Chenal Parkway
and Kanis Road. The project consisted of 17,500 square feet of retail and
32,320 square feet of lumber storage. Two out parcels were proposed with no
immediate development plans for the parcels. A requirement was that any subsequent
use proposed for the out parcels be approved by the Commission and Board of
Directors.
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
2
On December 20, 1994, the Little Rock Board of Directors adopted Ordinance No.
16,811 revising the previously approved PCD to allow Worthern Bank Branch, Chenal
Parkway to locate on a 1.46 acre out parcel lot located at the intersection of Chenal
Parkway and Kanis Road. The branch bank facility was to contain 2,466 square feet
with a 2,340 square foot drive-thru canopy. Ordinance No. 16,812 waived the sidewalk
requirement for the Worthen Bank Branch, Chenal Parkway along the Kanis Road
frontage.
Ordinance No. 17,008 adopted by the Little Rock Board of Directors on November 21,
1995 amended the previously approved PCD to allow for elimination of the eastern out
parcel and combining the out parcel with the hardware store lot. The applicant
proposed the construction of a 15,000 square foot addition to the existing building,
including an expanded parking area. Ordinance No. 17,009 provided for the location
and restriction of access drives to the site from the proposed north/south arterial
(Wellington Hills Road). Ordinance No. 17,012 provided for the payment of $20,000
toward the construction for the intersection of Chenal Parkway and the future east
boundary street. Ordinance No. 17,013 provided for the construction of the east
boundary street to be the full width of the north one-half of the east boundary street.
Ordinance No. 17,574 adopted by the Little Rock Board of Directors on September 16,
1997, removed the eastern most lot from the PCD and zoned the property C-3, General
Commercial District.
A. PROPOSAL/REQUEST:
National Home Center located at 15707 Chenal Parkway is requesting a revision
to the previously approved PCD for the site to allow an expansion of the current
facilities located on the site. The subject property contains 5.749 acres, which is
the result of combining Lot 1, a platted lot and Lot 3, which is unplatted. Lot 1 is
currently zoned PCD and Lot 3 is currently zoned C-3, General Commercial
District. The site contains an existing 12,951 square foot material storage area
and 63 parking spaces. The desire is to expand the material storage area by
13,327 square feet and add 36 new parking spaces. The new material storage
area is proposed under roof and the storage area that faces the Parkway is
proposed with exposed aggregate concrete tilt-up panel walls. The new
materials storage area that faces east will be finished in the same manner as the
existing structure, which is painted metallic siding.
The application includes a request for a deferral of the required one-half street
improvements to Wellington Village Road. The deferral request is to require
street construction at the time adjacent property across Wellington Village Road
is developed. The applicant has indicated improvements will be constructed to
Kanis Road with the proposed building expansion. The applicant is requesting
the required improvements to Chenal Parkway be constructed with the public
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
3
project (the extension of Wellington Village Road and Chenal Parkway)
scheduled to begin in the summer of 2006.
B. EXISTING CONDITIONS:
National Home Center is located on the site with vacant properties located to the
east and west. The area of the proposed expansion for National Home Center is
currently wooded. Chenal Parkway is constructed to Master Street Plan
standard with a sidewalk located along a portion of the site. Wellington Village
Road has not been constructed adjacent to the site. Kanis Road is a narrow
unimproved road with open ditches along the property frontage. Other uses in
the area include commercial and office uses. An automobile related use is
located to the east of this site, which was recently approved as a PCD.
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, all residents who
could be identified located within 300-feet of the site and the Parkway Place
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
2. Proposed Wellington Road and Kanis Road are classified on the Master
Street Plan as minor arterials. A dedication of right-of-way 45 feet from
centerline will be required.
3. A 30 foot radial dedication of right-of-way is required at the intersections of
Wellington Road and Chenal Parkway, and Wellington Road and Kanis
Road.
4. With the site development, provide the design of these streets conforming
to the Master Street Plan. Construct one-half street improvements to
these streets including 5-foot sidewalks with the planned development.
Contact Traffic Engineering (Bill Henry 379-1816) regarding lane
requirements at the intersections.
5. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
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
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
4
proposed location for storm water detention facilities on the plan.
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. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding streetlight requirements.
11. Any future proposed driveways on Wellington Road will have to be located
close to the midpoint on Wellington Road. (Insufficient frontage for two (2)
driveways).
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. If larger and/or additional meters are
installed, a Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. Additional
fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Contact Central Arkansas Water at 377-1225 for additional information.
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 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 Commercial for this property. The applicant has
applied for a revision of a PCD for an expansion of an existing use.
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
5
The request does not require a change to the Land Use Plan.
Master Street Plan: Wellington Hills and Kanis are shown as Minor Arterials on
the Master Street Plan and Chenal Parkway is shown as a Principal Arterial.
These streets may require dedication of right-of-way and may require street
improvements. The primary function of a Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within urbanized
areas. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on all of the abutting streets since they are arterials.
Bicycle Plan: A Class I bike route is located along Chenal parkway adjacent to
this property. A Class I bikeway is built separate from or alongside a road.
Additional paving and right of way may be required.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. In the Office and
Commercial Development Goal, it states to “Aggressively use Planned Zoning
Districts (PZDs) to influence more neighborhood-friendly and better quality
developments.” This application is a revision of a PCD and would support this
objective.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer
minimal ordinance requirements.
2. A thirty-eight foot (38) wide street buffer is required along Chenal
Parkway. This area is to average 38 foot, but in no case less than half,
nineteen foot (19). It appears to be a directional parking lot, thus appears
maneuvering area can be reduced to help meet this average.
3. All dead/diseased landscaping should be replaced per the minimal city
landscape ordinance requirements.
4. A forty-eight percent (48%) upgrade is required towards meeting the City’s
minimal landscaping ordinance requirements due to the expansion.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
6
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
The applicant’s representative was present representing the request. Staff
presented an overview of the development indicating there were additional items
necessary to complete the review process. Staff stated the site plan did not
include any existing or proposed dumpster locations and requested the applicant
indicate any proposed dumpster locations on the proposed site plan. Staff also
questioned if any additional signage was being proposed as a part of the
development.
Public Works comments were addressed. Staff stated dedication of right-of-way
and half street improvements would be required on all abutting roadways per the
Master Street Plan. Staff also stated a grading permit would be required prior to
any land clearing or grading activities on the site. Staff stated the City’s Storm
Water Detention Ordinance would apply to any development of the site.
Landscaping comments were addressed. Staff stated landscaping
improvements would be required on the site. Staff stated a forty-eight (48)
percent upgrade would be required due to the expansion. Staff also stated any
dead or diseased landscaping should be replaced per the minimum landscape
ordinance requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the March 8, 2006, Subdivision Committee meeting. The applicant has
indicated the proposed dumpster location and the location of the existing
signage. The applicant has also indicated additional building signage will be
added to the new construction. The site plan indicates landscaping upgrades will
be completed per current ordinance requirements. The site plan indicates any
additional dumpsters will be located within the development and screened from
adjoining roadways.
The requested revision is to allow an expansion of the existing hardware store
located on the site. The expansion is proposed with an additional 13,327 square
feet of materials storage and 36 parking spaces. The new material storage area
is proposed under roof and the storage area that faces the Parkway is proposed
with exposed aggregate concrete tilt-up panel walls. The new materials storage
area that faces east will be finished in the same manner as the existing structure,
which is painted metallic siding.
March 30, 2006
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-G
7
Based on the square footage after expansion a total of 87 parking spaces would
typically be required. The site plan indicates a total of 99 on-site parking spaces.
The indicated parking is more than adequate to meet the typical minimum
parking required for the proposed development.
There are existing signs located along Chenal Parkway and Kanis Road. The
sign along Chenal Parkway is a seven foot by fifteen foot sign on a twelve foot by
sixteen foot concrete base. The sign located along Kanis Road is a five foot
three inches by fifteen foot sign on a twelve foot by sixteen foot base.
The application includes a request for a deferral of the required one-half street
improvements to Wellington Village Road. The deferral request is to require
street construction at the time adjacent property across Wellington Village Road
is developed. The applicant has indicated improvements will be constructed to
Kanis Road with the proposed building expansion. The applicant is requesting
the required improvements to Chenal Parkway be constructed at the time of the
intersection improvements and signalization for Wellington Village Road and
Chenal Parkway scheduled to begin in the summer of 2006.
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 deferral request of the required street
construction to Wellington Village Road until abutting properties are developed.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report. Staff also presented a recommendation of approval of the
deferral request of the required street construction to Wellington Village Road until
abutting properties are developed.
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 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 13 FILE NO.: Z-4969-C
NAME: Spring Tree Village Revised Long-form PD-R
LOCATION: Located South and West of Spring Tree Circle and Spring Tree Drive
DEVELOPER:
Mike Smith
51 Westfield Court
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72209
AREA: 4.56 acres NUMBER OF LOTS: 19 FT. NEW STREET: 1,100 LF
CURRENT ZONING: PD-R
ALLOWED USES: Zero Lot Line Single-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 15,437 adopted by the Little Rock Board of Directors on February 16,
1988, established the Springtree Village Long-form PD-R. The approval included the
development of 61 zero-lot line homes in two phases (31 lots in Phase I and 30 Lots in
Phase II). The site included 1.5 acres of open space the developer would maintain until
the City requested the area be dedicated as public open space. Phase I of the
subdivision was final platted containing 31 lots.
Ordinance No. 16,490 adopted by the Little Rock Board of Directors on September 21,
1993, revised the previously approved PD-R to allow Lots 1 and 4 of the Springtree
Village Subdivision to install a metal patio cover over an existing concrete patio, fence
the rear yard, move the rear building line from the location platted to coincide with the
March 30, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4969-C
2
rear open space and utility easement and construct a metal storage building three feet
off the rear and south property lines.
On May 26, 2005, the Little Rock Planning Commission reviewed and recommended for
approval a revision to the previously approved PD-R for Phase I. The Board of
Directors adopted Ordinance No. 19,336 on June 21, 2005, revising the previously
approved PD-R to allow eighteen lots to be replatted as eleven lots; resulting in a total
of available 21 lots for the Phase I portion of the development. The Phase II portion of
the development remained as was previously approved allowing 30 zero lot line lots.
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved PD-R to allow
Phase 2 of the Springtree Village Addition to develop with more traditional
single-family lots. The Phase II portion was approved for the development of
30 zero lot line homes. The Phase II portion contains 4.56 acres and is proposed
with 19 single-family lots resulting in a density of 4.16 units per acre. The
average lot size proposed is 70-feet by 115-feet or 8,050 square feet. Springtree
Drive and Springtree Circle will be extended from the current terminus and
Spring Lane will be added as a result of the development. The streets are
indicated as residential streets with a 50-foot right-of-way and 26-feet of paving.
A variance from the typical minimum standards of the Subdivision Ordinance
(Section 31-232(e)) to allow a reduced building line on one street side (15-feet) is
proposed for Lots 64, 69, 74 and 78.
B. EXISTING CONDITIONS:
The indicated lots are vacant with a scattering of trees. There are several
homes, which have been constructed in the subdivision in previous phases. The
roadway to the north of this site was constructed with the previous development.
Other uses in the area are primarily residential uses.
C. NEIGHBORHOOD COMMENTS:
Southwest Little Rock United for Progress, the Deer Meadow Neighborhood
Association, all owners of property located within 200-feet of the site and all
residents, who could be identified, located within 300-feet of the site were notified
of the public hearing. As of this writing, staff has received several informational
phone calls from area residents.
March 30, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4969-C
3
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. With the site development, provide the design of these streets conforming to
the Master Street Plan. Construct street improvements to these streets with
the planned development.
2. 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.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. The proposed right-of-way dedication meets the Master Street Plan
requirements.
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 information.
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. 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. Contact Central
Arkansas Water at 377-1225 for additional information.
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 on a dedicated CATA Bus Route.
March 30, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4969-C
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs Planning District.
The Land Use Plan shows Single Family for this property. The applicant is
requesting a revision to a PD-R (Planned Residential Development) to allow for
more traditional single family home development, compared to the originally
approved zero lot line development. The request does not require a change to
the Land Use Plan.
Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the
immediate vicinity of the development.
Master Street Plan: Springtree Drive and Yarberry Lane are shown as Local
Streets on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. These streets may require street
improvements and dedication of right of way.
