pc_09 14 2006sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 14, 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: Gary Langlais
Chauncey Taylor
Troy Laha
Robert Stebbins
Jerry Meyer
Darrin Williams
Jeff Yates
Lucas Hargraves
Mizan Rahman
Pam Adcock
Members Absent: Fred Allen, Jr.
City Attorney: Cindy Dawson
III. Approval of the Minutes of the August 3, 2006 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 14, 2006
OLD BUSINESS:
Item Number:
File Number:
Title
A. Z-8007 Energy Master Home Short-form PD-C, located at 20801
Colonel Glenn Road.
B. LU06-01-02 A Land Use Plan Amendment in the River Mountain
Planning District a change from Transition to Mixed Office
Commercial, located North of Cantrell Road, West of
Pinnacle Valley Road.
B.1. Z-7500-C Reese Revised Long-form PCD, located North of Cantrell
Road, West of Pinnacle Valley Road.
C. S-981-C One Source Addition Replat Lot 2, located on the
Southeast corner of Chenal Parkway and Kanis Road.
D. S-1418-A Stalcup Addition Preliminary Plat, located on the Southeast
corner of Taylor Loop Road and Gooch Lane.
E. S-1531 Whispering Ridge Subdivision Preliminary Plat, located
South of Alexander Road, West of Vimy Ridge Road.
F. S-1528 Kroger Subdivision Site Plan Review, located at 8415 West
Markham Street.
G. Z-4663-C The Shoppes at Montclair Long-form PCD, located at
12226 Kanis Road.
H. Z-7837-A Fair Hills Circle Revised Short-form PD-R, located on the
Southeast corner of West Markham Street and Fairhills
Circle.
Agenda, Page Two
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-521-O Oxford Valley Phase 7, Preliminary Plat, located on Legion
Hut Road and on Courtfield Drive.
2. S-553-D Quail Run Subdivision Replat Lot 17R, located at 34
Pointer Drive.
3. S-867-NNNNNN Chenal Valley Revised Preliminary Plat Phase 25B, located
on Vigne Boulevard.
4. S-1534 Burns Replat of Part of the West ½, Tract 17 Gloeckler
Acres, located on Doyle Springs Road, South of Rosswood
Drive.
5. S-1535 Martin Subdivision Preliminary Plat, located at 8819
Pinnacle Valley Road.
6. S-1536 Sarah-Grace Subdivision Preliminary Plat, located on the
North I-30 Frontage Road, just West of Chicot Road.
7. S-1537 The Centre Addition Revised Preliminary Plat, located on
the Northwest corner of Colonel Glenn Road and I-430.
8. S-1539 Red Bud Acres Preliminary Plat, located at 6200 Red Bud
Lane.
II. SITE PLAN REVIEW :
Item Number:
File Number:
Title
9. S-1538 Gateway Towne Center Preliminary Plat and Subdivision
Site Plan Review, located on the Northwest corner of I-30
and I-430.
10. S-1540 8622 Chicot Road Subdivision Site Plan Review, located at
8622 Chicot Road.
Agenda, Page Three
II. SITE PLAN REVIEW :
Item Number:
File Number:
Title
11. Z-3371-R Colonel Glenn Shopping Center Zoning Site Plan Review,
located on the Northwest corner of Colonel Glenn Road
and I-430.
12. Z-5936-G The Promenade Zoning Site Plan Review, located on the
Northwest corner of LaGrande Drive and Chenal Parkway.
13. Z-7131-B Chenal Valley Condominium Zoning Site Plan Review,
located on Chenal Valley Drive.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
14. LU06-02-04 A Land Use Plan amendment in the Rodney Parham
Planning District from Single Family to Community
Shopping.
14.1 Z-3419-C A Cut Above Short-form PCD, located at 302 North
Shackleford Road.
15. Z-4410-B Highway 10 Condominiums Revised Long-form PD-R,
located on Cantrell Road, just west of Pleasant Ridge
Road.
16. Z-6532-D Lot 6 Chenal Heights Revised Long-form PD-R, located on
the Northeast corner of Chenal Heights Circle and Chenal
Heights Drive.
17. Z-7603-C 14910 Cantrell Road Short-form PCD, located at
14910 Cantrell Road.
18. Z-7898-A Cross Street Elderly Housing Revised Short-form PD-R,
located at 1022 Cross Street.
19. Z-7969-A LaPalapa Revised Short-form PCD, located at 6100 Stones
Road and 18321 Cantrell Road.
20. LU06-18-05 A Land Use Plan amendment in the Ellis Mountain Planning
District from Single Family to Service Trades District.
Agenda, Page Four
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title
20.1. Z-8008-A Alessi-Keyees Short-form PCD, located in the 13300 Block
of Lawson Road.
21. Z-8088 1416-1500 Aldersgate Road Short-form PCD, located at
1416 – 1500 Aldersgate Road.
22. Z-8089 Accurate Boring Short-form PD-I, located at
12601-B Alexander Road.
23. LU06-08-03 A Land Use Plan amendment in the Central City Planning
District from Multi-family to Single-family.
23.1. Z-8090 Ives Walk Long-form PD-R, located between Cumberland
and Rock Streets near 29th Street.
24. LU06-19-06 A Land Use Plan amendment in the Chenal Planning
District from Single Family to Suburban Office.
24.1. Z-8091 Flake Short-form PD-O, located on Norton Road, just South
of Cantrell Road.
25. LU06-18-04 A Land Use Plan amendment in the Ellis Mountain Planning
District from Suburban Office to Multi-family.
25.1. Z-8092 Kanis Quad Short-form PD-R, located on the Southwest
corner of Kanis Road and White Road.
26. Z-8093 Simmons First National Bank Short-form POD, located at
5000 West Markham Street.
27. LU06-04-01 A Land Use Plan amendment in the Heights Hillcrest
Planning District from Office to Mixed Office Commercial.
27.1. Z-8094 Maxton Enterprises Short-form POD, located at 5921 H
Street.
28. Z-8095 Garden Homes Addition Short-form PID, located North of
17th Street, between Boyce and Fletcher Streets.
Agenda, Page Five
IV. OTHER BUSINESS:
Item Number:
File Number:
Title
29. Z-7174 The Cottages in the Pines Long-form PD-R Revocation,
located on the West side of Heinke Road approximately
1200 feet South of Johnson Road.
30. LA-0006-A Colonel Glenn Center Clearing and Wall Construction,
located West of Talley Road, North of Remington Road.
31. LA-0013 Hockersmith Timber Harvest, located West of I-430 and
South of Bowman Plaza Drive.
32. LA-0014 Boen Timber Harvest, located on the Northwest corner of
Colonel Glenn Road and I-430.
September 14, 2006
ITEM NO.: A FILE NO.: Z-8007
NAME: Energy Master Home Short-form PD-C
LOCATION: Located at 20801 Colonel Glenn Road
DEVELOPER:
Energy Master
20801 Colonel Glenn Road
Little Rock, AR 72210
ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 4.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential – Non-conforming Heating and Air Conditioning
Service and Installation Company and Gun and Ammo Shop
PROPOSED ZONING: PD-C
PROPOSED USE: Heating and Air Conditioning Service and Installation Company and Gun
and Ammo Shop
VARIANCES/WAIVERS REQUESTED:
1. A deferral of the Master Street Plan requirements to Colonel Glenn Road.
2. A variance to allow an increased driveway width for the existing drive.
A. PROPOSAL:
Currently Energy Master Home, Inc. is operating all aspects of this business from the
office and warehouse located at 20801 Colonel Glenn Road. The company is a
complete heating and air conditioning service and installation company. The company
uses blown cellulose, installs vapor barriers and does complete energy audits for
customers. The warehouse contains stock items frequently used in daily operations.
The hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The
company employees eleven persons and maintains nine vehicles. Four of the vehicles
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
2
are stored on the site over night with the remaining vehicles driven by employees to
their homes. Each of the vehicles typically accesses the site two to three times per
day to restock items for job site installation.
There is an existing six by five sign located in front of the business along the east side
of the driveway. No additional signage is being requested as a part of the application
request. There is an existing semi-trailer located on the front parking area used to
store the cellulose insulation. The storage is necessary because the material is
delivered by the semi-trailer load. The company that supplies the cellulose insulation
trades the semi-trailer each time orders are received to eliminate the need for handling
the material a number of times.
The company is proposing a three to five year building plan beginning with the
construction of a 40-foot by 60-foot office building. Soon after completion of the new
office building, construction of the covered parking is proposed. After the completion
of these two buildings an addition to the existing warehouse is proposed. The long
term plan includes the placement of a single-family residence along the southern
portion of the site.
The owner of the site also operates a gun and ammo shop from the site. The
business has been in operation since 2000.
The request includes a deferral of the Master Street Plan requirement to Colonel
Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an
increase driveway width for the existing drive.
B. EXISTING CONDITIONS:
The site currently houses a commercial business with the office located in a converted
single-family home. There is a warehouse located along the western perimeter of the
site. The site has a significant elevation change sloping upward from Colonel Glenn
Road to the south. There are a number of uses in the area including residential and
non-residential uses. There are single-family homes located on large tracts, auto
sales and auto repair.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents. The
Crystal Valley Property Owners Association, all residents who could be identified
located within 300 feet of the site and all property owners located within 200-feet of
the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
3
2. With the site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to the street
including 5-foot sidewalk with the planned development.
3. 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 and be located in the center of the property.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Approval of the City of Little Rock
Planning Department is required prior to water service availability to this property. This
property is subject to a special monthly assessment by Salem Water Users P.W.A.
which would be due with their water billing. 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 development.
County Planning:
1. Provide a new survey and site plan. The submitted materials are inaccurate.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Fourche Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied for a
rezoning of this property to Planned Commercial Development to allow an existing
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
4
business to expand by the construction of additional buildings for covered parking and
a warehouse facility. Since the use is existing, it is a home-based business and there
is no significant addition in land area of non-residential use, the proposal does not
have a significant impact on the Land Use Plan, which would necessitate a Plan
Amendment.
Master Street Plan: Colonel Glenn is shown as a Minor Arterial on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on the Arterial. These streets may require dedication of right-of-way and
may require street improvements.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development
City Recognized Neighborhood Action Plan: The property under review is not located
in an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The street buffer requirement along Colonel Glenn Road should average 46
feet in width, and in no case be less than 23 feet. The proposed plan reflects a
building in this area. The structures should be moved south, out of this area.
3. A 16 foot land use landscape buffer is required along the eastern and western
perimeters adjacent to the residentially zoned property. Seventy percent (70%)
of this buffer is to remain undisturbed. Currently, the plan reflects a building
proposed within this area. The structure should be relocated out of this area.
4. A 46 foot land use landscape buffer is required along the southern perimeter
adjacent to the residentially zoned property. Seventy percent (70%) of this
buffer is to remain undisturbed. Unless, this structure is to be used as a
residence.
5. A six foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is required along the southern,
eastern and western perimeters adjacent to the residentially zoned property.
6. Additional landscaping may be required in conjunction with any new parking
areas.
7. A controlled automatic irrigation system is required for all new landscaped
areas.
8. 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.
9. The City Beautiful Commission recommends preserving as many existing trees
as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
5
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006)
The applicants were 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 activities currently taking place on the site and
questioned the immediate plans for redevelopment of the site. Staff also questioned
the number of employees and the days and hours of operation.
Public Works comments were addressed. Staff stated street improvements to Colonel
Glenn Road would be required per the Master Street Plan. Staff suggested the
applicant seek a five (5) year deferral of the improvements which could be supported
by staff. Staff stated the existing driveway did not meet ordinance standards. Staff
stated the maximum driveway width allowed was 36-feet. Mr. Finkbeiner stated the
driveway was 40-feet and was necessary to facilitate large truck maneuvering onto the
site. Staff stated a variance for the driveway width would also be supported since the
drive was existing.
Landscaping comments were addressed. Staff stated screening was required around
the perimeters of the site where abutting residentially zoned or used property. Staff
stated this would include the future home site area unless the structure would be used
solely as a residence. Staff stated a few of the indicated buildings were located within
the required land use buffer areas. Staff suggested the applicant relocate the
structures away from property lines to allow the buffering as required by ordinance.
Mr. Finkbeiner questioned the requirement of a 40-foot building setback around the
perimeter of the site. Staff suggested the applicant contact the County directly
concerning their comments. Staff stated in some cases the County would relinquish
their required setbacks to those required by the zoning ordinance.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of the issues raised at
the July 13, 2006, Subdivision Committee meeting. The applicant has indicated the
immediate plans for redevelopment of the site, the number of employees and the days
and hours of operation. The applicant has also indicated screening will be provided
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
6
around the perimeters of the site to comply with the minimum buffer and landscape
ordinance requirements.
The company employees eleven persons and maintains nine vehicles. Four of the
vehicles are stored on the site over night and the remaining vehicles are driven home
by the employees. Each of the vehicles typically accesses the site two to three times
per day to restock items for job site installation. There is an office assistant on site
during normal business hours. The typical business hours are from 7:00 am to 5:00
pm Monday through Friday.
The immediate plan is to construct a 40-foot by 60-foot office building. Soon after
completion of the new office building, construction of a covered vehicle parking
structure is proposed. After the completion of these two buildings an addition to the
existing warehouse is proposed. The applicant has indicated a three to five year build
out for completion of the commercial buildings. The long term plan includes the
placement of a single-family residence along the southern portion of the site
The request includes a deferral of the Master Street Plan requirement to Colonel
Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an
increased driveway width for the existing drive. The applicant has indicated the
driveway is existing and the 40 foot driveway width is necessary to accommodate truck
traffic entering the site. Staff is supportive of the deferral request and the request to
allow the existing drive to remain with a 40-foot opening.
Currently Energy Master Home, Inc. is operating all aspects of their business from the
office and warehouse located at the site. The company is a complete heating and air
conditioning service and installation company. The company uses blown cellulose,
installs vapor barriers and does complete energy audits for customers. The
warehouse contains stock items frequently used in daily operations. The owner of the
site also operates a gun and ammo shop from the site. The gun and ammo business
has been in operation since 2000.
The office activities for Energy Master Home, Inc. are being conducted from a
converted single-family residence located near the northern portion of the property.
There is an existing six by five sign located in front of the business along the east side
of the driveway. No additional signage is being requested as a part of the application
request. There is an existing semi-trailer located on the front parking area used to
store the cellulose insulation. The storage is necessary since the material is delivered
by the semi-trailer load, which is traded each time orders are received, to eliminate the
need for handling the material an increased number of times.
Energy Master Home, Inc. has been operating from this site since the early 1990’s. At
the time the business was established, the site was located outside the City’s
Extraterritorial Planning Jurisdiction. Staff is supportive of the allowance of some
expansion of commercial activity on the site but staff has concerns with the degree of
expansion the applicant is proposing. The site is shown as Single Family on the City’s
Future Land Use Plan. Typically, when existing businesses located within the
planning boundary have requested rezoning to allow conformance, staff has supported
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
7
the request and not required a Land Use Plan amendment to be filed. In some cases,
staff has supported a small degree of expansion of the existing businesses when staff
has felt there would not be a significant change in the character of the development or
provide a significant impact on the adjoining properties. In staff’s opinion the
development as proposed will change the character of the site. Staff feels with the
expansion of the warehouse building and the construction of a new office building, the
site will no longer appear as a rural residential home site. Staff is not opposed to the
rehabilitation of the existing structure for the office use and the construction of the
covered parking on the site. The office is currently located on the site in the former
home and the vehicles are currently being stored on the site and in staff’s opinion the
construction of a structure to allow protection of the vehicles will minimally impact the
area.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (August 3, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Ricky Finkbeiner addressed the Commission on the merits of his request. He
stated he was unaware he could provide the Commission with photo’s, petitions and
additional information to support his case. Chairman Stebbins asked Mr. Finkbeiner if
he would prefer to defer the item to allow him addition time to prepare his presentation.
Mr. Finkbeiner questioned if any one had been to the site to view the proposed
location for building construction. Staff stated the location of the construction was not
the issue. Their concern was the expansion of the non-residential use. Staff
suggested Mr. Finkbeiner defer the item to allow addition time for them to meet with
him and discuss their opposition and determine if there was an application that would
be agreeable to both staff and the applicant.
Mr. Finkbeiner stated a deferral was acceptable. The Chair entertained a motion to
defer the item to the September 14, 2006, public hearing. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
Staff continues to feel the expansion of the proposed use at the site is not appropriate.
Staff recommends denial of the request to allow an expansion of the proposed use by
the construction of the new office building and the construction of the additional
warehouse space.
September 14, 2006
SUBDIVISION
ITEM NO.: A (CONT.) FILE NO.: Z-8007
8
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had submitted a
request on September 12, 2006, requesting the item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s
By-laws with regard to the time frame for the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for the 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 Withdrawal. The
motion carried by a vote of 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: B FILE NO.: LU06-01-02
Name: Land Use Plan Amendment - River Mountain Planning District
Location: North of the Cantrell/Taylor Loop Intersection, south of Ison Creek
Request: Transition to Mixed Office Commercial
Source: Pat McGetrick, McGetrick & McGetrick
PROPOSAL / REQUEST:
The applicant requested this item be deferred on April 26, 2006. This deferral will be for
six weeks until June 22, 2006. Staff is not opposed to the deferral.
PLANNING COMMISSION ACTION: (MAY 11, 2006)
At the request of the applicant this item was placed on consent agenda for deferral to
June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was
approved.
STAFF UPDATE:
The applicant has no provided the required traffic study for Staff review. Staff can
support no action other than deferral or withdrawal at this time.
PLANNING COMMISSION ACTION: (JUNE 22, 2006)
The applicant failed to provide the required traffic study and the item was
placed on consent agenda for deferral to August 3, 2006. With a vote of 10 for,
0 against the consent agenda was approved.
STAFF UPDATE: ( A U G U S T 3 , 2 0 0 6 )
Staff has made an initial review of a traffic study. Issues have been raised which the
applicant must address prior to Public Hearing. Staff is therefore asking that this item be
placed on Consent Agenda for deferral to September 14, 2006.
PLANNING COMMISSION ACTION: (AUGUST 3, 2006)
The item was placed on the consent agenda for deferral to September 14,2006
By a vote of 9 for, 0 against and 2 absent the consent agenda was approved.
September 14, 2006
SUBDIVISION
ITEM NO.: B (CONT.) FILE NO.: LU06-01-02
2
STAFF UPDATE: (September 14, 2006)
Staff has had no contact from the applicant on this item. Since it has been deferred
previously and the inaction by the applicant. Staff recommends this item be withdrawn
without prejudice.
PLANNING COMMISSION ACTION: (September 14, 2006)
The item was placed on consent agenda for withdrawal. By a vote of 10 for and
0 against the consent agenda was approved.
September 14, 2006
ITEM NO.: B.1 FILE NO.: Z-7500-C
NAME: Rees Development Long-form PCD
LOCATION: North of Cantrell Road, West of Pinnacle Valley Road
DEVELOPER:
Rees Development Company
12115 Hinson Road
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 24.37 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD and R-2
ALLOWED USES: Commercial, Office/Warehouse and Single-family
PROPOSED ZONING: Revised PCD
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated April 27, 2006, requesting this item be deferred to
the June 22, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 11, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff stated the applicant had submitted a request dated April 27, 2006, requesting
the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive
of the deferral request.
September 14, 2006
SUBDIVISION
ITEM NO.: B.1 (CONT) FILE NO.: Z-7500-C
2
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes
and 1 absent.
STAFF UPDATE:
The applicant has failed to provide staff with the requested traffic study to determine the
effected of the commercial development on the existing street network in the area. Staff
recommends this item be deferred to the August 8, 2006, Public Hearing to allow the
applicant additional time to provide the requested traffic study and allow staff time to review
and provide recommendations based on their review.
PLANNING COMMISSION ACTION: (JUNE 22, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had failed to provide staff with the
requested traffic study to determine the effected of the commercial development on the
existing street network in the area. Staff presented a recommendation the item be deferred
to the August 3, 2006, Public Hearing to allow the applicant additional time to provide the
requested traffic study and allow staff time to review the traffic study and provide
recommendations based on their review.
There was no further discussion of the item. A motion was made to approve the deferral
request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE: ( A U G U S T 3 , 2 0 0 6 )
The applicant has furnished staff with the requested traffic study. Staff has provided the
applicant with their initial comments. The applicant is working to respond to the comments.
Staff recommends this item be deferred to the September 14, 2006, public hearing to allow
staff and the applicant additional time to review the study and resolve any outstanding issues
associated with the request.
PLANNING COMMISSION ACTION: (AUGUST 3, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had furnished staff with the
requested traffic study. Staff stated they had provided the applicant with their initial
comments. Staff stated the applicant was working to respond to the comments. Staff
presented a recommendation of deferral of the item to the September 14, 2006, public
September 14, 2006
SUBDIVISION
ITEM NO.: B.1 (CONT) FILE NO.: Z-7500-C
3
hearing to allow staff and the applicant additional time to continue to work on resolving the
remaining issues associated with the request.
There was no further discussion of the item. The Chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes,
and 2 absent.
STAFF UPDATE:
The applicant has not contacted staff since the previous public hearing to address staff
concerns with the proposed site plan and the provided traffic study. Staff recommends this is
item be withdrawn from consideration, without prejudice, to allow the applicant time to resolve
the issues remaining with the request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had not contacted them since the
previous public hearing to address staff’s concerns with the proposed site plan and the
provided traffic study. Staff presented a recommendation the item be withdrawn from
consideration, without prejudice, to allow the applicant time to resolve the issues remaining
with the request.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
September 14, 2006
ITEM NO.: C FILE NO.: S-981-C
NAME: One Source Addition Replat Lot 2
LOCATION: Located on the Southeast corner of Chenal Parkway and Kanis Road
DEVELOPER:
Collier Dickson Flake Partners
400 West Capitol
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.46 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
A final plat was filed for Lot 2 One Source Addition on February 24, 1995. The site
has not developed and the applicant is now proposing to replat this 1.46 acre tract into
two commercially zoned lots. Lot 2A is proposed with 0.66 acres and Lot 2B is
proposed with 0.80 acres. A 30-foot building setback is being proposed along Kanis
Road and an 80-foot building setback is being proposed along Chenal Parkway. A
25-foot common access and utility easement is being proposed along the northern
perimeter of the site and a 30-foot common access and utility easement is being
proposed along the southern perimeter of the site. With the indicated accesses, each
lot will have access to both Kanis Road and Chenal Parkway. The proposed plat
indicates the placement of a 10-foot no right of vehicular access easement along the
street frontage to eliminate any future access points.
B. EXISTING CONDITIONS:
The site is vacant with a grouping of trees located at the intersection of Chenal
Parkway and Kanis Road. To the east and southeast is a home improvement store.
To the west of the site, across Kanis Road, is a shopping center development
September 14, 2006
SUBDIVISION
ITEM NO.: C (CONT.) FILE NO.: S-981-C
2
containing a grocery store and a number of out-parcels. To the north of the site is a
church and vacant property. There is a traffic signal located at the Kanis Road/Chenal
Parkway intersection. Street improvements have been completed to Kanis Road
along its western boundary adjacent to the shopping center development. There are
no sidewalks located along Chenal Parkway adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has not received any comment from area residents. The
Parkway Place Property Owners Association, the St. Charles Community Association
and all abutting property owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
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. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. Additionally,
10 feet shall be dedicated measured from the centerline of the right-of- way for
a length of 250 feet measured from intersecting right-of-way line with a 150 foot
taper. The intersecting right-of-way line shall normally have a radius of 75 to
100 feet.
3. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road and Chenal
Parkway including 5-foot sidewalks with the planned development. Additional
drainage work maybe required with improvements. Kanis Road and Chenal
Parkway intersection should be designed for a WB-60 radius.
4. Plat no access easement along north, west and south property lines. Driveway
along east property line should be platted as an access easement.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
8. With development, coordinate design of traffic signal upgrade with proposed
street improvements. Plans to be forwarded to Traffic Engineering for approval.
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
September 14, 2006
SUBDIVISION
ITEM NO.: C (CONT.) FILE NO.: S-981-C
3
10. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main located on Lot 2B, easement required. Sewer main
extension required, with easements, for Lot 2A.
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. 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). Existing waterline easements should be shown. (Instrument Nos. 89-18383
and 93-31786)
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006)
Mr. Joe White of White-Daters and Associates 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 a no-access easement along the roadways to eliminate any future
September 14, 2006
SUBDIVISION
ITEM NO.: C (CONT.) FILE NO.: S-981-C
4
curb cuts. Staff also requested the applicant provide the zoning classification within
the plat area and of abutting properties.
Public Works comments were addressed. Staff stated a dedication of right-of-way and
street improvements would be required. Staff stated a dedication of right-of-way
45-feet from the centerline would be required along Kanis Road and 55-feet from
centerline would be required along Chenal Parkway. Mr. White stated the dedication
and street improvements to arterial standard for Kanis Road would be difficult. He
stated the lots was originally created when the roadway was designated as a collector
street on the Master Street Plan. Staff questioned if the radial dedication and the
dedication to Chenal Parkway could be achieved. Mr. White stated he would review
the plan and get back with staff on the various options.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
concerns raised at the June 1, 2006, Subdivision Committee meeting. The applicant
has provided a no-access easement along the roadways and the zoning classification
within the proposed plat area. The applicant has also indicated dedication of right-of-
way per the Master Street Plan for a portion of the frontage for Kanis Road with the
remainder of the frontage allowing a 40-foot right-of-way dedication and the placement
of a 5-foot sidewalk and utility easement. Staff is supportive of the applicant’s
proposal for right-of-way dedication.
The request is a replat of an existing commercially zoned lot to allow two lots to be
created. Lot 2A is proposed with 0.62 acres and Lot 2B is proposed with 0.71 acres.
Both lots have public street frontage but will be served by an existing 25-foot common
access and utility easement extending from Chenal Parkway and a second extending
from Kanis Road. No new curb cuts are being proposed with the future development
of the lots.
The applicant is proposing the subdivision to allow future development of the lots. An
80-foot building line has been indicated along Chenal Parkway and a 30-foot building
line has been indicated along Kanis Road more than adequate to meet the typical
minimum ordinance standards. The site is currently zoned C-3, General Commercial
District which requires a 25-foot building setback.
September 14, 2006
SUBDIVISION
ITEM NO.: C (CONT.) FILE NO.: S-981-C
5
Staff is supportive of the request. To staff’s knowledge there are no outstanding
issues associated with the request. Staff does not feel the proposed replat will a
significant impact on the area or adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
Staff recommends approval of the requested reduced right-of-way dedication and the
allowance of a 5-foot sidewalk and utility easement along a portion of Kanis Road as
indicated.
PLANNING COMMISSION ACTION: (August 3, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating there were still unresolved issues related to the
request. Staff presented a recommendation of deferred of the item to the September 14,
2006, public hearing to allow staff and the applicant additional time to continue to work on
resolving the remaining issues associated with the request.
There was no further discussion of the item. The Chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes,
and 2 absent.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff also
presented a recommendation of approval of the requested reduced right-of-way dedication
and the allowance of a 5-foot sidewalk and utility easement along a portion of Kanis Road as
indicated on the proposed preliminary plat.
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.
September 14, 2006
ITEM NO: D FILE NO.: S-1418-A
NAME: Stalcup Addition Preliminary Plat
LOCATION: Located on the Southeast corner of Taylor Loop Road and Gooch Lane
DEVELOPER:
Mike Stalcup
15901 Taylor Loop Road
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 0.91 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: A waiver of the required street improvements to
Gooch Drive.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a preliminary plat for this site
on March 11, 2004. The applicant proposed to subdivide an existing parcel into three single-
family lots. An existing home was located on Lot 1 and a new home was proposed on Lot 2.
Proposed Lot 3 was to be held for future development.
Per Section 31-94(e) of the Little Rock Code of Ordinances, a preliminary plat approved by
the Planning Commission shall be effective and binding upon the Commission for two (2)
years from the date of approval or as long as work is actively progressing, at the end of which
time the final plat application for the subdivision must have been submitted to the Planning
staff. Any plat not receiving final approval within the period of time set forth or otherwise
conforming to the requirements of Chapter 31 shall be null and void, and the developer shall
September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) FILE NO.: S-1418-A
2
be required to submit a new plat of the property for preliminary approval subject to all zoning
restrictions and Chapter 31.
A five-year deferral of the Master Street Plan improvements to Taylor Loop Road and Gooch
Drive was previously approved. A radial dedication and intersection improvements were
required at the time of approval.
A. PROPOSAL/REQUEST:
The previously approved preliminary plat has expired for the property and the
applicant is seeking approval of a preliminary plat to allow the subdivision of
0.91 acres into three (3) single-family residential lots. The lots are indicated containing
a minimum lot size of 7,720 square feet (Lot 3) and an average lot size of
8,125 square feet.
The request includes a waiver of the required street construction to Gooch Drive.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure located near the intersection of
Taylor Loop and Gooch Drive and a second home has been located on site along the
eastern perimeter. The second home was moved from a nearby location and set on
the foundation. No additional work has been completed on the structure and the
structure is not habitable. Other uses in the area include single-family homes located
on acreage. The area to the southeast is currently developing as a single-family
subdivision. Immediately east of the site a PD-R for a townhouse development
containing 11 units was recently approved. No site work or construction for the
development has begun.
Both Taylor Loop Road and Gooch Drive are unimproved roadways with open ditches
for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners, the
Westchester/Heatherbrae and Charleston Height/North Rahling Road Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Taylor Loop Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) FILE NO.: S-1418-A
3
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Taylor Loop Road and Gooch Drive.
3. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvements to Taylor Loop
Road and Gooch Drive including 5-foot sidewalks with the planned
development.
4. Lot 1 must take access from Gooch Drive.
5. A 7.5 foot drainage easement should be platted along the eastern property line.
The ditch located along the eastern property line should be cleaned prior to final
platting.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lot 2.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will
be installed at the Developer's expense. 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: No comment.
Landscape: No comment.
September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) FILE NO.: S-1418-A
4
G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006)
Mr. Mike Stalcup was present. Staff presented an overview of the proposed
preliminary plat indicating the Commission had approved a plat request for the site
which had expired. Staff stated once the plat expired the applicant was required to
seek approval from the Commission as a new application. Staff stated there were a
few additional items necessary to complete the review process. Staff requested the
applicant provide the name and address of the landowner in the general notes section
of the preliminary plat. Staff also questioned if there were any waivers or variances
being request.
Mr. Stalcup stated he was willing to construct the street improvements to Taylor Loop
Road and construct the radius as was previously approved. He stated Gooch was a
private street and did not require improvements. Staff stated Gooch was a public
street based on the Mackey Court Order. Mr. Stalcup stated the previous approval did
not require improvements to Gooch. Staff stated they would review the previous
approval and the conditions would remain as were previously approved.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has
indicated the name and address of the landowner, the dedication of right-of-way for
Taylor Loop Road and Gooch Road and indicated the required street improvements
would be completed to Taylor Loop Road.
The Planning Commission approved the preliminary plat on March 11, 2004 to allow
the creation of three lots and a five year deferral of the street improvements to Taylor
Loop Road and Gooch Drive. The site contains 0.91 acres and the applicant is
proposing three (3) single-family residential lots for a density of 3.29 units per acre.
The lots will have public street frontage along Gooch Drive and Taylor Loop Road.
The lots are indicated containing a minimum lot size of 7,720 square feet (Lot 3) and
an average lot size of 8,125 square feet adequate to meet the minimum requirements
of the Subdivision Ordinance.
The request includes a waiver of the required street construction to Gooch Drive.
Although staff is supportive of the subdivision request staff is not supportive of the
waiver of the Master Street Plan improvement requirement to Gooch Drive. Gooch
Drive is a narrow roadway with open ditches for drainage. Staff feels the portion of the
September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) FILE NO.: S-1418-A
5
road abutting the plat area should be constructed to meet the current ordinance
standard.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (August 3, 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
August 2, 2006, requesting the item be deferred to the September 14, 2006, public hearing.
Staff stated the deferral request would require a By-law waiver with regard to the late deferral
request date. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for approval of
the By-law waiver with regard to the late deferral request. The motion carried by a vote of
9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on
the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had submitted a
request on September 12, 2006, requesting the item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s
By-laws with regard to the time frame for the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for the 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 Withdrawal. The
motion carried by a vote of 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: E FILE NO.: S-1531
NAME: Whispering Ridge Subdivision Preliminary Plat
LOCATION: Located South of Alexander Road, West of Vimy Ridge Road
DEVELOPER:
Paul Evans
1805 South Woodrow
Little Rock, AR 72206
ENGINEER:
ETC Engineers
1510 South Broadway
Little Rock, AR 72202
AREA: 29 acres NUMBER OF LOTS: 114 FT. NEW STREET: 5,970 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a 25-foot front building line adjacent to a collector street.
