pc_03 11 2004subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MARCH 11, 2004
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Pam Adcock
Gary Langlais
Robert Stebbins
Norm Floyd
Mizan Rahman
Bill Rector
Jerry Meyer
Fred Allen, Jr.
Chauncey Taylor
Members Absent: Bob Lowry
Darrin Williams
City Attorney: Cindy Dawson
III. Approval of the Minutes of the January 29, 2004 Meeting
of the Little Rock Planning Commission. The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MARCH 11, 2004
I. DEFERRED ITEMS:
A. Shackleford Farms Preliminary Plat (S-1408), located along the East side
of Kirk Road, North of Chenal Parkway and South of Champlin Drive.
A.1. A Land Use Plan Amendment (LU03-19-02) in the Chenal Planning
District along the East side of Kirk Road between Chenal Parkway and
Rahling Road from Single Family, Low Density Residential, Multifamily
and Office to Commercial, Multifamily and Office.
A.2. A Master Street Plan Amendment (MSP03-04) to remove a collector along
the proposed Minor Arterial named Wellington Hills Road / Champlin Road
between Rahling Road and Chenal Parkway.
A.3. Rezoning from R-2/R-3/MF-6/O-2 to MF-18, O-2 to C-3, O-2 to O-3 and
MF-18 to O-2 (Z-4807-E), located along the East side of Kirk Road, North
of Chenal Parkway and South of Champlin Drive.
B. A Land Use Plan Amendment (LU03-18-03) in the Ellis Mountain Planning
District on the South side of Chenal Parkway East of the Wellington Hills
Road intersection from Suburban Office to Commercial.
B.1. Pinnacle Ford Long-form PCD (Z-4841-B), located South of Chenal
Parkway, East of the Kanis Road intersection.
C. Mabelvale Business Park and Shopping Center Revised Preliminary Plat
(S-993-K), located on the South side of the I-30 Frontage Road at
Mabelvale Pike.
D. Plaza Subdivision Preliminary Plat (S-1413), located on the Northwest
corner of Colonel Glenn Road and I-430.
E. A Land Use Plan Amendment (LU04-01-01) in the River Mountain
Planning District, located North of Cantrell Road at Taylor Loop Road, a
change from Transitional to Commercial.
E.1. Cantrell Loops Retail Center PCD – Lot 2 (Z-7022-A), located North of
Cantrell Road at Taylor Loop Road.
F. Rock House Short-form POD (Z-7563), located at 715 North University
Avenue.
G. Chenal – Highway 10 Mini-Storage Planning Commission Appeal of a
Notice of Violation of the City’s Land Alteration Ordinance (NOV #208),
located at 24300 Chenal Parkway.
H. Z-7573 The Furniture Club Warehouse – Conditional Use Permit
6805 West 12th Street, Suite “D”
Agenda, Page Two
II. PRELIMINARY PLATS:
1. Otter Creek Business Park Subdivision Preliminary Plat (S-45-A-55),
located on the Southwest corner of I-30 and Mabelvale West Road.
2. Otter Creek Plaza Subdivision Revised Preliminary Plat (S-45-A-56),
located on the Northeast corner of Otter Creek Parkway and Stagecoach
Road.
3. Little Rock Port Subdivision Tract C Area 101 Revised Preliminary Plat (S-
185-P), located North of Sloane Drive, South of Lindsey Road.
4. River Ridge Pointe Subdivision Lot 2 Replat (S-686-D), located on River
Ridge Pointe.
5. Chenal Valley Phase 2 Commercial Subdivision Revised Preliminary Plat
(S-867-EEEEE), located on the Southeast corner of Cantrell Road and
Chenal Parkway.
6. Cantrell Loops Subdivision Revised Preliminary Plat (S-1310-B), located
North of Cantrell Road at Taylor Loop Road.
7. Madison Valley Subdivision Revised Preliminary Plat (S-1409-A), located
South of Taylor Loop Road on Montgomery Road.
8. Amy Ridge Subdivision Preliminary Plat (S-1417), located on the
Southwest corner of Labette Drive and John Barrow Road.
9. Stalcup Subdivision Preliminary Plat (S-1418), located on the Southeast
corner of Taylor Loop Road and Gooch Lane.