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: (March 8, 2006)
Mr. Pat McGetrick of McGetrick Engineers 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 minimum lot size and the proposed side and rear yard
setback for each of the lots. Staff also requested the applicant provide the
maximum buildable area for each of the indicated lots.
Public Works comments were addressed. Staff stated with the site development
construction of the streets per the Master Street Plan would be required. Staff
also stated a grading permit would be required prior to any land clearing 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.
March 30, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4969-C
5
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing issues raised at the
March 8, 2006, Subdivision Committee meeting. The applicant has provided the
maximum buildable area for each of the indicated lots.
Staff is supportive of the applicant’s request. The applicant has indicated a
revision to a previously approved PD-R to allow 11 lots to develop with detached
single-family homes. As a part of the request, the applicant is proposing a
revision to the previously approved platted building lines, which were established
on the zero lot line lots. The applicant is requesting a variance from the typical
minimum standards of the Subdivision Ordinance to allow a reduced building line
of four of the indicated lots. Per Section 36-254(d)) lots abutting street right-of-
ways are to have a 25-foot exterior side yard. The request is to allow a reduced
exterior side yard (15-feet) for proposed Lots 64, 69, 74 and 78
The applicant is proposing minimum lot sizes consistent with R-2, Single-family
zoned properties or a minimum of 7,000 square feet of lot area. The applicant
has indicated minimum lot widths and depths also consistent with R-2,
Single-family zoned properties or a minimum lot width of 60-feet, a minimum lot
depth of 100 feet and a minimum lot area of 7,000 square feet. The proposed
preliminary plat includes a 25-foot front platted building line with setbacks as
established by the Zoning Ordinance or 25-foot rear yard and side yard setbacks
of 10 percent of the width of the lot not to exceed eight feet with a maximum
buildable area indicated at 3,000 square feet.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. The subdivision was approved for the development of 61 zero
lot line homes. With the approval of the current request the total number of
available lots will be reduced to 41 single-family lots. Staff feels if the
development is constructed as proposed there should have minimal impact on
adjoining properties and single-family homes currently existing within the
subdivision.
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: (MARCH 30, 2006)
The applicant was present representing the request. There was one registered objector
present. Staff presented the item with a recommendation of approval subject to
March 30, 2006
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4969-C
6
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated
the development was reducing the number of available lots to allow the developers to
construct a more typical single-family subdivision with larger lots and larger setback.
Mr. Curtis Gill addressed the Commission in opposition of the request. He stated his
home was located adjacent to the development and his concerns were traffic and
density. He stated he had a serious traffic accident backing out of his driveway
because of the speed of traffic on Chicot Road. He stated the new development would
only increase traffic in the area. Mr. Gill stated the new development would invade his
privacy. He stated his home had a sunroom located on the rear which he enjoyed in the
evenings and the sunroom looked out to a wooded area. He stated with the new homes
the woods would be removed and he would no longer have his privacy.
The Commission questioned Mr. Gill as to where his home was located. He stated
across from the manufactured housing park. The Commission stated the proposed
development did not abut his property and was located south of his home across
Yarberry Lane. He stated he was no longer opposed.
The Commission questioned staff as to the volume of traffic on Chicot Road. Staff
stated the 2004 numbers indicated approximately 8000 cars per day in this area. The
Commission questioned when a new study would be conducted. Staff stated the 2005
numbers were expected in May.
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.
March 30, 2006
ITEM NO.: 14 FILE NO.: Z-5522-B
NAME: St. Mark’s Revised Long-form POD
LOCATION: Located at 1024 North Mississippi Avenue
DEVELOPER:
Wooden, Fulton & Scarborough, PC
c/o Verizon Wireless Communication
737 Market Street, Suite 620
Chattanooga, TN 37402
ENGINEER:
Excel Communications, Inc.
6247 Amber Hills Road
Birmingham, AL 35176
AREA: 14.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PD-O
ALLOWED USES: Church Facility and Commercial Catering Service
PROPOSED ZONING: POD
PROPOSED USE: Church facility, a Commercial Catering Service
and Cellular Tower
PLANNING DISTRICT: 3 – West Little Rock
CENSUS TRACT: 21.01
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 1, 2004, the Little Rock Board of Directors approved a rezoning request
for this site to PD-O to allow the use of the existing church kitchen facilities as a
commercial catering business. The Little Rock Planning Commission reviewed this
request on October 7, 2004, and made a recommendation of approval of the request.
The applicant proposed to rezone the existing church site to PD-O to allow a
March 30, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-5522-B
2
commercial catering company to operate from the existing church kitchen facilities. The
applicant indicated there would not be any exterior modifications to the structure and
there would not be any activities on the site other than the preparation and cooking of
the food. The applicant stated there would not be any consumption of food or pick-up
service available on the premises. The applicant also indicated the days and hours of
operation would be limited to normal business hours of 8:00 am to 5:00 pm daily with
the exception of special events. The applicant indicated there would be no more than
four employees of the business and no more than four vehicles parked on the site
during operation.
On November 10, 2005, the Little Rock Planning Commission recommended denial of a
request to amend the previously approved PD-O to allow the placement of a cellular
tower on the site. Verizon Wireless Communications proposed to lease a 75-foot by
75-foot site from St. Mark’s Episcopal Church to place a 120-foot monopole and
communications facility. The monopole was indicated as a state of the art
telecommunication tower that would create minimum intrusiveness into its surrounding
neighborhood while providing critical telecommunication services to the residents of
Little Rock. The applicant indicated the successful construction and operation of tower
facilities was critical to the completion of the Verizon Wireless’s network.
This item was appealed to the Board of Directors but the appeal request was withdrawn
prior to any Board of Directors action.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the current PD-O zoning to POD to
allow the placement of a cellular tower on the site. Verizon Wireless
Communications is proposing to lease a 75-foot by 75-foot site from St. Mark’s
Episcopal Church to place a 120-foot steeple design rather than a 120-foot
monopole tower as proposed in the previous application. The structure will be
comprised of materials resistant to weathering. The structure’s panels around
the antennas will be comprised of sheets of ABS plastic with a foam core. The
technology utilizes a combination of steel and fiberglass to produce a structure
that will create a long lasting structure. The body of the structure will be encased
in modern stucco. The stucco will be designed to appear as a traditional steeple
finish while providing a weather resistant finish.
No illumination of the structure is planned since the FAA does not require lighting
on towers of the proposed height. Additionally no artificial lighting source or flood
lighting is proposed for the tower structure at ground level. No lettering
identifying the church is proposed.
The applicant has indicated Verizon Wireless has made every effort to find a
suitable structure to locate or collocate its antennas upon. The applicant has
indicated suitable structures have not been located that would allow for the
March 30, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-5522-B
3
completion of the Verizon Wireless’s network. The applicant has provided staff
with a letter of intent to allow collocation for proposed wireless
telecommunication facilities when collocation at the tower site is commercially
feasible and collocation is feasible within engineering parameters. The
applicant’s statement indicates the proposed tower has the capability of providing
collocation for additional tenants.
The site plan indicates compliance with the typical standards of Section 36-593 –
Development Standards with regard to height standard, setback standards,
landscaping and screening, aesthetic, placement, material and colors, lighting
and security fencing.
The application includes a statement from the Radio Frequency Engineer
indicating the site’s Equivalent Isotropically Radiated Power (EIRP) for this
installation is 890 watts or less. According to the applicant the current FCC rule
(reference: Code of Federal regulations, Title 47-Telecommunications, Chapter 1
Federal Communications Commission, Part 24 – Personal Communications
Services, Subpart E- Broadband PCS, Section 24.232 – Power and antenna
height limits) permits up to 1640 watts EIRP for this type of installation.
The applicant has indicated the property is not subject to any Bill of Assurance
filed with the Circuit Clerk’s Office of Pulaski County.
B. EXISTING CONDITIONS:
The site contains an existing church with several buildings and activities on the
site. There are single-family uses located to the south and west of the site and
across Mississippi Avenue to the east. To the north of the site is also a church
facility. Evergreen Street is located along the northern boundary, which has
been constructed to Master Street Plan standard. Mississippi Avenue is located
on the eastern boundary of the property and has also 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 and all residents
located within 300-feet of the site, who could be identified, the Leawood Garden
Club and the Merriwether Neighborhood Association were notified of the public
hearing.
March 30, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-5522-B
4
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
2. A grading and drainage plan will be required prior to issuance of grading
permit.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service is not required for this project. No comment.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #8 – the Rodney Parham
Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Public Institutional for this property. The
applicant has applied for a revision to the POD for the addition of a cell phone
tower.
The proposal does not have a significant impact on the Land Use Plan, which
would necessitate a Plan Amendment.
Master Street Plan: Mississippi Street is shown as a Minor Arterial on the Master
Street Plan and Evergreen is shown as collector. These streets 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 while a
March 30, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-5522-B
5
Collector street’s primary purpose is to link Local Streets and activity centers to
Arterials.
Bicycle Plan: A Class III bike route is shown along Evergreen. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or
right-of-way is required. Class III bicycle route signage may be required.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Midtown Neighborhood Action Plan. The plan does not
specifically address this type of action.
Landscape: The landscaping must comply with the minimum requirements of
Article XII – Wireless Communication Facilities - Section 36-593(c)(1).
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
The owner’s representative was present representing the request. Staff
presented an overview of the proposed development indicating there were few
outstanding issues associated with the request. Staff questioned if the structure
would contains any lettering or lighting. Staff also questioned details of the
proposed structure including the treatment of the outside surface.
Public Works comments were addressed. Staff stated a grading plan would be
required prior to any land clearing on the site. Staff also stated a grading and
drainage plan would be required prior to the issuance of a grading permit.
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 responded to comments raised at the March 8, 2006, Subdivision
Committee meeting. The structure will be comprised of materials resistant to
weathering. The structure’s panels around the antennas will be comprised of
sheets of ABS plastic with a foam core. The technology utilizes a combination of
steel and fiberglass to produce a structure that will create a long lasting structure.
The body of the structure will be encased in modern stucco. The stucco will be
designed to appear as a traditional steeple finish while providing a weather
resistance finish. No illumination of the structure is planned since the FAA does
not require lighting on towers of the proposed height. Additionally no artificial
lighting source or flood lighting is proposed for the tower structure at ground
level. No lettering identifying the church is proposed.
March 30, 2006
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-5522-B
6
According to the applicant every effort has been made to find a suitable structure
to locate or collocate its antennas upon. A suitable structures has not been
located that would allow for the completion of the network. As required by the
application process a letter of intent to allow collocation for proposed wireless
telecommunication facilities when collocation at the tower site is commercially
feasible and collocation is feasible within engineering parameters has been
submitted. The applicant’s statement indicates the proposed tower has the
capability of providing collocation for additional tenants.
The application also includes a statement from the Radio Frequency Engineer
indicating the site’s Equivalent Isotropically Radiated Power (EIRP) for this
installation is 890 watts or less. According to the applicant the current FCC rule
(reference: Code of Federal regulations, Title 47-Telecommunications, Chapter 1
Federal Communications Commission, Part 24 – Personal Communications
Services, Subpart E- Broadband PCS, Section 24.232 – Power and antenna
height limits) permits up to 1640 watts EIRP for this type of installation.
The site plan indicates compliance with the typical standards of Section 36-593 –
Development Standards with regard to height standard, setback standards,
landscaping and screening, aesthetic, placement, material and colors, lighting
and security fencing per Article XII - Wireless Communication Facilities. To
staff’s knowledge there are no outstanding issues associated with the request.
Staff feels the applicant has adequately addressed concerns with regard to
placement of the proposed facility and limiting the visual 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: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 28, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated the deferral request would require a By-law waiver with
regard to the late deferral request. Staff stated they were supportive of the By-law
waiver request and the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the requested By-law waiver. The motion carried by a vote of 10 ayes,
0 noes and 1 absent. The chair entertained a motion for placement of the item on the
Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and
1 absent.
March 30, 2006
ITEM NO.: 15 FILE NO.: Z-6219-D
NAME: Bella Rosa Revised Long-form PCD
LOCATION: Located 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 –
A revision to the hours of operation
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
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
2
Cantrell Road and Bella Rosa Drive as a Planned Commercial Development. The
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 approval allows O-3 uses and an allowance for ten percent of the gross
floor area as O-3 accessory uses with the 29,000 square foot office building. 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 appealed to the Board of
Directors.