2. A variance to allow a 20-foot rear yard set back for all the proposed lots.
A. PROPOSAL:
The applicant is proposing the subdivision of 29 acres into 104 single-family lots
resulting in a density of 3.5 units per acre. The development is proposed with an
average lot size of 7,500 square feet and a minimum lot size of 7,000 square feet.
5,920 linear feet of new public street is proposed with the new subdivision.
Variances are being requested to allow a 25-foot front building line adjacent to a
collector street and reduced rear yard setbacks (20-feet).
September 14, 2006
SUBDIVISION
ITEM NO.: E (CONT.) FILE NO.: S-1531
2
B. EXISTING CONDITIONS:
The site was cleared of trees a few years ago with signs of undergrowth returning.
There is an industrial business located to the east of the site and single-family homes
located to the north and west. A large tract of vacant I-2 zoned property is located to
the north. Southeast of the site is a new single-family subdivision currently under
construction with the infrastructure (water, sewer and streets) being installed.
Alexander Road is a two lane unimproved road with no sidewalks in place and open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Alexander Road Neighborhood Association, Southwest Little Rock
United for Progress, the Quail Run Neighborhood Association, and all abutting
property owners were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Alexander 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 site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to Alexander Road
including 5-foot sidewalk with the planned development.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
4. Storm water detention ordinance applies to this property.
5. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding streetlight
requirements.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. 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. East and west cannot be used in street names because the proposed streets do
not cross Main Street. Ridge Court, Rose Drive, Rose Court, and Ronald Court
September 14, 2006
SUBDIVISION
ITEM NO.: E (CONT.) FILE NO.: S-1531
3
cannot be used since they are already in use. For further assistance on street
names, please contact David Hatchcock at 371-4808.
9. Street curves should be superelevated per AASHTO standards (Exhibit 3-41).
Contact Traffic Engineering, Travis Herbner, at 379-1805.
10. Intersection of Roger Drive and West Roger Loop must be redesigned to a
90 degree intersection or install a round a bout.
11. Tangents between curves on Rose Drive do not meet Master Street Plan.
Contact Traffic Engineering, Travis Herbner, at 379-1805.
12. Roger Drive should be redesigned to 36 foot wide collector street standard with
sidewalks on both sides. Include a 100 foot roadway width taper from
intersection with median of East Roger Loop and West Roger Loop.
13. East Roger Loop curve (C103) does not meet Master Street Plan standards.
Curvature should be increased similar to the West Roger Loop.
14. Sidewalks with appropriate handicap ramps on East Roger Loop and West
Roger Loop are required in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
15. A striping plan should be submitted to Traffic Engineering for approval prior to
beginning construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: If turn lane or entrance on Alexander Road requires relocation of AT & T
facilities then charges would apply and would be the responsibility of the
owner/developer.
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. An existing waterline easement recorded
as instrument 90-29469 in the Pulaski County Court House should be reflected on this
plat. 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
September 14, 2006
SUBDIVISION
ITEM NO.: E (CONT.) FILE NO.: S-1531
4
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006)
The applicant was present representing the request. Staff presented the item stating
there were outstanding technical issues associated with the request. Staff requested
the applicant verify the legal description, provide the proposed variances in the general
notes section of the site plan and provide the names of owners of unplatted tracts
abutting the plat area.
Public Works comments were addressed. Staff stated some of the indicated street
names could not be used because they were currently being used in other parts of the
City. Staff also stated the intersections of several streets did not comply with
ordinance standards. Staff requested Roger Drive be redesigned and constructed to a
36-foot collector street. Staff stated East Roger Loop did not meet the Master Street
Plan standard for curvature.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant
has revised the plat to address staff’s concerns related to the proposed street names,
corrected the legal description and provided the variances requested in the general
notes section of the proposed plat. The applicant has indicated a minimum lot width of
70-feet and a minimum lot depth of 100-feet to allow for a minimum lot area of
7,000 square feet. The average lot size proposed is 7,500 square feet.
The plat indicates a 25-foot front building line adjacent to Whispering Ridge Drive, a
proposed collector street. The ordinance typically requires the placement of a 30-foot
building line adjacent to a collector street. Staff is supportive of this variance request.
Lots 1 – 11 are indicated as reverse frontage lots with access proposed from an
internal residential street and a 10-foot no right of vehicle access located on the rear of
September 14, 2006
SUBDIVISION
ITEM NO.: E (CONT.) FILE NO.: S-1531
5
the lots along Alexander Road. The Subdivision Ordinance allows for reverse frontage
lots along arterial roadway classifications to limit the number of curb cuts and facilitate
traffic movements in the area. The proposed plat indicates the placement of a 20-foot
building line adjacent to Alexander Road, the rear yard of the proposed lots.
Alexander Road is classified on the Master Street Plan as a minor arterial which
typically requires the placement of a 35-foot building line. Staff is supportive of this
variance request.
The remaining lots within the subdivision are proposed with 20-foot rear yard setbacks
and 8-foot side yard setbacks. The ordinance typically requires the placement of a
25-foot rear yard setback and a side yard setback equal to ten percent of the lot width
not to exceed 8-feet. The indicated side yard setback is adequate to meet the typical
minimum ordinance standard. The rear yard setback will require a variance. Staff is
supportive of the requested variance to allow a reduced rear yard setback.
The proposed preliminary plat does not indicate the placement of fencing along
Alexander Road. In most cases residences prefer to place fencing along the property
line to screen their homes from view of the adjacent roadway. The ordinance typically
allows for the placement of a 4-foot fence within the required building setback. Staff
feels most residences will prefer the placement of a six foot fence in this area. Staff is
supportive of the allowance of a six foot privacy fence on the property line adjacent to
Alexander Road if the property owners desire to place a fence in this area.
Staff is supportive of the proposed preliminary plat and the indicated variances. The
applicant has indicated the variances are being sought to allow for minimal yard area
and the construction of larger homes on the proposed lots. The recent development
pattern within the City has been patio home subdivisions with similar setbacks as
proposed by the developer. In staff’s opinion the development of the subdivision
should have minimal impact on the area. To staff’s knowledge there are no
outstanding issues associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
Staff recommends approval of the variance request to allow a reduced building
setback for Lots 1 – 11.
Staff recommends approval of the requested variance to allow a reduced rear yard
setback for the proposed lots within the subdivision.
Staff recommends approval of the requested variance to allow a 25-foot front building
line adjacent to Whispering Ridge Drive, a collector street.
September 14, 2006
SUBDIVISION
ITEM NO.: E (CONT.) FILE NO.: S-1531
6
Staff recommends approval of allowing the placement of a six foot privacy fence within
the building setback adjacent to Alexander Road.
PLANNING COMMISSION ACTION: (August 3, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had submitted a request dated
July 20, 2006, requesting the item be deferred to the September 14, 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 8 ayes, 0 noes,
2 absent and 1 recusal (Commissioner Mizan Rahman).
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item stating the applicant had failed to properly notify the
abutting property owners as required by the Commission’s By-laws. Staff presented a
recommendation of deferral to the October 26, 2006, public hearing.
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.
September 14, 2006
ITEM NO.: F FILE NO.: S-1528
NAME: Kroger Subdivision Site Plan Review
LOCATION: Located at 8415 West Markham Street
DEVELOPER:
Kroger Limited Partnership I
800 Ridgelake Boulevard
Memphis, TN 38120
ENGINEER:
Pickering, Inc.
6775 Lenox Center Court, Suite 300
Memphis, TN 38115
AREA: 4.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 3 – West Little Rock
CENSUS TRACT: 21.01
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2006, requesting this item be deferred to
the September 14, 2006, public hearing. Staff is supportive of the deferral request.
PLANNIING COMMISSION ACTION: (August 3,2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had submitted a request dated July
17, 2006, requesting the item be deferred to the September 14, 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 9 ayes, 0 noes
and 2 absent.
September 14, 2006
SUBDIVISION
ITEM NO.: F (CONT.) FILE NO.: S-1528
2
STAFF UPDATE:
The applicant has contacted staff to request additional item to resolve the outstanding issues
associated with the request. The applicant is requesting a deferral of the item to the
October 26, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had contacted them to request
additional item to resolve the outstanding issues associated with the request. Staff stated the
applicant had requesting a deferral of the item to the October 26, 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 Withdrawal. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
September 14, 2006
ITEM NO.: G FILE NO.: Z-4663-C
NAME: The Shoppes at Montclair Long-form PCD
LOCATION: Located at 12226 Kanis Road
DEVELOPER:
Kanis Otter Creek Property Partners, LLP
8060 Count Massie Road
North Little Rock, AR 72113
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office Building and 136 Room Assisted Living Facility
PROPOSED ZONING: PCD
PROPOSED USE: Mixed Office, Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 20, 2006, requesting this item be deferred to
the September 14, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION: (August 3, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item stating the applicant had submitted a request dated July
20, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff
stated they were supportive of the deferral request.
September 14, 2006
SUBDIVISION
ITEM NO.: G (CONT.) FILE NO.: Z-4663-C
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 9 ayes, 0 noes
and 2 absent.
STAFF UPDATE:
The applicant has contacted staff to request additional item to resolve the outstanding issues
associated with the request. The applicant is requesting a deferral of the item to the
October 26, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had contacted staff to request
additional item to resolve the remaining outstanding issues associated with the request. Staff
stated the applicant was requesting a deferral of the item to the October 26, 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 Withdrawal. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
September 14, 2006
ITEM NO.: H FILE NO.: Z-7837-A
NAME: Fairhills Circle Revised Short-form PD-R
LOCATION: Located on the Southeast corner of West Markham Street and Fairhills Circle
DEVELOPER:
Rodney Chandler
P.O. Box 22021
Little Rock, AR 72221
ENGINEER:
Central Arkansas Surveying
Autumn Road
Little Rock, AR 72211
AREA: 0.45 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Townhouse development – 4 units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,357 on August 1, 2005,
establishing Fairhills Circle Short-form PD-R. The applicant proposed the development of
this site with two patio homes through a Planned Residential Development. The applicant
indicated each of the homes would be contained on individual lots with a shared driveway
through a cross access easement extending from Fairhills Circle. The applicant indicated
each of the homes would contain a minimum of 1,600 square feet of heated and cooled
space and be constructed of brick or brick and siding fronts with siding on the sides and
rears. The applicant indicated each of the units would have a two car garage, three
bedrooms, two or two and one half baths and each of the units would have usable living
space outdoors. Fencing was proposed along the southern property line as well as a
retaining wall with a maximum height of six feet.
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
2
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved PD-R to allow
the development of four units on the site. Fair Hills Court is a planned residential
development that will blend the traditional architecture with 21st Century construction to
consist of four (4) town homes. The proposed homes will consist of two (2) bedrooms,
great room, one full and one half bathroom, dining area and kitchen. All the homes will
have a traditional exterior with accent décor. Interior amenities will include travertine
tile, carpet, hardwood flooring, granite tile kitchen counter tops, marble bathrooms,
crown moldings and recessed can lighting.
Exterior features include masonry, with structural accents and details such as brick on
all four sides, precast keystones, brick quoins, transom windows, architectural roof
shingles, landscaped lawns and automatic sprinkler systems. Roof pitch elevations
will be a minimum of 6/12 to enhance the aesthetics of the development and blend in
with neighboring homes. The homes will have a minimum front set back of 25 feet
from West Markham Street and 15 feet of set back in the rear with wooden privacy
fencing planned for the east and south sides of the development. Additionally, trees to
the south and north will remain as to create a natural landscaped green space around
the development thus providing additional privacy for residents and surrounding
homes.
The approximate square footage of the homes is 1,150 square feet of heated and
cooled space. The development is proposed to attract single professionals and
couples. The homes are anticipated to lease for $1,200.00 per month. The entrance
to the development will be from Fairhills Circle and accent lighting and extensive
landscaping with substantial green space is planned to promote an appealing
environment that compliments the neighborhood and promotes increased property
values. Additionally, all lawn and common areas within Fair Hills Court will be
maintained by the developer. The common maintenance of the property reinforces the
quality that has been planned, and will continue to be stressed throughout the
residential development.
B. EXISTING CONDITIONS:
The site is located near the West Markham/Mississippi Avenue intersection. The area
is predominately single-family with a church located at the southeast corner of
Mississippi Avenue and West Markham Street and an elementary school located on
West Markham west of the site. Fairhills Circle is a narrow residential street with five
homes located on the cul-de-sac.
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Briarwood 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.
D. ENGINEERING COMMENTS:
Public Works:
1. Markham Street is classified on the Master Street Plan as a minor arterial with
special standards. A dedication of right-of-way 40 feet from centerline will be
required (special reduced standard for Markham Street is 70 feet with 80 feet
near intersections).
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Markham Street and Fairhills Circle.
3. Signage cannot be located within right-of-way.
4. Due to excess terrain, provide grading and drainage plan showing existing and
proposed contours. Provide heights of walls, building pad elevations, and
slopes. Wall heights cannot exceed 15 feet and slopes must be 3:1 or flatter.
5. Fairhills Circle is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
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. Landscape island should be removed due to access problems in and out of
development. Several of the parking spaces have no room for vehicle backing
movements. The two (2) parking spaces on the north should be removed due
to backing problems. Parking should be redesigned and could require driveway
to be relocated.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
4
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. A Capital Investment Charge based on the size
of the connection(s) will apply to this project in addition to normal charges. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection. Contact
Central Arkansas Water at 377-1225 for additional information.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #5 – the West Markham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning District.
The Land Use Plan shows Single Family for this property. The applicant has applied
for a rezoning from R-2 (Single Family District) to PD-R (Planned Development -
Residential) for construction of two duplex units on the lots. Because of the small
scale of this project staff believes an amendment to the Land Use Plan is not
applicable at this time.
Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate
vicinity of the development.
Master Street Plan: Fairhills Circle is shown as a Local Street and West Markham
Street is shown as a Minor Arterial on the Master Street Plan. The primary function of
a Local Street is to provide access to adjacent properties and the purpose of a Minor
Arterial is to provide connections to and through an urban area. This site is near the
Mississippi Street-Markham Street intersection, which is oftentimes congested during
peak travel times. In the event of approval of this application staff feels that access to
the duplexes should be off of Fairhills Circle, the Local Street, to minimize impact on
Markham Street, a Minor Arterial. West Markham Street and Fairhills Circle may
require dedication of right-of-way, may require street and sidewalk improvements.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the area
covered by the Briarwood Neighborhood Action Plan. The Land Use and Zoning goal
is “To maintain the character of homes in the Briarwood Neighborhood,” with an action
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
5
statement, “Identify rental property in the neighborhood to maintain the character of
the neighborhood.” This neighborhood action plan indicates a concern for rental
property in the neighborhood. This proposal would construct two new duplexes, which
may or may not result in rental units.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The two separate parking spaces currently encroach into the minimum 9 foot
wide street buffer and the minimum 9 foot wide landscape strip. The City
Beautiful Commission must approve a variance.
3. The proposed structures encroach into the 9 foot wide land use buffer along the
eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain
undisturbed. Easements cannot count towards meeting this minimum
requirement.
4. The southern perimeter is also required to have a minimum 9 foot wide land use
buffer. Seventy percent (70%) of this buffer is to remain undisturbed.
5. A six foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is required along the southern and
the eastern perimeters next to the residentially zoned property.
6. It appears the maneuvering area within the parking lot could be reduced
allowing for more green space on the site.
G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006)
Mr. Rodney Chandler was present representing the request. Staff stated the
developers were requesting to revise a previously approved PD-R to allow the
development of two (2) duplex units on the site which contained one half acre and two
(2) lots. Staff stated there were a number of outstanding issues associated with the
request. Staff questioned the need for a development sign. Mr. Chandler stated he
would remove the sign request from the application. Staff also stated the trash pick-up
location would need to be coordinated with the Public Works Department to ensure the
site was accessible for collection. Staff questioned if any decks, porches or patios
were proposed. Staff also noted the location of all proposed fencing was required on
the site plan. Staff requested the applicant provide elevations and construction
materials proposed.
Public Works comments were addressed. Staff stated a 20-foot radial dedication was
required at the intersection of Fairhills Circle and West Markham Street. Staff also
stated dedications would be required on West Markham and Fairhills Circle. Staff
stated the two (2) parking spaces on the north should be removed due to backing
problems within the proposed parking area.
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
6
Landscaping comments were addressed. Staff stated the two parking spaces
interfered with the required street buffer. Mr. Chandler stated the parking spaces
would be removed from the revised site plan. Staff noted the eastern perimeter did not
meet the minimum land use buffer requirement of nine feet. Staff stated easements
could not count toward meeting this minimum requirement.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the July 13, 2006, Subdivision Committee meeting. The applicant has noted
the location of the proposed fencing, provided elevations and the construction
materials. A radial dedication has been included on the proposed site plan as
requested by the Public Works Department. The revised site plan also indicates the
placement of the required land use buffer along the eastern perimeter.
The site plan indicates the site contains a total of 15,892 square feet (0.36 acres) with
a total building coverage of 4,637 square feet (34.2%) and a total landscaped area of
8,015 square feet (47.8%). The Planned Zoning District Ordinance requires a
minimum of ten to fifteen percent of the site area be designated as common usable
open space and a minimum of 500 square feet of usable private open space per unit.
The site plan includes private patio areas for each of the units separated with a six foot
wooden fence. The indicated common and private open space are adequate to meet
the typical minimum requirements of the ordinance.
The site plan indicates the placement of a six foot wood fence along the eastern and
southern perimeters of the site to provide screening for the adjoining single-family
homes. A 19-foot building setback has been indicated along the eastern perimeter
and a 20-foot building setback along the southern perimeter to allow an adequate land
use buffer to the adjoining homes. The applicant has also indicated Leeland Cypress
trees will be planted on the south side of the development to provide additional privacy
for residents and the surrounding homes.
The site plan indicates the placement of eight on site parking spaces. The
development is proposed with a total of four units. Based on the typical minimum
parking required for a multi-family development six parking spaces would typically be
required. The indicated parking is adequate to meet the typical minimum parking
required.
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
7
The applicant has provided building elevations which appear as a two story
Brownstone architecture. The roof is proposed with a 6/12 elevation with architectural
shingles. The construction materials proposed are brick on all four sides, precast
keystones, brick quoins and, transom windows.
Staff is not supportive of the proposed development. Staff is not supportive of the
density, parking court and the massing of the structures. The area is designated as
Single Family on the City’s Future Land Use Plan. The developer is proposing the
placement of duplex units on two previously platted lots with a surface parking area in
front of the buildings to serve the units. In staff’s opinion the development as
proposed does not give the appearance of a single-family development but more of a
multi-family development.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (August 3, 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 August 2, 2006, requesting the item be deferred to the September 14,
2006, public hearing. Staff stated the deferral request would require a By-law waiver
with regard to the late deferral request date. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff indicating the development of the
site with three residential units as opposed to four units. The applicant is now
proposing the construction of a duplex unit and a single-family structure. Staff
continues to not support the proposed development. The development was previously
approved for the contruction of two units both single-family. Staff feels this type
development is the most appropriate development for the site. As was previously
approved the development resulted in a density of 4.4 units per acre and the current
proposal results in a density of 6.6 units per acre. Staff does not feel this an
appropriate location for a development with the proposed density, which is similar to
the Low Density Residential classification of the City’s Future Land Use Plan. Staff
September 14, 2006
SUBDIVISION
ITEM NO.: H (CONT.) FILE NO.: Z-7837-A
8
feels the proposed development is out of character with the existing development
pattern in the area and the development is inconsistent with the City’s Future Land
Use Plan. In addition although one of the units has been removed from the proposed
site plan, the site plan still remains with a surface parking area in front of the buildings
continuing to give the appearance of a multi-family development.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had submitted a
request on September 11, 2006, requesting the item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s
By-laws with regard to the time frame for the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for the 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 Withdrawal. The
motion carried by a vote of 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: 1. FILE NO.: S-521-O
NAME: Oxford Valley Phase 7, Preliminary Plat
LOCATION: Located on Legion Hut Road and on Courtfield Drive
DEVELOPER:
The Woodcrest Company, LLP
4801 North Hills Boulevard
North Little Rock, AR 72216
ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72216
AREA: 13.0 acres NUMBER OF LOTS: 45 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the
development of 152 single-family lots in August of 1973. The property was to be developed
as single-family with conventional design of streets and utility systems. The developer began
development of the subdivision, installed the required infrastructure, including portions of the
required streets, and final platted several of the proposed lots.
On December 13, 1983, the Planning Commission approved a revision to the previously
approved preliminary plat. The applicant requested a revision to eliminate the street
connecting the subdivision to the adjacent mobile home park. The street was not dedicated
since the final plat had not been signed. After closure of the street, the resulting area was to
be used to create an additional lot. On February 20, 1987 a final plat for nineteen lots was
executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street.
September 14, 2006
SUBDIVISION
ITEM NO.: 1. (CONT) FILE NO.: S-521-O
2
The applicant later requested a vacation of the plat. The Board of Directors at their
December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation.
On June 3, 2004, the Little Rock Planning Commission approved the request for a
preliminary plat to reestablish 13 lots contained within 3.153 acres along Oxford Valley Drive
and Legion Hut Road. The development had in place the curb and gutter along Oxford Valley
Drive as well as water and sewer service. The applicant indicated an average lot size of
64 feet by 119 feet or 8,806 square feet. No waivers or variances were sought as a part of
the platting action.
On July 7, 2005, the Little Rock Planning Commission approved a request for the subdivision
of 7.898 acres into 26 single-family lots resulting in a density of 3.67 units per acre. The
applicant indicated the average lot size is seventy-four feet by one hundred nineteen feet or
8,806 square feet.
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved preliminary plat to
allow the creation of 45 single-family lots. The development area is located in two
areas, one area containing 9.2 acres and the second 3.8 acres. The development is
proposed with a density of 3.46 units per acre. The average lot size proposed is
7,250 square feet and 1,892 linear feet of new street is proposed. The proposed plat
indicates a 30-foot building line adjacent to Legion Hut Road (a collector street
classification) and a 25-foot building line is proposed along Courtfield and Barclay
Drives (residential street classifications).
B. EXISTING CONDITIONS:
The site involves a portion of previously platted subdivision of approximately
176 single-family lots. The street system and other improvements are in place in
several locations and were constructed to residential street standard. New homes are
currently under construction in the previously approved phases including Legion Hut
Road and Oxford Valley Drive.
Oxford Valley Drive is constructed with curb and gutter. Sidewalks are being added as
each new phase is developed. The road has been barricaded at Legion Hut Road to
prevent cut-through traffic in the area. Currently there is not a proposal to remove the
barricade.
There is an existing large mobile home park located to the north of the site accessed
from Legion Hut Road and a second mobile home park to the southeast fronting
September 14, 2006
SUBDIVISION
ITEM NO.: 1. (CONT) FILE NO.: S-521-O
3
Chicot Road. There are large areas of vacant land north and south of the site. Single-
family homes are located to the northwest of the site in the Shiloh Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners. All
abutting property owners, Southwest Little Rock United for Progress, Oxford Valley
Homeowners Association, Shilo Property Owners Association and Legion Hut
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. 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.
2. With site development, provide design of the street conforming to the Master
Street Plan. Construct street improvements to the street including a 5 foot
sidewalk.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction. Grading is just allowed in the right-of-way and for drainage and
utility improvements until the lots are final platted.
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. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Water main extensions will be required
September 14, 2006
SUBDIVISION
ITEM NO.: 1. (CONT) FILE NO.: S-521-O
4
to serve a portion of this development; however, some of the water mains are in place.
A Capital Investment Charge based on the size of connection(s) will apply to some
parts of this project in addition to normal charges. This development will have minor
impact on the existing water distribution system. Proposed water facilities will be sized
to provide adequate pressure and fire protection.
Fire Department: 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: (August 24, 2006)
The applicant was present representing the request. Staff presented an overview of
the proposed development indicating there were few outstanding issues associated
with the request. Staff requested the applicant correct the general notes section of the
site plan with regard to zoning classification and average lot size.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to development. Staff also stated sidewalks would be required along
Legion Hut Road per the Master Street Plan. Staff requested the applicant provide on
the plat the location for the proposed detention storage facility.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the location of the proposed detention along with the corrected zoning
classification and indicated the average lot size in the general notes section of the
proposed plat. The applicant has indicated the average lot width is 72.5 feet and the
average lot size is 9,425 square feet. A 30-foot front building line has been indicated
adjacent to Legion Hut Road, a collector street classification per the Master Street
September 14, 2006
SUBDIVISION
ITEM NO.: 1. (CONT) FILE NO.: S-521-O
5
Plan, and a 25-foot front building line has been indicated on the remaining lots,
adjacent to residential street classifications.
Staff is supportive of the request. The proposed plat appears to comply with the
minimum standards of the Subdivision Ordinance. The applicant has indicated the
development of 13.0 acres with 45 single-family lots. The subdivision is proposed with
a density of 3.46 units per acre. To staff’s knowledge there are no outstanding issues
associated with the request. Staff feels the development of the subdivision as
proposed will have minimal impact on the adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of the
above 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.
September 14, 2006
ITEM NO.: 2. FILE NO.: S-553-D
NAME: Quail Run Subdivision Replat Lot 17R
LOCATION: Located at 34 Pointer Drive
DEVELOPER:
Margaret Overton
34 Pointer Drive
Little Rock, AR 72202
John Ryles
2900 Percy Machin Drive
North Little Rock, AR 72114
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio (Section 31-232(b)).
A. PROPOSAL/REQUEST:
The purpose of the request is to incorporate a parcel of land approximately
75-feet by 125-feet located North of Lot 17 – Quail Run Subdivision and South of
Sherry Marie Drive into existing Lot 17 to increase the back yard area of the
existing residence. The property is being removed from an existing larger tract
currently in a metes and bounds legal description. The parcel will become a part
of a replatted Lot 17R Quail Run Subdivision. The proposed replat will result in a
lot depth to width ratio variance. The replat will result in a lot width of 75.06 feet
and a lot depth of 256.6 feet or 3.5 to 1 ratio.
September 14, 2006
SUBDIVISION
ITEM NO.: 2. (CONT) FILE NO.: S-553-D
2
B. EXISTING CONDITIONS:
The lot frontage contains an existing single-family residence with the rear area
currently being vacant. Sherri Marie Drive paving stops just east of the additional
lot area. The neighborhood contains a number of homes, many on large lots.
The area to the west of the proposed development is currently vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners,
Southwest United for Progress, the Quail Run and the Alexander Road
Neighborhood Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: Approved as submitted.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
September 14, 2006
SUBDIVISION
ITEM NO.: 2. (CONT) FILE NO.: S-553-D
3
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was not present representing the request. Staff stated there were
no outstanding technical issues associated with the request which needed
addressing. Staff stated the request was a replat to allow the owner to increase
their rear yard area by adding additional area to their lot. Staff stated a variance
was being requested to allow an increased lot depth to width ratio for the lot.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the request remaining from
the August 24, 2006, Subdivision Committee meeting. The request is to allow a
replat of existing Lot 17 of the Quail Run Subdivision to increase the rear yard
area. The proposed replat will create a variance from the Subdivision Ordinance
to allow an increased lot depth to width ratio. Section 31-232(b) of the
Subdivision Ordinance states no residential lot shall be more than three times as
deep as it is wide, except lots approved abutting a freeway, expressway or
occupied mainline railroad right-of-way. The depth to width ratio as proposed is
3.5 to 1 resulting in an increased ratio.
Sherri Marie Drive is constructed to the eastern boundary of the proposed lot.
Currently there is not a public street or dedicated right-of-way adjacent to the rear
of the additional lot area. Staff recommends a 10-foot no right of vehicular
access easement be placed along the rear of the new lot width to eliminate the
potential for a driveway cut in this area since there is not currently a public street
or right-of-way located adjacent to the lot.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
issues associated with the request. Staff feels the replat to increase the rear
yard area of the existing lot will have minimal impact on the adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance to allow an increased lot
depth to width ratio for the proposed lot.
Staff recommends a 10-foot no right of vehicular access be placed along the rear
lot width to eliminate any potential driveways in this area since the lot is not
currently adjacent to a public street or right-of-way.
September 14, 2006
SUBDIVISION
ITEM NO.: 2. (CONT) FILE NO.: S-553-D
4
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the requested variance to allow an increased lot depth
to width ratio for the proposed lot and the applicant be required to place a 10-foot no
right of vehicular access along the rear lot width to eliminate any potential driveways in
this area since the lot was not currently adjacent to a public street or right-of-way.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: 3. FILE NO.: S-867-NNNNNN
NAME: Chenal Valley Revised Preliminary Plat Phase 25
LOCATION: Located on Vigne Boulevard
Chenal Properties
#7 Valley Club Circle
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 32.54 acres NUMBER OF LOTS: 79 FT. NEW STREET: 4,300
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 – Chenal Planning District
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a five (5) foot side yard setback for Lots 13 – 19, 24 –30 and 33
– 39, Block 83 of the Chenal Valley Phase 25.
BACKGROUND:
On June 22, 2001, a preliminary plat was approved for the proposed subdivision. On
October 7, 2004, the applicant proposed to replat the existing lots to allow a reduced
platted building line on a portion of the lots. The applicant indicated a fifteen (15) foot
platted building line for Lots 11 – 12 and 61 – 62 Block 83 of the Chenal Valley Phase
25 Subdivision. The applicant indicated a twenty (20) foot building line for Lots 22 – 23,
32, 38 – 43, 55 - 56, 64 and 67 – 72 Block 83 of the Chenal Valley Phase 25
Subdivision and the applicant requested a reduced rear yard setback of fifteen feet for
Lots 53 – 79 Block 83 of the Chenal Valley Phase 25 Subdivision.
The development was proposed as a gated community with private streets. There were
seventy-nine (79) lots proposed and the site contained 32.54 acres. The applicant
September 14, 2006
SUBDIVISION
ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN
2
indicated the average lot size as 75-feet by 130-feet or 9,750 square feet. The
proposed density was 2.42 units per acre.
Three phases were proposed with Lots 1 – 12, 20 – 23, 31 – 32 and 40 – 79 in the first
phase. Lots 13 – 19 in the second phase and Lots 24 – 30 and 33 – 39 in the final
phase.
The area abutting Chenal Parkway was indicated as a dedicated tract to be preserved
as open space. The applicant indicated a no vehicular access easement through the
proposed tract.
On March 3, 2005, the Little Rock Planning Commission approved a revision to the
preliminary plat request to allow for five-foot side yard setbacks within the proposed
subdivision. The developer of the project requested a variance to allow a five-foot side
yard setback for Lots 2 – 12, 20 – 23, 31 – 32 and 40 – 79, Block 83 of the Chenal
Valley Phase 25 Subdivision.
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved preliminary plat
to allow reduced side yard setbacks (5-feet) on the remaining lots within the
subdivision. The variance request includes Lots 13 – 19, 24 –30 and 33 – 39,
Block 83 of the Chenal Valley Phase 25.
B. EXISTING CONDITIONS:
The site was final platted in July 2004, and construction of new homes has
begun. The Chenal Valley Country Club is located to the west of the site with the
tennis courts being located near the proposed residential lots. The area abutting
Chenal Parkway has been indicated as a dedicated tract to be preserved as
open space. To the south of the site, is a single-family subdivision (the Oaks at
Chenal), which has developed with reduced front, side and rear yard setbacks.
Chenal Parkway, a four-lane median divided roadway, is located to the east of
the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
abutting property owners along with the Bayonne Place Property Owners
Association, the Duquesne Place Property Owners Association and the
Margeaux Property Owners Association were notified of the public hearing.
September 14, 2006
SUBDIVISION
ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN
3
D. ENGINEERING COMMENTS:
Public Works:
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. 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.
3. 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 available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Water facilities have been installed but Central
Arkansas Water will not accept the facilities or offer service until a final plat has
been approved by the City of Little Rock and has been properly recorded.
Fire Department: Place fire hydrants per code. Gates must maintain a
minimum opening of 20-feet. 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.
September 14, 2006
SUBDIVISION
ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN
4
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was present representing the request. Staff presented the item
indicating there were few technical issues associated with the request. Staff
stated a previous approval allowed for reduced side yard setbacks on a number
of lots within the proposed subdivision. Staff stated the current request would
allow the reduced setback on the remaining lots.