On January 5, 2006, the Little Rock Planning Commission recommended denial of a
request to revise the previously approved PCD to allow additional uses to occupy the
site. The proposal included the allowance of up to 60% of the 29,000 square foot office
building to be utilized as office, showroom and warehouse space and to allow a health
studio or spa use. This recommendation has been appealed to the Board of Directors
and is scheduled to be heard at the Board of Directors’ April 18, 2006, public hearing.
A. PROPOSAL/REQUEST:
The applicant is now proposing to amend the previously approved PCD to allow
a modification in the hours of operation. The sole purpose of the application is to
revise the PCD to specify that the hours of operation, as specified in the existing
PCD, apply only to the office of the mini-warehouse facility on the south side of
the property. The hours of operation will not be specified for the tenants of the
29,000 square foot office building. The mini-warehouse portion of the
development is to remain with 24-hour access.
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
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
3
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, all residents who
could be identified located within 300-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: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No comment regarding the extended hours of operation.
Entergy: No comment.
Center-Point Energy: No comment.
SBC: No comment.
Central Arkansas Water: No objection.
Fire Department: No comment regarding extending hours of operation.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 - the Highway 10
Express Route.
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
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 PCD for change business hours of the site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell is shown as a Principal Arterial on the Master Street
Plan and may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: A Class I bike route is located along the creek just north of Cantrell
and 600’ north of this site. A Class I bikeway is built separate from or alongside
a road.
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: (March 8, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicting there were no outstanding
issues associated with the request. There was no further discussion of the item.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request remaining from
the March 8, 2006, Subdivision Committee meeting. The applicant is proposing
to amend the previously approved PCD to allow a modification in the hours of
operation only. The sole purpose of the application is to revise the PCD to
specify that the hours of operation, as were approved in the existing PCD, would
apply only to the office of the mini-warehouse facility and the hours of operation
for the 29,000 square foot office building would not be specified. The
mini-warehouse portion is to still have 24-hour access.
Staff is not supportive of this request. The building was approved for O-3,
General Office District uses which are typically not 24-hour businesses. Staff
feels the hours of operation of the office building should be more in keeping with
an office development and some limits should be placed on the approved hours.
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
5
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
Mr. Stephen Giles was present representing the application. Staff presented the item
indicating they were now supportive of the proposed hours of operation. Staff stated the
applicant had indicated the closing hours of the restaurant Monday through Thursday at
11:00 pm, Friday and Saturday 12:00 Midnight and Sunday at 10:00 pm. Staff stated
the office portion of the development would close at 9:00 pm and the mini-warehouse
would remain open 24-hours per day. Staff stated the office portion of the
mini-warehouse would close at 8:00 pm as was previously approved.
There was a question concerning the removal of the wording Tavern 10 located on the
awning. Staff stated the request was for hours of operation and not signage but the
applicant had made the commitment to remove this wording from the awning.
Mr. Stephen Giles addressed the Commission on the merits of the request. He stated
the developers were requesting additional hours of operation to support the restaurant
use of the development. He stated the additional hours would allow patrons of the
restaurant to enjoy a televised game, many of which ran over the allotted time frame,
and by closing at 11:00 pm this would allow the game to finish before the required
closing hour.
Ms. Kathleen Oleson addressed the Commission in opposition of the request. She
stated she had followed the development of Highway 10 for a number of years. She
stated developments made accommodations to gain support of the Commission and the
Board. She stated the developers indicated two years ago, when the development was
approved, the limiting of the hours of operation would not be an issue. She stated now
the developers were requesting to extend the hours of operation. She stated to approve
the request would send a signal to the development community and the citizens of Little
Rock that once a development was approved to wait a little while and come back to the
Commission to change the limits imposed on the approval.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the
intent of the Highway 10 Design Overlay was to cluster commercial development and
allow residential and commercial activities to coincide along the corridor. She stated the
site was shown on the Land Use Plan as Transitional which allowed for residential and
office development. She stated the development was an intense development and by
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
6
extending the hours of operation would only magnify the commercial activity of the
development. She stated there were restaurant uses located in office buildings around
the City which did quiet well maintaining typical office development hours.
Mr. Gene Pfeifer addressed the Commission in opposition of the request. He stated the
development was not an office development and was not constructed or intended to be
an office development. He stated the developers had a lust to make the site a
commercial strip zone. He stated with the original approval the proper notice was not
given to area residents therefore those most impacted and most opposed to the
development were not notified. He stated the Commission was being asked to reward
bad behavior. He stated if the development was constructed as an office development
why the overhead doors were installed on each of the bays. He stated the development
was constructed as an office warehouse facility and not an office development. He
stated the developers provided information and press releases indicated the
development as a commerce center. He stated the placement of a tavern on the site
was also operating outside the approved parameters. He stated the Highway 10 Plan
was developed and adopted to create commercial nodes. He stated the nodes were
created to add value to properties and to allow some properties to remain as residential.
He stated the development as constructed was 60 percent commercial located within a
Transition area which was more than should be allowed. He stated the developers
proposed an “L” shaped office building to screen the mini-warehouse portion of the
development. He stated the developers agreed to hours of operation and the allowed
uses. He stated now neither was good enough for the developers. He stated the
developers were requesting a change to the hours of operation and the allowable uses
for the site. He stated the Commission should send a message to the development
community that the approval received is based on the applicant’s request. He stated
the developers had already gotten more than they should have been allowed based on
the Land Use Plan.
Mr. Jim May addressed the Commission on the proposed time request. He stated the
intent was for the office of the mini-warehouse to be limited on hours and not the
remainder of the development. He stated the intent was not to limit the hours of
operation for the accessory or office uses.
Mr. Giles stated the developers were requesting a 9:00 closing time to allow a medical
office or a tax preparation service to locate on the site. He stated most of the office
uses would likely close at 5:00 pm to 6:00 pm.
There was a general discussion concerning the hours of operation of the
mini-warehouse facility. Mr. May stated the occupants could pay a fee and be offered
24 hour service. He stated currently only three customers paid for the additional hours.
He stated 24 hour access was common for mini-warehouse developments.
Commissioner Yates questioned the applicant if they were willing to compromise to
March 30, 2006
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6219-D
7
limiting the hours of service for the mini-warehouse facility. Mr. May stated they were
willing to limit the hours of the mini-warehouse facility to closing at 8:00 pm.
Commissioner Mizan stated he was not supportive of allowing the developers additional
time. He stated the request was from 7:00 am to 8:00 pm as approved. He stated the
developers were now requesting to change the rules.
There was a general discussion concerning the use of the site. Staff stated the
development was approved as a restaurant use. Staff stated a bar use not an allowable
use under the O-3 zoning district. Staff stated if in fact the development was a tavern
then the use was not an allowable use.
Mr. Giles stated due to the confusion a deferral was likely in order. The Chairman
entertained a motion to approve the deferral request. The motion carried by a vote of
6 ayes, 4 noes and 1 absent.
March 30, 2006
ITEM NO.: 16 FILE NO.: Z-6274-B
NAME: Grace Connections Short-form PD-C
LOCATION: Located at 9110 I-30
DEVELOPER:
Irwin Partners
1701 Centerview Drive
Little Rock, AR 72211
ENGINEER:
Arkansas Surveying
15825 Childress Road
Bauxite, AR 72011
AREA: 3.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4 – Open Display District
ALLOWED USES: Retail with outdoor display
PROPOSED ZONING: PD-C
PROPOSED USE: Church
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On March 17, 2005, The Little Rock Planning Commission approved a Conditional Use
Permit to allow Jose’s Nite Club Latino, Inc. to utilize the site as a special event
center/private club. The Little Rock Board of Directors adopted Resolution No. 11,993
on May 3, 2005, resending the Planning Commission’s approval.
A. PROPOSAL/REQUEST:
Grace Connections, A New Testament Church is seeking a rezoning of this site
from C-4, Open Display District to PD-C to allow a church facility to locate on this
site utilizing the existing buildings and parking. Currently, Grace Connection
Church has 142 members. Future plans call for a membership of
March 30, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6274-B
2
500 – 600 people. Grace Connection Church operates typical church hours. A
business office will be open during normal weekday operating hours. The church
has worship services on Sunday and Wednesday. Choir and band practice
occur on Thursday nights. Members of Grace Connection Church participate in
Bible Studies and Life Groups at various times throughout the week. Church
sponsored activities conclude before 10:00 pm.
There will be no daycare use or school on the site. Currently the Church is
planning on offering a “Mothers’ Day Out” program five days per week; but does
not have firm plans in place.
Currently Grace Connections sponsors two (2) annual events. The first is called
“Fall Fest”. Fall fest is an outdoor, family oriented event featuring food, games
and fellowship. The Church also hosts an annual “Racecar Dedication Service”.
This service, held in the spring, allows for racecar owners and drivers to bring
their vehicles to the church for food, music, fun, fellowship and prayer. As the
church grows, these types of annual events may increase.
The plan indicates the existing buildings on the property. The Church plans to
keep all existing buildings. It is the intent of the Church to convert the property to
their use in phases. The first, and primary, phase will consist of a renovation of
the main building, or the numerous interior improvements, including adding a
sanctuary and classrooms, as well as adding a new façade to the front of the
building. Eventually, Grace Connection plans on turning the 9,375 square foot
building behind the main building into a family life center, which will include a
gymnasium, kitchen area, and reception hall. Once the family life center has
been finished, Grace Connection Church plans on developing a community
basketball program. No firm timetable has been set for the conversion of the rear
building, but Grace Connection Church plans on beginning construction as soon
as the funds can be raised.
Signage is proposed to comply with City ordinance standards for commercial
zones.
The site contains a parking area in the front of the building and an asphalt-paved
surface along the side and rear of the building. Utilizing the parking lot in the
front of the site and striping the paved areas around the building will result in 211
parking spaces.
B. EXISTING CONDITIONS:
The property fronts the I-30 Frontage Road and is located in an area of mixed
uses and zoning. Located to the west are an undeveloped, wooded tract, a
vacant commercial building, a mini-warehouse complex and an apartment
development. Adjacent to the north is an apartment development. A Shriner’s
Temple is adjacent to the east. Other uses in the area include a single-family
March 30, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6274-B
3
subdivision further to the north and commercial businesses fronting University
Avenue to the northeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents and the South Brookwood/Ponderosa Neighborhood Association. All
property owners located within 200-feet of the site, all residents who could be
identified located within 300-feet of the site along with the South
Brookwood/Ponderosa Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions: 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: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. If larger and/or additional meters are
installed, a Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. Additional
fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Contact Central Arkansas Water at 377-1225 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a PCD for a church facility.
March 30, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6274-B
4
The request does not require a change to the Land Use Plan.
Master Street Plan: The frontage road of I-30 is shown as a Local Street on the
Master Street Plan and may require dedication of right-of-way and may require
street improvements.
Bicycle Plan: A Class III bike route is located along Chicot Road one-quarter
mile to the west while a Class II bike route is located along Forbing Road to the
north.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the 65th Street West Neighborhood Action Plan. The land Use
and Zoning Goal lists the following objective relevant to this case: “Ensure that
non-residential development and multifamily development in the area be limited
to areas currently reserved for such uses on the Future Land Sue Plan or in
areas currently zoned for non-residential and multi-family uses” This application
is not in conflict with this statement.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
The applicants were 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 any alternative
uses were being requested for the site. The applicant stated a church was the
only use being requested. Staff also questioned any additional improvements to
be constructed on the site. The applicants stated no new construction would
take place on the site; only renovations of existing structures were planned. Staff
noted the proposed remodeling could trigger a landscape upgrade requirement.
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 March 8, 2006, Subdivision Committee meeting. The applicant has
indicated no alternative uses are being proposed with the request. Also,
according to the applicant, no exterior modifications or improvements are being
proposed. The site plan indicates the placement of a dumpster located near the
rear of the site. A note on the site plan indicates the dumpster will be screened
March 30, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6274-B
5
per City ordinance requirements. The applicant has indicated the service hours
of the dumpster will be limited to daylight hours.
The site plan includes the placement of three (3) crosses within the front building
setback. The wooden crosses are proposed as 15-feet to 20-feet in height. The
site plan also indicates the placement of a single sign located in the front yard
area consistent with signage allow in commercial zones. The intent is to utilize
the existing pole sign on the site and replace the existing sign face with the
church’s information.
There are no new paved area being proposed. The only modifications to the site
will be the placement of a new façade on the building and interior renovations.
The site contains approximately 211 parking spaces. The church plans for a
future membership of 500 – 600 persons. Based on the indicated membership
one hundred fifty parking spaces would typically be required.
Grace Connection Church operates typical church hours. A business office will
be open during normal weekday operating hours. The church has worship
services on Sunday and Wednesday. Choir and band practice occur on
Thursday nights. Members of Grace Connection Church participate in Bible
Studies and Life Groups at various times throughout the week. Church
sponsored activities conclude before 10:00 pm. Currently two (2) annual events
are sponsored. The first is called “Fall Fest” and is an outdoor, family oriented
event featuring food, games and fellowship. A sound system will be utilized
during this event. The Church also hosts an annual “Racecar Dedication
Service” which is held in the spring and allows for racecar owners and drivers to
bring their vehicles to the church for food, music, fun, fellowship and prayer. This
event will have live music. In both instances the church plans on utilizing the
front of the church so that the church will not disturb the neighbors to the rear.
All outdoor activities will conclude at or before sunset. As the church grows,
these types of annual events may increase.
There will be no daycare use or school on the site. Currently the Church is
planning on offering a “Mothers’ Day Out” program five days per week; but does
not have firm plans in place.
The plan indicates the existing buildings on the property. The Church plans to
keep all existing buildings. It is the intent of the Church to convert the property to
their use in phases. The first, and primary, phase will consist of a renovation of
the main building, or the numerous interior improvements, including adding a
sanctuary and classrooms, as well as adding a new façade to the front of the
building. Eventually, plans including turning the 9,375 square foot building
behind the main building into a family life center, which will include a gymnasium,
kitchen area, and reception hall. Once the family life center has been finished,
Grace Connection Church plans on developing a community basketball program.
March 30, 2006
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6274-B
6
No firm timetable has been set for the conversion of the rear building, but Grace
Connection Church plans on beginning construction as soon as the funds can be
raised.
Staff is supportive of the applicant’s request. Staff feels the developers have
done an adequate job addressing issues and concerns to protect the adjoining
properties. Staff does not feel the placement of a church at this location will
negatively impact 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: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Jeff Yates).
March 30, 2006
ITEM NO.: 17 FILE NO.: Z-6698-B
NAME: 3900 Barrow Road Revised PCD
LOCATION: Located at 3900 Barrow Road
DEVELOPER:
Supplies Plus Co., Inc.
Edward Jacobs
3520 West 69th Street, Suite 404
Little Rock, AR 72209
ENGINEER:
Matrix IV Architects
100 South Main Street, Suite 418
Little Rock, AR 72201
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mixed Office/Commercial
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Office/Commercial – allowance of a ground
mounted sign
VARIANCES/WAIVERS REQUESTED: None requested.
Staff has been unable to contact the applicant concerning issues related to the
proposed placement of the sign. Staff recommends this item be deferred to the May 11,
2006, public hearing.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was not present representing the request. There were no registered
objectors present. Staff presented the item indicating had been unable to contact the
applicant concerning issues related to the proposed placement of the sign. Staff
recommended the item be deferred to the May 11, 2006, public hearing.
March 30, 2006
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6698-B
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.
March 30, 2006
ITEM NO.: 18 FILE NO.: LU06-01-01
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Northeast corner Cantrell & Pinnacle Valley Roads
Request: Transition to Mixed Use
Source: Joe White, White-Daters
On March 15, 2006 the applicant requested that this item be deferred. Staff is
not opposed to deferral. The item will be heard on May 11, 2006.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
This item was placed on the consent agenda for defer to May 11, 2006 at the
request of the applicant. By a vote of 10 for, 0 against, the consent agenda was
approved.
March 30, 2006
ITEM NO.: 18.1 FILE NO.: Z-7436-A
NAME: Cantrell/Pinnacle Valley Revised Short-form PCD
LOCATION: Located on the Northeast corner of Cantrell Road and Pinnacle
Valley Road
DEVELOPER:
Collier-Dickson Flake Partners
400 West Capitol Avenue, Suite 1200
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 10.18 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and R-2, Single-family
ALLOWED USES: Mini-warehouse development and a strip commercial center
and Single-family residential
PROPOSED ZONING: Revised PCD
PROPOSED USE: Restaurant site, Mini-warehouse development and a strip
commercial center
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated March 15, 2006, requesting this item be
deferred to the May 11, 2006, public hearing. Staff is supportive of this deferral request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 15, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request.
March 30, 2006
SUBDIVISION
ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7436-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.
March 30, 2006
ITEM NO.: 19 FILE NO.: Z-7603-B
NAME: 14910 Cantrell Road Revised Short-form PCD
LOCATION: Located at 14910 Cantrell Road
DEVELOPER:
Collier-Dickson Flake Partners
400 West Capitol Avenue, Suite 1200
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 8.1 acres NUMBER OF LOTS: 4 FT. NEW STREET: 400 LF
CURRENT ZONING: POD and R-2, Single-family
ALLOWED USES: Restaurant/Office and Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant Development
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated March 16, 2006, requesting this item be
deferred to the May 11, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 16, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 20 FILE NO.: Z-7988
NAME: Arkansas Armored Car Short-form PD-C
LOCATION: Located at 1415 South State Street
DEVELOPER:
Wel-Ark, Inc.
c/o Arkansas Armored Car
P. O. Box 82243
Lafayette, LA 70598
ENGINEER:
Donald Brooks Surveying
Arch Street Pike
Hensley, AR
AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two Family District
ALLOWED USES: Residential
PROPOSED ZONING: PD-C
PROPOSED USE: Parking lot for an adjoining commercial building
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The owners of the property located at 1415 South State Street are proposing the
rezoning of this site from R-4 to PD-C to allow the placement of a parking facility
to serve an adjoining commercially zoned business. The site has a house with
an unpaved parking area located in the rear yard area. Three large trees are
located on the northern portion of the property, which the applicant intends to
preserve. The site plan indicates the placement of a six-foot chain link fence and
a wood fence to provide screening around the perimeter of the site. Curb
bumpers will be used to protect the fencing and landscaped areas.
March 30, 2006
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-7988
2
The parking lot will be constructed of a hard surface material either concrete or
asphalt. The parking lot will provide parking for ten to twelve vehicles.
B. EXISTING CONDITIONS:
The site contains a single-family structure in disrepair. Arkansas Armored Car is
located to the north of this site and currently utilizing the rear yard area, which is
not paved, as a parking area for vehicles. There is a narrow alley located along
the eastern boundary of the site, which currently provides access to the rear yard
parking. Other uses in the area include a low powered radio station located to
the north of this site and a large building currently being used as a church facility
located to the southwest of the site. There are three residential structures
located to the west of the site and one residential unit located to the south of the
site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. All property owners located within 200-feet of the site, all
residents who could be identified located within 300-feet of the site along with the
Downtown 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. Dedication of right-of-way is required to ten (10) feet from centerline of alley.
A fence cannot be located within right-of-way of alley.
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 at 377-1225 regarding
water requirements for this site.
Fire Department: Approved as submitted.
March 30, 2006
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-7988
3
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Low Density Residential for this property. The
applicant has applied for a PCD for a storage area for parking of commercial
vehicles.
The proposal is an expansion of an exiting use within the Commercial area, as
such it does not have a significant impact on the Land Use Plan, which would
necessitate a Plan Amendment.
Master Street Plan: State Street is shown as a Local Street on the Master Street
Plan. It may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: A Class III bike route is located along Daisy Bates.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Downtown Neighborhood Action Plan. The housing goal
listed these objectives relevant to this case: “Redevelop 153 vacant lots and re-
occupy 512 vacant houses and 325 vacant apartments” and “Repair the 25% of
over 2,900 structures labeled "unsafe" by city housing inspectors.” This
application would remove a marginal structure that could be rehabbed for
residential use.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer minimal
ordinance requirements.
2. The zoning ordinance requires a 6’-9” wide land use buffer along the
southern perimeter of the site where abuting residential property.
Additionally, the landscape ordinance requires a perimeter planting strips
along any side of a vehicular use area that abuts adjoining property. This
strip is also required to be at least 6’-9” in width. Seventy percent (70%) of
this area is to remain undisturbed. A variance of these requirements will
require approval from the City Beautiful Commission.
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
perimeters of the site adjoining residential property.
4. Eight percent (8%) of the paved surface area must be allocated for
landscaped area, per the city landscape ordinance.
March 30, 2006
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-7988
4
5. A water source will need to be within seventy-five (75) foot of the
landscaped areas.
6. These calculations take into account the reduction allowed within the
designated mature area.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
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 questioned if any additional
signage was being proposed as a part of the development. Staff also stated the
site plan indicated parking spaces, which did not appear to be workable. Staff
requested the applicant provide dimensions of landscaped areas.
Public Works comments were addressed. Staff stated a dedication of right-of-
way was required to ten feet from the centerline of the alley. Staff stated a fence
could not be located within the right-of-way.
Landscaping comments were addressed. Staff stated the indicated site plan did
not allow the required perimeter landscaping per the landscape or buffer
ordinances. Staff also stated screening would be required along the perimeters
of the site abutting residentially zoned or used property.
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 March 8, 2006, Subdivision Committee meeting. The revised plan
indicates parking at a right angle, landscaped area dimensioned and a dedication
of right-of-way 10-feet from the centerline of the alley. There is no new signage
being proposed as a part of the development.
The site plan indicates the placement of a landscape strip along the southern
perimeter of the site 6.9 feet as required by the buffer and landscape ordinances.
The northern perimeter contains a landscape strip 3.1 feet. This indicated
landscape strip is not adequate to meet the landscape ordinance and will require
approval from the City Beautiful Commission to allow the reduced landscaping.
Curb bumpers will be used to protect the fencing and landscaped areas.
The site plan includes the placement of thirteen parking spaces to serve
Arkansas Armored Car, which is located immediately adjacent to the site. The
March 30, 2006
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-7988
5
parking lot will be constructed of a hard surface material either concrete or
asphalt. The parking area will be accessed from an existing alley and screened
from State Street.
There are three large trees located on the site the applicant has indicated a
desire to retain and has indicated a planter area around the trees. There are
three spaces that will not have sufficient maneuvering room if the trees are in fact
saved. Staff recommends preserving the trees but labeling the three spaces for
compact cars only. In staff’s opinion the space provided would allow sufficient
backing space for the smaller automobiles, which require a lesser turning radius.
The site plan indicates the placement of a six-foot screening fence along the
southern and western perimeters of the site. A six-foot chain link fence is also
being proposed around the entirety of the site for security.
Staff is supportive of the applicant’s request to allow this site to be utilized as a
parking lot for the sole use of Arkansas Armored Car Service. The company is
currently utilizing a portion of the rear yard area as parking for vehicles, which
does not appear to have negatively impacted the adjoining properties. Staff does
feel however, it is critical to protect the nearby neighborhood. With the exception
of the non-residential uses located along Daisy L. Gatson Bates Street the area
is primarily residential. Staff feels the protection of these homes is critical to
ensure the viability of the neighborhood. With access to the parking from the
alley and the placement of a screening fence along State Street, in staff’s opinion
this will lessen the 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, F and H of the above
agenda staff report.
Staff recommends the use of the site as a parking lot is for the sole purpose of
Arkansas Armored Car Service.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report. Staff also presented a recommendation the use of the site as
a parking lot was for the sole purpose of Arkansas Armored Car Service.
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 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 21 FILE NO.: LU06-12-01
Name: Land Use Plan Amendment - 65th Street West Planning District
Location: East of Stagecoach Road, north of Shackleford Road
Request: Single Family to Service Trades District
Source: Debbie Collins, Penfield Realtors
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street West Planning District from Single
Family to Service Trades District. Service Trades District provides for a selection
of office, warehousing and industrial park activities that primarily serve office
service or industrial businesses. The accompanying Planned Zoning District
requested is for a Contractors Yard.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include areas to the south along Stagecoach Road. With
these changes, the entirety of the Single Family to the Neighborhood
Commercial at Shackleford and Stagecoach Roads would be eliminated. It is
thought that the additional area would make the boundaries more logical.