Public Works comments were noted. Staff stated a grading permit would be
required prior to construction and if one or more acres was disturbed permits
would be required.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues associated with the proposed request from the
August 24, 2006, Subdivision Committee meeting. The applicant is proposing to
revise the previously approved preliminary plat to allow a five-foot side yard
setback within the proposed subdivision. Previous approvals allow for reduced
setbacks on selected lots for the front, side and rear yards. The affected lots
include Lots 13 – 19, 24 –30 and 33 – 39, Block 83 of the Chenal Valley Phase
25.
The developer has indicated a reduced side yard setback (5-feet) on these
selected lots would allow the subdivision to be developed in an alternating
pattern and allow for additional buildable area on these lots. The developer has
also indicated the concept of the subdivision is one that allows for varying side
yard setbacks which adds character to the development. Staff is supportive of
this request. Staff does not feel the reduced side yard setback will have an
adverse impact on the adjoining properties. To staff’s knowledge there are no
outstanding issues associated with the proposed request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff recommends approval of the applicant’s request to allow a five-foot side
yard setback on the indicated lots.
September 14, 2006
SUBDIVISION
ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN
5
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the applicant’s request to allow a five-foot side yard
setback on the indicated lots.
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.
September 14, 2006
ITEM NO.: 4. FILE NO.:S-1534
NAME: Burns Replat of Part of the West ½, Tract 17 Gloeckler Acres
LOCATION: Located on Doyle Springs Road, South of Rosswood Drive
DEVELOPER:
Cody and Josiah Burns
8819 Arch Street Pike
Little Rock, AR 72206
SURVEYOR:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72209
AREA: 1.36 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 41.07
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow an increased lot depth to width ratio for Lots 2 and 3 (Section
31-232(b)).
A. PROPOSAL/REQUEST:
The applicant is proposing a replat of property located along the eastern side of
Doyle Springs Road just south of Rosswood Drive. The area is an old “paper
plat” with most of the area previously being replatted. The proposal includes the
development of three (3) lots all fronting on Doyle Springs Road. The request
includes a variance from the Subdivision Ordinance (Section 31-232(b)) to allow
an increased lot depth to width ratio for Lots 2 and 3. A 30-foot front building line
has been indicated along Doyle Springs Road to meet the minimum ordinance
requirement for lots fronting a collector street classification.
September 14, 2006
SUBDIVISION
ITEM NO.: 4. (CONT.) FILE NO.: S-1534
2
B. EXISTING CONDITIONS:
Doyle Springs Road has developed with residential and non-residential uses.
The area north of the site has developed primarily as non-residential and the
area south of the site has developed as residential. Across from the site is a
motorcycle shop and an office use for a communications contractor. Immediately
north, south and east of the site are single-family homes. A new single-family
home is currently under construction on Rosswood Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners,
the Upper Baseline Neighborhood Association, the Windamere Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Doyle Springs Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required along Doyle
Springs Road in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
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. Prepare a letter of pending development addressing streetlights as
required by Section 31-403 of the Little Rock code. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding street light requirements.
6. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
7. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
September 14, 2006
SUBDIVISION
ITEM NO.: 4. (CONT.) FILE NO.: S-1534
3
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: 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. The entire access
easement should be designated as a utility easement. Allowance should be
made to allow approximately five feet for meters to be set outside the paved
area. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: 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: (August 24, 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 stated with the development of five lots
they were concerned with the buildability of proposed Lots 1 and 2 after
dedication of right-of-way, the required building line and the variance request to
allow a reduced lot depth for the lots. Staff suggested the applicant consider
reducing the number of lots to increase the lot area of all the proposed lots. Staff
also requested the applicant provide the means of wastewater disposal and the
source of water in the general notes section of the proposed preliminary plat.
September 14, 2006
SUBDIVISION
ITEM NO.: 4. (CONT.) FILE NO.: S-1534
4
Public Works comments were addressed. Staff stated the proposed private drive
should be constructed to public street standard. Staff also stated a radial
dedication of right-of-way would be required at the intersection of the private
drive and Doyle Springs Road. Staff noted right-of-way dedication would be
required along Doyle Springs Road per the Master Street Plan for collector street
standard or 30-feet from centerline. Staff stated a grading permit would be
required prior to development.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the August 24, 2006, Subdivision Committee meeting. The
applicant is now proposing the development of three lots on the site all indicated
with a 30-foot front building line along Doyle Springs Road, sufficient to meet the
minimum ordinance requirement for lots fronting a collector street classification.
The request includes a variance from the Subdivision Ordinance to allow an
increased lot depth to width ratio. Section 31-232(b) of the Subdivision
Ordinance states no residential lot shall be more than three times as deep as it is
wide, except lots approved abutting a freeway, expressway or occupied mainline
railroad right-of-way. The depth to width ratio as proposed is 4.3 to 1 resulting in
an increased ratio.
Staff is supportive of the request. The proposal includes the development of
three (3) lots all fronting on Doyle Springs Road, all with sufficient area to meet
the typical minimum lot area requirements of the Subdivision Ordinance. Staff
does not feel the requested variance to allow an increased lot depth to width ratio
will negatively impact the area. To staff’s knowledge there are no outstanding
issues associated with the proposed plat and staff feel the development of three
single-family homes as proposed will have minimal impact on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance to allow an increased lot
depth to width ratio for the proposed Lots 2 and 3.
September 14, 2006
SUBDIVISION
ITEM NO.: 4. (CONT.) FILE NO.: S-1534
5
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the requested variance to allow an increased lot depth
to width ratio for the proposed Lots 2 and 3.
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.
September 14, 2006
ITEM NO.: 5. FILE NO.: S-1535
NAME: Martin Subdivision Preliminary Plat
LOCATION: Located at 8819 Pinnacle Valley Road
DEVELOPER:
Latina Martin
14 Pinnacle Valley View, Apt. 14
Little Rock, AR 72223
ENGINEER:
Civil Design, Inc.
15104 Cantrell Road
Little Rock, AR 72223
AREA: 6.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow an increased lot depth to width ratio for Tract 1 (Section
31-232(b)).
A. PROPOSAL/REQUEST:
The applicant is proposing the subdivision of this six (6) acre tract into two (2)
single-family residential tracts or lots. Tract 1 will contain two acres and Tract 2
four acres. Tract 1 will require a variance from the Subdivision Ordinance
(Section 31-232(b)) to allow an increased lot depth to width ratio. The applicant
has indicated the dedication of right-of-way along Pinnacle Valley Road per the
Master Street Plan.
B. EXISTING CONDITIONS:
The site is located along Pinnacle Valley Road just south of Maumelle State
Park. Pinnacle Valley Road is an unimproved roadway with open ditches for
drainage. There are a number of residential uses located in the area and there is
September 14, 2006
SUBDIVISION
ITEM NO.: 5. (CONT.) FILE NO.: S-1535
2
a riding arena located across Pinnacle Valley Road from this site. The area is
zoned primarily AF and R-2 with a small site zoned C-1 located at the
intersection of Beck Road and Pinnacle Valley Road. The commercially zoned
site is currently vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners,
the Pinnacle Neighborhood Association and River Valley Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Pinnacle Valley 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 for the entire approximately 450 feet of frontage.
2. Contact Pulaski County Planning Department pertaining to floodplain
regulations for development in the floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed septic system.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter.
Fire Department: Outside the service boundary. Provide written approval from
the area Volunteer Fire Department indicating their knowledge of the proposed
development and their ability to serve the proposed development.
County Planning:
1. Floodplain development permit is required from Pulaski County Planning.
2. Revise the proposed subdivision name to avoid duplication.
3. A driveway permit is required from Pulaski County Road and Bridge.
September 14, 2006
SUBDIVISION
ITEM NO.: 5. (CONT.) FILE NO.: S-1535
3
4. Contact Pulaski County Planning at 340-8260 for additional information.
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: (August 24, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were few outstanding
issues associated with the request. Staff stated the right-of-way dedication
would be required along the entirety of the proposed plat area. Staff also stated
a 35-foot front building line would be required along Pinnacle Valley Road.
Public Works comments were addressed. Staff stated the developers should
contact Pulaski County Planning concerning development in the floodplain.
Pulaski County Planning comments were addressed. Staff stated floodplain and
driveway permits would be required prior to construction. Staff also requested
the applicant change the name of the proposed subdivision to avoid duplication.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the right-of-way dedication for Pinnacle Valley Road (45-feet from
centerline) along the entirety of the plat area. The revised plat also indicates a
35-foot front building line along Pinnacle Valley Road as required by the
Subdivision Ordinance (Section 31-256(2)). The applicant has indicated the
name of the Subdivision will be changed prior to final platting.
The plat as proposed will create a variance from the Subdivision Ordinance to
allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision
Ordinance states no residential lot shall be more than three times as deep as it is
wide, except lots approved abutting a freeway, expressway or occupied mainline
railroad right-of-way. The depth to width ratio as proposed is 4.5 to 1 resulting in
an increased ratio.
September 14, 2006
SUBDIVISION
ITEM NO.: 5. (CONT.) FILE NO.: S-1535
4
Staff is supportive of the request. As proposed the subdivision will create two
lots for single-family development. A home will be constructed immediately on
Tract 1 and Tract 2 will be held for future development. To staff’s knowledge
there are no outstanding issues associated with the request. Staff feels the
creation of the second residential tract will have minimal impact on the adjoining
properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance to allow an increased lot
depth to width ratio for Tract 1.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the requested variance to allow an increased lot depth
to width ratio for proposed 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 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: 6. FILE NO.: S-1536
NAME: Sarah-Grace Subdivision Preliminary Plat
LOCATION: Located on the North I-30 Frontage Road, just West of Chicot Road
DEVELOPER:
Bird and Bear Enterprises, Inc.
Attn. Bob Humbard
3524 Terminix Drive
Little Rock, AR 72206
ENGINEER:
Rohn Drye
4201 Glenmere
North Little Rock, AR 72116
AREA: 5.85 acres NUMBER OF LOTS: 6 FT. NEW STREET: 350 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 20.01
VARIANCES/WAIVERS REQUESTED:
1. A waiver of the required sidewalk placement along Benanna Street.
A. PROPOSAL/REQUEST:
The proposal includes the development of two parcels of property currently
zoned C-4, Open Display District which contains 5.85 acres. The developers are
proposing the subdivision of this area to allow the creation of a small business
park containing six lots. The proposal includes the construction of a short
cul-de-sac street, 350-linear feet, constructed to commercial street standard.
The proposal includes a waiver request for the sidewalk placement along
Benanna Street. The lots are proposed to contain 0.85 acres to 1.23 acres with
an average lot size of 0.975 acres. A portion of the plat area is located within the
floodway. This area has been indicated as a separate tract which will be
dedicated to the City.
September 14, 2006
SUBDIVISION
ITEM NO.: 6 (CONT.) FILE NO.: S-1536
2
B. EXISTING CONDITIONS:
The site is heavily wooded and zoned C-4, General Commercial District. There
is an OS zoned strip located to the west of the site along a creek/drainage
channel. To the east of the site is a mini-warehouse development and north of
the site is an apartment complex. South of the site is I-30 and across the
freeway are a number of non-residential uses including a hotel, nightclub and
office warehouse activities.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners,
the Town and Country Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. The proposed land use would classify Benanna Street on the Master
Street Plan as a commercial street. Dedicate right-of-way of 60 feet.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Benanna Street and the I-30 Frontage Road.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the street including
5-foot sidewalk with the planned development.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior
to the start of construction.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan. Due to
the history of flooding in this area, the site does not qualify for in-lieu
payment.
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
9. The minimum Finish Floor elevation of 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
September 14, 2006
SUBDIVISION
ITEM NO.: 6 (CONT.) FILE NO.: S-1536
3
10. Show the limits of the 100 year floodplain.
11. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
12. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
13. 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. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will
be required to serve this property, including significant off site facilities. A
Capital Investment Charge based on the size of connection(s) will apply to this
project in addition to normal charges. This development will have minor impact
on the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: 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.
September 14, 2006
SUBDIVISION
ITEM NO.: 6 (CONT.) FILE NO.: S-1536
4
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed plat indicating there were a few outstanding issues
associated with the request. Staff stated the minimum lot width at the building
line for C-4 zoned property was 100-feet. Staff stated if the plat did not meet this
minimum requirement a variance would be required. Staff also requested the
applicant provide the zoning classification within the proposed plat area and of
abutting properties.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to development. Staff also stated minimum floor elevations were
required to be shown on the plat. Staff stated a 20-foot radial dedication was
required at the intersection of the new street and the I-30 Frontage Road. Staff
stated the new street should be constructed to commercial street standard or a
minimum right-of-way of 60-feet. Staff stated detention storage would be
required for the proposed subdivision. The applicant stated detention would be
provided on a lot by lot basis. Staff stated detention would be required for the
roadway. The applicant indicated detention would be provided for the roadway
as requested. The applicant indicated a waiver of the required sidewalk
placement was being requested. Staff stated they were supportive of the waiver
request.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the August 24, 2006, Subdivision Committee meeting. The
applicant has indicated the zoning classification within the plat area as well as of
abutting properties. The applicant has also indicated all the lots containing a
minimum lot width of 100-feet at the building line as required by minimum
ordinance standards. A 45-foot building line has been indicated on the proposed
plat along the I-30 Frontage Road and along Benanna Street as typically required
by minimum ordinance standards. The revised plat also indicates a 20-foot radial
dedication and storm water detention for the proposed roadway. The individual
lots will provide detention as each lot is developed.
The proposal includes the construction of a short cul-de-sac street, 350-linear
feet, constructed to commercial street standard. The proposal includes a waiver
request of the sidewalk placement along Benanna Street. Staff is supportive of
September 14, 2006
SUBDIVISION
ITEM NO.: 6 (CONT.) FILE NO.: S-1536
5
this waiver request. The street is a short commercial street and there are no
sidewalks in place along the I-30 Frontage Road.
The lots are proposed to contain 0.85 acres to 1.23 acres with an average lot
size of 0.975 acres. The typical minimum lot size for sites zoned C-4, Open
Display District is 10,000 square feet. The indicated lot sizes are more than
adequate to meet this typical minimum ordinance standard.
A minimum floor elevation of has been indicated on the plat as requested by
staff. A portion of the plat area is located within the floodway. This area has
been indicated as a separate tract which will be dedicated to the City. The plan
also indicates the placement of a 25-foot access easement located along the
western perimeter to allow the City access to the floodway as required by City
ordinance.
Staff is supportive of the request. The proposal is to allow the subdivision of the
site to allow the creation of a small business park containing six lots all meeting
typical minimum ordinance standards with regard to lot size, building setback and
lot widths. Although the proposal includes a waiver of the required sidewalk
placement along Benanna Street staff does not feel this will adversely impact the
development or the area. To staff’s knowledge there are no outstanding issues
associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the waiver request for sidewalk placement along
Benanna Street.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the waiver request for sidewalk placement along
Benanna Street.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
September 14, 2006
ITEM NO.: 7. FILE NO.: S-1537
NAME: The Centre Addition Revised Preliminary Plat
LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430
DEVELOPER:
LLFI, LLC
P.O. Box 22407
Little Rock, AR 72221
ENGINEER:
The Holloway Firm, Inc.
200 Casey Drive
Maumelle, AR 72113
AREA: 8.44 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow the development of lots with less than the five (5) acre minimum
lot size required for C-2, Shopping Center District zoned property.
BACKGROUND:
A preliminary plat for the subdivision of 87.137 acres zoned C-2, Shopping Center
District was approved by the Planning Commission at their March 11, 2004, Public
Hearing. The applicant intended to subdivide the site into four (4) lots to be marketed
for C-2 commercial uses. The minimum lot proposed was 225 feet by 225 feet or 1.162
acres for three lots abutting Colonel Glenn Road with the bulk of the property contained
in proposed Lot 4.
On April 22, 2004, the Little Rock Planning Commission approved a revision to the
preliminary plat for the site to allow the creation of 12 lots on the 87.13 acre site. The
Commission also approved a site plan review for the area to allow the construction of
September 14, 2006
SUBDIVISION
ITEM NO.: 7. (CONT.) FILE NO.: S-1537
2
484,849 square feet of department stores, retail space and restaurant space and 2,546
parking spaces. The plat has expired.
A. PROPOSAL/REQUEST:
The applicant is proposing approval of a preliminary plat for a potion of the site.
The plat area contains 8.44 acres and three lots. The lots are proposed with
access from a new private drive extending from Colonel Glenn Road constructed
to a commercial street standard. The lots range from 1.42 acres to 3.96 acres.
The lots will be final platted based on market demand.
B. EXISTING CONDITIONS:
The site is vacant and tree covered, abutting I-430 and Colonel Glenn Road.
The site slopes to the north from Colonel Glenn Road. There are a number of
non-residential uses in the area including an automobile dealership, a movie
theater, a nursing school and a strip office/showroom/warehouse development.
Further southwest of the site is a public school, Fair High School, located on
David O Dodd Road.
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, the John Barrow
Neighborhood Association and the Stagecoach Dodd Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required. An additional 10 feet of dedication is required with 250 feet from
intersection.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Colonel Glenn and Brodie Creek Center.
3. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60 feet is required and
street width of 36 feet from back of curb to back of curb with sidewalks on
both sides.
4. Sidewalks with appropriate handicap ramps are required along existing
private drives in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
5. With the site development, provide the design of street conforming to the
September 14, 2006
SUBDIVISION
ITEM NO.: 7. (CONT.) FILE NO.: S-1537
3
Master Street Plan. Construct one-half street improvement to Colonel
Glenn Road including 5-foot sidewalk with the planned development.
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. A variance is required for advanced grading
beyond the right-of-way and easements.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan. The
detention structure is required to be located on site and not within AHTD
right-of-way.
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. A temporary paved cul de sac or turn around must be located at end of
proposed street.
10. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
11. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
12. 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.
13. Provide a Sketch Grading and Drainage Plan as required per Section
29-186 (e).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly must be
September 14, 2006
SUBDIVISION
ITEM NO.: 7. (CONT.) FILE NO.: S-1537
4
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact Carroll
Keatts at 377-1226 if you would like to discuss backflow prevention requirements
for this project. Please submit two copies of the plans for the private fire line to
Central Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of private fire line. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. 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.
Fire Department: Place fire hydrants per code. On site fire hydrants may be
required. 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: (August 24, 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 requested the applicant provide
the source of title of the landowner and the height of any proposed retaining
walls.
Public Works comments were addressed. Staff stated a grading permit was
required at the time of development. Staff stated any advance grading would
require approval of a variance from the Land Alteration Ordinance. Staff stated
the proposed detention was located within the AHTD right-of-way and was not
acceptable. Staff stated all detention was required on the developer’s property.
Staff also stated the street would require extension along the property boundary
of Lot 3 and a temporary turn-around would be required.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
September 14, 2006
SUBDIVISION
ITEM NO.: 7. (CONT.) FILE NO.: S-1537
5
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the August 24, 2006, Subdivision Committee meeting. The
applicant has indicated the source of title of the landowner and indicated the
retaining walls will be constructed as allowed by the Land Alteration Ordinance.
The revised plat also indicates the extension of the proposed roadway and
located the detention storage outside the AHTD right-of-way.
The applicant is requesting a variance to allow the development of lots with less
than the five (5) acre minimum lot size for C-2, Shopping Center District zoned
property. The ordinance typically requires a minimum lot size of five (5) acres
except in those instances where a subdivision site plan and plat proposing
peripheral lots and multiple ownership is approved by the Planning Commission.
The Planning Commission shall establish the size, orientation and access to
multiple lot C-2 development with special emphasis on interior circulation, curb
cuts and siting of physical improvements. In addition, there shall be not less than
300-feet of district frontage on at least one abutting street, whether for single or
multiple building/lot development. The lots range in size from 1.4 acres to 3.9
acres. The lots will be final platted based on market demand.
Staff is supportive of the request and the requested variance. Although, there is
a variance request to allow the development of lots with lot sizes less than the
typical minimum ordinance standard staff does not feel this will negatively impact
the development or the area. To staff’s knowledge there are no outstanding
issues associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the requested variance to allow the development
of lots with less than the five (5) acre minimum lot size for C-2, Shopping Center
District zoned property.
September 14, 2006
SUBDIVISION
ITEM NO.: 7. (CONT.) FILE NO.: S-1537
6
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had
submitted a request on September 12, 2006, requesting the item be deferred to the
Commission’s October 26, 2006, public hearing. Staff stated the deferral request would
require a waiver of the Commission’s By-laws with regard to the time frame for the
deferral request.
There was no further discussion of the item. The Chair entertained a motion for the
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.
September 14, 2006
ITEM NO.: 8. FILE NO. S-1539
NAME: Red Bud Acres Preliminary Plat
LOCATION: Located at 6200 Red Bud Lane
DEVELOPER:
Greg and Karen Laing
38 Brookview Drive
Little Rock, AR 72204
SURVEYOR:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72206
AREA: 8.33 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 17 – Crystal Valley
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow the development of a pipe
stem lot (Section 31-232(f)) and a variance from the Subdivision Ordinance to
allow an increased depth of a pipe stem lot (Section 31-2).
2. A variance to allow lots without public street frontage (Section 31-231).
A. PROPOSAL/REQUEST:
The proposal includes the subdivision of an eight (8) acre tract into two
residential lots. The lots will each contain 4.0 acres. There is an existing
residence located on proposed Lot 1. Lot 2 is proposed as a pipe stem lot with a
stem width of 30-feet and a stem depth of 1206.14 feet. There are two variances
related to the creation of the pipe stem lot associated with the request. A
variance to allow the creation of the pipe stem lot and a variance to allow an
increased depth of the pipe stem lot. The lots will be served by an existing
access and utility easement extending 700-feet from Red Bud Lane which will
require a variance to allow lots without direct public street frontage.
September 14, 2006
SUBDIVISION
ITEM NO.: 8. (CONT.) FILE NO.: S-1539
2
B. EXISTING CONDITIONS:
Red Bud Lane is a rural County road with open ditches for drainage. Red Bud
Lane stops short of the property and a small drive extends to the existing home
via an access easement. The area is predominately single-family with both
manufactured and site built homes. Most of the homes are located on large
tracts or acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners
and the Crystal Valley Property Owners Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed septic system.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required to serve this property, including significant off site facilities.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed
development and their ability to provide fire protection for the proposed lots.
County Planning: Approved as submitted.
CATA: The site is not located on a dedicated CATA Bus Route.
September 14, 2006
SUBDIVISION
ITEM NO.: 8. (CONT.) FILE NO.: S-1539
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 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 requested the applicant provide the source of
water and the means of wastewater disposal within the general notes section of
the proposed plat. Staff also requested the applicant provide a letter from the
area volunteer fire department indicating their knowledge of the project and their
ability to serve the development. Staff noted there were no outstanding issues
associated with the Public Works department.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. Staff suggested the applicant provide the County with a copy of
the revised preliminary plat. 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 August 24, 2006, Subdivision Committee meeting. The revised plat
indicates the source of water and the means of wastewater disposal within the
general notes section of the plat. A letter from the area volunteer fire department
has been received acknowledging the proposed plat.
The proposal includes the subdivision of an eight (8) acre tract into two
residential lots each containing 4.0 acres. The existing residence is to be on Lot
1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem
depth of 1206.14 feet. The Subdivision Ordinance (Section 31-232(f)) states
pipe stem lots shall be prohibited in residential subdivisions. The Definitions
Section 31-2 defines a pipe stem lot and provides design criteria for a pipe stem
lot. The ordinances states the minimum width of the stem at the street right-of-
way shall be 30-feet, the maximum depth of the pipe stem including the stem
shall be limited to 300-feet, the minimum width of the lot body shall be sixty feet
and the minimum lot area shall be 10,000 square feet. The proposed pipe stem
complies with three of the four established criteria. The pipe stem does not
comply with the maximum lot depth criteria necessitating the variance request.
September 14, 2006
SUBDIVISION
ITEM NO.: 8. (CONT.) FILE NO.: S-1539
4
The existing lot does not have public street frontage and is served by an access
and utility easement extending 700-feet from Red Bud Lane. The proposed
subdivision will require a variance from the Subdivision Ordinance Section
31-231 to allow lots without direct public street frontage.
Staff is supportive of the proposed plat and the requested variances. Staff does
not feel the variance request to allow an increased lot depth of a pipe stem lot
nor the variance request to allow the development of lots without direct public
street access will negatively impact the area. The site is located in an area that
has historically developed with large tracts in excess of five acres which typically
have narrow lot widths and a longer lot depth. In addition, the existing lot was
created without direct public street access. Staff feels the provided access is
sufficient to serve the existing residence and the additional lot as proposed.
To staff’s knowledge there are no outstanding issues associated with the
request. Staff feels the proposed subdivision should have minimal impact on the
area if approved.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the requested variance to allow the development
of lots without public street access.
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and
the variance request from the Subdivision Ordinance to allow an increased lot
depth of a pipe stem lot (Section 31-2).
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above agenda staff report. Staff also presented a
recommendation of approval of the requested variance to allow the development of lots
without public street access, the variance request from the Subdivision Ordinance to
September 14, 2006
SUBDIVISION
ITEM NO.: 8. (CONT.) FILE NO.: S-1539
5
allow the development of a pipe stem lot (Section 31-232(f)) and the variance request
from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot
(Section 31-2).
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.
September 14, 2006
ITEM NO.: 9. FILE NO.: S-1538
NAME: Gateway Towne Center Preliminary Plat and Subdivision Site Plan Review
LOCATION: Located on the Northwest corner of I-30 and I-430
DEVELOPER:
Otter Creek Development Company
10 Otter Creek Court, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 176.413 NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
The applicant has failed to provide staff with the required traffic study in a timely manner
to allow sufficient time for review and comment. Staff recommends this item be
deferred to the October 26, 2006, Public Hearing to allow staff and the applicant
adequate time to resolve any outstanding issues associated with the request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the applicant had failed to provide them with the required
traffic study in a timely manner to allow sufficient time for review and comment on the
study. Staff presented a recommendation the item be deferred to the October 26, 2006,
Public Hearing to allow staff and the applicant adequate time to resolve any outstanding
issues associated with the request.
September 14, 2006
ITEM NO.: 10. FILE NO.: S-1540
NAME: 8622 Chicot Road Subdivision Site Plan Review
LOCATION: Located at 8622 Chicot Road
DEVELOPER:
Manuel Beza Beltran
8622 Chicot Road
Little Rock, AR 72209
ENGINEER:
Troy D. Laha
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 1.01 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. An 18-month deferral of the required hard surface parking area located to the
south of the restaurant building.
2. A variance to allow a reduced number of required parking spaces for the existing
detail shop.
3. A waiver of the requirement from Chapter 13 of the City of Little Rock code of
ordinances for waterproofing a building located within the floodplain.
A. PROPOSAL:
The site contains an existing 1,200 square foot restaurant and a 2,622 square
foot automobile detail shop along with 15 parking spaces. The applicant is
proposing an expansion of the restaurant by adding a 26-foot by 46-foot
enclosed dining area and a 12-foot by 46-foot patio area. The request includes
additional parking for a total of 24 parking spaces located on the site to serve the
two businesses. The applicant is requesting a deferral of the required paving for
September 14, 2006
SUBDIVISION
ITEM NO.: 10. (CONT.) FILE NO.: S-1540
2
18-months. The request includes a variance to allow a reduced number of
parking spaces required for the site.
B. EXISTING CONDITIONS:
The site is located near the intersection of Baseline and Chicot Roads; a
commercial node. At this intersection there are a number of activities including
office and retail activities. The site being considered for Subdivision Site Plan
Review is located just north of the Baseline/Chicot Roads intersection and
contains two buildings; one a restaurant, the second a detail shop. There is a
railroad main line located to the west of the site. The Cloverdale Subdivision, a
single-family subdivision, is located across Chicot Road to the east. Chicot Road
has been constructed to Master Street Plan standard abutting the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Chicot Neighborhood Association, the West Baseline
Neighborhood Association, Southwest Little Rock United for Progress, all
residents who could be identified located within 300 feet of the site and all
property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Chicot 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. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. The north and
south driveways should be closed and access taken from the center
driveway. The width of driveway must not exceed 36 feet.
3. Obtain a franchise agreement from Public Works (John Barr, 371-4646)
for the improvements located in the right-of-way.
4. Existing parking should be modified to remove parking spaces from
driveway entrance and modify parking space orientation to take access
from center driveway.
5. The existing structure lies within the 100 year floodplain. Improvements or
additions to this structure if over 50% of the value of the existing structure
will require the entire structure to be modified to meet Chapter 13 of the
City of Little Rock code.
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.
September 14, 2006
SUBDIVISION
ITEM NO.: 10. (CONT.) FILE NO.: S-1540
3
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum finished floor elevation of the proposed addition (if less than
50 percent of the value of the existing structure) is required to be elevated
to 1 foot above the base flood elevation.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the site.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
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. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. In conjunction with this project, the request for additional parking, and the
elimination of some of the curb cuts, it is recommended the design of this
area encompass the City’s minimum landscape and buffer ordinance
requirements. The requirement is to average thirteen foot (13) of
landscape area and in no case be less than half. In doing so, it would
tremendously improve the aesthetics of an area that is one of the busiest
intersections in Southwest Little Rock.
3. An automatic irrigation system will be required for any new landscaped
areas.
4. The landscape ordinance requires a minimum of three (3) feet of building
landscaping between the parking areas and the building.
September 14, 2006
SUBDIVISION
ITEM NO.: 10. (CONT.) FILE NO.: S-1540
4
5. Some of the proposed paved surfaces appear to extend to the property
line. The site should have a minimum of six foot nine inches (6’-9”) of
green space around its perimeter. A variance from this minimum
requirement will require approval from the City Beautiful Commission.
6. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 ½ feet in
width and 150 square feet in area.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
Mr. Troy Laha was present representing the request. Staff presented an
overview of the proposed development indicating there were few outstanding
issues associated with the request. Staff requested the applicant provide details
of any existing or proposed signage and the location of the dumpster along with a
note concerning the required screening. Staff also stated they were not
supportive of a five year deferral of the hard surface parking request but would
support a 12 to 18 month deferral. Mr. Laha stated he would talk with the owner
but felt the owner would revise his request as suggested by staff. Mr. Laha
stated the owner was also requesting a reduced number of required parking for
the detail shop. Staff questioned the number being offered. Mr. Laha stated he
felt five spaces were sufficient to serve the detail shop. Staff stated they would
review this request.
Public Works comments were addressed. Staff requested the applicant reduced
the number of driveways existing on the site. Staff requested the drives be
reduced to one driveway. Staff also stated a few of the indicated parking spaces
were located within the public right-of-way which would require a franchise
agreement. Mr. Laha stated the parking in the right-of-way could be eliminated if
the reduced parking was supported. Staff stated a dedication of right-of-way
would be required along Chicot Road. Mr. Laha stated with the dedication as
required the front of the detail building would be the new property line. Staff
stated they could support a reduced right-of-way dedication in this area.
Landscaping comments were addressed. Staff stated the site would require
additional landscaping with the redevelopment of the site. Staff stated they
would recommend the landscaping be transferred from other portions of the site
to the street side. Staff also stated a portion of the indicated new parking was
located within the required land use buffer area.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
September 14, 2006
SUBDIVISION
ITEM NO.: 10. (CONT.) FILE NO.: S-1540
5
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the location of the existing signage, the location of the dumpster
and eliminated two of the existing drives. The revised site plan indicates a
dedication of right-of-way 55-feet from the centerline of Chicot Road as required
per the Master Street Plan. The applicant has also indicated landscaping within
the front yard area.
The site plan indicates the placement of 24 parking spaces to serve the two (2)
businesses. Based on the ordinance, the typical minimum parking required for a
restaurant and detail shop would be 16 parking spaces for the restaurant and 15
parking spaces for the detail shop. The applicant is requesting approval of a
variance to allow a reduced number of parking spaces for the site. According to
the applicant, the detail shop does not generate a parking demand near the
typical number required and the 24 parking spaces as indicated is sufficient to
meet the needs of the business. Staff is supportive of this request.
The revised site plan indicates a single drive from Chicot Road near the center of
the site. Landscaping has been indicated along the northern portion of the drive.
There are two signs located within the new right-of-way. The two sign locations
will need a franchise from the City to remain in their current location. The
dedication of right-of-way will be within five (5) feet of the front of the detail shop.
There is paving is this area where the owner cleans and parks cars waiting to be
serviced. The applicant is requesting a franchise of the signage and parking
located within the right-of-way. Staff is supportive of this request.
The request includes a waiver of Chapter 13 of the Little Rock Code of
Ordinances related to the waterproofing of the building. The existing structure
lies within the 100 year floodplain. Per the typical ordinance requirement any
improvements or additions to structures, if over 50% of the value of the existing
structure, requires the entire structure be modified to meet Chapter 13 of the
Little Rock code. The applicant has indicated the cost of the addition will exceed
the fifty percent requirement but has indicated the expense of waterproofing is
beyond the owner’s ability to pay and the owner will be unable to expand his
current business. The Planning Commission does not have the ability to hear or
approve this request. The ordinance grants the ability to hear appeals of this
request to the Board of Adjustment.
Since the Planning Commission does not have the authority to grant the waiver
request, staff recommends the item be deferred to allow the applicant to seek
approval from the Board of Adjustment concerning the requested waiver of the
requirements of Chapter 13.
I. STAFF RECOMMENDATIONS:
Staff recommends the item be deferred to allow the applicant to seek approval
from the Board of Adjustment concerning the requested waiver of the
requirements of Chapter 13.
September 14, 2006
SUBDIVISION
ITEM NO.: 10. (CONT.) FILE NO.: S-1540
6
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the applicant was requesting a waiver of the
requirements of Chapter 13 of the Little Rock Code of Ordinances. Staff stated
according to the ordinance the Body appointed to hear appeal requests should review
the request and not the Planning Commission. Staff presented a recommendation the
item be deferred to allow the applicant time to seek approval from the appropriate
appeals board which was the Board of Adjustment concerning the requested waiver of
the requirements of Chapter 13.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Troy Laha).
September 14, 2006
ITEM NO.: 11. FILE NO.: Z-3371-R
NAME: Colonel Glenn Shopping Center Zoning Site Plan Review
LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430
DEVELOPER:
LLEJ I, LLC
P.O. Box 22407
Little Rock, AR 72221
DESIGN PROFESSIONAL:
Roberts and Williams and Associates
1501 North University Avenue, Suite 430
Little Rock, AR 72207
AREA: 3.862 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 11 – I-430
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant is requesting a Zoning Site Plan Review of this 3.86 acre site
currently zoned C-2, Shopping Center District. The site plan indicates the
placement of a single building containing retail shopping and a restaurant. The
retail shopping is proposed with a total square footage of 20,197 square feet and
the restaurant is proposed with 6,337 square feet. The site plan indicates the
placement of 195 parking spaces.
B. EXISTING CONDITIONS:
The site is vacant and tree covered, abutting I-430 and Colonel Glenn Road.
The site slopes to the north from Colonel Glenn Road. There are a number of
non-residential uses in the area including an automobile dealership, branch bank,
a movie theater, a nursing school and a strip office/showroom/warehouse
September 14, 2006
SUBDIVISION
ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R
2
development. Further southwest of the site is a public school, Fair High School,
located on David O Dodd Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The John Barrow Neighborhood Association, the Stagecoach Dodd
Neighborhood Association, all residents who could be identified located within
300 feet of the site and all property owners located within 200-feet of the site
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. With site development, provide design of Colonel Glenn Road conforming
to the Master Street Plan. Construct one-half street improvement to the
street including 5-foot sidewalk with the planned development.
2. A Sketch Grading and Drainage Plan will be required per Section 29-186
(e). Provide plan showing existing and proposed contours, wall heights,
slopes, and undisturbed areas.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan. The
detention structure cannot be provided offsite such as in the AHTD right-
of-way.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior
to the start of construction. A variance from the Land Alteration Ordinance
is required to grade beyond Lot 3.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Sidewalks with appropriate handicap ramps are required on the east
private drive and east side of Brodie Creek Center in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
7. Move proposed driveway into parking lot on Lot 3 east to approximately
150 feet from the intersecting right-of-way line.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
9. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 45 feet is required and
street width of 24 feet from back of curb to back of curb.
10. Hauling of fill material on or off site over municipal streets and roads
September 14, 2006
SUBDIVISION
ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R
3
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.
11. Per Section 29-189(d), groups of trees and individual trees that are not to
be removed or are located within required undisturbed buffer areas shall
be protected during construction by protective fencing and shall not be
used for material storage or for any other purpose.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Due to the nature of this
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact Carroll
Keatts at 377-1226 if you would like to discuss backflow prevention requirements
for this project. Please submit two copies of the plans for the private fire line to
Central Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of private fire line. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. 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.
Fire Department: Place fire hydrants per code. On site fire hydrants may be
required. 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.
September 14, 2006
SUBDIVISION
ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. This site plan is being reviewed as a whole project; therefore, these
requirements apply to all building permits issued.
3. The landscape ordinance requires a perimeter planting strip adjacent to
freeways and shall be at least thirty (30) feet wide. This minimum
requirement applies to the property adjacent to Interstate 430 and the
transition areas. A variance from this minimal requirement will require
approval from the City Beautiful Commission.
4. The zoning buffer ordinance requires an average fifty (50) feet wide and in
no case less than half street buffer along all street corridors. This applies
to the southern and western perimeters of the site; Colonel Glenn and
Brodie Creek Center Roads.
5. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands. Interior islands must be
a minimum of three hundred (300) feet in area to receive credit toward
fulfilling landscape ordinance requirements. These islands are to be
evenly distributed throughout the site.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this 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: (August 24, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were few outstanding
issues associated with the request. Staff requested the applicant provide details
of the proposed dumpster screening, any proposed signage and the maximum
building height. Staff also requested the applicant provide the total square
footage of the proposed restaurant.
Public Works comments were addressed. Staff stated a grading permit would be
required at the time of development. Staff also stated detention storage would
be required on the site. Staff requested the applicant relocate the western-most
September 14, 2006
SUBDIVISION
ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R
5
drive away from the intersection of the access drive to the site along the
proposed lot lines. Staff also stated right-of-way dedication would be required
along Colonel Glenn Road. Staff questioned the proposed grading plan for the
site. The applicant stated the limits of grading would be retained to the proposed
lot development area.
Landscaping comments were addressed. Staff stated a 30-foot undisturbed
buffer would be required along the Interstate. Staff also stated a 30-foot street
buffer would be required along Colonel Glenn Road and a 25-foot street buffer
along the new street. Staff stated interior landscaped islands would be required
at a minimum of eight percent of the on-site paved area. Staff noted easements
could not count as the required buffer area.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The revised site
plan includes details of the proposed dumpster screening, the proposed signage
and the maximum building height. The site plan also includes the total square
footage of the proposed restaurant and the proposed patio area. The restaurant
is proposed with 6,337 square feet and an additional 800 square foot patio area.
The shopping center is proposed with a total of 20,187 square feet. The site plan
indicates the placement of 197 parking spaces to serve the development. Based
on the typical minimum ordinance requirement for shopping center development
(1 space per 225 square feet) 117 parking spaces would typically be required.
The indicated parking is more than adequate to meet the typical minimum
parking requirement.
The site plan indicates the placement of ground mounted signage along Colonel
Glenn Road and along Brodie Creek Center Drive. The signage is proposed not
to exceed signage allowed in commercial zones or a maximum of 36 feet in
height and 160 square feet in area. Building signage is proposed per the typical
ordinance standard for buildings located in commercial zones or a maximum of
ten percent of the façade area. Signage is proposed along the street frontages.
The dumpsters have been located along the rear portion of the site with a note
concerning the required screening. Two locations have been identified to serve
the development with two dumpsters per location. The dumpsters will be
screened with an opaque screening fence with a height sufficient to conceal the
top of the container as required by typical minimum ordinance standards.
The site plan indicates the placement of landscape strips sufficient to meet the
typical minimum ordinance requirements. A 30 foot buffer has been indicated
along the eastern perimeter of the site adjacent to the Interstate and the
September 14, 2006
SUBDIVISION
ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R
6
applicant has noted at least 70 percent of this buffer area will remain
undisturbed. The indicated street buffers are adequate to meet the typical
minimum ordinance requirements both along Colonel Glenn Road and Brodie
Creek Center Drive. Interior landscaping has also been indicated to meet the
typical minimum ordinance standard.
The site plan also includes the placement of an ATM Facility on the site plan
along Brodie Creek Center Drive within the proposed parking area. The
applicant has designed the facility to allow stacking within the parking area to
limit conflicts with customers of the center and customers of the ATM facility.
Staff is supportive of the current configuration and placement of the ATM facility.
Staff is supportive of the request. The request is a zoning site plan review on this
C-2, Shopping Center District zoned site. The site is to be developed with a
single building with setbacks more than adequate to meet the typical 40-foot
minimum. To staff’s knowledge there are no outstanding issues associated with
the request. The site plan appears to comply with the minimum ordinance
standards as the development is proposed. Staff feels the development with a
strip retail center and restaurant should have minimal impact on the area if
developed as proposed.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had
submitted a request on September 12, 2006, requesting the item be deferred to the
Commission’s October 26, 2006, public hearing. Staff stated the deferral request would
require a waiver of the Commission’s By-laws with regard to the time frame for the
deferral request.
There was no further discussion of the item. The Chair entertained a motion for the
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.
September 14, 2006
ITEM NO.: 12. FILE NO.: Z-5936-G
NAME: The Promenade Zoning Site Plan Review
LOCATION: Located on the Northwest corner of LaGrande Drive and Chenal Parkway
DEVELOPER:
Red Development Company
4717 Central
Kansas City, MO 64112
ENGINEER:
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 47.88 acres NUMBER OF LOTS: 11 Lots & 1 Tract FT. NEW STREET: 3200 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 19 – Chenal Planning District
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow advanced grading of the site
with the development of the first phase of construction.
2. A variance to allow a reduced lot width for the proposed out parcels.
3. A variance to allow reduced building setbacks between the proposed lot lines.
4. A variance to allow signage without public street frontage.
BACKGROUND:
On October 7, 2004, the Little Rock Planning Commission reviewed a request for the
Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was
proposed to be located in Chenal Valley. The shopping center was to be home to a
variety of upscale national, regional and local retailers, restaurants and entertainment
venues. The development was proposed to be anchored by a 155,000 square foot
Dillard’s department store. The center would be designed in a Gothic style. The open-
air design of the center replicated a nostalgic Main Street Shopping district. Vehicular
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
2
access to the Main Street allowed convenient parking in front of the store or restaurant.
Extensive sidewalks, landscaping and hardscape were to create a pedestrian-friendly
environment ideal for shopping, entertainment and socializing.
The French Gothic design style was to showcase buildings and steeply pitched slate
roof treatments punctuated by vertical elements such as masonry piers, tall windows
and decorative tower elements. Stone and brick square pillars would anchor the
entrance features and the corners of the buildings. The materials used were to be
warm and earthly such as brick stone, precise stone, simulated stucco and simulated
slate roofs. With its refreshing openness and strong, vertical lines, the shopping center
reflected the heavily timbered landscape of the Chenal Valley area.
The proposal included the development of the site with four lots. The shopping center
was to be contained on a single lot and three out parcels were proposed along Chenal
Parkway and LaGrande Drive.
On November 10, 2005, the Little Rock Planning Commission approved a revision to
the previously approved preliminary plat for Tract 5 Chenal Valley. The request was to
split the previously proposed large lot into two individual lots and five out parcels
resulting in a total of seven lots. Lots 1 and 2 were proposed for the main shopping
center development and Lots 3 – 7 were proposed as out parcels. The approval
allowed reduced building setback along the common lot line of the proposed lots (Lots 1
and 2). A reduced setback for each of the proposed out parcels was also approved. A
cross access parking and utility easement would be recorded as a part of the platting
process according to the applicant. No changes were proposed to the applicant’s site
plan.
On June 22, 2006, the Little Rock Planning Commission approved a revision to the site
plan to allow the construction of 289,483 square feet of retail space contained in ten
(10) buildings. Seven (7) out parcels were proposed totaling 45,408 square feet. The
total square footage of the development proposed was 334,889 square feet. A total of
1,961 parking stalls were indicated on the site plan. Access points were proposed from
the abutting roadways with a single access point to Chenal Parkway (a traffic light was
proposed at this location), LaGrande Drive and Rahling Road.
The applicant indicated the construction materials and design of the center would
remain as was previously approved. The materials proposed were warm and earthly
tones and materials such as brick stone, precise stone, simulated stucco and simulated
slate roofs. With its refreshing openness and strong, vertical lines, the shopping center
would reflect the heavily timbered landscape of the Chenal Valley area.
A. PROPOSAL:
The applicant is now proposing to revise the previously approved site plan to
allow the placement of two additional buildings located along Rahling Road. The
site plan also indicates the placement of a restaurant with drive-through facilities
located along Chenal Parkway. The site plan indicates the placement of 338,948
square feet of retail space and 1,876 parking spaces. The shopping center area
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
3
is proposed with 290,341 square feet and the out parcel area is proposed with
71,406 square feet. The applicant is proposing a preliminary plat as a part of the
review process to allow the creation of out parcels for the site. A total of 12 lots
have been indicated 10 of which are proposed as out parcel lots for the
development of stand alone retail activities including restaurants and one lot
containing the shopping center. One tract for future development has been
indicated. The development is proposed in phases. The applicant is requesting
a variance from the Land Alteration Ordinance to allow advanced grading of the
site with the first phase of construction.
B. EXISTING CONDITIONS:
The site is a wooded site on the west side of Chenal Parkway. Chenal Parkway
has been constructed as a four lane median roadway with curb and gutter but
without sidewalks adjacent to the proposed development. LaGrande Drive has
been constructed with curb and gutter adjacent to the southern boundary of the
property but also does not have a sidewalk in place. Rahling Road is currently
under construction adjacent to the site. There are commercial and office uses
located in the area east and south of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Bayonne Place Property Owners Association, the Margeaux
Place Property Owners Association, the Duquesne Place Property Owners
Association, the Aberdeen Court Property Owners Association, the Parkway
Place Property Owners Association, the St. Charles Community Association and
all owners of property located within 200-feet of the site were notified of the
public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Storm water detention ordinance applies to this property.
2. Rahling Road is classified as a principal arterial; however, construction is
shown to minor arterial standards, which correspond to Phase 1 standards
for a principal arterial. A third lane each direction will ultimately be
required.
3. Repair or replace any existing curb and gutter or sidewalk that is damaged
in the public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
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
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
4
to the start of construction. A variance is required to be granted for
grading portions of the property where construction is not imminent. Per
Section 29-190(14), a temporary undisturbed buffer must remain around
that portion of the property requested to be advanced graded. The buffer
width shall be 6 percent of the lot width and depth and shall not be less
than 25 feet or more than 40 feet.
6. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Prepare a letter of pending development addressing streetlights as
required by Section 31-403 of the Little Rock code. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding streetlight requirements.
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. Vegetation must be established on disturbed area within 21 days of
completion of grading activities.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: A 10-foot under ground or a 30-foot overhead easement is required by
Energy. Easement to be dedicated for utility and not a part of the street right-of-
way.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A 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. A water main extension and
on-site fire protection will be required in order to provide service to this property.
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.
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
5
Fire Department: Place fire hydrants per code. On site fire hydrants may be
required. 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. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Previous comments apply.
3. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands. Interior islands must be
a minimum of three hundred (300) feet in area to receive credit toward
fulfilling landscape ordinance requirements. These islands are to be
evenly distributed throughout the site. This proposal appears to be below
this minimum requirement.
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: (August 24, 2006)
Mr. Tim Daters was present representing the request. Staff presented an
overview of the proposed development indicating there were technical issues
associated with the request remaining outstanding. Staff requested the applicant
provide details of the proposed phasing plan, proposed signage plan and the
location of the proposed dumpster facilities. Staff also requested the applicant
provide pedestrian connectivity through the site on the proposed site plan.
Public Works comments were addressed. Staff questioned if the development
would be phased. Mr. Daters stated the development would be constructed in
phases. Staff stated a detailed grading plan was required. Staff questioned the
limits of grading activities with each phase. Mr. Daters stated advanced grading
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
6
of the site was being requested for all phases of the development prior to the
issuance of a building permit to allow the site to balance and eliminate the need
for hauling dirt on or off site.
Landscaping comments were addressed. Staff stated interior landscaping would
be required consistent with the City’s minimum landscape and zoning
ordinances. Staff also stated the City Beautiful Commission recommended
saving as many existing on-site trees as feasible.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the creation of eleven (11) lots and one (1) tract for the proposed
development. The indicated retaining wall does not exceed the allowable height
per the Land Alteration Ordinance. The request includes reduced building
setbacks along the common lot lines of the proposed lots.
The applicant has provided a detailed signage plan, maximum building height,
total floor area and total building coverage. The applicant has indicated four 50-
foot tower elements and three 60-foot tower elements. The Zoning Ordinance
allow steeples, chimneys or similar ornamental structure to be constructed
provided the structure does not exceed twice the height permitted in the
classification. The site is zoned C-2, Shopping Center District with allows a
maximum building height of 45-feet. The indicated structures are within the
allowable height for C-2, Shopping Center District zoning.
The applicant has indicated all mechanical equipment will be roof mounted and
screened from view by parapet walls. The applicant has also indicated the low
architectural walls will be faced with stone or brick and conform to the general
architectural theme of the center.
The applicant has indicated the street buffer along Rahling Road to meet the
minimum ordinance requirement. The applicant has also included landscape
islands within the development to soften the impact of the on site paved area.
The applicant has not included the placement of pedestrian tables to allow for
safe pedestrian movement within the development. Staff would recommend
pedestrian tables be added to the site to allow safe movement and connectivity
throughout the site.
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
7
The proposed site plan includes the placement of 1,876 parking spaces. Based
on the total retail square footage of the site 1,506 parking spaces would typically
be required. The indicated parking is more than adequate to meet the minimum
parking demand.
The applicant has indicated signage will comply with the Chenal Parkway Design
Overlay District and wall signage allowed in commercial zones per the Zoning
Ordinance for percentage coverage. The Chenal/Financial Center Design
Overlay District allows a single sign not to exceed one hundred square feet in
area and eight feet in height. In cases where a parcel fronts on two streets one
sign per different street may be erected. The signs are to be monument type
signs. The applicant has indicated façade signage, over-door transom signage
and blade signage. The total sign area and lettering height is based on the
tenant space leased by the retailer but less than typically allowed per the zoning
ordinance for wall signage in commercial zones. Signage will be placed on the
front and rear of the buildings.
The applicant has indicated signage for each of the proposed lots consistent with
signage allowed per the Chenal Design Overlay District or a maximum of eight
(8) feet in height and one hundred square feet in area. The site plan also
indicates the placement of building signage along the interior drive and along the
street sides. The development is proposed as a “Life Style Center” with a main
street feel. The fronts of the buildings will be located along the interior drive and
the signage is necessary in this location to allow identification of the tenants. In
addition the request is also to allow wall signage along the street sides.
According to the applicant this signage is necessary to identify the businesses
from the adjacent roadways.
The applicant has indicated additional lanes per Traffic Comments. The
applicant has increased the length of the left turn lane into the main entrance on
the east and west bound traffic lanes. The applicant has also indicated turn
lanes along Rahling Road as requested by staff.
The applicant is requesting approval of the creation of an eleven lot plat and one
tract with cross access easements in conjunction with the site plan review. The
applicant has indicated an average lot size of 4.73 acres. Property zoned C-2,
Shopping Center District typically requires a minimum lot size of five acres,
except in those instances where a subdivision site plan and plat proposing
peripheral lots and multiple ownership is approved by the Commission. The
ordinance further states there shall be not less than three hundred feet of district
frontage on at least one abutting street, whether for single or multiple building/lot
development. Proposed Lots 1 – 4 and 7 - 10 do not appear to meet the
minimum lot frontage criteria established for the zoning district. The lots appear
to be 260-feet plus. Staff does not feel the reduced lot frontage will have any
adverse impact on adjoining properties. Although the lots are located on a public
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
8
street, the indicated lots do not have direct access to the roadway through a
curb-cut. Staff feels the serving of these lots by internal drives will lessen any
potential negative impact on the adjacent roadway. Staff is supportive of the
reduced lot frontage.
The applicant is requesting a variance from the Land Alteration Ordinance to
allow advanced grading of the site. The applicant is requesting to grade the
entire site with the development of Phase I of the building construction. The
applicant has indicated to balance the site the advance grading is necessary to
eliminate hauling of material from the site during construction of the first phase
and then bringing the material back during subsequent phases. Staff is
supportive of this variance request.
Staff is supportive of the proposed site plan and proposed lot configuration. Staff
feels the applicant has done a good job in meeting most of the minimum
requirements with regard to a Zoning Site Plan Review for the proposed site with
regard to landscaping, access and circulation, signage, maximum building height
and parking. To Staff’s knowledge there are no outstanding issues associated
with the proposed request. Staff feels the proposed development should have
minimal impact on adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E, F and H of the above
agenda staff report.
Staff recommends approval of the variance request to allow signage without
public street frontage.
Staff recommends approval of the variance request to allow the creation of lots
with reduced lot widths.
Staff recommends approval of the variance request to allow reduced building
setbacks along common lot lines.
Staff recommends pedestrian tables be added to the site to allow safe pedestrian
movement and connectivity throughout the site.
Staff recommends approval of the requested variance from the Land Alteration
Ordinance to allow the grading of the entire site with the first phase of building
construction.
September 14, 2006
SUBDIVISION
ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G
9
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions outlined in paragraphs
D, E, F and H of the above agenda staff report. Staff also presented a recommendation
of approval of the variance requests to allow signage without public street frontage, the
creation of lots with reduced lot widths, to allow reduced building setbacks along
common lot lines, that the revised site plan include pedestrian tables to allow safe
pedestrian movement and connectivity throughout the site and the requested variance
from the Land Alteration Ordinance to allow the grading of the entire site with the first
phase of building construction.
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.
September 14, 2006
ITEM NO.: 13. FILE NO.: Z-7131-B
NAME: Chenal Valley Condominium Site Plan Review
LOCATION: Located on Chenal Valley Drive
DEVELOPER:
The View at Emerald Pointe, LLC
Attn. Carla G. Spainhour
10 Bernay Drive
Little Rock, AR 72211
DESIGN PROFESSIONAL:
Roberts and Williams Associates
Attn. Barry Williams
1501 North University Avenue
Little Rock, AR 72207
AREA: 15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-24, Multi-family 24 units per acre
PLANNING DISTRICT: 19 – Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow an increased building height (48-feet to ridge of roof and
53-feet to the top of the firewall).
2. A variance to allow an increased sign area for the proposed development sign.
BACKGROUND:
Ordinance No. 18,647 adopted by the Little Rock Board of Directors on February 19,
2002, rezoned the site from MF-24 to PRD (Planned Residential Development), which
would allow the applicant to develop the site as a multi-family development with an 8.33
units per acre density. The development was proposed with ten buildings of upper-end,
low-density rental residences tailored to empty nesters, families waiting for homes to be
constructed and business people living away from home for an extended period of time.
A total of 80 units were proposed with the development. Each of the units was to have
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
2
a garage unit, 12 garage spaces were proposed in a detached structure and 79 surface
parking spaces were proposed.
On January 20, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,274
revoking the PD-R zoning and restoring the previously held MF-24 district zoning
classification. The applicant indicated the proposed apartment development would not
be constructed on the site as proposed.
A. PROPOSAL:
The applicant is now proposing a site plan review of this 15.0 acre site to allow
the placement of 168 condominium units contained in eleven buildings. The
proposal includes the development of 112 two bedroom units each with 1,660
square feet and 56 three bedroom units each with 2,137 square feet. The site
plan indicates 459 parking spaces; 379 parking spaces are above the ground,
some with garages, and the remaining will be placed under the residential
buildings. A 5,691 square foot clubhouse and common open areas are also
proposed. The proposal includes a variance request to allow an increased
building height (48-feet to ridge of roof and 53-feet to the top of the firewall).
The applicant is proposing the placement of a development sign near the front
entrance. The development sign is proposed consistent with subdivision
identification signs located in the Chenal Valley area.
The development is proposed as a gated community. A six foot ornamental fence
will be placed along the perimeter of the site. The development is proposed to
be constructed in phases with each of the eleven buildings being developed in a
separate phase. The development of the clubhouse and common areas will be
constructed with Phase 1A of the development. Grading activities will be limited
to building construction and detention storage for each phase.
B. EXISTING CONDITIONS:
The site is heavily wooded and undeveloped as are the areas to the north, south
and west. The area to the east was recently approved as a Planned Residential
Development for the development of a retirement village with a nursing home
and assisted living facility currently under construction. Other uses in the area
along Chenal Valley Drive include Ashbury Apartments to the south, near
Rahling Road, and a City of Little Rock Fire station to the northwest, near Chenal
Parkway. Single-family residences are located to the north of the site, on
LaMarche Drive in the LaMarche Subdivision of Chenal Valley.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
Margeaux Place Property Owners Association and the Aberdeen Property
Owners Association were notified of the public hearing.
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
3
D. ENGINEERING COMMENTS:
Public Works:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. A variance is required to be obtained if advanced
grading is proposed on site without imminent 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. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75 feet of
the curb line of the street. The proposed parking in front of the clubhouse
or driveway location should be moved due to distance from the street. A
minimum driveway width of 18 feet is required.
6. Submit a letter certified by a Professional Engineer registered in the State
of Arkansas stating that the eastside driveway provides the required sight
distance for driver’s entering/exiting the facility. Analysis must be done in
accordance with the 2004 Edition of the AASHTO Green Book. If adequate
sight distance is not available relocate drive further south. Avoid planting
trees or shrubs in line of sight that may cause sight obstruction.
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. 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.
9. If gates are proposed, turn around must be provided for cars attempting to
enter development without success. A stacking distance of 30 feet from
pavement must also be provided.
10. Provide a Sketch Grading and Drainage Plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
4
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Due to the nature of this
facility, except for individually metered single-family residences, installation of an
approved reduced pressure zone backflow preventer assembly (RPZA) is
required on the domestic water service. This assembly must be installed prior to
the first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW's Cross Connection Section within
ten days of installation and annually thereafter. Contact Carroll Keatts at
377-1226 if you would like to discuss backflow prevention requirements for this
project. Please submit two copies of the plans for the private fire line to Central
Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of private fire line. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. 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. The facilities on-site will be private. When meters are planned off
private lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of Customer
Owned Line Agreement is required. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Gates must maintain a
minimum opening of 20-feet. 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.
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
5
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The zoning buffer ordinance requires an average fifty (50) feet wide and in no
case less than half, street buffer along all street corridors.
3. In two separate locations, the parking appears to be within the minimum nine
(9) feet wide landscaped area(s).
4. Throughout the project the parking areas are larger than the City’s minimum
requirement. By reducing these parking isles widths to sixty feet (60’-0”)
additional green space will be gained.
5. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands. Interior islands must be a
minimum of three hundred (300) feet in area to receive credit toward fulfilling
landscape ordinance requirements. These islands are to be evenly
distributed throughout the site.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this 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: (August 24, 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 requested the applicant provide details of the
proposed phasing plan and how access would be provided to residents during
the construction phases. Staff also requested the applicant provide the total
number of units per building and the total number of floors per building on the
proposed site plan. Staff questioned the location of the proposed dumpster
facilities and requested the applicant provide details of the proposed signage.
Public Works comments were addressed. Staff questioned the limits of grading
activities with each phase. The developers indicated grading activities would
take place as each building was constructed with minimum disturbance to the
surrounding wooded areas. Staff also stated the indicated drives did not appear
to meet sight distance standard. Staff requested the developers provide a
certification the drives would meet ASTO sight distance requirements or relocate
the drives to meet the minimum criteria. Staff also stated the entrance drive was
not sufficient to allow stacking for the proposed gate facilities.
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
6
Landscaping comments were addressed. Staff stated a 50-foot average buffer
was required along the street corridors. Staff also stated the interior landscaping
would be required per minimum ordinance standard.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has revised the proposed phasing plan and indicated a construction access drive
to the site to minimize conflicts with residents during the construction phases.
The applicant has provided the total number of units per building and the total
number of floors per building on the proposed site plan. The revised site plan
also includes the dumpster locations and the location of the proposed signage.
The request is a site plan review for the development of 168 condominium units
on this 15.0 acre site. The site plan indicates the placement of eleven buildings
three and four stories in height. The proposal includes the development of
112 two bedroom units each with 1,660 square feet and 56 three bedroom units
each with 2,137 square feet. The proposal includes a variance request to allow
an increased building height (48-feet to ridge of roof and 53-feet to the top of the
firewall). The site is zoned MF-24 which typically allow a maximum height of
35-feet. The applicant has indicated the topography of the site is such that the
increased height is necessary to limit disturbance of the site with cuts and fills.
Staff is supportive of the requested variance.
The site plan indicates 459 parking spaces; 379 parking spaces are above the
ground, some with garages, and the remaining will be placed under the buildings.
Based on the typical minimum ordinance parking requirement for a multi-family
development, 252 parking spaces would typically be required. The indicated
parking is more than adequate to meet the minimum ordinance standard.
A 5,691 square foot clubhouse and common open areas are proposed with the
site development. The clubhouse is proposed as Phase IA of the development.
The buildings are proposed with a single building in each phase. The associated
parking for each building will be constructed as the buildings are built.
The site plan indicates the placement of a single ground mounted monument
style sign consistent with signage currently being constructed with the Chenal
neighborhoods. Staff would recommend the signage be limited to a maximum of
eight feet in height and sixty-four square feet in area. Although the proposed
signage exceed signage typically allowed in multi-family zones or a maximum of
six feet in height and thirty-two square feet in area, staff feels the sign area will
not adversely impact the area. The development is proposed as a Chenal
Community and staff feels the indicated signage is not out of character with
signage as is currently developing in the Chenal Valley Neighborhoods.
September 14, 2006
SUBDIVISION
ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B
7
The development is proposed as a gated community. The site plan indicates the
placement of the proposed call box with sufficient stacking and exits for those not
entering the site. The site plan also indicates the placement of a six foot fence
along the perimeters of the site.
Staff is supportive of the applicant’s request. The request is a site plan review for
the development of condominium housing resulting in a density of 11.2 units per
acre, far less than the density allowed by the current zoning. Although there is a
variance request to allow an increased sign area and an increased building
height staff does not feel these two variance requests will have a negative impact
the area. To staff’s knowledge there are no outstanding issues associated with
the request. Staff feels the development as proposed by utilizing the existing
topography of the site to the maximum extent feasible and developed with a
density much less than allowed per the current zoning, should substantially
reduce any potential impacts on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the above
agenda staff report.
Staff recommends signage be limited to a maximum of eight feet in height and
sixty-four square feet in area.
Staff recommends approval of the requested variance to allow an increased
building height.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, F and H of the above agenda staff report. Staff also presented a
recommendation the proposed signage be limited to a maximum of eight feet in height
and sixty-four square feet in area and the requested variance to allow an increased
building height.
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.
September 14, 2006
ITEM NO.: 14. FILE NO.: LU06-02-04
Name: Land Use Plan Amendment - Rodney Parham Planning District
Location: 302 N. Shackleford Road
Request: Single Family to Community Shopping
Source: Lynda Bowers, A Cut Above LLC
PROPOSAL / REQUEST:
Land Use Plan amendment in the Rodney Parham Planning District from Single Family to
Community Shopping. Community Shopping provides for a shopping center development
with one or more general merchandise stores. The applicant is applying for a PCD with C2
usage for a possible delicatessen.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area of
review to include the area between Markham Street and Shackleford Drive west of
Shackleford Road. It will also expand to include the adjacent veterinary clinic and school. It
is thought that the additional adjacent area would make the boundaries more logical while the
change to the south is to better reflect the existing and likely future development and zoning
of that area.
EXISTING LAND USE AND ZONING:
The northern portion of the application area is currently zoned O3 General Office and is
1.3 acres ± in size. The property to the west of the site is zoned R2 Single Family. The area
to the east (the Kroger shopping complex) is zoned C3 General Commercial. The property
immediately north of this site is zoned C1 Neighborhood Commercial. To the immediate
south of this area is zoned R2 Single Family. The extended application area is approximately
12 acres in size and is zoned C3 General Commercial. To the south, east and west of this
area is more C3 or C4 Commercial land with the exception of an area zoned R2 Single
Family for a nursing home on the south side of Markham.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The site is currently planned for Single Family development. The Single Family continues to
the west of the immediate area. The east side of N. Shackleford is the Kroger shopping
center, and it is planned Community Shopping. The land immediately south of the property is
planned for Single Family, but further south it is planned for Office. While some of the uses
are office, there are also several restaurants on that portion of Shackleford. To the north of
this site is Public Institutional for Terry Elementary School. The expanded application site to
the south is planned for Office. This site is surrounded on three sides by Commercial or
Community Shopping.