EXISTING LAND USE AND ZONING:
The property is vacant though outdoor storage of vehicles has occurred on the
site. The current zoning is R2 Single Family and is 0.8 acres ± in size. The
expanded area is 3.7 acres in size. Northeast and east of the site is R2 Single
Family zoned land. To the northeast is wooded undeveloped land and to the
east is a new developing single-family subdivision. To the south is an existing
junkyard or you-pull-it yard, which is zoned R2 Single Family. This is a legally
non-conforming use. Further to the south is R2 Single Family land, which is
developed with homes. To the southeast is rural undeveloped land zoned R2
Single Family. To the northwest is R2 Single Family land that is undeveloped
and wooded. To the west is C1 Neighborhood Commercial and Planned
Commercial District land. The C1 land is rural residential in use while there is an
office warehouse use on the Planned Commercial property. To the southwest is
also a Planned Commercial District with an office warehouse use. Further to the
west is R2 Single Family land that is undeveloped primarily wooded. To the
southwest are homes along Stagecoach Road with undeveloped land behind.
There are a few legally non-conforming non-residential uses along Stagecoach to
the south.
March 30, 2006
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LU06-12-01
2
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
April 19, 2005, a change was made from Office to Commercial, east of David O
Dodd Road between Colonel Glenn and Lawson Roads. This is located west of
I-430 over a mile to the northwest of the site. The request was made to allow for
future uses.
October 21, 2003, a change was made from Office to Commercial with a
Park/Open Space boundary, between J.A. Fair High School and I-430, south of
Colonel Glenn Road. This is located west of I-430 over a mile to the northwest of
the site. The request was made to allow for future uses.
July 17, 2001, a change was made from Commercial, Single Family and Low
Density Residential to Park/Open Space, between Western Hills Boulevard and
University Avenue south of Colonel Glenn Road. This is located over a mile to
the northeast of the site. The request was to recognize the ‘First Tee’ Golf
Course and Park.
January 16, 2001, a change was made from Mixed Use and Suburban Office to
Commercial and Office, between I-430 and Talley Road south of Colonel Glenn
Road. The site is east of I-430 over a mile to the northwest of the site. The
request was made to allow for future uses of the land.
The Land Use Plan shows Single Family for the site. To the northeast and
southeast the Plan shows Single Family Use. To the northwest the Plan shows
Public/Institutional Use and to the west is Office Use. To the south the Plan
shows Neighborhood Commercial, then Single Family further to the south.
MASTER STREET PLAN:
Stagecoach Road is shown as a Principal Arterial on the plan. These roads
serve through traffic and connect major traffic generators and activity centers.
They do not function to provide access to adjacent property. Currently
Stagecoach is a two-lane road. The Master Street Plan calls for the road to be a
five or six lane road with 110 feet of right-of-way. Additional right-of-way and
street improvements will be required with any new development of this land.
BICYCLE PLAN:
The Master Street Plan shows a Class II route along Stagecoach Road. Class II
routes use the same paving of the road, but provide a portion of that paving for
the sole use of bicycles.
March 30, 2006
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LU06-12-01
3
PARKS:
The Little Rock Parks and Recreation Master Plan shows this site to be within 8-
blocks of a recreational or open space. Brodie Creek Park is to the northeast of
the site. Brodie Creek Park is a Community Park with 44 acres of land.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The site is within the area of the Pecan Lake, Westwood, and Stagecoach-Dodd
Neighborhood Action Plan. The Plan recommends changes in the Herndon
Road area to help with drainage and sight distance issues at Stagecoach Road.
The Plan recommends concentrating the non-residential uses along Stagecoach
Road from Shackleford Road to David O Dodd Road.
ANALYSIS:
The site is along Stagecoach Road in a section of Little Rock, which has not
seen much development in the last decade plus. However in the last couple of
years proposals for new single-family subdivisions have been submitted to the
city. These subdivisions are both east and west of the site in question. This
section of Stagecoach Road remains in its rural form as a two-lane highway with
homes and a scattering of businesses along the road.
Stagecoach is classified as a Principal Arterial, however the road is only two-
lanes with open ditches. This is a state highway. The road was recently
improved north of Brodie Creek. There are no plans or money at this time to
improve Stagecoach Road from Brodie Creek south to Interstate 430.
This section of Little Rock from Colonel Glenn Road to north and Fourche Creek
to the South is beginning to see development. Over the decades the area has
remained rural in nature with little new development. Commercial development
has begun around the Colonel Glenn – I-430 interchange and to a lesser extent
at the Stagecoach Road- I-430 interchange. Three residential developments
along David O Dodd on both sides of I-430 have been proposed, with two well
under way. A fourth and the largest is immediate east of this site. It too has
begun development. Along Shackleford Road near Colonel Glenn Road some
office warehouse developments have begun. Only Multifamily and Office
development has not shown activity in the vicinity.
March 30, 2006
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LU06-12-01
4
Two businesses were built at the Shackleford Road – Stagecoach Road
intersection in the last decade. The most recent change is the new single-family
subdivision immediately to the east of this site. A large single-family subdivision
is now under development between Herndon and Lanehart. The last available
lots in Pecan Lake to the northeast have been developed during the last decade.
The land around Shackleford Road from Colonel Glenn Road to Stagecoach
Road is shown for Light Industrial or Service Trades. However much of this land
is still undeveloped. There are two large Public Use areas north of the
application area along Stagecoach Road. One is a church and school while the
other is a church with seminary. The remainder of the land north of the site along
Stagecoach is undeveloped to near the intersection with Colonel Glenn Road.
To the south Stagecoach is developed with single-family homes and a scattering
of businesses.
The commercial uses on Stagecoach Road between Herndon and Lanehart are
legally nonconforming uses. All this land remains zoned R2 Single Family. At
the intersection with Shackleford Road is a ‘You pull-it’ or ‘salvage yard’ which is
zoned Single Family. The north part of the site requesting a change has been an
automobile storage facility in the past. Currently the property is vacant. The
southern portion has a single-family home on it.
As noted this is an area beginning to develop after many years of being idle. The
site has a history of non-residential use. There are abundant areas for all types
of use available in the general vicinity. The appropriateness of the type of use is
as important as the ‘need’ for more of that type of use in the area. Single Family
use along an arterial is exceptable and appropriate. However with the use
pattern along this portion of the road being heavy commercial and office uses
and the lot depth limited, non-residential should not be rejected.
There will be a need for more employment locations in the general area as the
residential develops. This is the location of an intersection of two arterial
roadways. Some Service Trades District already exists on the Plan on the west
side of Stagecoach Road west of Shackleford Road. The question is should an
area with a history of non-residential near a Commercial and Service Trades
area would be more appropriate for Service Trades District than Single Family.
With the limitations of the site configuration, need for more right-of-way along the
frontage and previous development and use of the site make future use as Single
Family problematic.
March 30, 2006
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: LU06-12-01
5
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Pecan Lake
Property Owners Association, Stagecoach-Dodd Neighborhood Association and
Tall Timber Homeowners Association. Staff has received one neutral comment
from area residents. Pecan Lakes Neighborhood Association, which covers this
site, has only expressed question and concerns about the use involved in the
change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
This item was placed on the consent agenda for approval. By a vote of 10 for,
0 against, the consent agenda was approved.
March 30, 2006
ITEM NO.: 21.1 FILE NO.: Z-8005
NAME: Parker Short-form PCD
LOCATION: Located at 5511 – 5601 Stagecoach Road
DEVELOPER:
Edwin Parker
c/o Debbie Collins Realty
3304 Commonwealth Drive
Bryant, AR 72022
ENGINEER:
Marlar Engineering Company
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.78 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: Contractor’s office and storage yard
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
Parker Environmental is proposing a rezoning of the site from R-2 to PCD to
allow the site to be used as an office and contractor’s storage yard. The intent is
to use the existing building as office space and park service vehicles on the site
over night. The site plan indicates the future construction of a metal building to
expand the office space and allow for indoor storage of vehicles.
The primary use of the office will be to conduct normal business activities; sales
meetings, record keeping and general business related activities. The hours of
operation are normal office hours or from 7:00 am to 4:30 pm Monday through
Friday.
March 30, 2006
SUBDIVISION
ITEM NO.: 21.1 (Cont.) FILE NO.: Z-8005
2
B. EXISTING CONDITIONS:
The site was previously used as a car lot to store repossessed cars. The site
has a single metal building used as the office and a chain link fence is located
along the property lines. There is a new single-family subdivision developing to
the northeast of the site. South of the site is a single-family residence and further
south is an automobile salvage yard. Across Stagecoach Road there are single-
family homes and a church. Stagecoach Road has not been improved to Master
Street Plan standard adjacent to 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, all residents who
could be identified located within 300-feet of the site along with the Tall Timber
Neighborhood Association, the Pecan Lake Neighborhood Association, 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. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Any future development at this site is subject to compliance with boundary
street ordinance.
3. Due to visual obstructions and site distance reduction, trees and fencing
must be removed to provide adequate site distance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Entergy currently maintains a 20-foot wide standard easement
regarding existing facilities along and adjacent to the northeast property line to
keep tree growth away from power lines. Contact Entergy at 954-5158.
Center-Point Energy:
SBC: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water regarding
reestablishing water service to this property. A Capital Investment Charge based
on the size of connection(s) will apply to this project in addition to normal charges
if additional and/or larger meter is installed. Additional fire hydrant(s) will be
March 30, 2006
SUBDIVISION
ITEM NO.: 21.1 (Cont.) FILE NO.: Z-8005
3
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). Contact Central Arkansas
Water at 377-1225 for additional information.
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 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 Commercial District for contractor’s office and yard.
A land use plan amendment for a change to Service Trades District is a separate
item on this agenda.
Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the
plan. These roads serve through traffic and connect major traffic generators and
activity centers. They do not function to provide access to adjacent property.
Currently Stagecoach is a two-lane road the Master Street Plan calls for the road
to be a five or six lane road with 110 feet of right-of-way. Additional right-of-way
and street improvements will be required with any new development of this land.
Bicycle Plan: The Master Street Plan shows a Class II route along Stagecoach
Road. Class II routes use the same paving of the road, but provide a portion of
that paving for the sole use of bicycles.
City Recognized Neighborhood Action Plan: The site is within the area of the
Pecan Lake, Westwood, and Stagecoach-Dodd Neighborhood Action Plan. The
Plan recommends changes in the Herndon Road area to help with drainage and
sight distance issues at Stagecoach Road. The Plan recommends concentrating
the non-residential uses along Stagecoach Road from Shackleford Road to
David O Dodd Road.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer minimal
ordinance requirements.
2. Plan is unclear. However, additional screening may be required with any
new associated parking.
March 30, 2006
SUBDIVISION
ITEM NO.: 21.1 (Cont.) FILE NO.: Z-8005
4
3. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
perimeters of the site adjoining residential property.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. Edwin Parker was present representing the request. Staff presented an
overview of the proposed request indicating there were a few outstanding issues
associated with the request. Staff requested the applicant provide the days and
hours of operation, the material and equipment to be stored on the site and any
proposed dumpster locations.
Public Works comments were addressed. Staff stated Stagecoach Road would
require dedication of right-of-way 55-feet from the centerline of the existing road.
Staff stated no street construction would be required as a result of the current
proposal but future construction could “trigger” street construction requirements.
Landscaping comments were addressed. Staff stated the plan was unclear with
regard to the proposed landscape areas. Staff stated screening would be
required along the perimeters of the site where adjoining residentially zoned or
used property.
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 to staff addressing most of the
issues raised at the March 8, 2006, Subdivision Committee meeting. The revised
site plan indicates a proposed sign location, a dumpster location and proposed
fencing and screening. The site plan indicates the dumpster will be located on
the site behind the existing building and the dumpster service hours will be
limited to normal business hours. The sign has been located near the drive and
is proposed as a three-foot by five-foot sign identifying the business. The site
plan indicates the existing chain link fence will be repaired and relocated out of
the right-of-way as needed and evergreen shrubs will be planted along the
perimeters of the site where adjacent to residentially zoned or used properties.
Parker Environmental operates as a licensed asbestos abatement contractor.
Materials stored on site will consist of polyethylene sheeting (vis-queen), poly
bags, duct tape, protective suits, respirators, filters, empty metal drums, and
other supplies needed to perform the companies work. The equipment consists
of portable negative air pressure machines, HEPA filtered vacuums, portable
March 30, 2006
SUBDIVISION
ITEM NO.: 21.1 (Cont.) FILE NO.: Z-8005
5
shower and water filtration equipment, floor tile removal machines, scaffolding,
ladders, hand tools etc. No hazardous material will be stored on site for disposal.