September 14, 2006
SUBDIVISION
ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04
2
May 6, 2003 the area to the northeast of this site was amended for the development of a
large church. Ordinance 18861 changed that area from Single Family to Public Institutional.
This ordinance also changed a portion off of Mara Lynn from Multi Family to Low Density
Residential and a portion on the south side of Mara Lynn from Single Family and Low Density
Residential to Multi Family.
July 17, 2001, an area approximately a third of a mile to the southwest of this site was
changed from Single Family and Commercial to Park and Open Space as part of a large
scale amendment to recognize existing parks and open spaces.
MASTER STREET PLAN:
North Shackleford Road is shown as a Collector on the plan. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. These streets may
require dedication of right-of-way and may require street improvements.
BICYCLE PLAN:
Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the
development.
PARKS:
According to the Master Parks Plan, this area is within an eight-block radius of a park. This
location is about half a mile from Birchwood Park. It is also within three blocks of Terry
Elementary School.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Walnut Valley Neighborhood Action Plan covers this location. The Community
Redevelopment Goal states the need to “maintain and reinvigorate existing retail areas to
provide active retail for local residents.”
ANALYSIS:
This application has two parts: a northern portion that includes the current A Cut Above
Building on Shackleford Road and a southern portion including the restaurants and other
commercial sites on Shackleford Drive. The northern portion of the application area is
currently planned for Single Family use. An area is zoned office with office and business
uses is located on the site requesting a change. The site currently has commercial uses as
September 14, 2006
SUBDIVISION
ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04
3
accessory and conditional use. However, the change would also decrease the amount of
Single Family planned area in the area. The change would introduce commercial use west of
Shackleford Road. Currently Shackleford Road provides the line for Commercial Land Use.
There is a single family neighborhood wet of Shackleford Road with a large commercial
center to the east. The requested change would move the Commercial use area further to
the west and into the area sown for the neighborhood.
A large block of Community Shopping already exists to the east of this area with the large
Kroger strip center. This center is a mix of commercial uses with a few office uses included.
Generally, the center is fully leased, as is the rest of the general area. A change to
Community Shopping on the west side of Shackleford could allow for the site to be rezoned
without a Planned Zoned Development (PZD). Straight rezoning might allow a use for the
area that would not be compatible with the adjacent residential area. Other land use
categories would require a PZD, such as Mixed Use. A PZD might better protect the area’s
residents because of the careful evaluation of heights, sounds, hours of operations, etc. This
amendment would allow commercial uses to cross Shackleford and be adjacent to single
family homes. Normally, a transition between such different uses is preferred.
Staff expanded this application to include the area surrounded by Shackleford Drive,
Shackleford Road and Markham Street. The expansion area is currently shown as Office on
the Land Use Plan. The application area is zoned C3 General Commercial for the multiple
restaurants, a hotel and a furniture store. The expansion would only serve to update the plan
to reflect the current commercial uses. The resulting land use pattern would show
Community Shopping on the north side of Markham Street from Bowman Road to Interstate
430. The expansion area would be buffered from the Single Family area to the north by an
existing Office area in which the primary uses are office.
This same area has just been studied in November 2005. The previous application was for
this same area, but it also included a house on the north side of Beverly Hills. The
application was denied. The current application area is limited to the current business area
with land currently used for homes not included. Allowing Community Shopping to cross
Shackleford Road could lead to additional pressures to convert the existing homes to the
west. This is a small neighborhood of homes with only a limited number of homes. The
change would also result in lining Shackleford Road with Community Shopping on both sides
of the road, which could result in the negatives the City wishes to prevent by not allowing
‘strip commercialization’ of roads. The current zoning is office not commercial, so the current
primary use should be office. This amendment would alter that.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Beverly Hills Property Owners
Association. The Planning staff received two calls from property owners in the expanded
area. Neither owner had any objections.
September 14, 2006
SUBDIVISION
ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04
4
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (September 14, 2006)
Walter Malone, Planning Staff reviewed the use pattern and Land Use Plan in the general
area. While Staff agreed that the existing site was non-residential, Staff does not wish to
have Commercial use cross Shackleford Road. This is an establish neighborhood and Staff
is opposed to moving Commercial across the street and adjacent to the homes. Ms. James
presented the Planned Zoning District application (see item 14.1 for a full minute record of
the combined items). Mr. L.D. Vance in his presentation made clear that this site has never
been anything other than non-residential, either office or commercial for over 20 years.
After discussion of both items a motion was made to approve the Land Use Plan
Amendment. By a vote of 0 for, 10 against, the amendment failed.
September 14, 2006
ITEM NO.: 14.1. FILE NO.: Z-3419-C
NAME: A Cut Above Short-form PCD
LOCATION: Located at 302 North Shackleford Road
DEVELOPER:
Lynda Bowers and Associates
650 Edgewood Drive
Maumelle, AR 72113
SURVEYOR:
Arrow Surveying
550 Edgewood Drive, Suite 592B
Maumelle, AR 72113
AREA: 0.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District with a CUP for a Beauty Salon
ALLOWED USES: General and Professional Office and Beauty Salon
PROPOSED ZONING: PCD
PROPOSED USE: C-2, Shopping Center District uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 10, 2005, the Little Rock Planning Commission denied a request to rezone the
site from O-3 and R-2 to PCD to allow the construction of a second building on the site and to
utilize C-2 uses as allowable uses for the site. The proposal included the development of
28,224 square feet of total land area and involved the construction of a second building on
the site containing 3,444 square feet. The total building square footage proposed was 6,676
square feet. Thirty parking spaces were proposed to serve the development. No new curb
cuts were proposed as a result of the development. The existing curb cuts along Beverly
Hills Drive and Shackleford Road would continue to provide access to the development.
September 14, 2006
SUBDIVISION
ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C
2
A. PROPOSAL:
The applicant is now proposing a rezoning of the site from O-3 to PCD to expand the
allowable uses for the site. The request includes the allowance of C-2, Shopping
Center District uses as allowable uses for the site. There are no modifications
proposed to the existing building or parking areas.
B. EXISTING CONDITIONS:
The site contains a commercial building along with a paved parking area. There are
commercial businesses located to the east across Shackleford Road and single-family
residences located to the south and west. There is a veterinarian clinic and daycare
center located to the north of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two informational phone calls from area residents.
The Beverly Hills Property Owners Association, all residents who could be identified
located within 300 feet of the site and all property owners located within 200-feet of
the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. The proposed land use would classify Beverly Hills Drive on the Master Street
Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline.
2. Sidewalks with appropriate handicap ramps are required on Beverly Hill Drive to
the property line in accordance with Section 31-175 of the Little Rock Code and
the Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. The placement of food service
business will require the installation of grease trap facilities. Contact the Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
September 14, 2006
SUBDIVISION
ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C
3
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required.
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 Rodney Parham Planning District.
The Land Use Plan shows Single Family for this property. The applicant has applied
for a rezoning from O-3, General Office District to Planned Commercial District to allow
C-2, Shopping Center District uses.
A land use plan amendment for a change to CS Community Shopping is a separate
item on this agenda (LU06-02-04).
Master Street Plan: Shackleford Road is shown as a Collector on the Master Street
Plan. This street may require dedication of right-of-way and may require street
improvements. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the area
covered by the Walnut Valley Neighborhood Action Plan. The Community
Redevelopment Goal states that there is a need for existing retail to be revitalized to
better serve area residents.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was not present. Staff presented an overview of the proposed
development indicating the request was to change the allowable uses of the site to C-2
uses with no change to the building footprint or existing parking areas. Staff stated
there were no outstanding issues associated with the request. There was no further
September 14, 2006
SUBDIVISION
ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C
4
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
August 24, 2006, Subdivision Committee meeting. The applicant is requesting C-2
uses as allowable uses for the site with no change to the existing building footprint or
parking. The site contains a single story building with a gross floor area of 3,232
square feet and 29 parking spaces. There are two drives located on the site one from
Beverly Hills Drive and the second along Shackleford Road. The applicant is not
proposing any modifications to the existing driveway configuration as a part of the
current application request.
Staff is not supportive of the applicant’s request. The applicant is requesting C-2 uses
as allowable uses for the site which is inconsistent with the City’s Future Land Use
Plan for the site. The site has historically been a buffer between the intense
commercial uses located to the east of Shackleford Road and the residential uses
located to the west of the site. The office zoning allows for a buffer between the
single-family homes and Shackleford Road and the commercial activities in the area.
Staff does not support the expansion of the commercial activities abutting this
residential neighborhood. The site is zoned O-3 with a conditional use permit to allow
a beauty salon on the site. Staff feels the buffer of uses should be maintained and the
neighborhood should be protected from encroachment of commercial activities.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present. There were registered objectors present. Staff presented the
item with a recommendation of denial of the request.
Ms. Lynda Bowers addressed the Commission on the merits of the request. She stated she
had met with the neighbors and only one stated opposition to the request. She stated the
area was a commercial area extending from Mara Lynn to Chenal Parkway. She stated she
had tried to market the site for an office use and the demand was not there for an office user.
She stated the building was constructed as a commercial building and had been used for
24 years as a beauty salon. She stated the neighbors were concerned with traffic. She
stated the site was not the cause of traffic through the neighborhood but the nearby school
and motorist wishing to miss the traffic signal at Mara Lynn and Shackleford. She stated the
request was for a deli which would generate traffic in the morning and evening only. She
September 14, 2006
SUBDIVISION
ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C
5
stated the business would not generate any additional traffic on the existing street because
the traffic was not coming from the site.
Mr. LD Vance addressed the Commission in support. He stated he owned the salon for
24 years and during the time he was there only five (5) complaints were filed. He stated
three of which involved overgrown hedges. He stated once the complaints were received
corrective measures were taken to correct the problem. He stated he purchased the property
from the original owner 24 years earlier and the site was being used as an office use. He
stated the area had not developed and Shackleford Road was a two (2) lane roadway. He
stated to the front door of the salon to the front door of the first house in the neighborhood it
was 300 feet. He stated from the front door of the salon to Back Yard Burger was 360 feet
and a second eating place 345-feet. He stated the request was not out of line with existing
distances in the neighborhood. He stated the site was not single-family and had not been
single-family for 20 plus years.
Ms. Joyce Butler addressed the Commission in opposition of the request. She stated her
home was located on Beverly Hills Drive and the street experienced a great deal of traffic
through the neighborhood. She stated the residents in the area were opposed to the request.
She provided the Commission with letters and a petition in opposition of the request. She
stated she had lived in the area for 35 years and the site had never been a commercial
business. She stated the residents of the area were trying to make the neighborhood a better
place by improving their homes and making the area a safe place to live. She stated she was
concerned with the noise a commercial business would generate. She stated garbage
collection in the area started around 4:00 am which was very noisy. She stated there were
85 restaurants within one mile of the neighborhood. She stated the neighborhood did not
need another restaurant. She stated traffic did cut through the neighborhood and she feared
for her grandchildren playing in the front yard because of the speed of the traffic. She stated
the businesses referred to by the applicant backed up to non-residential uses and not a
neighborhood. She stated the site was limited on parking. She stated on occasion patrons of
the salon had parked on the street when there were no spaces on the site. She stated this
was a concern of residence since it was difficult to see on coming traffic due to the curvature
of Beverly Hills. She stated the neighborhood did not want the site to go commercial. She
stated a new home was recently constructed in the neighborhood which she felt would only
better the neighborhood by bringing in new investment.
Ms. Ruth Bell of the Pulaski County League of Women Voters addressed the Commission in
opposition of the request. She stated the area was feeling the impact of non-residential
expansion as was the central part of the City. She stated there was a conditional use permit
on the site to allow the salon. She stated the site was zoned office which allowed a transition
between the neighborhood and the commercial activities to the east. She stated parking,
dumpsters and fencing were concerns of the neighborhood. She stated it was inappropriate
to allow a commercial use adjacent to a neighborhood.
September 14, 2006
SUBDIVISION
ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C
6
Commissioner Adcock stated the hours and traffic of a deli would be less than those of a
salon. She stated traffic would be significant two times per day at lunch and in the evening.
She stated with a salon the hours were from 7 am to 6 to 7 pm which would intrude into the
residents quite time. Ms. Bell stated the restaurants in the area did not appear to have a lag
time. She stated from her observation they were busy most of the day.
Ms. Lynda Bowers addressed the Commission stating the hours would be limited. She stated
the site was never single-family and was constructed as a commercial business.
Mr. Vance addressed the Commission stating the hours of the salon were 7 am to 7 pm and
one night a week until 10:00 pm. He stated Shackleford Road was a busy road and the
placement of a restaurant would not generate any additional traffic through the neighborhood.
There was a general discussion between the Commission and the applicant concerning the
application request. The Commission stated with the allowance of C-2 uses for the site there
were a number of uses they were not comfortable with allowing. The Commission
questioned Ms. Bowers if she was willing to limit her application request. She stated she was
wiling to limit the use to a deli. The Commission questioned if she was willing to limit the
hours of operation. Ms. Bowers stated she was willing to limit the hours of operation to from
10 am to 8 pm. Staff stated uses of the site would be limited to O-3 uses, a salon and a deli.
The Commission questioned if any limits would be placed on the dumpsters service.
Ms. Bowers stated the hours of service would be limited to daylight hours.
A motion was made to approve the request. The motion failed by a vote of 3 ayes, 7 noes
and 1 absent.
September 14, 2006
ITEM NO.: 15. FILE NO.: Z-4410-B
NAME: Highway 10 Condominiums Revised Long-form PD-R
LOCATION: Located on Cantrell Road, just west of Pleasant Ridge Road
DEVELOPER:
The Group LLC
P. O. Box 13267
Maumelle, AR 72113
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 19.52 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: 217 Units of Multi-family Housing
PROPOSED ZONING: Revised PD-R
PROPOSED USE: 200 Units of Condominium Housing
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On August 16, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,372
establishing Highway 10 Apartments Long-form PD-R. The approval allowed for the
development of 217 units contained in nine apartment buildings along with an office/pool
facility and 336 parking spaces. The total site area contained 19.5 acres and the eastern 9.2
acres was to remain undisturbed and in its present wooded state. Due to the slope of the
site, retaining walls were proposed throughout the site. None of the walls were proposed to
exceed the height allowed by the code.
A. PROPOSAL:
The current request includes a revision to the existing PD-R to allow the construction
of three residential condominium structures along the north side of the 12,000 Block of
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
2
Cantrell Road. The proposed development will include two to three mid-rise towers of
no more than six livable floors each that will be built in as many as three difference
phases and include approximately 200 owner occupied units. Covered parking around
and underneath the structures will accommodate approximately 330 automobiles. The
development is proposed as a gated development with a single gated entrance from
Cantrell Road and an emergency access gate located near the eastern perimeter.
Careful attention is proposed to minimize the impact to the existing green space while
maintaining a green belt along the roadway. The structure will legally consist of a
Horizontal Property Regime to allow for individual ownership governed by a forum
created by a Property Owners Association with an elected Board of Directors.
By building on the lower portion of the property and utilizing a mid-rise design, any
view of the towers from Walton Heights neighborhood will be minimized. The majority
of the property will be improved with lighted walking trails and benches that wander
throughout the vast green space that will be untouched as a benefit of building up.
After the improvements are completed to the green space, a conservation easement
will be placed to prevent future development and preserve the natural beauty of the
property while ensuring that the development does not encroach on the views from the
Walton Heights neighborhood.
The development includes 57 one bedroom units, 96 two bedroom units, 32 three
bedroom units and 15 penthouse units.
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The property has an average slope of
approximately 27 percent up from Cantrell Road. Single-family homes are located at
the top of the slope, to the north of the site. Multi-family and commercial
developments are located across Cantrell Road to the south. A small piece of
undeveloped R-2 zoned property is adjacent to the east. Farther to the east are office
buildings, a fire station and a church. A utility substation and a new office building are
located to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Walton Height/Candlewood, Pankey, Piedmont and Pleasant Forest
Neighborhood Associations, all residents who could be identified located within 300
feet of the site and all property owners located within 200-feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
3
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction. A variance is required to be obtained for grading and clearing that
portion of the property where construction is not imminent.
5. A Sketch Grading and Drainage Plan should be provided per Section 29-186
(e).
6. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or
2-15 foot vertical terraces) is permitted however additional development areas
may be constructed a minimum of 150 feet in width at a slope no more than
8 percent. A maximum 30 feet of fill or excavation may again be utilized.
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction. Extra erosion control measures should be installed because this
property drains into Piedmont Pond.
8. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
9. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The driveway on the east must be removed due
to insufficient distance from the western driveway. The circle driveway should
be at a 90 degree angle with Highway 10. The gate and entrance driveway
should be configured to provide vehicles not allowed to enter sufficient space to
turnaround without backing up.
10. Widening of 10 feet is required to provide for a left turn lane from Highway 10.
Contact Bill Henry in Traffic Engineering at 379-1816 for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges. This
fee will apply to all connections including metered connections off the private fire
system. Please submit two copies of the plans for the fire protection system to
Central Arkansas Water for review. Contact Central Arkansas Water regarding
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
4
procedures for installation of fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required. This development will
have minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Gates must maintain a minimum
opening of 20-feet. Contact the Little Rock Fire Department at 918-3700 for additional
information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning District.
The Land Use Plan shows Multi Family for this property. The applicant has applied for
a Revised Long form PD-R to amend a previously approved Planned Residential
Development to now allow the placement of 200 units of condominium housing as
opposed to an apartment development on the 12.98 acre site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan. This street may require dedication of right-of-way and may require street
improvements. The primary function of a Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Cantrell Road since it is a Principal Arterial.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the area
covered by the River Mountain Neighborhood Action Plan. The infrastructure goal
states a need for sidewalks on Cantrell Road from North Rodney Parham to Highway
300. They also ask that developers be required to install underground utilities on all
new developments.
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
5
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands. Interior islands must be a
minimum of three hundred (300) feet in area to receive credit toward fulfilling
landscape ordinance requirements. These islands are to be evenly distributed
throughout the site.
3. The landscape ordinance requires a minimum of three (3) feet of building
landscaping between the parking areas and the building.
4. The plan appears to meet the minimum land use and street buffer
requirements.
5. Berming is encouraged along Scenic Highway 10.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this 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: (August 24, 2006)
The applicant was present representing the request. Staff presented an overview of
the proposed development indicating there were a number of outstanding issues
associated with the request. Staff requested the applicant provide the total building
height in the general notes section of the site plan, provide details of any proposed
signage and the location of the proposed dumpster facilities. Staff also questioned the
future plans for the property located to the east. Staff requested the applicant provide
building elevations for the proposed structures.
Public Works comments were addressed. Staff requested the applicant provide
details of the proposed grading activities on the site. Mr. Tim Daters stated grading
would be phased with the building construction. He stated the grading activities would
extend beyond the phase of building construction but would be minimal. Staff
requested Mr. Daters provide a detailed grading plan for review. Staff stated detention
would be required on site. Staff also stated care should be taken at the time of
development to ensure there was no contamination of Piedmont Lake. Staff stated the
indicated drives should be redesigned to limit conflicts with persons entering and
exiting the site.
Landscaping comments were addressed. Staff stated building landscaping would be
required with the construction of the new structures. Mr. Daters stated the areas for
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
6
building landscaping were limited. Staff stated there was flexibility with this
requirement and stated they would work with him on this issue. Staff noted the
Highway 10 Design Overlay District requirements would apply to the site as well as the
Landscape Ordinance requirements.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
provided details of the proposed signage, the total building height and details of the
proposed use for the property located to the east. The applicant has also indicated the
dumpster facilities and provided building elevations for the proposed development.
The site plan indicates the placement of a single ground mounted monument style sign
The sign is proposed consistent with signage allowed per the Highway 10 Design
Overlay District or a maximum of six feet in height and seventy-two square feet in
area.
The buildings are proposed as seven (7) story buildings not to exceed 75-feet in
height. With the size of the tract and the amount of setback provided, the slope of the
property and the area of undisturbed buffer on the north, the buildings are below the
view of the residential property on the ridge to the north.
There is one level of parking under the buildings and six levels that contain living units.
Phase 1 is proposed with a maximum of 73 units in one building and Phase 2 will have
a maximum of 127 units in either one or two buildings. The site plan indicates
approximately 160 under-building parking spaces and 174 surface parking spaces.
Based on the minimum parking required for a multi-family development 300 parking
spaces would typically be required. The indicated parking is more than adequate to
serve the development.
According to the applicant careful attention is proposed to minimize the impact to the
existing green space while maintaining a green belt along the roadway. The site plan
indicates the area to the east to be developed with a series of walking trails and
benches for a passive park area to serve the residents. The applicant has indicated a
conservation easement will be placed on this area to eliminate any future development
of this area.
The site plan indicates the placement of a 40-foot landscape strip along Cantrell Road
and a 100-foot building setback as required per the Highway 10 Design Overlay
District. Landscape plantings including 15 American Hollys, 34 Thorny Elaengus and
39 Leyland Cypress will be added to the rear of the building to screen the rear of the
building from the Walton Heights neighborhood.
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
7
A variance from the Land Alteration Ordinance to allow increased wall height along the
rear portion of the development area has not been requested. The site plan indicates
the placement of three terraced walls along the western end of the development area
with a total height of 40-feet, complying with the Land Alteration Ordinance. Grading
will be phased with the building construction. A variance to allow grading outside the
bounds of the Phase 1 development is being requested. Grading of the Phase 1
development area will extend into the limits of Phase 2 development area but not
encompass the entirety of the Phase 2 development area. According to the applicant
the disturbed area outside the bounds of the developed area will be restored per the
Land Alteration Ordinance minimum requirements.
Staff is supportive of the applicant’s request. The site is proposed with the
development of three mid-rise towers with six livable floors of approximately
200 owner occupied units and the lower floor with covered parking to accommodate
approximately 160 automobiles. Surface parking has been minimized to limit the
impact on the site. The site contains 19.5 acres with 6.52 acres being developed as a
passive park area and held as a conservation easement to eliminate any potential for
future development. The building coverage proposed is 51,606 square feet and the
parking coverage proposed is 110,410 square feet. This results in less than
20 percent of the site being developed maintaining the existing natural state and
vegetation on the remainder of the site. The adopted Land Use Plan recommends
multi-family for the site. The density under this development is 10.25 units per acre,
just above the level of low density residential which tops-out at 10 units per acre. Staff
feels leaving portions of the site as undeveloped and providing undisturbed areas
along the corridor help to assure the site’s compatibility with the Highway 10 Design
Overlay District. Staff believes the development is compatible with uses and zoning in
the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E, F and H of the above agenda staff
report.
Staff recommends approval of the requested variance from the Land Alteration
Ordinance to allow advance grading of a portion of the Phase 2 area with the
development of Phase 1.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of
the agenda staff report. Staff also presented a recommendation of approval of the requested
variance from the Land Alteration Ordinance to allow advance grading of a portion of the
Phase 2 area with the development of Phase 1. Staff stated the applicant had amended their
September 14, 2006
SUBDIVISION
ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B
8
request to include a variance from the Land Alteration Ordinance to allow an increased wall
height along the northern perimeter of the site development area. Staff stated the applicant
had provided them with a development plan for the constructions of the walls which exceed
the allowable heights per the current ordinance. Staff stated they were supportive of the
allowance of the variance request from the Land Alteration Ordinance to allow an increase
wall height as proposed
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
September 14, 2006
ITEM NO.: 16. FILE NO.: Z-6532-D
NAME: Lot 6 Chenal Heights Revised Long-form PD-R
LOCATION: Located on the Northeast corner of Chenal Heights Circle and
Chenal Heights Drive
DEVELOPER:
ATRSRP, LLC
c/o Chris Barrier
425 West Capitol Avenue
Little Rock, AR 72201
ENGINEER:
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 72.0 acres NUMBER OF LOTS: 8 FT. NEW STREET: 2300
CURRENT ZONING: PRD
ALLOWED USES: Retirement Village Development
PROPOSED ZONING: Revised PRD
PROPOSED USE: Retirement Village Development – Lot 6 Nursing Home
BACKGROUND:
Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999,
rezoned the site from R-2 and MF-18 to PRD to allow the establishment of a Planned
Residential Development titled Arkansas Teachers Retirement Village – Long-form PRD.
The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PRD to allow for the
development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility.
The development would house retired persons with facilities including independent living,
assisted living, skilled nursing facilities and Alzheimer facilities.
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
2
There were 23 independent living cottages located within the western portion of the property,
with the main retirement center located within the center and eastern portions of the property.
The following was a synopsis of the proposed project:
Main Facility
Independent living – 300 units, 4 stories
Assisted living – 100 units, 4 stories
Skilled nursing facility – 100 beds, 2 stories
Alzheimer facility – 30 beds, 1 story
Village Center and Activities – 44,000 square feet, 1 story
523 parking spaces
Independent Living Cottages:
23 cottages
Cottage garages – 34 parking spaces
On-street visitor parking at cottages 46 spaces
A single access point from Chenal Valley Drive was proposed, with a fire lane access at the
southwest corner of the property, near the cottages. The proposed site plan indicated a large
amount of green space, which was to be undisturbed, along with a proposed lake, walking
trails and a lakeside pavilion.
In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the
project. ATRS decided to proceed with excavating to the finished grade indicated and
approved on the site grading plan, extending sewer lines to the site, drainage construction,
seeding and erosion control, power and telephone utility crossing the site were installed
underground and no additional trees were to be removed from the site except those
necessary to install utilities. A restoration plan was submitted to the City for approval. The
applicant adhered to City’s requirements in the restoration of the site and the developer’s
obligations were met.
A proposal was reviewed and recommended for approval by the Little Rock Planning
Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to
develop with the retirement village concept. The applicant proposed the development of the
site with eight individual lots through a preliminary plat in conjunction with the request to
revise the PRD zoning. The applicant indicated Lot 2 would be developed as an assisted
living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also
indicated all uses would remain similar to the multi-unit residential retirement facility as
approved on the original PRD.
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
3
Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004,
revised the previously approved PRD to allow a nursing and rehabilitation center to locate on
Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114 bed skilled nursing facility.
The development included 90 staff positions. The day shift was proposed with approximately
34 staff and consultants, the evening shift with approximately 27 staff and consultants and
the night shift with approximately 15 staff. This included Arkansas Hospice Staff.
A. PROPOSAL:
The applicant is now proposing a revision to the previously approved PD-R for Lot 6 to
increase the number of allowable beds for the nursing home facility. The previous
approval allowed for 114 beds and the applicant is now proposing 140 beds. The site
plan includes the placement of 93 parking spaces to serve the facility. There are no
other changes to the previously approved PD-R proposed.
B. EXISTING CONDITIONS:
The site is a vacant site and most of the interior trees were cleared as a part of the
original approval. The applicant did replant several interior trees and reseed the site
as a part of the restoration plan. A regional detention facility is located near Chenal
Valley Drive. Site work has begun on Lot 1 of the subdivision to allow the
construction of a elderly housing facility.
Chenal Valley Drive has been constructed to Master Street Plan standard with curb
and gutter. There is not a sidewalk in place along the property frontage. Chenal
Heights Drive and Chenal Heights Circle have been constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Aberdeen Court Property Owners Association, Bayonne Place
Property Owners Association, Margeaux Place Property Owners Association, all
property owners located within 200-feet of the site and all residents located within
300-feet of the site who could be identified were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
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. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Lot 6 must share a single driveway access with
Lot 5 centered on the property line. The width of driveway must not exceed
36 feet.
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
4
3. The shared driveway should be placed in an access easement.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little Rock
Fire Department at 918-3700 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZA) is required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by CAW.
The test results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would
like to discuss backflow prevention requirements for this project. Please submit two
copies of the plans for the fire protection system to Central Arkansas Water for review.
Contact Central Arkansas Water regarding procedures for installation of fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required. Fire sprinkler systems which do not contain
additives such as antifreeze shall be isolated with a double detector check valve
assembly. If additives are used, a reduced pressure zone backflow preventer shall be
required. 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. 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: Place fire hydrants per code. On site fire hydrants will be
required. Contact the Little Rock Fire Department at 918-3700 for additional
information.
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
5
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 Multifamily for this property. The applicant has applied for a revision
of a previously approved Planed Residential Development to allow the placement of a
140 bed nursing home facility on this 7.27 acre site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenal Heights Drive and Chenal Heights Circle are shown as
Local Streets on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. Chenal Valley Drive is shown as a Collector on
the Master Street Plan, and a Collector functions as a connection between local
streets and arterials. These streets may require dedication of right-of-way and may
require street improvements.
Bicycle Plan: A Class II bike route is shown on Chenal Valley Drive. A Class II
bikeway is located on the street as either a five foot shoulder or six foot marked bike
lane. Additional paving and right of way may be required.
City Recognized Neighborhood Action Plan: The property under review is not located
in an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The zoning buffer ordinance requires an average of forty feet (40’) and in no
case less than half street buffer along Chenal Heights Circle.
3. The zoning buffer ordinance requires an average of twenty-seven feet (27’) and
in no case less than half street buffer along Chenal Heights Drive.
4. It appears that a portion of the proposed parking lot is located within this area.
5. Property to the north is zoned residential, therefore, the zoning ordinance
requires forty (40’) foot wide land use buffer along the northern perimeter the
site. Easements cannot count toward fulfilling this requirement. Seventy
percent (70%) of these buffers are to remain undisturbed.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
6
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 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 stated the site plan indicated a maximum of 80 parking spaces
and the ordinance typically required the placement of 140 parking spaces. Staff
requested the applicant provide additional parking or provide a detailed explanation as
why the parking was not needed. Staff requested the applicant provide the total staff
per shift, the total building square footage and details of any proposed fencing. Staff
also requested the applicant provide details of any proposed signage.
Public Works comments were addressed. Staff stated the southern-most drive did not
meet minimum ordinance standard. Staff requested the drive be relocated and placed
as a shared drive with the adjoining lot.
Landscaping comments were addressed. Staff stated street buffers would be required
along Chenal Heights Drive and Chenal Heights Circle. Staff stated the indicated
buffers did not appear to meet the minimum ordinance standard. Staff stated the
buffer along the southern perimeter and the parking lot was not sufficient to meet
minimum ordinance standard. Staff stated the buffer to the north appeared to meet
the minimum ordinance standard.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
provided staff with an explanation regarding the reduced number of parking spaces
and has provided a shared drive with Lot 5 on the proposed site plan. Landscaping
has also been increased to allow adequate street buffers along Chenal Heights Drive
and Chenal Heights Circle.
According to the applicant historically parking required for a nursing home facility is
based on the number of employees and they have seen parking range from 60 to 80
spaces for a facility of the proposed size with excellent results. The owner of the
facility estimates the number of employees on each shift will be 56 (day), 22 (evening)
and 12 (night). The peak need for parking is during shift change which is phased from
September 14, 2006
SUBDIVISION
ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D
7
3:00 pm to 5:00 pm Monday through Friday. Weekends have fewer staff resulting in a
lesser parking demand. The nursing staff changes at 3:00 pm while the administrative
and rehabilitative staff changes at 5:00 pm. The number of visitors typically ranges
from five (5) to ten (10) and peaks on weekends and in the evenings, after 6:00 pm,
when the staff levels are lower. The owner is requesting the allowance of a reduced
number of parking spaces than typically required to increase the on-site green space
and provided less unused parking to enhance the beauty of the site.
The site plan indicates a shared drive located between Lots 5 and 6. The applicant
has indicated negotiations are taking place between the two lot owners to provide
access in this location. The developer has indicated a desire to relocate the drive off
the property line if an acceptable agreement cannot be reached between the two
parties. According to the applicant the drive will provide access to the service
entrance and provide limited employee parking resulting in limited trips in and out per
day. Staff is supportive of this request.
Staff is supportive of the request. Staff feels the proposal to revise the previously
approved PD-R for Lot 6 to increase the number of allowable beds from 114 to 140 for
the nursing home facility will have minimal impact on the area. Staff feels the
proposed parking should be adequate to serve the needs of the facility based on the
applicant’s explanation and their history with developing this type facility. To staff’s
knowledge there are no outstanding issues associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of the
above 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.
September 14, 2006
ITEM NO.: 17. FILE NO.: Z-7603-C
NAME: 14910 Cantrell Road Short-form PCD
LOCATION: Located at 14910 Cantrell Road
DEVELOPER:
Steve Hockersmith
14910 Cantrell Road
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 7.93 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.
Based on comments received at the August 24, 2006, Subdivision Committee meeting the
applicant has submitted a revised site plan to staff changing the overall development
proposal and eliminating a portion of land area included in the application request. Staff
recommends this item be deferred to the October 26, 2006, public hearing to allow staff time
to review the revised site plan and allow the Subdivision Committee to comment on the
revised site plan.