Asbestos containing materials are taken directly from various job sites throughout
the State to the landfill.
The company utilizes a 16 – 20 foot enclosed or flat bed utility trailer pulled by
pick-up trucks. The vehicles and trailers are stored on site when they are not
being utilized on a job site.
Construction of a storage building is anticipated within six (6) months of approval.
No other site improvements and no new paved areas are anticipated. The
existing building is proposed as office space.
The primary use of the office will be to conduct normal business activities; sales
meetings, record keeping and general business related activities. Although,
there are no open to the public hours, the hours of operation are normal office
hours or from 7:00 am to 4:30 pm Monday through Friday.
Staff is supportive of the proposed request. The site has historically been used
as a non-residential use with the previous use an automobile repossession
storage yard and sales. The site is located near the intersection of two (2)
arterial roadways and is located across the street from properties identified on
the City’s Future Land Use Plan for a similar use. The request is to utilize the
site as a contractor’s office and storage yard which with the indicated screening
and limited hours staff feels the impact should be minimal 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: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 22 FILE NO.: LU06-02-01
Name: Land Use Plan Amendment - Rodney Parham Planning District
Location: 100 Santa Fe Trail
Request: Single Family to Suburban Office
Source: Paul Atkins for Robert & Mary Atkins
PROPOSAL / REQUEST:
Land Use Plan amendment in the Rodney Parham Planning District from Single
Family to Suburban Office. Suburban Office represents low intensity
development of office or office parks in close proximity to lower density
residential areas to assure compatibility. The proposal is to convert an existing
house to a professional office use – Insurance Agency.
EXISTING LAND USE AND ZONING:
The property is a single-family home currently zoned R2, Single Family and is
0.16 acres ± in size. The properties to the north, south and east are zoned R2,
Single Family and have houses on them. The property to the west is zoned
Planned Office District and then O3, General Office. There are existing office
uses on both of these tracts. Generally to the north and south are single-family
neighborhoods, with R2 Single Family zoning. Along Markham to the west are a
mix of office uses with a few commercial and public (churches) uses. The zoning
pattern is generally O3 General Office. At Markham and John Barrow Road
there is C3 General Commercial zoning with an existing shopping center. This is
a developed part of Little Rock, with established residential and non-residential
areas.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On December 12, 2000, several changes were made to the Land Use Plan to
more accurately reflect the existing and likely future development of the area.
One change was to the west on Markham from Suburban Office to Public
Institutional; one was south of the site from Single Family to Public Institutional;
one was east of the site from Single Family to Commercial and the last was
southeast of the site from Single Family and Multifamily to Low Density
Residential. All these changes surround the application area along Markham.
On May 6, 2003, a change was made from Single Family and Low Density
Residential to Multifamily Low Density Residential and Public Institutional. These
changes were made to more accurately reflect the current and likely future
March 30, 2006
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01
2
development of the areas along Mara Lynn Road over a mile to the north west of
the site.
The Land Use Plan shows Single Family use to the north and east. The Plan
shows Public Institutional to the south. Suburban Office is shown to the west of
the site. A large area of Single Family is to the northeast and northwest, as well
as to the south. To the west are Suburban Office use areas along Markham, with
a couple of Public Institutional use interspersed. A large Commercial area is
shown at the southwest corner of Markham and John Barrow Road to the east.
MASTER STREET PLAN:
Markham is shown as a Minor Arterial, with Santa Fe Trail a Local Street on the
plan. A Minor Arterial is designed to provide connections to and through the
urban area, with a primary function to move traffic not provide access to adjacent
properties. A Local Street is to provide access to adjacent properties; movement
of vehicles is a secondary function. There are no plans at this time to make
further street improvements to either roadway. As a result of this application
additional right-of-way or widening may be requested.
BICYCLE PLAN:
There are no Bike routes shown on the City Master Bike Plan adjacent to the
area under review. The closest routes are proposed to be along Rock Creek to
the south and Brushy Flat Creek to the east.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates there is a deficient
area on the south of Markham. However there is an existing public or private
recreation or open space within 8-blocks of this site as recommended by the
Plan.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The site is within the area covered by the West Markham Neighborhoods Plan.
The Plan does not address the issue of converting a single-family house to
non-residential. However it does call to ”Limit expansion of non-residential
March 30, 2006
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01
3
development to areas shown as non-residential on the Future Land Use Plan as
well as limiting businesses to areas zoned for non-residential activity.” The Plan
also recommends repair and replacement of sidewalks along Arterials
(Markham).
ANALYSIS:
The site under review is at the northwest corner of Santa Fe and Markham. The
general area is single family homes with offices/institutional uses to the west.
This is a developed area of Little Rock with any proposals for the area likely to be
redevelopment proposals. The structures in the area appear to be in good
condition and occupied. This is true for both the residential and non-residential
uses in the area. To the east along Markham, the City has opposed the
conversion of single-family homes to non-residential uses.
To the south and north of Markham are single-family subdivisions, which are fully
developed with homes. To the west are both small offices and large office
buildings. This development pattern starts at this site and continues west to
I-430 for a half mile. There are a couple of churches and one retail center also
located in this corridor. To the east is all Single Family until you get to the
southwest corner of Markham and John Barrow Road where a commercial center
has been located for many years. The tenant mix has changed significantly over
the years but the occupancy rate is high for the center.
Markham is a minor arterial. The function of a minor arterial is to move vehicles
around the city not to provide access to adjacent land. It is important that
developments along Markham be designed to limit access and signage which
might reduce the efficiency of the road to move vehicles. The Planned
Development with this item proposes that the access be from the side street,
Santa Fe Trail.
In a developed area with homes fronting a major street, the City is continually
pressured to allow the conversion of the residential to non-residential uses. The
City policy is not to line major roads with retail or non-residential uses. This is to
discourage some of the negative affects on the street of such uses lining them.
Santa Fe Trail is a local street providing access to Markham for the
neighborhood to the north. This site and the house at the northeast corner front
Markham rather than Santa Fe Trail. It should be noted that there are several
other homes which front Markham further to the east. The City policy does not
recognized that just because a home is on a major street it can no longer be
residential. For that matter there are many homes on Cantrell Road, Markham
and other main roads in Little Rock.
March 30, 2006
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01
4
Based on a review of the structures in the area, there does appear to be demand
for office space in the area. There are not a large number of vacant office
structures or space. However the homes in the area are also in good condition
and there does not appear to be a single-family vacancy or abandonment issue
in this area. Thus there is demand for both uses in the area. The only reason
given to make a change is that the current owners of the property would like to
use it for an office. No one has tried to indicate that there is more demand for
office than residential in the area and thus a change is appropriate.
The impact of a change in use from single family could have a negative impact
on the desirability of the remaining homes. A change would introduce non-
residential traffic on Santa Fe Trail, a residential street currently. Even if the
current structure is used for the new use, the site will change in character with
the addition of parking, signage, activity, and hours of usage. Of even larger
concern is what a change to office might mean for the other homes fronting
Markham to the east. The question becomes if it is okay to change this structure
why not the others and what impact all these changes would have on the
neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Pennbrook/Clover
Hill Property Owners Association, Santa Fe Heights and Treasure Hills
Neighborhood Association. Pennbrook/Clover Hill Neighborhood Association,
which covers this site, is opposed to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
Walter Malone, Planning Staff review the conditions around the site. Current
there appears to be demand for both Single Family and Office use in the vicinity.
Staff is concerned about the implication a change might have on other single-
family properties to the east. Staff can not support the requested change.
Ms. Donna James presented the Planned Office District request and the two
items were heard together. For a complete record of comments see item 22.1.
A motion was made to approve the application as filed. By a vote of 0 for,
10 against the request was denied.
March 30, 2006
ITEM NO.: 22.1 FILE NO.: Z-8006
NAME: Atkins Short-form PD-O
LOCATION: Located at 100 Santa Fe Trail
DEVELOPER:
Robert Atkins
10200 West Markham Street, Suite 201B
Little Rock, AR 72205
ENGINEER:
Donald Brooks Land Surveyor
Arch Street Pike
Hensley, AR
AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Office – General and Professional
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The property located at 100 Santa Fe Trail is proposed for rezoning from R-2,
single-family to PD-O for the use of the site as an insurance agency. The intent
is to retain the residential character of the property except for some additional
parking and a small (32 square foot) ground mounted monument style sign.
Typical business hours are from 8 am to 5 pm, Monday through Friday.
Screening will be provided along the northern perimeter of the site with the
placement of a six (6) foot wood fence in the rear portion of the property and the
placement of evergreen shrubs near the front of the property.
Currently the business employs two agents and one administrative assistant, all
full time with no plans for additional employees. Customer traffic is anticipated at
two (2) to three (3) per day but usually traffic is only two (2) to three (3) per week.
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
2
The site plan indicates the placement of five (5) on-site parking spaces. The
applicant has indicated two (2) of the parking spaces and the landscaping within
the City’s right-of-way. The request includes franchising of the parking and
landscaping located within the right-of-way.
B. EXISTING CONDITIONS:
The site contains a single-family residence with a drive located on Santa Fe Trail.
Single-family homes are located to the north and east of the site. To the west of
the site are office uses located on the north side of West Markham and
residential uses located on the south side of West Markham.
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, all residents
who could be identified located within 300-feet of the site along with the Treasure
Hill Property Owners Association, the Santa Fe Neighborhood Association and
the Pennbrook Clover Hill Property Owners Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Markham Street is classified on the Master Street Plan as a minor arterial
with special provisions. A dedication of right-of-way 35 feet from centerline
will be required.
2. The proposed land use would classify Santa Fe Trail on the Master Street
Plan as a commercial street. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Markham Street and Santa Fe Trail.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
6. 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. Backing out into the right-of-way is not permissible at
this location by city code.
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. In accordance with Section 32-8, no obstruction to visibility shall be located
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
3
within a triangular area 50 feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
Santa Fe Trail with Markham Street.
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 at 377-1225 if larger
and/or additional water meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #5 – the West Markham Bus
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a Planned Office District for a small professional office.
A land use plan amendment for a change to Suburban Office is a separate item
on this agenda (LU06-02-01).
Master Street Plan: Markham is shown as a Minor Arterial, with Santa Fe Trail a
Local Street on the plan. A Minor Arterial is designed to provide connections to
and through the urban area, with a primary function to move traffic not provide
access to adjacent properties. A Local Street is to provide access to adjacent
properties; movement of vehicles is a secondary function. There are no plans at
this time to make further street improvements to either roadway. As a result of
this application additional right-of-way or widening may be requested.
Bicycle Plan: There are no Bike Routes shown on the City Master Bike Plan
adjacent to the area under review. The closest routes are proposed to be along
Rock Creek to the south and Brushy Flat Creek to the east.
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
4
City Recognized Neighborhood Action Plan: The site is within the area covered
by the West Markham Neighborhoods Plan. The Plan does not address the
issue of converting a single-family house to non-residential. However it does call
to ”Limit expansion of non-residential development to areas shown as non-
residential on the Future Land Use Plan as well as limiting businesses to areas
zoned for non-residential activity.” The Plan also recommends repair and
replacement of sidewalks along Arterials (Markham).
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer minimal
ordinance requirements.
2. The proposed parking lot doesn’t reflect the nine foot wide (9) minimum
landscape strip. This is a requirement of both the landscape ordinance and the
zoning ordinance. Seventy percent (70%) of this area is to remain undisturbed.
3. A three foot (3) wide landscape strip is required between the associated
parking lot and the building.
4. For the proposed evergreens to count towards meeting the landscape and
buffer minimums, in lieu of a fence, then they must create a year around
opaque barrier.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were outstanding issues
associated with the request. Staff stated since the request was to allow the
conversion of an existing single-family structure into an office use the applicant
should contact the Building Codes Division of the Department of Planning and
Development to determine the potential fiscal impacts of ADA compliance.
Public Works comments were addressed. Staff stated right-of-way dedication
would be required along West Markham Street and Santa Fe Trail per the Master
Street Plan. Staff stated the indicated parking design allowed for cars to back
into the public right-of-way, which was not acceptable. Staff requested the
applicant redesign the site plan to remove the backing of cars into the right-of-
way.