September 14, 2006
SUBDIVISION
ITEM NO.: 17. (CONT.) FILE NO.: Z-7603-C
2
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating based on comments received at the August 24,
2006, Subdivision Committee meeting the applicant had submitted a revised site plan to staff
changing the overall development proposal and eliminating a portion of land area included in
the application request. Staff presented a recommendation the item be deferred to the
October 26, 2006, public hearing to allow staff time to review the revised site plan and allow
the Subdivision Committee to comment on the revised site plan.
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.
September 14, 2006
ITEM NO.: 18. FILE NO.: Z-7898-A
NAME: Cross Street Elderly Housing Revised Short-form PD-R
LOCATION: Located at 1022 Cross Street
DEVELOPER:
Clarshun Beyah
1903 Marshall Street
P.O. Box 166002
Little Rock, AR 72216
ENGINEER:
Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two Family Residential District
ALLOWED USES: Single-family and Two Family Residences
PROPOSED ZONING: PD-R
PROPOSED USE: Two Duplex Units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20, 2005,
established Cross Street Elderly Housing Short-form PD-R. The applicant proposed the
rezoning of three lots located on the northwest corner of 11th Street and Cross Street from
R-4 to PD-R to allow the development of four units of elderly housing contained in two duplex
structures. The development would occur on two of the lots with the remaining lot being left
vacant for future development. The applicant indicated single-family or two family as possible
future uses for the vacant lot. A tenant vegetable garden was proposed as a part of the
development.
September 14, 2006
SUBDIVISION
ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A
2
A. PROPOSAL:
The applicant is now proposing a revision to the previously approved PD-R to allow a
small portion of the site to be removed from the overall approval area. The property is
a 42.5-foot by 64-foot area located along the eastern portion of the site. The approved
site plan indicates this area as a tenant vegetable garden for the residents of the
duplex units. The property owner located to the north of the garden area is seeking to
purchase this land area and include the area in their existing lot through a replat. All
other portions of the PD-R will remain as were previously approved.
B. EXISTING CONDITIONS:
The site is vacant and grass covered. The site is located in an area, which is
predominately single-family with a scattering of two family homes. Most of the homes
appear to be occupied with only one or two being boarded. The area appears to be a
stable residential neighborhood.
Other uses in the area include a church, an elementary school, office and commercial
uses all located to the northeast and northwest of the site along West 10th Street
abutting I-630.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Downtown Neighborhood Association, along with all property owners
located within 200-feet of the site and all residents who could be identified located
within 300 feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross
and 11th Streets.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
September 14, 2006
SUBDIVISION
ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A
3
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding connection of these sites to water.
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 Central City Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied for a
revision to a PD-R.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cross and 11th Streets are shown as local streets on the Master
Street Plan, may require dedication of right-of-way, and may require street
improvements. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets which area abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. These
streets have a design standard the same as a Collector.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development. A Class II route is shown along MLK and a Class III
routes are shown along Daisy Bates and State Streets.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the area
covered by the Downtown Neighborhood Action Plan. The Housing goal has this
objective relevant to this case: Increase owner-occupied homes from 37 percent to 60
percent of our residential housing units. This reversion to R-2 single family could
increase home ownership.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Street trees are recommended along both South Cross Street and West 11th
Street.
September 14, 2006
SUBDIVISION
ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A
4
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was not present. Staff presented the item indicating there were no
outstanding technical issues associated with the request. Staff stated the request was
a partial revocation of the previous PD-R zoning to allow an adjoining property owner
to purchase a portion of the site to increase their rear yard area. There was no further
discussion of the item. The Committee then forwarded the item to the full Commission
for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request remaining
from the August 24, 2006, Subdivision Committee meeting. The proposal is to allow a
portion of the approved PD-R land area to be removed from the approved site plan
and allow for future sale of the area to an adjoining property owner. An area identified
as the east 64 feet of Lot 9 will be sold to the property owner of Lot 6 to be included in
their existing lot through a replat. The existing lot contains 3,200 square feet and the
additional area contains 2,720 square feet.
Staff is supportive of the request. Staff does not feel the removal of the open space
area will negatively impact the future residents of the proposed duplex units. Per the
PD-R Zoning District (Section 36-460(h)(1)) a minimum of ten to fifteen percent of the
gross planned residential district areas shall be designated as common usable open
space. The site plan indicates Lot 7 as undeveloped which contains approximately
4,300 square feet. Per Section 36-460(h)(2)) single-family, duplex, zero lot line and
townhouse developments shall have a minimum of five hundred square feet of usable
private open space per unit. Each of the proposed units have a front yard area and a
small side and rear yard area designated as open space.
To staff’s knowledge there are no outstanding issues associated with the request.
Staff feels the removal of the proposed garden area will have minimal impact on the
residents of the development and each have adequate open space and outdoor living
area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of the
above agenda staff report.
September 14, 2006
SUBDIVISION
ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A
5
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.
September 14, 2006
ITEM NO.: 19. FILE NO.: Z-7969-A
NAME: LaPalapa Revised Short-form PCD
LOCATION: Located at 6100 Stones Road and 18321 Cantrell Road
DEVELOPER:
Ross Phillips
34 Vista Drive
Little Rock, AR 72210
ENGINEER:
Crafton, Tull and Associates, Inc.
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 2.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD and R-2, Single-family
ALLOWED USES: Restaurant and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant, Single-family and C-1 uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006,
allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to
the south to encompass an area containing six manufactured homes. The proposal included
the construction of a deck and parking facility in the expanded area. The deck was attached
to the existing restaurant with only one entrance to the restaurant. The deck was proposed
as wooden construction, following the style of the existing restaurant facility.
Fencing would be placed along the southern perimeter of the parking lot to screen the
adjoining residential property. Included in the request was the relocation of the six
manufactured homes on the rear portion of the site.
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
2
A. PROPOSAL:
The applicant is now proposing a revision to the previously approved PCD to allow an
existing residential structure located on the site currently zoned R-2, Single-family to
be included in the previously approved PCD area. The applicant has indicated C-1,
Neighborhood Commercial District uses as allowable uses for the site. There are no
other changes proposed to the previously approved PCD.
The site is located outside the City limits but within the City’s Extraterritorial Planning
Jurisdiction. The site is currently connected to the City’s wastewater collection and
treatment system.
B. EXISTING CONDITIONS:
The site contains a restaurant and a single-family structure located adjacent to
Highway 10 with several manufactured homes located on the rear portion of the site.
There is a daycare center located to the west of the site on property zoned PD-O. To
the north and east of the site are several properties zoned PCD which were zoned to
recognize uses which existed when the property was brought within the City’s
Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family
homes located on large lots, a church and vacant O-3, General Office District zoned
property.
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 located
within 300 feet of the site, who could be identified, along with the Aberdeen Court
Property Owners Association, the Bayonne Place Property Owners Association, the
Johnson Ranch Neighborhood Association, the Margeaux Property Owners
Association and the Maywood Manor Neighborhood Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. The proposed land use would classify Stones Street on the Master Street Plan
as a commercial street. Dedicate right-of-way to 30 feet from centerline.
2. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Cantrell Road and
Stones Road including 5-foot sidewalks with planned development.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Cantrell Road and Stones Road.
5. Driveway locations and widths do not meet the traffic access and circulation
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
3
requirements of Sections 30-43 and 31-210. The lot must have a single
driveway access in the middle of the property. The width of driveway must not
exceed 36 feet. No access is allowed near the intersection. The parking
configuration will have to be altered due to relocating the driveway. For further
information, contact Bill Henry, Traffic Engineering, at 379-1816.
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the
improvements located in the right-of-way including parking and landscaping.
8. Driveway on Stones Road should be exit only.
9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. The property is located outside the City
limits of Little Rock. Approval from the Little Rock Board of Directors is required prior
to connecting to the wastewater system.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water if
larger and/or additional water meter(s) are required. The Fire Department having
jurisdiction needs to evaluate this site to determine whether additional public and/or
private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will
be installed at the Developer’s expense.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed project and their
ability to serve the development.
County Planning: Site redesign approved as submitted.
CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route.
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Business Node for this property. The applicant has applied for a
Revision to a PCD to allow additional uses.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan and Stones Road is shown as a Local 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 Cantrell
Road since it is a Principal Arterial. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. These streets have a design standard the same as a Collector.
Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II
bikeway is located on the street as either a five foot shoulder or six foot marked bike
lane. Additional paving and right of way may be required.
City Recognized Neighborhood Action Plan: The property under review is not located
in an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. In conjunction with this project, the request for additional parking, and the
elimination of some of the curb cuts; it is recommended the design of this area
encompass the City’s minimum landscape and buffer ordinance requirements.
The Highway 10 Design Overlay District requires a forty foot (40’) landscaped
area along Highway 10. In doing so, it would tremendously improve the
aesthetics of one of the most scenic highways in the area while also improving
the site and overall circulation of the site would improve.
3. An automatic irrigation system will be required for any new landscaped areas.
4. Berming is encouraged along Scenic Highway 10.
5. Sensitivity to the neighboring homes is also encouraged.
6. The City Beautiful Commission recommends preserving as many existing trees
as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
5
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was present representing the request. Staff presented the item
indicating there were a number of outstanding issues associated with the request.
Staff requested the applicant provide details of any proposed signage. Staff also
requested the applicant provide a note concerning the required dumpster screening.
Public Works comments were discussed. Staff stated the two existing drives should
be eliminated and one drive centered on the property frontage should be constructed.
Staff also stated half street improvements should be constructed to Stones Road per
the Master Street Plan. Staff stated a 20 foot radial dedication would be required at
the intersection of Stones Road and Cantrell Road.
Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay
typically required a 40-foot landscape strip along the highway frontage. Staff
requested the applicant provide additional landscaping to meet the typical minimum
ordinance standard. Staff also stated landscaping would be required along Stones
Road. Staff stated the ordinance typically required the placement of 25-feet of
landscaping around the perimeters of the site.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
revised the site plan to include landscaping along Highway 10, relocated the drive to
the center of the property and indicated the proposed signage on the site plan. The
signage proposed is a ground mounted monument style sign a maximum of ten feet in
height and one hundred square feet in area. The Highway 10 Design Overlay District
allows for a development signage to be as indicated by the applicant’s proposal.
Building signage is proposed with a maximum of ten (10) percent of the façade area
as typically allow in commercial zones. There is an existing pole mounted sign located
near the western property line. Staff recommends this sign be removed with the
construction of the new monument sign.
Landscaping has been indicated along Highway 10. Currently the site does not have
any landscaping in place along the roadway. A portion of the landscaped area drops
below the typically required 40-foot minimum landscape strip. The eastern portion of
the property indicates the placement of a 33-foot landscaping strip. Staff is supportive
of the allowance of this reduced landscape strip in this area. As stated, currently there
is no landscaping in place along the roadway. Staff feels the landscaping as proposed
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
6
will enhance the site by allowing landscaping along Highway 10 which has previously
been nothing but asphalt.
The existing restaurant building contains 3,200 square feet and was previously
approved a deck addition totaling 1,600 square feet. The structure located on the
eastern portion of the site contains approximately 2,000 square feet and a 600 square
foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial
uses as allowable uses for the site. A restaurant is an allowable use under this zoning
classification. Based on the minimum parking required for each of the structures being
used as restaurants, 74 parking spaces would typically be required. If the site were to
develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking
spaces would typically be required. The site plan indicates the placement of
67 parking spaces. Staff is supportive of the parking as shown.
The revised site plan indicates the extension of Stones Road along the eastern
perimeter of the site as requested by staff. The road has been indicated with a
minimum pavement width of 18-feet for one-half of a commercial street standard.
The site plan indicates the placement of a dumpster along the southwestern portion of
the site. This location is located adjacent to single-family homes fronting Norton Road.
Staff feels the dumpster should be relocated on the site away from the adjacent
residential homes. In addition the applicant has not placed limits on the proposed
hours of service of the dumpster. Staff feels the dumpster hours should be limited to
7:00 am to 7:00 pm seven days per week.
Staff is supportive of the request. The applicant is proposing a revision to a previously
approved PCD to allow an additional structure to be included within the approved
zoning area. The applicant is not proposing any other modifications to the previously
approved zoning. All previous comments and conditions continue to apply to the
current application request. To staff’s knowledge there are no outstanding issues
associated with the request. The site is located in an existing Business Node. Staff
feels the conversion of the existing structure to a commercial use utilizing C-1 uses as
allowable uses should have minimal impact on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E, F and H of the above agenda staff
report.
Staff recommends the dumpster be located within the applicant’s site and away from
the adjacent residential uses to the west. Staff also recommends the hours of service
of the dumpster be limited to 7 am to 7 pm daily.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval.
September 14, 2006
SUBDIVISION
ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A
7
Mr. Ross Phillips addressed the Commission on the merits of the request. He stated he was
willing to move the dumpster as requested by staff and limit the hours of dumpster service.
He stated all improvements would be completed per the staff recommendation.
Ms. Alicia Finch addressed the Commission stating reservations of support. She stated the
neighborhood was concerned with any change in use in the area. She stated by changing
the use traffic was being added to an already congested area. She stated the
neighborhood’s main concern was waste management. She stated the restaurant was
connected to the City’s wastewater treatment system but the six mobile homes were not.
She stated with the placement or relocation of six homes on the rear portion of the site the
neighborhood’s concern was how the waste would be disposed of. She stated the
neighborhood also had concerns with the domino effect how the rezoning would effect
properties in the area.
Ms. Janus Arog addressed the Commission in opposition of the request. She stated the
Aberdeen Neighborhood was located to the north of the site and any negative impact to the
Maywood Neighborhood also affected her neighborhood. She stated the concern was the
placement of six manufactured homes on the rear portion of the property was a concern of
both the Maywood and Aberdeen Neighborhoods.
Mr. Phillips stated the house site would be connected to the City’s wastewater system if the
City desired. He stated the manufactured homes were located on septic systems and had
been functioning a number of years with the current disposal. He stated the manufactured
homes would continue to use septic systems for wastewater collection and treatment.
The Commission questioned Mr. Phillips as to the improvements being requested by the City
and his willingness and ability to complete the improvements. Mr. Phillips stated he was
aware of the request and felt he could complete the improvements and still make the project
work.
A motion was made to approve the request. The motion carried by a vote of 7 ayes, 2 noes
and 2 absent.
September 14, 2006
ITEM NO.: 20. FILE NO.: LU06-18-05
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 Contractor’s Yard.
Staff is not expanding the application since Staff could not determine a logical area of
expansion.
EXISTING LAND USE AND ZONING:
The application property is rural. It is currently zoned R2 Single Family and is two acres ± in
size. The northern portion of the property is wooded while the southern portion has a single-
family residence on it. The site is outside of the city limits, and it is surrounded by rural land.
Most of this area is zoned R2 Single Family with some AF Agricultural and Forestry zoning,
and single family residences are scattered along Lawson Road. The City zoned these areas
as part of the initiation of extra-territorial zoning. To the southwest of the area is one tract of
Planned Commercial Development. Along Lawson Road both to the east and west are a few
legal, non-conforming uses zoned R2 Single Family.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The application area and most of the acreage surrounding it is planned for Single Family
Residential. To the east of this site on the south side of Lawson Road is planned Public
Institutional for a church, and to the west of this site is Park and Open Space for McHenry
Creek. Approximately half a mile east on Lawson Road is planned for Office use surrounding
the David O. Dodd intersection.
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.
September 14, 2006
SUBDIVISION
ITEM NO.: 20. (CONT.) FILE NO.: LU06-18-05
2
February 4, 2003 a change was made from Multifamily to Mixed Office Commercial south of
Brodie Creek west of I-430, about a mile to the northeast of the site. This change was made
to incorporate all the land south of Brodie Creek into one large proposal for a shopping center
development.
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.
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 application area is outside of the city limits but is 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. It is primarily single-family homes along the road
with a scattering of non-residential uses. The use pattern has been in place for many
decades.
Lawson Road is classified as a Minor Arterial road. It is currently two lanes with open ditches.
The arterial design standard is for four lanes with curb and gutter and sidewalks. Additional
right-of-way will be required with redevelopment and widening is likely.
The City policy for land use is to develop using the ‘node’ concept, which means retail,
commercial and businesses should be grouped together around major intersections. These
types of uses should not line major roads. This is done in part to reduce traffic issues along
September 14, 2006
SUBDIVISION
ITEM NO.: 20. (CONT.) FILE NO.: LU06-18-05
3
the major roadways. The application site is almost a mile from the Lawson Road/Colonel
Glenn/Bowman Road intersection. This area has been developed as a commercial node.
Two miles to the west of the application site is another major intersection at Lawson Road
and the West Loop. Lawson Road is a major road and the non-residential uses should be
clustered or grouped at these major intersections, not along the roadway.
The recent addition of single-family homes indicates a continuing demand and desire for
residential along Lawson Road. In this section of Lawson Road the primary use is Single
Family. There are a couple of nonresidential uses in the general vicinity, but they existed
prior to the City implementing land-use regulations (zoning) in the area. The City has allowed
the expansion of one of these uses via the Planned Zoning District process. However, since
this new application is not an existing use, the land use should continue to show Single
Family for future residential development. Also, this area was just reviewed in the last year,
and this application is very similar to that request which was not approved.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Crystal Valley Property Owners Association. No comments have
been received at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. The plan calls for Single Family in this area, and
a Service Trades District would create an island of high intensity use.
PLANNING COMMISSION ACTION: (September 14, 2006)
Walter Malone, Planning Staff reminded the Commission that they had seen this recently and
in Staff’s opinion for the Land Use Plan nothing had changed. The area is still rural in nature,
predominately single-family with a scattering of businesses on a two-lane road. Ms. James
presented the Planned Zoning District application (see item 20.1 for a full minute record of
the combined items). The applicant did state there are existing businesses in the area and
with the road becoming four-lane in the future it would become commercial in the future.
After discussion of both items a motion was made to approve the Land Use Plan
Amendment. By a vote of 1 for (Laha), 9 against, the amendment failed.
September 14, 2006
ITEM NO.: 20.1. FILE NO.: Z-8008-A
NAME: Alessi-Keyes Short-form PCD
LOCATION: Located in the 13300 Block of Lawson 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.
BACKGROUND:
On May 11, 2006, the Little Rock Planning Commission denied a request to rezone this 2.0
acre site from R-2, Single-family to PCD to allow a contractor’s office and storage yard to
locate on the site. The site plan indicated 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 indicated future construction of an additional 4,200
square feet of warehouse space. A covered storage area was indicated for immediate
construction and a second covered storage area was indicated for future construction. An
area of open storage was also indicated. The proposed building construction materials were
brick and metal siding. The days and hours of operation were proposed as 7:00 am – 6:00
pm Monday through Saturday. The denial was appealed to the Little Rock Board of
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
2
Directors but the applicant failed to perfect their appeal therefore the Board of Directors could
not hear the appeal request.
A. PROPOSAL:
The applicant is now proposing the development of the site as a contractor’s office
with indoor storage. The applicant has reduced the proposed building construction
area on the site plan. The immediate plan includes the construction of a 4,200 square
foot office building and a 3,000 square foot warehouse facility. The site plan indicates
the placement of future additional warehouse space totaling 4,200 square feet. The
days and hours of operation proposed are from 7:00 am to 6:00 pm Monday through
Saturday. The building is proposed as brick and metal siding. A total of 21 parking
spaces have been indicated on the proposed site plan. No open storage is proposed
with the current request.
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 two 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 John Barrow Neighborhood
Association and Southwest Little Rock United for Progress were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Public Works:
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 site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to the street including 5-foot
sidewalk with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed wastewater treatment system.
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
3
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. If this becomes a commercial structure, contact Central
Arkansas Water to change the rate classification on this account 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).
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed project and their
ability to serve the development.
County Planning: A driveway permit is required from Pulaski County Road and
Bridge. Contact Pulaski County Planning at 340-8260 for additional information.
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
rezoning from R-2 Single-family to Planned Commercial Development to allow the
placement of a contractor’s office and storage yard on the site with limited outdoor
storage of equipment and materials.
A land use plan amendment for a change to Service Trades District is a separate item
on this agenda (LU06-18-05).
Master Street Plan: Lawson Road is shown as a Minor Arterial on the Master Street
Plan. The street may require dedication of right-of-way and may require street
improvements. 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 Lawson Road since it is a Minor Arterial.
Bicycle Plan: The Master Street Plan, Bicycle section, shows a Class I Bike route
along McHenry Creek to the south and south west of the site. A Class I bikeway is
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
4
built separate from or alongside a road. Additional paving and right of way may be
required.
City Recognized Neighborhood Action Plan: The property under review is not located
in an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape and zoning buffer ordinance require a nine foot wide (9’-0”) land
use buffer next to the residentially zoned properties along the eastern and western
perimeters of the site. Easements cannot count toward fulfilling this requirement.
Seventy percent (70%) of these buffers are to remain undisturbed.
3. The zoning buffer ordinance requires an average of thirty-one foot (31’) and in no
case less than half street buffer along Lawson Road. The plan appears to meet
this minimum requirement.
4. The zoning buffer ordinance requires a thirty-one foot (31’) wide land use buffer
along the northern perimeter of the site next to the residentially zoned property.
Easements cannot count toward fulfilling this requirement. Seventy percent (70%)
of these buffers are to remain undisturbed.
5. The proposed parking lot width can be reduced five (5) additional feet; minimum
being sixty feet (60) which will allow for additional green space.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this 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: (August 24, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an overview
of the proposed development stating there were outstanding technical issues
associated with the request which needed addressing. Staff requested the applicant
provide details of any proposed signage. Staff also requested the applicant provide a
building elevation of the proposed building.
Public Works comments were addressed. Staff stated right-of-way dedication and
street construction would be required per the Master Street Plan.
Landscaping comments were addressed. Staff stated the site plan appeared to meet
the minimum ordinance standard. Staff noted irrigation would be required to water
landscaped areas.
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
5
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
indicated a single development sign consistent with signage allowed in office zones.
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
4,200 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. The proposed
building coverage is thirteen (13) percent with ten (10) percent in landscaped areas,
fifty-five percent (55) as open space and twenty-two (22) 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. 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. Staff feels non-
residential uses should be limited to those areas currently defined for such activities
and this area should be maintained as single-family.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
6
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of denial of the request.
Mr. James Alessi addressed the Commission on the merits of the request. He stated Lawson
Road was indicated on the Master Street Plan as a minor arterial, four lane roadway. He
stated the area had not seen a number of new homes constructed along the road. He stated
there were three contracting companies located in the area. He stated his use would appear
as an office/warehouse use with no outdoor storage areas. He stated with the company’s
limited number of employees and few visitors per day the business would not generate a
great deal of traffic. He stated the use would be limited to weekday activities which was a
benefit to the neighborhood. He stated he felt the development would enhance property
values in the area and not diminish the values.
Ms. Barbara Jackson addressed the Commission in support of the request. She stated the
property was inherited from her family which had historically ran a business from the site.
She stated her farther ran a painting company from the site for a number of years. She
stated she felt the business would be an asset to the area.
Ms. Cynthia Daniels addressed the Commission in support of the request. She stated she
owned property to the west of the site with her home and a business. She stated Lawson
Road was a busy road and few new residences were being constructed. She stated she did
not feel the addition of a small business on the site would impact the area.
Mr. Mickey McGill addressed the Commission in opposition of the request. He stated his
home was to the east of the proposed development. He stated he wanted to clarify there
were be no open display. He stated he was also requesting if the development was
approved the buffer along the eastern perimeter be increased to 30-feet and the northern
perimeter be increased to 100-feet. He stated his request also included the buffer being
vegetation instead of a wood fence.
Mr. McGill stated he was opposed to the request. He stated the homeowners in the area
would lose value in their property if the use was approved. He stated the ones who stood to
lose the most were the elderly since they would not have as much time to recoup the loss.
He stated for most people their home was their largest investment. He stated with the
placement of a business adjacent to the homes it would reduce the quality of life for the
residences by increasing traffic and noise. He stated the business would have employee,
vendors and customer traffic. He stated he did not feel the goal of the company was status
quo and felt the company would grow in the future only increasing the traffic. He stated there
were a number of areas currently zoned for commercial activities and he felt businesses
should be limited to areas currently zoned for non-residential activities.
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
7
Ms. Barbara Barkley addressed the Commission in opposition of the request. She stated her
family bought her home in the 1940’s and she had made a substantial investment in the
home. She stated she was opposed to allowing non-residential activities into the
neighborhood which was primarily residential.
Mr. Steve Jackson addressed the Commission in support of the request. He stated he had
ran a painting business from the site for a number of years. He stated he felt the developers
would construct a quality project which would only increase the property values for area
residents.
Mr. David Holzhauer addressed the Commission in opposition of the request. He stated only
those who supported the application were those who stood to gain financially. He stated he
felt the use of the property for non-residential activities would increase traffic in the area and
decrease property values. He stated the use of the property was for industrial activities which
was a concern of the neighborhood. He stated the City’s staff had reviewed the proposed
request, the uses in the area and determined the use of the site for a contractor’s storage
yard was not appropriate for the area. He stated there were a number of new homes in the
area many of which were located off the road and were not visible from Lawson Road. He
requested the Commission up hold their previous recommendation and deny the request.
Mr. Alessi addressed the Commission adding the area was a commercial area. He stated the
resident’s property values would only be increased in the long term since commercial
property was more valuable than residential property. He stated Lawson Road was not a
residential corridor. He stated his business was a quiet business and would not interfere with
the resident’s quality of life. He stated his business was basically an office use.
There was a general discussion of the Commission concerning the choice of location.
Mr. Alessi stated his firm had spent two years looking for a suitable location to move their
office. He stated the firm wanted to be in west Little Rock and based on market prices the
site fit the need by addressing location, size, shape and price.
There was a general discussion concerning the equipment owned by the Company and the
materials stored on the site. Mr. Alessi stated his firm owned a backhoe and a track-hoe. He
stated materials stored on the site were materials left from jobs. He stated his firm did not do
site preparation work and equipment was not necessary for his firm to complete their portion
of the job.
There was a general discussion between the Commissioners concerning the placement of
the proposed use adjacent to residential homes. The Commission commented the applicant
was seeking a west Little Rock location at a reduced price. Commissioner Taylor stated he
felt the placement of a commercial business next to residential homes would set new
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A
8
commercial in motion which would then decrease the value of properties in the area. He
stated a construction company was an intense commercial use not suitable adjacent to
residential homes.
A motion was made to approve the request. The motion failed by a vote of 5 ayes, 5 noes
and 1 absent.
September 14, 2006
ITEM NO.: 21. FILE NO.: Z-8088
NAME: 1416-1500 Aldersgate Road Short-form POD
LOCATION: Located at 1416 – 1500 Aldersgate Road
DEVELOPER:
Tavakol Ronaghi
1500 Aldersgate Road
Little Rock, AR 72205
ENGINEER:
Donald Brooks Surveying
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3 and MF-24
ALLOWED USES: General and Professional Office and Multi-family 24 units per acre
PROPOSED ZONING: POD
PROPOSED USE: Single-family, Office/Showroom/Warehouse, Landscape Business
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The purpose of the rezoning is to allow the construction of a single-family residence
with an attached commercial building. The intended use of the commercial building is
for the warehousing of expensive Persian rugs and for their commercial sale. The
Persian rug sales will be primarily to decorators, contractors and to a small number of
mostly repeat retail customers. The site also will be used as an office use for a
landscaping business which is already on the site and will continue in tact. The two
businesses are interrelated. The request is made to afford the opportunity to care for
an ailing relative in the attached residence at the same time the applicant is devoting
his attention to the rug and landscaping business. Very limited customer traffic to the
business is anticipated. There are no employees of the rug business however
September 14, 2006
SUBDIVISION
ITEM NO.: 21 (CONT.) FILE NO.: Z-8088
2
occasionally helpers will be employed as needed. The business will be operated
primarily by appointment only with limited exceptions.
B. EXISTING CONDITIONS:
The site contains two single-family structures with remodeling taking place on the site.
The site also contains a number of plants currently being stored as a part of the
applicant’s landscape business. There are single-family homes located to the north of
the site and to the south of the site along Aldersgate Road. There are office uses also
located in the area immediately south and east of the site. Aldersgate Road adjacent
to the site is unimproved with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents. The
John Barrow Neighborhood Association, all residents who could be identified located
within 300 feet of the site and all property owners located within 200-feet of the site
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Aldersgate Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. With future development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to the street
including 5-foot sidewalk with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water if
larger and/or additional water meter(s) are required. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition to
September 14, 2006
SUBDIVISION
ITEM NO.: 21 (CONT.) FILE NO.: Z-8088
3
normal charges. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of
the assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
Carroll Keatts at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
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 I-430 Planning District. The Land
Use Plan shows Suburban Office for this property. The applicant has applied for a
POD for a mixed-use development of a residential/office and showroom mix.
The request does not require a change to the Land Use Plan.
Master Street Plan: Aldersgate Road is shown as a Collector on the Master Street
Plan, may require dedication of right-of-way, and may require street improvements.
The primary function of a Collector Street is to provide a connection from Local Streets
to Arterials.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development. A Class II is shown along Junior Deputy Road one-quarter
mile to the east.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the area
covered by the John Barrow Neighborhood Action Plan. The Business and
Commercial Goal: To enhance the climate directed towards encouraging new
businesses and commercial establishments to located in the area as well as retention
of existing businesses addresses the addition of additional businesses to this area.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Landscaping may be required in conjunction with any associated parking.
September 14, 2006
SUBDIVISION
ITEM NO.: 21 (CONT.) FILE NO.: Z-8088
4
3. The landscape ordinance requires a perimeter planting strip adjacent to
freeways and shall be at least thirty (30) feet wide. A variance from this minimal
requirement will require approval from the City Beautiful Commission.
Additional plantings may also be required within this area.
4. Depending upon the use of the property additional landscaping or fencing may
be required.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was present representing the request. Staff presented an overview of
the proposed development stating there were a few outstanding issues which needed
addressing as a part of the review process. Staff questioned the activities taking place
on the site. The applicant stated he operated his landscape business office from the
site. Staff questioned if any materials or equipment were stored on the site. The
applicant stated there were display materials but no inventory or equipment.
Public Works comments were addressed. Staff stated right-of-way dedication and
street construction would be required with any future development of the site.
Landscaping comments were addressed. Staff stated the site was located adjacent to
an Interstate which required a 30-foot buffer. Staff stated any future construction
should not be located within the 30-foot buffer area.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues remaining from the August 24, 2006,
Subdivision Committee meeting needing addressing by a revision of the site plan. The
request is to allow structural modifications to an existing single-family residence and
allow the construction of an attached commercial building. The intended use of the
commercial building is for the warehousing of Persian rugs and for their commercial
sale. The Persian rug sales will be primarily to decorators, contractors and to a small
number of retail customers. The site also will be used as an office use for the
applicant’s landscaping business which is currently on the site. The site contains a
number of landscaping materials such as trees and shrubs, which according to the
applicant are display items and not items to be resold or planted for customers.
According to the applicant there are no employees of the rug business or landscape
business who report to the site daily for dispatch. However, occasionally helpers are
employed on an as needed basis to move stock. According to the applicant the
businesses operate primarily by appointment only with limited exceptions.
September 14, 2006
SUBDIVISION
ITEM NO.: 21 (CONT.) FILE NO.: Z-8088
5
Staff is supportive of the concept of allowing the uses of the site as proposed but staff
recommends perimeters be set on the landscaping and display items. Staff
recommends all trees and shrubs located on the site be planted permanently in the
ground to avoid the appearance the items are items for sale.
Staff also recommends the approval for the use be limited to the current owner and not
be a transferable use. Staff based on the current proposal to allow the owner to live
on the site and conduct his landscape business and rug business there will be minimal
impact.
Staff does not feel the proposed residence and rug gallery will impact the area. The
proposed use of the site would be similar to an office/showroom/warehouse activity
which is consistent with the existing Future Land Use Plan since the site is shown as
Suburban Office. To staff’s knowledge there are no outstanding issues associated
with the request. Staff feels the proposed development is appropriate for the site and
should have minimal impact on the area if developed as proposed.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions outlined in paragraphs D, E, F and H of the above agenda staff report.
Staff recommends all landscaping materials used for display be planted permanently
in the ground.
Staff recommends the approval be limited to the sole benefit of the current applicant.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the
above agenda staff report. Staff also presented a recommendation all landscaping materials
used for display be planted permanently in the ground and the approval of the POD be limited
to the sole benefit of the current applicant.
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.