Landscaping comments were addressed. Staff stated the site plan did not reflect
the nine (9) foot wide minimum landscape strip required along the northern and
southern perimeters of the site. Staff also stated a three foot landscape strip
would be required between the parking lot and the building.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
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 site plan to staff addressing most of the issues
raised at the March 8, 2006, Subdivision Committee meeting. The revised site
plan indicates right-of-way dedication, a revised parking layout and landscaping
to comply the with nine (9) foot minimum landscape strip requirement along the
northern and southern perimeters of the site.
The site plan indicates the placement of a monument sign located in the front
yard area not to exceed six feet in height and 32 square feet. The site plan does
not indicate the utilization of building signage. Staff would recommend if building
signage is utilized, the signage be limited to building signage allowed in
residential zones. The typical business hours are indicated from 8:00 am to
5:00 pm, Monday through Friday. A dumpster has not been located on the site.
The site plan indicates screening will be provided along the northern perimeter of
the site with the placement of a six (6) foot wood fence in the rear portion of the
property and the placement of evergreen shrubs near the front of the property.
The site plan indicates minimum landscape strips along the northern and
southern perimeters. The property located to the west has a similar zoning to the
request.
Currently the business employs two agents and one administrative assistant, all
full time with no plans for additional employees. Customer traffic is anticipated at
two (2) to three (3) per day but usually traffic is only two (2) to three (3) per week.
The site plan indicates the placement of five (5) on-site parking spaces. The site
plan indicates two (2) of the parking spaces and the landscaping within the City’s
right-of-way. The request includes franchising of the parking and landscaping
located within the right-of-way. The intersection is a high volume intersection.
The intersection currently warrants a left turn lane. Staff is not supportive of the
franchise request.
The revised site plan indicates the sidewalk at the right-of-way and not located as
recommended by staff at one and one-half feet from right-of-way line.
Staff is not supportive of the proposed request. The applicant is requesting an
amendment to the City’s Future Land Use Plan in addition to the rezoning
request. The site is currently shown as single-family as is the property to the
east of the site. The homes on Santa Fe Trail are well maintained with what
appears to be stable properties and property values. There has been a line
established to the west of this site limiting the intrusion of non-residential uses
into this neighborhood. Staff feels the allowance of this property to become a
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
6
non-residential use will erode into the neighborhood thus encouraging other
properties to seek a similar use. Staff feels the unit should remain as a
residential use and not be allowed this conversion.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
Mr. Paul Atkins was present representing the request. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Atkins addressed the Commission on the merits of the application request. He
stated his insurance firm was primarily a life and health insurance company. He stated
clients did not come to the office for service and most service was provided at the
client’s home or business. He stated there were three employees of the business but
very rarely were there three persons at the office. He stated the history of the site was
the site had been a rental unit. He stated the house had not been maintained and the
area residents were dissatisfied with the previous owners. He stated he had met with
the neighbors and most felt the use of the site as an office use was an appropriate use.
He stated the intent was to maintain the residential character of the unit and provide
protection to the abutting property owners. He stated limiting the hours of operation
would not interfere with the area residents. He stated signage was not necessary if the
Commission deemed the indicated signage as out of character with the neighborhood.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated a
lager number of the homes located in Hillcrest were rental units and the neighborhood
seamed to work quiet well. She stated the neighborhood abutting the proposed office
development was a stable neighborhood with a mix of family types ranging from young
married families to elderly residents. She stated she felt Mr. Atkins would be a good
neighborhood while he was there but when he moved to a larger office and the next
office tenant moved they may not be as good of a neighbor. She stated she felt the use
an inappropriate use in a residential area.
Mr. Atkins stated the residents would prefer the site to be owner occupied and a family
live in the unit. He stated the structure would be owner occupied just he would not live
there.
There was a general discussion concerning the proposed use of the site.
Commissioner Yates questioned the applicant’s as to their current location and the
reason for moving. Mr. Atkins stated his office was located on West Markham a few
blocks away. He stated this was an opportunity to own the building and not lease
space.
March 30, 2006
SUBDIVISION
ITEM NO.: 22.1 (Cont.) FILE NO.: Z-8006
7
There was a general discussion concerning the proposed parking and the volume of
traffic on the abutting streets. Mr. Atkins questioned if redesigning the parking outside
the right-of-way would satisfy the Commission. The Commission questioned the
location of the proposed parking. Mr. Atkins stated along the northern and southern
portions of the building.
There was a general discussion concerning the approval of the Land Use Plan verses
the approval of the rezoning request. A motion was made to approve the proposed
Land Use Plan Amendment (Item #22). The motion failed by a vote of 0 ayes, 10 noes
and 1 absent. A motion was made to approve the rezoning request. The motion failed
by a vote of 2 yes, 8 noes and 1 absent.
March 30, 2006
ITEM NO.: 23 FILE NO.: Z-8007
NAME: Dr. Hampton Short-form POD
LOCATION: Located at 1109 - 1111 Welch Street
DEVELOPER:
Dr. R. J. Hampton
1111 Welch Street
Little Rock, AR 72201
ENGINEER:
Donald Brooks Land Surveyor
20820 Arch Street Pike
Hensley, AR 72066
AREA: 0.18 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two family district
ALLOWED USES: Two family residential
PROPOSED ZONING: POD
PROPOSED USE: Hospitality House
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The property located at 1109 and 1111 Welch Street is proposed for rezoning
from R-4, Two-family District to POD to allow two existing lots to be used as a
Hospitality House and associated parking area. The intent is to utilize the house
for weddings, special and private events, family reunions, a special meeting
location and when not used as one of these indicated uses, the house would be
available as a bed and breakfast. The facility will be available for rental
twenty-four hours per day either as a hospitality house or bed and breakfast and
special meetings and other events would be scheduled on an as needed basis
with hours varying depending on the circumstance. The general business hours
of operation are from 8:00 am to 5:00 pm Monday through Friday.
March 30, 2006
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-8007
2
There are four (4) employees of the business including the owner-director,
events coordination, secretary and groundskeeper. The owner of the site will
maintain a business office on the site from which he will also operate his ministry
and counseling service.
The parking is proposed of asphalt surface materials and nine parking spaces
are being proposed. There will be a trash dumpster located on the site adjacent
to the rear of the structure. The applicant has indicated a screening fence will be
placed around the dumpster. The site plan indicates the placement of
landscaping along the perimeters of the site and a landscaped area located in
the rear yard area.
B. EXISTING CONDITIONS:
The site is a residential structure currently being used as an office/hospitality
house. The adjoining lot is currently vacant. The area has a number of vacant
lots within the immediate area of the structure but further east of the site are
single-family homes, which appear to be in good condition. There are
non-conforming businesses located in the area with a sign company located
one-half block south 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, all residents who
could be identified located within 300-feet of the site along with the Hanger Hill
and McArthur Park Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Backing out into the right-of-way is prohibited. The width of the driveway
must not exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
March 30, 2006
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-8007
3
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. If this becomes a commercial structure,
contact Central Arkansas Water to change the rate classification on this account
from domestic to commercial. Contact Central Arkansas Water at 377-1225 for
additional information.
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 I-30 Planning District. The Land
Use Plan shows Low Density Residential for this property. The applicant has
applied for a POD for a hospitality hose and adjoining parking lot.
The request does not require a change to the Land Use Plan.
Master Street Plan: Welch Street is shown as a Local Street on the Master
Street Plan. It may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: There are no bike routes within a quarter mile of this 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:
1. Site plan must comply with the City’s minimal landscape and buffer minimal
ordinance requirements.
2. Plan is unclear.
3. The proposed parking lot doesn’t reflect the six foot nine inches (6’-9”)
minimum landscape strip along the northern and southern perimeters of the
site. This is a requirement of both the landscape ordinance and the zoning
ordinance. Seventy percent (70%) of this area is to remain undisturbed.
March 30, 2006
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-8007
4
4. A three foot (3) wide landscape strip is required between the associated
parking lot and the building.
5. A water source is required within seventy-five foot (75) of the landscaped
areas.
6. Either a six (6) foot high opaque screen, either a wooden fence with its face
side directed outward, a wall, or dense evergreen plantings, is required
along the northern and southern perimeters of the site adjoining the
residential property.
7. These calculations take into account the reduction allowed within the
designated mature area.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were a few outstanding
issues associated with the request. Staff questioned the uses of the site stating
the existing sign indicated a number of activities taking place on the site. Staff
also questioned if there would be a dumpster located on the site and requested
the applicant define hospitality house.
Public Works comments were addressed. Staff stated backing out into the street
right-of-way was prohibited. Staff requested the applicant redesign the parking to
not back into the public right-of-way. Staff also stated sidewalks would be
required per the Master Street Plan along the property frontage.
Landscaping comments were addressed. Staff stated based on the plan
submitted it was difficult to tell if the typical minimum landscaping requirements
were being met. Staff stated a three foot wide landscape strip was required
between the parking and the building. Staff also stated a water source was
required within 75-feet of all landscaped areas. Staff stated screening would be
required along the perimeter property lines, which abutted residentially zoned or
used property.
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
technical issues raised at the March 8, 2006, Subdivision Committee meeting.
The applicant has redesigned the proposed parking area to eliminate backing
into the street, increased the landscaping along the northern perimeter of the site
March 30, 2006
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-8007
5
and building landscaping along the southern perimeter. There are also
landscaped areas located within the front and rear yard areas of the site. Staff
would recommend the parking be adjusted somewhat to give the appearance of
a larger front yard area.
The parking is proposed of asphalt surface materials and contains nine parking
spaces. The drive is proposed from Welch Street and will be constructed with a
minimum width to reduce the intrusiveness of a commercial parking lot within the
neighborhood.
A trash dumpster has been located on the site adjacent to the rear of the
structure. The applicant has indicated a screening fence will be placed around
the dumpster. Staff has concerns with the proposed dumpster and location. The
dumpster has been located near the residential portion of the neighborhood
which staff feels should be protected.
The facility will be available for rental twenty-four hours per day either as a
hospitality house or bed and breakfast and special meetings and other events will
be scheduled on an as needed basis with hours varying depending on the
circumstance. The general business hours of operation are from 8:00 am to
5:00 pm Monday through Friday. Staff has concerns with this intensity of a use.
Staff feels the potential use of the site as a 24-hour operation could potentially
impact the adjoining properties.
Staff is not supportive of the application as filed. Although, there are a number of
vacant lots located along Welch and Barber Streets, College Street in this area is
somewhat stable with the homes being maintained. A Model Block Program was
also implemented along College Street to enhance the area. Staff feels the
residential units in this area should be maintained and protected and the
allowance of the proposed use could potentially impact these adjoining
properties. Staff feels the site may be suitable for some of the proposed uses on
a limited bases. Staff does not feel the use of the site on a 24-hour basis is an
acceptable use of the property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating they were requesting the item be
deferred to the May 11, 2006, public hearing to allow staff additional time to consider
March 30, 2006
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-8007
6
the application request. Staff stated the applicant was agreeable to the deferral
request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
March 30, 2006
ITEM NO.: 24 FILE NO.: LU06-18-02
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: 19618 Lawson Road
Request: Single Family to Service Trades District
Source: Pat McGetrick, McGetrick Engineering
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Single
Family to Service Trades District. Service Trades District provides for a selection
of office, warehousing and industrial park activities that primarily serve office
service or industrial businesses. The accompanying Planned Zoning District
requested is for a Contractors Yard.
Staff is not expanding the application since Staff could determine no logical area
of expansion.
EXISTING LAND USE AND ZONING:
The property is rural, undeveloped, currently zoned R2 Single Family and is 2
acres ± in size. The location is outside the city limits. The areas to the north,
west and south are rural in nature. Most of this area is zoned R2 Single Family
with some AF Agriculture and Forestry zoning. The City zoned these areas as
part of the initiation of extra-territorial zoning. To the southwest is one tract
zoned Planned Commercial Development. Along Lawson Road both to the east
and west are a few legal non-conforming uses zoned R2 Single Family. There
are also homes along Lawson Road zoned R2 Single Family. To the east along
Lawson Road is a more density though rural development pattern of homes with
a few businesses.
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, about a
mile east of the site. This change was made as a result of a rezoning 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 Road, over two miles to the north of
the site. This change was for redevelopment of a structure for an office use.