September 14, 2006
ITEM NO.: 22. FILE NO.: Z-8089
NAME: Accurate Boring Short-form PD-I
LOCATION: Located at 12601-B Alexander Road
DEVELOPER:
Accurate Boring Company
P.O. Box 148
Alexander, AR 72002
ENGINEER:
Mehlburger Firm
201 South Izard Street
Little Rock, AR 72201
AREA: 1.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-I
PROPOSED USE: Contractors Storage Yard
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant is requesting a rezoning of a portion of this site from R-2 to PD-I to
recognize an existing non-residential use. The site contains an existing single-family
residence and a metal building being used as a contractor’s storage yard. The metal
building is located along the rear portion of the site with limited visibility from Alexander
Road. The applicant is proposing the rezoning of the southwestern 1.010 acres of this
3.89 acres, site leaving the remainder of the site zoned R-2, Single-family. The
applicant has indicated the approval is for his sole use and no expansion areas have
been identified or are being proposed.
September 14, 2006
SUBDIVISION
ITEM NO.: 22 (CONT.) FILE NO.: Z-8089
2
B. EXISTING CONDITIONS:
There is a single-family home located along Alexander Road with a shop building
located to the rear portion of the site. To the east are single-family residences and
Wilbert Vault is located to the west of the site. Across Alexander Road there are
residential uses and to the northeast of the site is a convenience store. Alexander
Road is an unimproved roadway with open ditches for drainage and no sidewalks in
place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents. The
Alexander Road Neighborhood Association, Southwest Little Rock United for
Progress, all residents who could be identified located within 300 feet of the site and
all property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. All driveways shall be concrete aprons per City Ordinance.
2. With any future site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvements to the street
including 5-foot sidewalk with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact the Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. The Little Rock Fire Department needs to evaluate this
site to determine whether additional public and/or private fire hydrant(s) will be
required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
September 14, 2006
SUBDIVISION
ITEM NO.: 22 (CONT.) FILE NO.: Z-8089
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 Otter Creek Planning District. The
Land Use Plan shows Mixed Office Commercial for this property. The applicant has
applied for a PID for an existing industrial use.
The request is consistent with the PID part of Mixed Office Commercial.
Master Street Plan: Alexander Road is shown as a Minor Arterial on the Master Street
Plan, may require dedication of right-of-way, and may require street improvements. 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 since it is
a Minor Arterial.
Bicycle Plan: A Class I is shown along Alexander Road. 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 Chicot West I-30 South Neighborhood Action Plan. The Economic
Development goal has two objectives relevant to this case. Attract more light industrial
uses to the area and Retain existing businesses. Since this is an existing business
that is a light industrial use, this could fill both of these objectives.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Screening will be required where adjacent to residentially zoned or used
property.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was not present. Staff presented an overview of the proposed
development indicating there were no outstanding technical issues associated with the
request. Staff stated the use was existing and currently under enforcement. Staff
stated the request for rezoning only included the area where the non-residential use
was taking place. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
September 14, 2006
SUBDIVISION
ITEM NO.: 22 (CONT.) FILE NO.: Z-8089
4
H. ANALYSIS:
There were no outstanding technical issues associated with the request remaining
from the August 24, 2006, Subdivision Committee meeting. The proposal includes
rezoning of 1.010 acres of this 3.89 acre site from R-2, Single-family to PD-I to
recognize an existing contractors office and storage yard. The remainder of the
property will remain zoned R-2, Single-family. The use is located in an existing metal
building located along the rear portion of the site. The building has limited visibility
from Alexander Road and the storage area is not visible from the road.
The applicant has indicated the approval is for his sole use and no expansion areas
have been identified or are being proposed. Screening will be placed around the
existing equipment storage area and along the southern perimeter of the storage area
to limit visibility from the adjacent residentially zoned and used properties.
Staff is supportive of the request. Staff feels with limits placed on the approval
including limiting the use to the current ownership and by not allowing any expansion
areas and the placement of screening around the equipment storage area this should
minimize any potential impacts on adjoining properties. To staff’s knowledge there are
no outstanding issues associated with the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the above agenda staff report.
Staff recommends the approval be limited to the sole benefit of the current applicant
with no expansion area allowed.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of the
above agenda staff report. Staff also presented a recommendation of approval be limited to
the sole benefit of the current applicant with no expansion area allowed.
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.
September 14, 2006
ITEM NO.: 23. FILE NO.: LU06-08-03
Name: Land Use Plan Amendment - Central City Planning District
Location: Ives Walk Street between Cumberland and Rock Street
Request: Multi-family to Single-family
Source: The Housing Authority of the City of Little Rock
PROPOSAL / REQUEST:
Land Use Plan amendment in the Central City Planning District from Multi-family to Single-
family. Single-family represents single-family homes at densities not to exceed six dwelling
units per acre. This applicant plans on removing multi-family housing units to develop single-
family housing.
EXISTING LAND USE AND ZONING:
The property is on Ives Walk between Cumberland Street and Rock Street south of
Roosevelt. It is currently zoned R3 Single Family and is 5.162 acres in size. The site
currently has subsidized duplex and triplex units on it. These are mostly abandoned though
some still appear to be occupied. There is some I2 Light Industrial to the immediate east of
this property, and it is has storage type facilities on it. The remainder of the land in the
vicinity is zoned for R3 or R4 Single-Family or Two-Family Residential with single family
residences and duplexes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The application area is currently shown as Multi-family on the Land Use Plan. Immediately
west of the area is planned for Single-Family as is the area northeast of this property. All of
the area south of this location is planned for Industrial. To the northwest of the location is
more Multi-family.
February 21, 2006 a change was made about 500 feet west of the application area.
Approximately two acres south of E. 29th Street between Main Street and Martel was
changed from Single-Family to Multi-Family to provide residential areas for the elderly.
March 18, 2003, Ordinance 18837 changed approximately 84 acres from Light Industrial to
Service Trades District on the east side of Interstate 30. This area is buffered from the
current application area by the interstate.
On January 4, 2000, a change was made from Single Family to Mixed Use at 2311 Spring
Street to the northwest of the application to accommodate a proposed development.
September 14, 2006
SUBDIVISION
ITEM NO.: 23. (CONT.) FILE NO.: LU06-08-03
2
MASTER STREET PLAN:
Ives Walk is shown as a Local Street on the plan. The primary function of a Local Street is
to provide access to adjacent properties. These streets may require dedication of right-of-
way and may require street improvements.
BICYCLE PLAN:
A Class III bike route is planned on Main Street. A Class III bikeway is a signed route on a
street shared with traffic. No additional paving or right-of-way is required. Class III bicycle
route signage may be required. This is the closest bike route in the area.
PARKS:
South Little Rock Park is to the west of this property between Martel and Main Streets south
of E. 28th Street. This location is within eight blocks of either a park or an open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is included in the South End Neighborhood Action Plan. Their Plan specifically
states, “Repair, renovate and increase maintenance on housing stock that can be occupied.”
The plan is also in support of any developments that contribute to the overall good of the
neighborhood.
ANALYSIS:
The application property currently has several boarded up multi-family structures on it. These
have been mostly abandoned, but a few appear to be occupied. The application site is
surrounding a one-way local street. This area is in need of a change to revitalize the vacant
and abandoned properties. The South End Neighborhood Action Plan calls for renovations
and repair of the existing housing stock in the area. The Plan also calls for “making infill
housing compatible with existing neighborhood pattern of massing, setback, etc. and
multifamily blend with existing neighborhood.” The current scale of the neighborhood is
smaller houses.
There has been a recent demand for more single-family units in this area. Since 2000, there
have been several permits issued for new single-family residences in the South End
Neighborhood. In February 2006, there was a land use amendment made to change an area
from Single Family to Multi Family, but this amendment was for a special population (elderly
September 14, 2006
SUBDIVISION
ITEM NO.: 23. (CONT.) FILE NO.: LU06-08-03
3
residences). There are currently 21 acres of Multi Family in this immediate area. This
application would only reduce that to approximately 16 acres, which would still be able to
meet the area’s need for multi family housing.
This area currently has a large amount of single family housing with several vacant lots. The
past decade has seen a decline in single family housing in the neighborhood in the form of
abandoned houses. The general area is impacted by the rail line to the south, the interstate
to the east, and the heavy commercial and industrial uses to the east.
This has placed a non-residential border on the neighborhood that have surrounded this
neighborhood on two sides. The neighborhood would benefit from the removal of these multi
family units by reinforcing the single family uses on the edge of the area and it could spur infill
and renovations to existing single-family areas to the north and west of the application site.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Community Outreach
Neighborhood Organization, East of Broadway Neighborhood Association, and Meadowbrook
Neighborhood Association. No comments have been received at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate. This application would reinforce the existing Single
Family with more Single Family uses.
PLANNING COMMISSION ACTION: (September 14, 2006)
The item was placed on consent agenda for approval. By a vote of 10 for and 0 against the
consent agenda was approved.
September 14, 2006
ITEM NO.: 23.1. FILE NO.:Z-8090
NAME: Ives Walk Long-form PD-R
LOCATION: Located between Cumberland and Rock Streets near 29th Street
DEVELOPER:
Little Rock Housing Authority
1000 Wolfe Street
Little Rock, AR 72202
ENGINEER:
Garver Engineers
1010 Battery Street
Little Rock, AR 72202
AREA: 5.162 acres NUMBER OF LOTS: 17 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family Residential and Non-conforming Multi-family
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family Residential
VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for Lots
4, 6, 8, 10, 12 and 14.
A. PROPOSAL:
The Little Rock Housing Authority proposes the demolition of the existing
structures located on this site which contains 5.162 acres and is presently known
as Amelia B. Ives Walk. The development currently contains 50 units of
multi-family housing and four-plex buildings both single story and two story. The
proposed redevelopment of the site includes the demolition of the existing
structures, placement of new infrastructure and construction of 17 new
single-family homes each on individually platted lots. All 17 homes are designed
on three floor plans awith footprint of 1,137 square feet. The exterior façade
designs are such that each of the homes will have a unique appearance with the
overall look and feel of a planned community. The general construction material
of the exteriors will be a variety of materials including brick, siding and stone.
Each home will have a connected carport in which the roof line of the main home
September 14, 2006
SUBDIVISION
ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090
2
structure ties into the roof line of the carport solidifying the structure. The homes
will be designed around the existing street that will be modified and ultimately be
dedicated to the City.
B. EXISTING CONDITIONS:
The site is the home of the Ives Walk Little Rock Housing Authority residential
development. A number of the units have been boarded and most appear to be
vacant. The units are scheduled to be removed from the site to allow the
development of the site as proposed. There are single-family uses located in the
area to the east, north and west. Northwest of the site is also a Housing
Authority Development containing duplex units. Further west of the site is park
and community center. East and south of the site are industrially zoned
properties. There is a vacant industrial building located along the southeastern
boundary and further south is a truck rental business.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from
residents. Community Outreach Neighborhood Association, the East of
Broadway Neighborhood Association, Meadow Brook Neighborhood Association,
all residents who could be identified located within 300 feet of the site and all
property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Ives Walk and Rock Street.
2. Sidewalks with appropriate handicap ramps are required along Ives Walk
in accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
3. If subdivision is adjacent to the Rock Street right-of-way, sidewalks with
appropriate handicap ramps are required along Rock Street in accordance
with Section 31-175 of the Little Rock Code and the Master Street Plan.
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 along
Cumberland Street in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
6. Ives Walk is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 50 feet will be required.
7. Prepare a letter of pending development addressing streetlights as
required by Section 31-403 of the Little Rock code. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding streetlight requirements.
September 14, 2006
SUBDIVISION
ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090
3
8. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. The existing site is served by
private sewer system. Contact the Little Rock Wastewater Utility at 688-1414 for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required. This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock
Wastewater Utility at 688-1414 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 Central City Planning District.
The Land Use Plan shows Multi-family for this property. The applicant has
applied for a Long-form PD-R to allow rezoning from R-3, Single-family District to
Planned Residential Development to allow creation of lots and construction of
17 new single-family homes on the site.
A land use plan amendment for a change to Single Family is a separate item on
this agenda (LU06-08-03).
Master Street Plan: Ives Walk is shown as a Local Street on the Master Street
Plan. These streets may require dedication of right-of-way and may require
street improvements. The primary function of a Local Street is to provide access
to adjacent properties.
September 14, 2006
SUBDIVISION
ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090
4
Bicycle Plan: A Class III bike route is shown on Main Street. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or
right-of-way is required. Class III bicycle route signage may be required.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the South End Neighborhood Action Plan. The plan states that
it supports any development that would contribute to the overall appearance of
the neighborhood.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. Street trees are encouraged in conjunction with this project.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were outstanding
technical issues associated with the request. Staff stated the site plan indicated
a building setback and questioned if this was a building setback or easement.
The applicant stated the intent was to allow a 15-foot rear yard building setback,
a 20 foot front building line and 5-foot side yard setbacks. Staff also questioned
if there were any areas proposed as public open space within the development.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
would be required at the intersection of Ives Walk and Rock Street. The
applicant stated they did not own the area between the development and Rock
Street. Staff stated if the property did not abut Rock Street then sidewalks would
not be required along Rock Street.
Landscaping comments were addressed. Staff stated street trees were
encouraged.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the maximum buildable area for each of the proposed lots with a
minimum front building line of 20-feet and a 15-foot minimum rear yard setback.
A minimum of five (5) foot side yard setback has been indicated. The lots range
in size from 0.15 acres to 0.35 acres. Lots 2, 4, 6, 8, 10, 12, 14 and 16 will have
September 14, 2006
SUBDIVISION
ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090
5
direct street frontage along Cumberland Street and Ives Walk. This would
classify these lots, as double frontage lots which is typically not allowed per the
Subdivision Ordinance unless a ten (10) foot restrictive access easement is put
in place along one of the roadways. The applicant has indicated a ten (10) foot
no right of vehicle access easement along Cumberland Street to meet this
ordinance requirement.
The site plan indicates the buildings will be constructed with a slab at grade and
wood framed construction above the concrete slab. The structures have an
exterior veneer of brick, vinyl siding, and manufactured stone. The maximum
building height proposed is 28-feet. The site plan indicates the new homes will
be constructed with attached carports but has indicated the future homeowners
may enclose the carports. In addition, fencing is not proposed with the initial
development of the new homes but has been indicated on the site plan for future
construction by the new homeowners.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
issues associated with the request. Staff feels a single-family subdivision
constructed on this site should provide a positive impact on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above 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.
September 14, 2006
ITEM NO.: 24. FILE NO.: LU06-19-06
Name: Land Use Plan Amendment - Chenal Planning District
Location: Norton Road, just south of Cantrell Road
Request: Single Family to Suburban Office
Source: Chris Flake
The applicant has requested that this item be deferred until October 26, 2006.
PLANNING COMMISSION ACTION: (September 14, 2006)
The item was place on the consent agenda for deferral. By a vote of 10 for and 0 against the
consent agenda was approved.
September 14, 2006
ITEM NO.: 24.1. FILE NO.: Z-8091
NAME: Flake Short-form PD-O
LOCATION: Located on Norton Road, just South of Cantrell Road
DEVELOPER:
Chris Flake
3709 Idlewild
North Little Rock, AR 72116
SURVEYOR:
James Butler
5323 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.812 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-O
PROPOSED USE: Infant Daycare Facility
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated August 24, 2006, requesting this item be deferred to
the October 26, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (September 14, 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
August 24, 2006, requesting a deferred of the item to the October 26, 2006, public hearing.
Staff stated they were supportive of the deferral request.
September 14, 2006
SUBDIVISION
ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090
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.
September 14, 2006
ITEM NO.: 25. FILE NO.: LU06-18-04
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: 13401 Kanis Road
Request: Suburban Office to Multi-family
Source: Pat McGetrick, McGetrick Engineering
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to
Multi-family. Multi-family represents residential development of ten to thirty-six dwelling units
per acre.
EXISTING LAND USE AND ZONING:
The property is currently zoned for a POD Planned Office Development and R2 Single
Family. It is 1.6 acres ± in size. The POD portion runs west from White Road along Kanis
Road and is approximately 20 percent of the application area. This property is currently used
for Small Northcutt Electric Inc. The rest of the application area is zoned R2 for single-family
residences, and it has one single family residence on it. In the surrounding area, there are
Planned Office Developments (POD) and Planned Development-Office (PDO) with frontage
on Kanis Road and Nix Road. These PODs and PDOs have small office buildings on them.
Further east on Kanis there is some Office use, but the majority of the surrounding area is
zoned R2 Single Family and built out with single family subdivisions.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is currently planned for Suburban Office. The property to the south of this area is
all Single Family. From White Road east to Gamble Road on the south side of Kanis is all
Low Density Residential. On the north side of Kanis, from Atkins Road to the Parkway Place
extension is also Low Density Residential. To the west of White Road on the south side of
Kanis and on the north side of Kanis from the Parkway Place extension to the Asbury Road
extension is planned Suburban Office.
March 2, 1999, Ordinance 17951 changed this location from Transition to Suburban Office.
This ordinance was responsible for changing many different areas as part of a corridor study
of the Kanis Road area.
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial on the plan. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Kanis since it is a Minor Arterial.
White Road is shown as a Local Street. Local Streets that are abutted by non-residential
zoning or more intensive zoning than duplexes are considered as “Commercial Streets”.
These streets have a design standard the same as a Collector. These streets may require
September 14, 2006
SUBDIVISION
ITEM NO.: 25. (CONT.) FILE NO.: LU06-18-04
2
dedication of right-of-way and may require street improvements for entrances and exits to the
site.
BICYCLE PLAN:
A proposed Class I bike route is planned to develop south of White Road in the existing open
space.
PARKS:
According to the Master Parks Plan, there are no developed parks close to this site, but there
is open space to the southwest of this property. The amendment location is within eight
blocks of a park or open space, but must of the area to the east of White Road is in a deficit
area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
ANALYSIS:
The application area currently has Small Northcutt Electric Inc. on the northern portion of the
property and a single-family house on the southern portion. While there is no other Multi
Family in this section of Kanis Road, there is an abundance of non-developed Low Density
Residential surrounding this site. To the east and north of this intersection along Kanis Road
is Low Density Residential. There are several occupied office developments to the west of
this property on Kanis. There is also some office use further east on Kanis.
This area has been growing almost continually over the past twenty years. Many single-
family subdivisions have been built during this time. While much of this area is planned for
Single Family use, the Land Use Plan has allotted ample room for Low Density Residential
Development. Low Density Residential provides an option other than Single Family
detached, and these areas should be developed before other options are explored. Also,
there are other similar attached slightly lower density developments approved or under
construction to the north, west and northwest. Based on the PZD and the application
configuration, this request is not for an apartment complex but rather attached residential.
White Road is a local street and is not designed for heavier traffic associated with Multi
Family. Also, Suburban Office uses are typically from eight to five while a Multi Family
Residential use would have a more diverse traffic pattern over a broader spectrum of time.
Road improvements are needed on both White and Kanis Road. Multi Family, or other more
intense uses are preferred at the intersection of two arterials, or at least at an arterial and
collector street intersection. An arterial and local street intersection such as this location is
not preferable for Multi Family with traffic increased on the local street.
September 14, 2006
SUBDIVISION
ITEM NO.: 25. (CONT.) FILE NO.: LU06-18-04
3
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Parkway Place Property
Owners Association and Gibraltar Heights Pointe West Timber Ridge Property Owners
Association. Two residents from White Road have contacted the Planning Office. Both had
questions concerning the amendment, and one was very upset about the proposal.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (September 14, 2006)
Two members of the Commission had to leave the hearing. This brought the number of
Commissioners present to eight. The Commission offered to each applicant the ability to
defer their item since six votes are necessary for approval and only eight Commissioners
were present. The applicant for this item informed the Commission he would like to have
the item deferred to October 26. By a vote of 8 for 0 against the item was deferred.
September 14, 2006
ITEM NO.: 25.1. FILE NO.: Z-8092
NAME: Kanis Quad Short-form PD-R
LOCATION: Located on the Southwest corner of Kanis Road and White Road
DEVELOPER:
Robert Snell
13401 Kanis Road
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 1.60 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-O and R-2, Single-family
ALLOWED USES: Office and Single-family Residential
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family 15 units per acre
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 16, 1993, the Little Rock Planning Commission approved a request for a
Conditional Use Permit to allow the placement of a 27-foot by 76-foot multi-sectional
manufactured home on the site. The applicant proposed to remove an older 14-foot by
65-foot mobile home from the site and replace the older home with the newer model.
Ordinance No. 16,878 adopted by the Little Rock Board of Directors on May 2, 1995, rezoned
a portion of this site from R-2, Single-family to PD-O to allow the use of an existing two-story
building on the property to be used as an electrical contracting business. The site contained
0.45 acres which was to be subdivided from a larger tract which contained the two story
building and the owners home. The tract was proposed with 165 feet of frontage along Kanis
Road and 120 feet of depth along White Road. There was to be no outdoor storage of
materials or equipment. There was to be no access from White Road from the Development.
September 14, 2006
SUBDIVISION
ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092
2
A $750.00 in-lieu contribution was required for the Kanis Road improvements. No
improvements to White Road were required.
A. PROPOSAL:
The applicant is proposing a rezoning of the site from PD-O and R-2 to PD-R to allow
the construction of 24 multi-family units contained in six buildings. The units are
proposed as two story units with a maximum building height of 30-feet. The exterior of
the units is proposed as brick and siding. The site plan indicates 41 percent of the site
as green space, 18 percent covered with buildings and 23 percent in paved areas.
The size of the units ranges from 900 square feet to 1,000 square feet. The site plan
indicates 56 parking spaces.
B. EXISTING CONDITIONS:
The site is developed. There is a two-story building located on the property which was
previously used by the applicant for, initially, a place to restore and maintain antique
automobiles, then later as an office for his electrical contracting business. There is a
drive from White Road serving the structure. On the southern portion of the property is
a manufactured home also with access to White Road.
West of the site is a newly developing single-family subdivision. The new street has
been constructed and two new homes are currently under construction. The general
contractor’s office for this new development is located along Kanis Road in a
converted single-family residence. South of the site along White Road are a number
of single-family homes located on large lots. North of the site is a wooded site and
north east and north west are office uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents many stating opposition to the request. The Parkway Place Property
Owners Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood
Association, all residents who could be identified located within 300 feet of the site and
all property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
and White Roads.
3. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road and
White Road including 5-foot sidewalks with the planned development.
September 14, 2006
SUBDIVISION
ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092
3
4. Property drains into pond located to the south. Provide a Sketch Grading and
Drainage Plan per Section 29-186 (e) showing existing and proposed contours,
drainage paths, and wall heights.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. 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. Contact the Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. A Capital Investment Charge based on the
size of the meter connection(s) will apply to this project in addition to normal charges.
Contact Central Arkansas Water regarding meter sizes and locations. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s). This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: 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 Suburban Office for this property. The applicant has applied for
a Short-form PD-R to rezone from R2 Single Family to Planned Residential
Development to allow the placement of 6 four-plex units on this 1.6 acre tract.
September 14, 2006
SUBDIVISION
ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092
4
A land use plan amendment for a change to Multi-family is a separate item on this
agenda (LU06-18-04).
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street
Plan and White Road is shown as a Local Street. These streets will require dedication
of right-of-way and will require street improvements.
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. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. These streets have a design standard the same as a Collector.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
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. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape and zoning buffer ordinance require a nine-foot wide (9’-0”) land
use buffer next to the residentially zoned properties along the western perimeter
of the site. Easements cannot count toward fulfilling this requirement. Seventy
percent (70%) of these buffers are to remain undisturbed.
3. The landscape and zoning buffer ordinance require a thirty-foot wide (30’-0”)
land use buffer next to the residentially zoned properties along the southern
perimeter of the site. Easements cannot count toward fulfilling this requirement.
Seventy percent (70%) of these buffers are to remain undisturbed. It appears
the building is located within this area.
4. The zoning buffer ordinance requires an average of ten feet (10’) and in no
case less than nine foot (9’) street buffer along White Road.
5. The zoning buffer ordinance requires an average of thirty feet (30’) and in no
case less than half street buffer along Kanis Road.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
southern and western perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year-around requirement.
7. An automatic irrigation system to water landscaped areas will be required.
September 14, 2006
SUBDIVISION
ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092
5
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an overview
of the proposed development indicating there were outstanding technical issues
related to the request. Staff requested the applicant provide details of any proposed
signage on the site plan. Staff also requested the applicant provide the location of the
proposed dumpster facilities and any proposed fencing.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
would be required at the intersection of Kanis and White Roads. Staff also stated half
street improvements would be required to the abutting roadways. Staff questioned the
location of the proposed detention facilities. Staff stated a grading permit would be
required prior to development.
Landscaping comments were addressed. Staff stated screening would be required
along the southern and western perimeters of the site. Staff stated the indicated buffer
along the south was not adequate to meet the typical minimum ordinance standard.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
indicated a single ground mounted sign near the intersection of White and Kanis
Roads. The sign is proposed consistent with signage allowed in multi-family zones;
maximum of six feet in height and thirty-two square feet in area. The site plan
indicates the placement of two (2) dumpster facilities located along the northern and
southern perimeters of the parking lot, adjacent to White Road. The site plan includes
a note concerning the required screening.
The site plan indicates a 25-foot building setback and landscape buffer along the
western perimeter of the site and along the southern perimeter. The area to the west
is zoned POD but is being developed as a single-family neighborhood. The area to
the south contains a single-family home. The ordinance typically requires the
placement of a 30-foot land use buffer along the southern perimeter and a 9-foot buffer
along the western perimeter. The proposed southern buffer is not adequate to meet
the typical minimum ordinance requirements.
September 14, 2006
SUBDIVISION
ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092
6
The site plan indicates the placement of 56 parking spaces to serve the development.
Based on typical minimum ordinance standards for a multi-family development
36 parking spaces would typically be required. The indicated parking is more than
adequate to meet the typical minimum parking required.
The units are proposed as two story units with a maximum building height of 30-feet.
The exterior of the units is proposed as brick and siding. The site plan indicates
41 percent of the site as green space, 18 percent covered with buildings and
23 percent in paved areas. The size of the units ranges from 900 square feet to
1,000 square feet.
Staff is not supportive of the proposed request. The applicant is proposing a rezoning
of the site from PD-O and R-2 to PD-R to allow the construction of 24 multi-family units
resulting in a density of 15 units per acre. The site is shown as Suburban Office on
the City’s Future Land Use Plan with Low Density Residential located to the north and
east of the site. Staff feels the development as proposed should not be located at this
site. Staff feels this site is more suited for a small scale office development or should
be developed with residential units more consistent with Low Density Residential.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present. There were registered objectors present. Chairman Stebbins
stated there were only eight (8) Commissioners present. He stated the Commission’s policy
was to offer the applicant a deferral when fewer than eight (8) Commissioners were present.
He questioned the applicant if they would like to take the deferral option. The applicant
stated they desired a deferral. The Commission questioned staff as to the date of the public
hearing. Staff stated October 26, 2006, would be the date of public hearing.
There was no further discussion of the item. The chair entertained a motion for deferral of
the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
September 14, 2006
ITEM NO.: 26. FILE NO.: Z-8093
NAME: Simmons First National Bank Short-form POD
LOCATION: Located at 5000 West Markham Street
DEVELOPER:
Simmons First National Bank
320 West Capitol
Little Rock, AR 72201
ENGINEER:
DCI, Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 0.682 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3 and R-3
ALLOWED USES: General Commercial District uses and Single-family
PROPOSED ZONING: POD
PROPOSED USE: Branch Bank Facility
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The application proposes the redevelopment of the previous McDonald’s
restaurant site located at 5000 West Markham Street. The prior building and site
improvements have been demolished and removed from the site leaving the
property vacant at this time. The proposed bank building and site have been
designated to fit within the limited width of this property and to respect normal set
back and landscape requirements as closely as possible. There will be
additional approval items associated with this application for an easement
abandonment and reductions in the landscape standards in certain areas.
September 14, 2006
SUBDIVISION
ITEM NO.: 26. (CONT.) FILE NO.: Z-8093
2
The bank building is approximately 2,600 square feet in area with three drive-
through lanes for teller and ATM services. Parking spaces are provided in
excess of the minimum office standards and one handicap parking and loading
space is provided. There will be no dumpster required for the facility.
B. EXISTING CONDITIONS:
The general area contains a number of commercial and office uses. Immediately
west of the site is a convenience store and a consignment/second hand store
and east of the site is a two story office building. North of the site are residential
and non-residential uses. There are a number of single-family homes and multi-
family homes located along Jackson Street and VanBuren Street, North of A
Street. A Street appears to be the line for non-residential activities in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Hillcrest Resident’s Neighborhood Association, all residents who
could be identified located within 300 feet of the site and all property owners
located within 200-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Markham Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 35 feet from centerline will be required.
2. North Jackson Street right-of-way dedication is sufficient as shown on
plans.
3. The proposed land use would classify “A” Street on the Master Street Plan
as a commercial street. Dedicate right-of-way to 30 feet from centerline.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to these
streets including 5-foot sidewalks with the planned development.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. A 20 feet radial dedication of right-of-way is required at the intersection of
“A” Street and North Jackson Street and at North Jackson Street and
Markham Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
September 14, 2006
SUBDIVISION
ITEM NO.: 26. (CONT.) FILE NO.: Z-8093
3
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water if larger and/or additional water meter(s) are required. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #5, the West Markham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial and Single Family for this
property. The applicant has applied for a POD for branch bank facility.
The request does not require a change to the Land Use Plan.
Master Street Plan: West Markham Street is shown as a Minor Arterial on the
Master Street Plan and Jackson Street is shown as a Local Street. A Street is
shown as a Local Street. Local Streets which are abutted by non-residential
zoning are considered as “Commercial Streets”. These streets have a design
standard the same as a Collector. These streets may require dedication of
right-of-way and may require street improvements.
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 it since it is a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development. A Class III is shown on Monroe Street
three blocks from the application.
September 14, 2006
SUBDIVISION
ITEM NO.: 26. (CONT.) FILE NO.: Z-8093
4
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land
Use goal of “Create a different set of guidelines with which to govern the
development of Hillcrest” has this objective relevant to this case: “Develop
concepts for commercial corridors for parts of Markham Street.” Lacking the
concepts stated in the plan, this objective relative to this site could be fulfilled
through the review process.
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The landscape and buffer ordinance requires a nine-foot wide (9’-0”)
perimeter landscape strip. However, this site is located within the
designated mature area of the City; therefore, the minimum distance of six
foot nine inches (6’-9”) in width is allowable. A variance from this
requirement will require approval from the City Beautiful Commission.
3. Otherwise, areas set aside appear to meet with City’s minimum
landscaping and buffer requirements.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
Mr. Robert Brown was present. Staff presented an overview of the proposed
development indicating there were additional items necessary to complete the
review process. Staff requested the applicant provide details of the proposed
signage, days and hours of operation and the number of employees. Staff also
questioned if a dumpster would be located on the site. Mr. Brown stated no
dumpster would be located on the site.
Public Works comments were addressed. Staff stated a radial dedication would
be required at the intersection of Jackson and Markham Streets. Staff also
stated a right-of-way dedication would be required along West Markham Street
per the Master Street Plan. Mr. Brown stated this section of West Markham
allowed a reduced standard and a 35-foot dedication would be required along the
roadway. Mr. Brown stated he had met with the Hillcrest Resident’s Association
and their desire was to allow a narrower street along Jackson and place a
landscape strip along the top of the proposed retaining wall. Staff stated they
would support a 30 foot street width and the radii reduced to 25 feet. Staff stated
the sidewalk would remain on the back of curb and the right-of-way would be on
the back of sidewalk. Staff stated this would allow for the 4 foot planting strip
between the wall and the back of sidewalk.
Landscaping comments were addressed. Staff stated the landscape and buffer
ordinance required a minimum of a nine foot perimeter landscape strip along the
perimeter of the site. Mr. Brown stated an application had been filed with the City
Beautiful Commission to allow a reduction in this requirement.
September 14, 2006
SUBDIVISION
ITEM NO.: 26. (CONT.) FILE NO.: Z-8093
5
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant
has indicated the days and hours of operation, the proposed signage plan and
the number of employees in the general notes section of the proposed site plan.
Ground mounted signage is proposed along A Street and West Markham Street
with a maximum of six feet in height and sixty-four square feet in area. Building
signage is proposed along the street frontages with a maximum of five percent
(5%) of the façade area. A logo is also proposed along the western façade on
the drive-through canopy.
A maximum of five employees per shift are proposed for the site. The hours of
operation are from 9:00 am to 6:00 pm Monday through Friday and 9:00 am to
Noon on Saturday.
The bank building is approximately 2,600 square feet in area with three
drive-through lanes for teller and ATM services. Parking spaces are provided in
excess of the minimum office standards and one handicap parking and loading
space is provided. The site plan indicates the placement of nine parking spaces.
Four parking spaces are proposed along West Markham Street and five parking
spaces are proposed along A Street. Based on typical minimum ordinance
requirements seven parking spaces would typically be required. The building
construction is proposed with a maximum building height 25 feet. The site plan
does not indicate any proposed fencing and a dumpster is not proposed for the
site.
A reduced landscape buffer is being requested along a portion of the eastern and
western perimeters of the site. The site is located in the “Designated Mature
Area of the City” which allows for the perimeter landscape strip to be reduced to
6-feet 9 inches. Portions of the site fall below this typical minimum requirement.
Staff is supportive of the request. Portions of the eastern and western perimeters
exceed the typical minimum ordinance standard. Staff does not feel the
reduction will adversely impact the adjoining properties. In addition, the applicant
has applied to the City Beautiful Commission to seek relief for the reduced
landscape strip in these two areas. The City Beautiful Commission will hear the
request on October 5, 2006.
Staff is supportive of the request. The proposal is an in-fill development located
within the “Designated Mature Area of the City”. The proposed development has
been designed to fit within the limits the property and to respect normal set back
and landscape requirements as closely as possible. Although the proposed
development does not fully comply with typical minimum ordinance standards
staff does not feel the proposed development will adversely impact the adjoining
September 14, 2006
SUBDIVISION
ITEM NO.: 26. (CONT.) FILE NO.: Z-8093
6
properties. To staff’s knowledge there are no outstanding issues associated with
the request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the above 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.
September 14, 2006
ITEM NO.: 27. FILE NO.: LU06-04-01
Name: Land Use Plan Amendment - Heights Hillcrest Planning District
Location: 5911 to 5921 H Street
Request: Office to Mixed Office Commercial
Source: Maxton Enterprises, LLC, Stephen L. Maxwell
PROPOSAL / REQUEST:
Land Use Plan amendment in the Heights Hillcrest Planning District from Office to Mixed
Office Commercial. Mixed Office Commercial provides for a mixture of office and commercial
uses to occur. The application is for selected Commercial uses along with existing offices to
allow accessory uses up to 45% of the total floor area (3 out of 7 would be offices).
Prompted by this Land Use Amendment request, the Planning Staff expanded the area of
review to include the southeast and northeast corners of University and H Street. It is
thought that the additional area would make the boundaries more logical because of existing
uses. Office is planned from 5901 H Street west to University and is proposed to change to
Mixed Office Commercial. Also, the Public Institutional area at the northeast corner of the H
Street and University intersection is included to change to Office to better represent the
current use. The library and its parking lot to the east of the application area is proposed to
change from Single Family to Public Institutional. The plan amendment area now covers
approximately 1.5 acres to MOC, 1.5 acres to PI and 3 acres to O.
EXISTING LAND USE AND ZONING:
The application site at 5921 H Street is currently zoned O3 General Office and is 0.2 acres ±
in size, and this O3 zoning continues in the expanded application area west to University.
The expanded application area is zoned for a Planned Commercial Development (PCD) on
the north side of H Street at University. The expanded area to the east of the original
application site is zoned R4 Two-Family and POD Planned Office Development. The school
to the northeast is zoned R2 Single Family.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This application area and the expanded area west to University is planned for Office use.
The Office area extends west across University Avenue, and then follows University south.
North of H Street is all planned for Public Institutional Use between University Avenue and
North Fillmore Street, and part of this is included in the expanded application area to change
from Public Institutional to Office. The area to the east and south of the application site is
planned for Single Family Residential.
September 14, 2006
SUBDIVISION
ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01
2
March 5, 2002, Ordinance 18650 was passed to amend the northwest corner of University
and Markham from Commercial and Office to Mixed Use. This is the Park Plaza Mall area.
May 18, 2004, Ordinance 19095 was passed to amend the northeast corner of the Markham
and University intersection from Multi Family and Office to Community Shopping.
MASTER STREET PLAN:
H Street is shown as a Collector on the Plan. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. University Avenue is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to
serve through traffic and to connect major traffic generators or activity centers within
urbanized areas. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
BICYCLE PLAN:
There is a Class III bike route on H Street. A Class III bikeway is a signed route on a street
shared with traffic. No additional paving or right-of-way is required.
PARKS:
This area is within eight blocks of an existing park. Prospect Terrace Park on L Street is the
closest park within range, and a school is located just north of the application site.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is included in the Hillcrest Area Neighborhood Action Plan. Their plan states,
“more mixed-use opportunities should be provided within the commercial areas, including
parts of Kavanaugh, Markham Street, and Stifft Station. Mixed-use means more
opportunities for residential over commercial in existing commercial areas.”
ANALYSIS:
The application site currently has a small strip center on it facing H Street. Included in the
strip center are a children’s clothing store, a yoga studio, and a few offices. East of the
application site is an optometrist’s office and a city library, and then the office area dwindles
into single-family residences. The library could be seen as a buffer between the residential
and office areas. This land use pattern has been in place for many years.
September 14, 2006
SUBDIVISION
ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01
3
Commercial is most ideal at the intersection of two arterials like at University and Markham.
Two main commercial areas serve this area: The Heights (an area bounded by University,
Kavanaugh and Cantrell) and the intersection at Markham Street and University Avenue.
The Land Use Plan shows a corridor of Office and Public uses links these two Commercial
areas. Just in the past four years amendments have been made at the University/Markham
intersection to accommodate more commercial type uses. This office corridor between the
two commercial nodes has been shown on the Land Use Plan for some time and new offices
have been built in this area, notably, two office buildings north of H Street and a new office
development that is under construction at F and University. This shows that office uses are
not only shown on the Land Use Plan but also actually desired by the market.
Non-residential buildings in the area appear to be occupied. The Midtown retail center is
currently under construction at Markham and University, but at least one store has opened at
the time of this printing. The third building will be started soon and the center is mostly
leased at this point.
This location is directly across from a school, Forest Heights Middle School. Commercial use
is preferred to be located away from school areas because of its higher intensity use pattern
and possible traffic pattern conflicts.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Hillcrest Residents
Association and Evergreen Neighborhood Association. Staff has received 2 comments from
area residents. Both are in support.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This portion of University is an office corridor
and staff does not feel comfortable with the introduction of Commercial in the midst of this
office corridor.
PLANNING COMMISSION ACTION: (September 14, 2006)
Walter Malone Planning Staff reviewed the surrounding area and reasons for expansion.
Mr. Malone stated the commercial areas have been at University Avenue and Markham or
University Avenue north of Cantrell Road. Along University has been an office corridor. Staff
believes this use pattern should continue and does not recommend the introduction of
Commercial Land Use at this point. Ms. James presented the Planned Zoning District
application (see item 27.1 for a full minute record of the combined items).
After discussion of both items a motion was made to approve the Land Use Plan Amendment
By a vote of 7 for 1 against (Rahman) the change was approved. The Commission was
reminded of the difference between the two items and what they had said about concerns.
September 14, 2006
SUBDIVISION
ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01
4
A motion was made to expunge the previous vote. By a vote of 6 for 2 against (Stebbins,
Laha) the vote was expunged. A motion was made to approve the Land Use Plan
Amendment by a vote of 3 for (Laha, Stebbins, Yates), 5 against the Amendment failed.
September 14, 2006
ITEM NO.: 27.1. FILE NO.: Z-8094
NAME: Maxton Enterprises Short-form POD
LOCATION: Located at 5921 H Street
DEVELOPER:
Maxton Enterprises, LLC
5921 H Street
Little Rock, AR 72205
SURVEYOR:
Donald W. Brooks, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3 and POD
ALLOWED USES: General Office District uses and a Parking Lot
PROPOSED ZONING: POD
PROPOSED USE: O-3 uses with the allowance of 49% of the site with the O-3 listed
Accessory uses and a Consignment Shop
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant is proposing to rezone this site from O-3, General Office District to POD
to increase the allowable percentage of accessory uses within this existing office
building. The building contains 5,400 square feet of space and currently houses office
uses, a consignment shop, beauty shop and a health studio. The applicant is
proposing increasing the allowable Accessory uses from the existing 10 percent to
49 percent with the addition of a consignment shop as an allowable use within the
49 percent.
September 14, 2006
SUBDIVISION
ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094
2
B. EXISTING CONDITIONS:
The site contains an existing strip office building with parking located along the street.
There are a number of public and institutional uses located in the area including a
public school and public library. North of the site is the athletic field for the Public
School. There is an office use located east of the site. South of the site is a
multi-family development. There are single-family homes located to the southeast
along Buchanan Street. West of the site is a commercial use fronting University
Avenue.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Hillcrest Resident’s Association, the Evergreen Neighborhood
Association, all residents who could be identified located within 300 feet of the site and
all property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. “H” Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required. Provide
survey of property showing the centerline of “H” Street.
2. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the
improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. Additional fire hydrant(s) 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).
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
September 14, 2006
SUBDIVISION
ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094
3
County Planning: No comment.
CATA: The site is located on CATA Bus Route #8 – Rodney Parham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning District.
The Land Use Plan shows Office for this property. The applicant has applied a
Short-form POD to rezone the site from O-3, General Office District to a Planned
Office Development to increase the allowable commercial activity on the site from
10 percent to a maximum of 49 percent.
A land use plan amendment for a change to Mixed Office Commercial is a separate
item on this agenda (LU06-04-01).
Master Street Plan: H Street is shown as a Collector on the Master Street Plan. The
primary function of a Collector Street is to provide a connection from Local Streets to
Arterials.
Bicycle Plan: A Class III bike route is shown on H Street directly in front of this
property. 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 Hillcrest Neighborhood Action Plan. While the plan does not address
this specific location, it does state a need for “more mixed-use opportunities should be
provided within the commercial areas, including parts of Kavanaugh, Markham Street,
and Stifft Station. Mixed-use means more opportunities for residential over
commercial in existing commercial areas.”
Landscape:
1. Compliance with the City’s Landscape and Buffer Ordinances is required.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
The applicant was not present. Staff presented an overview of the proposed
development indicating they would contact the applicant and resolve any outstanding
issues associated with the request prior to the Commission meeting. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
September 14, 2006
SUBDIVISION
ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094
4
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
raised at the August 24, 2006, Subdivision Committee meeting. The request is to
allow the rezoning of the site from O-3, General Office District to POD to allow an
increase in the percentage of accessory uses within this existing office building from a
maximum of ten (10) percent to forty-nine (49) percent. The building contains
5,400 square feet of space and currently houses office uses, a consignment shop, a
beauty salon and a health studio.
The building is sectioned in five (5) bays. Three bays contain 800 square feet, one
bay 600 square feet and the third bay contains 2,400 square feet.
The defined accessory uses under the O-3, General Office District Zoning District are
as follows: Antique shop, Barber and beauty shop, Book and stationary store, Camera
shop, Cigar, tobacco or candy store, Clothing store, Custom sewing or millinery,
Drugstore or pharmacy, Eating place without drive in service, Florist shop, Health
studio or spa, Hobby shop, Jewelry store, Key shop, Laundry pickup station and Tailor
shop. In addition to the listed uses the applicant is requesting a Consignment shop as
an allowable use. Presently the O-3 zoning district allows ten (10) percent of the total
floor area of the site to be used as one of the listed uses. Presently the accessory
uses and the consignment shop occupy 40.7 percent of the total floor area.
The site presently has 21 on-site parking spaces and nine (9) parallel parking spaces
located in front of the building along H Street in the public right-of-way. Based on the
typical minimum parking required for an office and retail development 15 parking
spaces would typically be required.
The request includes the placement of modular building and dumpster along the alley
to the east of the site. The building and the dumpster are located within the parking lot
area. The applicant has indicated the building will be used for file storage of the office
user. The dumpster is a shared dumpster for the center. The request includes not
placing screening around the dumpster facility. According to the applicant the
dumpster is not visible from the adjacent residences or businesses. Staff
recommends the dumpster be screened per minimum ordinance standards.
Staff is not supportive of the application as proposed. Staff is supportive of allowing
the existing consignment shop, the beauty salon and health studio to continue to
occupy the site in their present form. Staff recommends once these businesses
vacate their space the allowable uses be limited to no more than 26 percent of the site
as one of the listed accessory uses under the O-3 zoning district classification and the
consignment shop no longer be an allowable use for the site.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
September 14, 2006
SUBDIVISION
ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094
5
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of denial of the request as filed.
Staff stated they were willing to support aspects of the application request but not at the
intensity being proposed.
Mr. Steve Maxwell addressed the Commission on the merits of his request. He stated he
bought the site after the site sat almost vacant for a number years and had done a great deal
of renovations to the building. He stated the building was separated into bays with three (3)
800 square foot bays, one six hundred square foot bay and one 2400 square foot bay. He
stated the uses currently in the building were a beauty salon, a yoga studio, an insurance
office, a consignment shop and his office. He stated with the allowance of ten percent the
yoga studio was out of compliance and had been for a number of years. He stated his goal
was to provide small scale office space for tenants. He stated the use was an incubator use
to allow start up businesses a space to start before growing. He stated there was a great
demand for small scale office in the neighborhood. He stated the market catered to larger
office users.
He stated the consignment shop was previously in the owner’s home and she felt she needed
more space and moved to the current location. He stated he was willing to limit the
allowance of accessory uses to 40.7 percent of the building with the accessory uses listed in
O-3 and the addition of a consignment shop.
Mr. Maxwell stated the need for screening of the dumpster was not necessary. He stated the
dumpster was located within an alley and fully screened from the adjoining properties. He
stated the portable building was being requested for file storage only with no utilities to the
building.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the
proposed development appear to allow the accessory uses to over run the primary use. She
stated with 40 percent of the site with accessory uses the lesser use would become the
dominate use.
There was a general discussion of the Commission concerning the proposed use and the
request. Commissioner Yates questioned the allowable percentage of use. Staff stated the
request was to allow 45 percent of the site with the allowed accessory uses. The
Commission questioned Mr. Maxwell to the proposed uses and any restrictions to be placed
on the uses.
Mr. Maxwell stated he was willing to amend his request to allow 40.7 percent of the site with
a salon, consignment shop and yoga studio. He stated if the next user did not match one of
these uses he would request additional uses at that time.
September 14, 2006
SUBDIVISION
ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094
6
Staff questioned if the use would be allowed to expand such as the consignment shop
occupy two bays. Mr. Maxwell stated this was his desire. Staff stated this changed the
character of the development by removing the concept of three small businesses and
allowing a commercial development.
Mr. Maxwell stated he was willing to amend his request to exclude the ability of the
businesses to grow.
A motion was made to approve the request as amended. The motion carried by a vote of
7 ayes, 1 no and 3 absent.
September 14, 2006
ITEM NO.: 28. FILE NO.: Z-8095
NAME: Garden Homes Addition Short-form PID
LOCATION: Located North of 17th Street, between Boyce and Fletcher Streets
DEVELOPER:
G & O Properties
Jim Osborn
1115 Bond Street
Little Rock, AR 72202
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 1.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-I, R-3 and R-5
ALLOWED USES: Office/Warehouse
PROPOSED ZONING: PID
PROPOSED USE: Office/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 17,969 adopted by the Little Rock Board of Directors on April 6, 1999,
established Osborne Short-form PD-I rezoning the property from R-3, R-5 and I-2 to allow for
the construction of an office/warehouse facility. The building was proposed as a 24,000
square foot building with a maximum building height of 24-feet. A total of 19,000 square feet
of warehouse space was proposed, 2,000 square feet of office space and a 3,000 square foot
shop area. The site plan indicated 19 parking spaces along the south side of the building
with a paved area along the east side of the building for truck access. A final development
plan was not submitted as required by the PUD zoning ordinance and the approval has
expired.
September 14, 2006
SUBDIVISION
ITEM NO.: 28. (CONT.) FILE NO.: Z-8095
2
A. PROPOSAL:
The applicant is now proposing to rezone the site to allow the construction of a 19,200
square foot office warehouse building on this 1.45 acre site. The building is proposed
with a maximum height of 45-feet and constructed with metal siding. The site plan
indicates the placement of 14 parking spaces. The site is proposed with a 30 percent
building coverage, 36 percent landscaped area and 34 percent paved area. The hours
of operation are proposed from 7 am to 6 pm Monday through Saturday. There are a
maximum of ten employees.
B. EXISTING CONDITIONS:
The general area contains a mixture of single-family, office and industrial uses and
zoning. There are industrial uses located north and east of the site, with single-family
residences located to the west and south. Additional industrial uses are located
approximately one block further west and several blocks further south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents. The
Community Outreach Neighborhood Association, the Hanger Hill Neighborhood
Association, all residents who could be identified located within 300 feet of the site and
all property owners located within 200-feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Boyce Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersections.
3. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvements to 17th and
Fletcher Streets including 5-foot sidewalks with the planned development.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The south driveway on Fletcher
Street should be moved to 17th Street and placed in the center of the block.
September 14, 2006
SUBDIVISION
ITEM NO.: 28. (CONT.) FILE NO.: Z-8095
3
The north driveway on Fletcher Street should be moved further south to about
120 feet from property line. The width of driveway must not exceed 36 feet.
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. 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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding meter size and location. A Capital Investment Charge based on the size of
the meter connection(s) will apply to this project in addition to normal charges.
Fire Department: 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 I-30 Planning District. The Land Use
Plan shows Industrial for this property. The applicant has applied for a PID for
warehouse use.
The request does not require a change to the Land Use Plan.
Master Street Plan: Fletcher (north of 17th) and 17th (east of Fletcher) are shown as
Collectors on the Master Street Plan and may require dedication of right-of-way and
may require street improvements. 17th (west of Fletcher) and Boyce Street are shown
as Local Streets.
September 14, 2006
SUBDIVISION
ITEM NO.: 28. (CONT.) FILE NO.: Z-8095
4
The primary function of a Collector Street is to provide a connection from Local Streets
to Arterials. Local Streets which are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. These
streets have a design standard the same as a Collector.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development. A Class Ii is shown along Bond Street roughly one quarter
of a mile to the east and a Class I is shown along the railroad tract roughly one-quarter
mile to the west.
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. Compliance with the City’s Landscape and Buffer Ordinances is required.
2. The zoning buffer ordinance requires an average of twenty-one foot (21’-0”)
street buffer and in no case less than half, along East 17th Street.
3. An automatic irrigation system to water landscaped areas will be required.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. Otherwise, areas set aside appear to meet with the City’s minimum landscaping
and buffer requirements.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an overview
of the proposed development indicating there were a few technical issues remaining
outstanding associated with the request. Staff requested the applicant provide details
of any proposed signage both ground mounted and building signage. Staff also
requested the applicant provide the location of the proposed dumpster facilities and a
note concerning the required screening. Staff questioned the number of employees
and the days and hours of operation of the facility.
Public Works comments were addressed. Staff stated additional right-of-way would be
required along Boyce Street. Staff also stated the location of the drive on Fletcher
Street should be relocated to 17th Street and centered on the property. Mr. McGetrick
stated the northern drive was necessary since large trucks would be accessing the
site.
September 14, 2006
SUBDIVISION
ITEM NO.: 28. (CONT.) FILE NO.: Z-8095
5
Landscaping comments were addressed. Staff stated the indicated street buffer along
17th Street was not sufficient to meet minimum ordinance standards. Mr. McGetrick
stated he could not meet this typical minimum ordinance standard and would request a
reduced street buffer in this area.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
indicated a single ground mounted monument style sign located at the intersection of
East 17th and Fletcher Streets not to exceed signage as typically allowed in office
zones or six (6) feet in height and sixty-four (64) square feet in area. Building signage
is proposed with a maximum of ten (10) percent of the façade area along the street
sides. The site plan includes the placement of a dumpster located at the rear of the
building and indicates the dumpster will be screened as typically required by minimum
ordinance standards.
The site plan indicates eight (8) employees and the hours of operation from 7:00 am to
6:00 pm Monday through Saturday.
The proposal includes the construction of a 19,200 square foot warehouse building
with 14 parking spaces. The ordinance typically requires the placement of 14 parking
spaces for a warehouse facility of this size. The building is proposed with a maximum
height of 45-feet and constructed with metal siding. The proposed height is consistent
with buildings heights allowed in industrial zones.
The street buffer proposed along East 17th Street is eight (8) feet. The ordinance
typically requires an average of twenty-one feet (21’-0”) and in no case less than half.
Staff is supportive of the reduced buffer in this area. The applicant has indicated the
landscaping will be enhanced in this area to reduce any potential impacts on the area.
Staff is supportive of the proposed request. The site is proposed with a 30 percent
building coverage, 36 percent landscaped area and 34 percent paved area. The
proposed use is consistent with the City’s Land Use Plan and other uses in the area.
To staff’s knowledge there are no outstanding issues associated with the request.
Staff feels if the site is developed as proposed the development should have minimal
impact on the area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
September 14, 2006
SUBDIVISION
ITEM NO.: 28. (CONT.) FILE NO.: Z-8095
6
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present. There were registered objectors present. Chairman Stebbins
stated there were only eight (8) Commissioners present. He stated the Commission’s policy
was to offer the applicant a deferral when fewer than eight (8) Commissioners were present.
He questioned the applicant if they would like to take the deferral option. The applicant
stated they desired a deferral. The Commission questioned staff as to the date of the public
hearing. Staff stated October 26, 2006, would be the date of public hearing.
There was no further discussion of the item. The chair entertained a motion for deferral of
the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
September 14, 2006
ITEM NO.: 29. FILE NO.: Z-7174
NAME: The Cottages in the Pines Long-form PD-R Revocation
LOCATION: Located on the West side of Heinke Road approximately 1200 feet South of
Johnson Road.
DEVELOPER:
Rolling Pines Limited Partnership
#2 Otter Creek Circle
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 5.340 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PD-R
ALLOWED USES: Multi-family housing
PROPOSED ZONING: R-2, Single-family
ALLOWED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,778 adopted by the Little Rock Board of Directors on November 19, 2002,
established The Cottages in the Pines Long-form PD-R. The rezoning was to allow the
development of the site with elderly housing through a PD-R. The site was located outside
the City Limits at the time of the PD-R zoning action. The site was located in an area the City
exercised subdivision jurisdiction but did not exercise zoning jurisdiction. The Little Rock
Board of Directors approved an annexation request for the site on July 16, 2002, by the
adoption of Ordinance No. 18,726.
September 14, 2006
SUBDIVISION
ITEM NO.: 29 (CONT.) FILE NO.: Z-7174
2
Section 36-179(a) states territory which may hereafter be annexed to the City shall be
classified in the R-2, Single-family district immediately upon acceptance by the City unless or
until a zoning plan for the area is prepared or adopted. With the approval of the revocation
the property would revert to the R-2, Single-family zoning district.
A. PROPOSAL/REQUEST:
Per Section 36-458(a) Cause for revocation as enforcement action. The Planning
Commission may recommend to the Board of Directors that any PUD or PD approval
be revoked and all building permits or certificates of occupancy be voided under the
following circumstances: (1) The applicant has not submitted a final development plan
to staff. Where a staged development plan is approved the Board of Directors may
revoke the entire preliminary plan or may revoke only that stage on which a final plan
has not been submitted and approved. (2) Construction has not commenced within
the time allowed. (3) The applicant has not adhered to the development schedule as
stated in the approved preliminary plan.
In addition, to the revocation for cause, Section 36-454(e) final development plan
states the applicant shall have three years from the date of passage of the ordinance
approving the preliminary approval to submit the final development plan. Request for
extensions of time shall be submitted in writing to the Planning Commission which may
grant one extension of not more than two years. Failure of the applicant to file a timely
extension shall be cause for revocation of the PUD as provided in the ordinance.
Per the ordinance requirement of the procedure for revocation, staff has contacted the
applicant indicating the default of approval and setting a time to appear before the
Planning Commission to show cause why steps should not be made to totally or
partially revoke the PD-R zoning classification. According to the ordinance, the
Planning Commission shall provide a recommendation which shall be forwarded to the
Board of Directors for disposition as in the original approval.
B. EXISTING CONDITIONS:
The site is a vacant heavily wooded site adjacent to an abandoned railroad right-of-
way. The area to the east is single-family with what appears to be an old salvage
yard. North of the site is a wastewater utility pump station. Other uses in the area
include a mix of single-family and manufactured housing scattered along Heinke Road
and the roads, which feed onto Heinke Road. Heinke Road is an unimproved roadway
with no shoulders and deep ditches on both sides.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from area residents. All property
owners within 200 feet, all residents within 300 feet of the site who could be identified
September 14, 2006
SUBDIVISION
ITEM NO.: 29 (CONT.) FILE NO.: Z-7174
3
and the Shilo, Rolling Pines and Southwest Little Rock United for Progress
Neighborhood Associations were notified of the Public Hearing.
D. STAFF RECOMMENDATION:
Staff feels the approval should be voided since the applicant has failed to satisfy the
requirements of the approval process. Staff recommends the current PD-R zoning
classification be revoked and the property be zoned R-2, Single-family.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present. There were registered objectors present. Chairman Stebbins
stated there were only eight (8) Commissioners present. He stated the Commission’s policy
was to offer the applicant a deferral when fewer than eight (8) Commissioners were present.
He questioned the applicant if they would like to take the deferral option. Staff stated even
though they were the applicant since the developer was requesting a deferral they were not
opposed to a deferral. The Commission questioned staff as to the date of the public hearing.
Staff stated October 26, 2006, would be the date of public hearing.
There was no further discussion of the item. The chair entertained a motion for deferral of
the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
September 14, 2006
ITEM NO.: 30. FILE NO.: LA-0006-A
NAME: Colonel Glenn Center Addition – Clearing & Wall Construction
Variance Request
LOCATION: West of Talley Road; North & South of Remington Road
APPLICANT: Boen Enterprises
ENGINEER: McGetrick & McGetrick
AREA: approximately 12 acres
CURRENT ZONING: O3
VARIANCES/WAIVERS REQUESTED:
1. Clear and grade a multi-lot or multi-phase development where construction is not
imminent;
2. Construct a retaining wall that exceeds the cut and fill limits of Sec. 29-190.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to clear, and
grade on lots 9, 10, 11, 17, and 18 without construction being imminent. Following
grading, the applicant proposes to construct retaining walls on these lots. The
proposed wall shows to be about 19 ft tall which exceeds the terrace and wall height
limits of 15 ft per Sec 29-190.
B. EXISTING CONDITIONS:
These O-3 zoned lots located along Remington Drive are approximately 12 acres and
covered in trees. The lots are adjacent to Remington College and Value Place Hotel
located to the west. Undeveloped, tree covered lots zoned O3 are located to the east
of the lots to be graded. On the north, the property is bordered by C3 zoned
properties that are already cleared by this same applicant. Also located to the north is
Landers Toyota. The property located to the south of the lots is zoned R2 and
separated by a 35 ft open space buffer and a private street.
C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006)
Public Works comments were given to Pat McGetrick representing the applicant. Staff
questioned why additional clearing and grading is being requested when the majority
of the existing cleared lots of the subdivision are yet to be developed and no new
building permit applications have been submitted. These lots were cleared
September 14, 2006
SUBDIVISION
ITEM NO.: 30. (CONT.) FILE NO.: LA-0006-A
2
approximately 5 years ago and at that time the owner told staff construction on those
lots was imminent. Staff was given a letter from Mr. McGetrick from the Arkansas
Baptist State Convention which stated the convention intends to begin construction on
lots 10 and 11 no later than June 1, 2007. Staff questioned why the clearing, grading,
and wall construction could not begin when the Arkansas Baptist State Convention
applies for a building permit. Mr. McGetrick stated he would give this information to
the applicant.
There was no further discussion of the item. The Committee then forwarded the item
to the full Commission for final action.
C. STAFF RECOMMENDATION:
This item was previously on the May 25, 2006 Planning Commission agenda but was
withdrawn by the applicant. Now, the applicant has sent staff a letter dated August 31,
2006 asking for the request to be deferred to the September 28, 2006, public hearing
to obtain a commitment of purchase of the lots to be developed. Staff is in support of
the deferral request.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had submitted a letter dated
August 31, 2006, requesting the item be deferred to the October 26, 2006, public hearing to
allow additional time to obtain a commitment of purchase of the lots proposed for grading.
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.
September 14, 2006
ITEM NO.: 31. FILE NO.: LA-0013
NAME: I-430 & Col. Glenn – Hockersmith Timber Harvest
LOCATION: Southwest corner of I-430 & Colonel Glenn Road
APPLICANT: Glenn Ridge Crossings, LLC.
APPLICANT AGENT: Steve Hockersmith
AREA: Approximately 54 acres
CURRENT ZONING: Unknown
VARIANCES/WAIVERS REQUESTED: Conduct land alteration activities, harvest timber,
with construction not being imminent as required by the Land Alteration Regulations, Sec.
29-186(b).
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to harvest
timber on approximately 54 acres located at the southwest corner of I-430 and Colonel
Glenn south of the Rave Theater with construction not being imminent.
B. EXISTING CONDITIONS:
These 54 acre O2 zoned property is located at the end of Bowman Plaza Road.
Interstate 430 is located to the east of the property and the site plan shows a 50 ft
undisturbed buffer located between the property and I-430. On the north, the property
is bordered by an O2 zoned property that is already cleared. Also, to the north, are an
undeveloped lot and a future phase of the Southern Automotive Dealership which is
currently under construction. Located to the south is tree covered property zoned R2.
The property located to the west is J. A. Fair High School. A 50 ft undisturbed buffer is
shown to be located between the property and the school.
C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006)
The applicant was present. Staff stated no information has been provided except the
application and a site plan. A forestry management plan had yet to be submitted for
staff review. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
September 14, 2006
SUBDIVISION
ITEM NO.: 31. (CONT.) FILE NO.: LA-0013
2
D. STAFF RECOMMENDATION:
This application was previously withdrawn from the August 1, 2006 Planning
Commission agenda due to a forestry management plan had not been submitted as
required by code. Staff did receive a forestry management plan for review on August
31, 2006. Due to the lack of information in that plan, staff did not have sufficient time
or information for review prior to preparation of staff recommendation and comments.
Staff recommends deferral of the request to the September 28, 2006.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating they had received the requested forestry
management plan but it appeared the plan was lacking critical information to complete the
review process. Staff stated due to the lack of information in the plan and staff had not had
sufficient time to complete the review, a recommendation of deferral of the request to the
September 28, 2006, public hearing was presented.
September 14, 2006
ITEM NO.: 32. FILE NO.: LA-0014
NAME: Boen Timber Harvest – NW I-430 & Col. Glenn
LOCATION: Northwest corner of I-430 & Colonel Glenn Road
APPLICANT: Loenard Boen
APPLICANT AGENT: Pat McGetrick
AREA: Approximately 82 acres
CURRENT ZONING: C2
VARIANCES/WAIVERS REQUESTED: Conduct land alteration, activities, harvest timber,
with construction not being imminent as required by the Land Alteration Regulations, Sec.
29-186(b).
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to harvest
timber on approximately 82 acres located at the northwest corner of I-430 and Colonel
Glenn with construction not being imminent.
B. EXISTING CONDITIONS:
This 82 acre, C2 zoned property is located Northwest of Colonel Glenn Road and
Interstate 430. Interstate 430 is located to the east of the property and the site plan
shows a 50 ft undisturbed buffer located between the property and I-430. On the
north, the property is bordered by an open space which is the floodplain of Brodie
Creek. Also located to the north are single family homes on R2 zoned properties and
some undeveloped property zoned MF12. The properties across Bowman Road
located to the west zoned R2 are a horse farm and a manufactured home park. The
property to the south is the Baptist Health System education center zoned C2 and
some other cleared, undeveloped properties zoned C2.
C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006)
The applicant was present. Staff stated no information has been provided except the
application and a site plan. A forestry management plan had yet to be submitted for
staff review. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
September 14, 2006
SUBDIVISION
ITEM NO.: 32. (CONT.) FILE NO.: LA-0014
2
D. STAFF RECOMMENDATION:
This same application but by another applicant was previously withdrawn from the
August 3, 2006 Planning Commission agenda due to a forestry management plan had
not been submitted as required by code. Staff did receive a forestry management plan
for review on September 1, 2006. Due to the lack of information in that plan, staff did
not have sufficient time or information for review prior to preparation of staff
recommendation and comments. Staff recommends deferral of the request to the
September 28, 2006.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating they had received the requested forestry
management plan but it appeared the plan was lacking critical information to complete the
review process. Staff stated due to the lack of information in the plan and staff had not had
sufficient time to complete the review, a recommendation of deferral of the request to the
September 28, 2006, public hearing was presented.