February 4, 2003, a change was made from Multifamily to Mixed Office
March 30, 2006
ITEM NO.: 24 (Cont.) FILE NO.: LU06-18-02
2
Commercial south of Brodie Creek west of I-430, about a mile to the north east of
the sire. 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 Low Density Residential to
Multifamily at Cooper Orbit and Capital Lakes Blvd., over two miles to the north
of the site. This change was made to accommodate a plann4d 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 the
north of the site. This change was made to replace the proposed ‘Brodie Creel
New Towne’ development with the ‘ Woodlands Edge’ residential subdivision.
The Land Use Plan shows Single Family for this site and all the surrounding
area. There is a small Public Institutional Use area shown to the southeast. The
only other non-Single Family use area east of McHenry Creek along Lawson
Road is from Church to Colonel Glenn Road. This area is shown for Office use
with a small amount of Commercial at the intersection of Colonel Glenn and
Lawson Roads.
MASTER STREET PLAN:
Lawson Road is shown as a Minor Arterial on the plan. The primary function is
to move vehicles through and area the area, not to provide access to adjacent
properties. These roads tend to be four or five lane roads with sidewalks on both
sides. Currently this section of Lawson Road is not built to standard. Additional
right-of-way and street improvements will likely be required as part of the
development process.
BICYCLE PLAN:
The Master Street Plan, Bicycle section, shows a Class I Bike route along Mc
Henry Creek to the south and south west of the site. A Class I bike route has a
separate paved path for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan does not indicate that the site
is within 8-blocks of an existing public or private park or open space. However
the Plan’s ‘Take it to the Extreme’ Trail is proposed to follow McHenry Creek in
this area and with this addition the site would meet the Plan’s 8-block goal.
March 30, 2006
ITEM NO.: 24 (Cont.) FILE NO.: LU06-18-02
3
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The request area is outside the city limits within the Little Rock Planning and
Zoning area. The section of Lawson Road from Church to McHenry Creek is a
typical rural development pattern near an urban area. That is primarily single-
family homes lining the road with a scattering of non-residential uses. The use
pattern has been in place for many decades.
It should be noted that it appears that one or two single-family homes have been
added in the last few years along this corridor. There is one large business area
east of Duvall on the north side of the road. This is a contractors office and yard,
with an automobile repair facility. A second contractor office with yard is located
on the south side of Lawson Road west of Duvall halfway to McHenry Creek.
This application area is for a third such use. This would be on the north side of
Lawson almost to McHenry Creek.
Lawson Road is classified as a Minor Arterial road. The road is currently two-
lanes with open ditches. An arterial design standard is for four lanes with curb
and gutter and sidewalks. The road is significantly under design. Additional
right-of-way will be required with redevelopment and widening is likely. The 2004
traffic count for this section of Lawson was 6700 vehicles a day. The volumes
are approaching levels where the additional lanes will be necessary.
The City policy for land use is to develop using the ‘node’ concept. That is, retail,
commercial and businesses should be group around major intersections. These
uses should not line major roads. This is done in part to reduce traffic issues
along the major roadways. Lawson Road is a major road and just non-residential
uses should be clustered or grouped at major intersections. A major intersection
is one with another arterial or a collector road.
The recent addition of single-family homes indicates a continuing demand and
desire for residential along Lawson Road. It should be noted that in the last five
years significant development of non-residential uses has been occurring at the
Colonel Glenn Road – I-430 Interchange. This is just over a mile to the east of
March 30, 2006
ITEM NO.: 24 (Cont.) FILE NO.: LU06-18-02
4
the site. There remain abundant undeveloped areas zoned for commercial and
office uses at this location.
The immediate area is rural in nature. With the ridgelines to the north and south
along with McHenry Creek, high density or urban density development is not
likely. The topography is likely to also reduce the likelihood of future north-south
road development. The area to the south and southeast, which is still outside the
city limits, is the most likely candidate for a more urban development pattern.
And this is not likely without annexation to the City. With a rural development
pattern less non-residential use is needed and the separation between such uses
is greater.
In this section of Lawson Road the primary use is Single Family. Homes
currently exist and are well maintained. There are, as noted, a couple of non-
residential uses in the general vicinity. However they are the exception not the
development rule. They existed prior to the City implementing land-use
regulations (zoning) in the area. The City has allowed via the Planned Zoning
District process the expansion of one of these uses.
There have been actions over the last five years, which have increased the
available Commercial, Office and Service Trades uses in the vicinity to the east.
Much of this land still has not been developed. There appears to be demand for
single-family use based on the occupancy and maintenance of the properties.
The request is to change the Land Use Plan from Single Family to Service
Trades to allow a new use to locate on Lawson Road. The site has been used
for single family in the past. The overall area is rural in nature. Lawson Road will
have to be widened in future years. With the topography and lot depth a single-
family home could be built on this site.
NEIGHBORHOOD COMMENTS:
Notices were sent to the John Barrow Neighborhood Association. Staff has
received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
This item was placed on the consent agenda for defer to May 11, 2006 at the
request of the applicant. By a vote of 10 for, 0 against, the consent agenda was
approved.
March 30, 2006
ITEM NO.: 24.1 FILE NO.: Z-8008
NAME: Keyes Short-form PCD
LOCATION: Located North of Lawson Road and West of Devall Road
DEVELOPER:
Alessi-Keyes
15 Shackleford Road
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 2.0 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: Contractor’s office and storage yard
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The site contains 2.0 acres and is currently zoned R-2, Single-family. The
request is to rezone the site to PCD to allow a contractor’s office and storage
yard to locate on the site. The site plan indicates the existing structures would be
removed from the site and a new 3,000 square foot office building and 3,000
square foot warehouse building would be added to the site. The site plan
indicates future construction of an additional 4,200 square feet of warehouse
space. A covered storage area has been indicated on the site plan for immediate
construction and a second covered storage area is indicated for future
construction. An area of open storage has also been indicated. The proposed
construction materials are brick and metal siding.
March 30, 2006
SUBDIVISION
ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8008
2
The days and hours of operation are proposed as 7:00 am – 6:00 pm Monday
through Saturday.
B. EXISTING CONDITIONS:
The site contains a single-family structure currently in disrepair. There are a
number of trees on the site located near the rear of the property. The area is
primarily residential with a few non-residential uses, which appear to have been
in the area for a number of years. South of the site is a contractors office and
storage yard and east of the site is an electrical contractor’s office and storage
yard.
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, all residents who
could be identified located within 300-feet of the site along with the John Barrow
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Lawson Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With the site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalk with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide a written certification of
approval by the State Department of Health indicating approval of the proposed
wastewater disposal.
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. If this becomes a commercial structure,
contact Central Arkansas Water to change the rate classification on this account
March 30, 2006
SUBDIVISION
ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8008
3
from domestic to commercial. Additional fire hydrant(s) may be required. Contact
the Fire Department having jurisdiction to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). Contact Central Arkansas
Water at 377-1225 for additional information.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the project and their ability
to serve the site.
County Planning:
1. Provide a minimum of 4-foot contours on the site plan and indicate a
drainage plan for the site.
2. Provide a factual survey of the property. Include bearings and distances.
3. Place new lot pins at the corner of the lot where the 20-feet of right-of-way is
dedicated.
4. Provide a 40-foot building setback from all property lines.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a Planned Commercial District for Contractors office and yard.
A land use plan amendment for a change to Service Trades District is a separate
item on this agenda (LU06-18-02).
Master Street Plan: Lawson Road is shown as a Minor Arterial on the plan. The
primary function is to move vehicles through and area the area, not to provide
access to adjacent properties. These roads tend to be four or five lane roads
with sidewalks on both sides. Currently this section of Lawson Road is not built
to standard. Additional right-of-way and street improvements will likely be
required as part of the development process.
Bicycle Plan: The Master Street Plan, Bicycle section, shows a class I bike route
along Mc Henry Creek to the south and south west of the site. A Class I bike
route has 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.
March 30, 2006
SUBDIVISION
ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8008
4
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer minimal
ordinance requirements.
2. The zoning ordinance requires an average of thirty-one foot (31) for the
street buffer requirement and in no case less than half. The plan proposes
twenty-five foot (25) currently, it appears that the maneuvering area for the
parking lot can be reduced by five foot (5) thus allowing for this minimum
requirement.
3. The zoning ordinance requires thirty-one foot (31) wide land use buffer next
to the residentially zoned property to the north. Seventy percent (70%) of
this area is to remain undisturbed.
4. The zoning ordinance requires a ten foot (10) wide land use buffer next to
the residentially zoned properties to the east and west of the site. Seventy
percent (70%) of this area is to remain undisturbed.
5. Either a six (6) foot high opaque screen, either a wooden fence with its face
side directed outward, a wall, or dense evergreen plantings, is required
along the northern, eastern, and western perimeters of the site adjoining the
residential property.
6. This site is 2 acres in size; therefore, prior to the issuance of a building
permit, it will be necessary to provide an approved landscape plan stamped
with the seal of a Registered Landscape Architect.
7. An automatic irrigation system to water landscaped areas will be required.
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.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating there were a few outstanding
issues associated with the request. Staff questioned the materials and
equipment to be stored in the outdoor storage area. Staff also requested the
days and hours of operation and the number of employees. Staff stated the site
plan did not include the total sign height or area and requested a note be
included depicting the proposed signage.
Public Works comments were addressed. Staff stated Lawson Road was
classified on the Master Street Plan as a minor arterial. Staff stated a dedication
of right-of-way would be required 45-feet from the centerline. Staff also stated
street construction would be required per the Master Street Plan.
Landscaping comments were addressed. Staff stated the site plan did not allow
for the required 31-foot street buffer. Staff stated by reducing the maneuvering
March 30, 2006
SUBDIVISION
ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8008
5
area for the parking lot this minimum requirement could be achieved. Staff also
stated screening would be required along the perimeters of the site where
abutting residentially zoned or used properties.
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 technical
issues raised at the March 8, 2006, Subdivision Committee meeting. The
applicant has indicated materials to be stored within the open area of the site,
days and hours of operation and the number of employees. The revised site
plan indicates a dedication of right-of-way and street construction per the Master
Street Plan. The landscape strip along the street has been increased to 31-feet
as requested.
The request is for the placement of a contractor’s office and storage yard on this
2.0 acre site located outside the City Limits but within the City’s Extraterritorial
Planning Jurisdiction. The existing structures will be removed from the site and a
new 3,000 square foot office building and 3,000 square foot warehouse building
would be added to the site along with 21 parking spaces. The site plan indicates
future construction of 4,200 square feet of additional warehouse space. A
covered storage area has been indicated on the site plan for immediate
construction and a second covered storage area is indicated for future
construction. An area of open storage has been indicated and the items to be
stored are a job site trailer, backhoe and construction material not stored at
construction site. The site plan indicates “in and out” storage will be
30 – 45 days. The proposed building coverage is thirteen (13) percent with
seven (7) percent in landscaped areas and eighteen (18) percent in paved areas.
The proposed construction materials are brick and metal siding.
The site plan indicates the placement of a dumpster on the site internal to the
development. Screening will be provided per City Ordinance requirements. The
site plan indicates the placement of a single ground mounted monument style
sign not to exceed six feet in height and sixty-four square feet in area. The site
plan also indicated building signage is not anticipated but will be limited to a
maximum of ten percent of the front building façade area if utilized. The days
and hours of operation are proposed as 7:00 am – 6:00 pm Monday through
Saturday.
Staff is not supportive of the request. The development is inconsistent with the
City’s Future Land Use Plan, which currently designates this site as single-family.
March 30, 2006
SUBDIVISION
ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8008
6
Although there are non-residential uses in the area most have been in the area a
number of years or are located nearer the Colonel Glenn/Lawson Road/David O
Dodd Road intersections. There are a number of new homes located in the area,
which would lead staff to believe the area is primed for single-family
development. There are a number of areas designated on the City’s Future Land
Use Plan and currently zoned for non-residential activities in the area. Staff feels
non-residential uses should be limited to those areas currently defined for such
activities.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request dated March 29, 2006, requesting a deferral of the item to the May 11, 2006,
public hearing. Staff stated the deferral request would require a By-law waiver with
regard to the late deferral request. Staff stated they were supportive of the By-law
waiver request and the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the requested By-law waiver. The motion carried by a vote of 10 ayes,
0 noes and 1 absent. The chair entertained a motion for placement of the item on the
Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and
1 absent.