10. Diamond T Subdivision Preliminary Plat (S-1419), located on Crystal
Valley Road approximately 1200 feet north of the east/west leg.
11. Woodland Farms Acres Subdivision Preliminary Plat (S-1420), located on
the East end of Pine View Place.
12. Green Diamond Subdivision Preliminary Plat (S-1421), located on Crystal
Valley Road on the north side west of Crystal Valley Cove.
Agenda, Page Three
III. SITE PLAN REVIEWS:
13. Little Rock Port Lease Area 3 Subdivision Site Plan Review (S-185-Q),
located at 9001 Lindsey Road.
14. Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review (S-
1065-C), located on the Southeast corner of Cantrell Road and
Chenonceau Boulevard.
15. Sage Meadows Apartments Subdivision Site Plan Review (S-1229-A),
located on the West side of John Barrow Road, South of Tanya Drive.
16. Black Subdivision Site Plan Review (S-1416), located at 2807 Willow
Springs Road.
17. Murphy Oil Company USA Fueling Station Zoning Site Plan Review (Z-
5097-F), located on the Southeast corner of Cantrell Road and Chenal
Parkway.
18. Wal-Mart Revised Zoning Site Plan Review (Z-5097-G), located on the
Southeast corner of Cantrell Road and Chenal Parkway.
IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS –
CONDITIONAL USE PERMITS:
19. Sage Meadows Long-form PD-R (Z-3173-C), located on the West side of
John Barrow Road, South of Tanya Drive.
20. Home Depot Revised Conditional Use Permit (Z-3459-H), located on
Mabelvale Plaza Drive.
21. A Land Use Plan Amendment (LU04-12-01) in the 65th Street West
Planning District on the Southeast corner of Colonel Glenn Road and
Shackleford Road from Light Industrial to Commercial.
21.1 Shackleford Commercial Long-form PCD (Z-5703-A), located on the
Southeast corner of Colonel Glenn Road and Shackleford Road.
22. Bella Rosa Drive Long-form PCD (Z-6219-A), located on the Southwest
corner of Cantrell Road and Bella Rosa Drive.
23. Gilbert Acres Subdivision Revised Short-form PD-R (Z-6376-A), located
on Gamble Road, South of Stacey Lane.
Agenda, Page Four
IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS –
CONDITIONAL USE PERMITS: (CONT.)
24. Bowman and Kanis Retail Center Revised Long-form PCD (Z-6554-B),
located on the Northwest corner of Kanis Road and Bowman Road.
25. Grace Presbyterian Church Long-form POD (Z-7225-A), located at 9301
North Rodney Parham Road.
26. Shear Magic Revised Short-form PCD (Z-7327-B), located at 1911 West
2nd Street.
27. A Land Use Plan Amendment (LU04-01-02) in the Pinnacle Planning
District on the North side of Cantrell Road, West of Pinnacle Valley Road
from Transition to Commercial.
27.1 Rees Development Long-form PCD (Z-7500-A), located North of Cantrell
Road, West of Pinnacle Valley Road.
28. IUOE Short-form POD (Z-7579), located at 5516 West 11th Street.
29. Holleman Short-form PD-C (Z-7580), located at 4115 Baseline Road.
30. Back Short-form POD (Z-7581), located at 1111 Autumn Road.
31. Gardner Short-form PD-R (Z-7582), located at 705 Beechwood Street.
32. Marshall Short-form PD-C (Z-7583), located at 5405 Stanley Drive.
33. A Land Use Plan Amendment (LU04-18-01) in the Ellis Mountain Planning
District on the North side of Kanis Road, Southeast of Pride Valley Road
from Single Family to Suburban Office.
33.1 G & S Builders Short-form PD-O (Z-7584), located North of Kanis Road,
Southeast of Pride Valley Road.
34. The River Tower Long-form PD-R (Z-7585), located on the Northeast
corner of River Bend Road and Riverfront Drive.
Agenda, Page Five
V. OTHER BUSINESS:
35. Arkansas Hospice Long-form POD Time Extension Request, (Z-4175-G),
located at the North end of Dover Drive, West of 36th Street.
36. Summit Mall Revised PCD Time Extension Request, (Z-4923-A), located
on the Southwest corner of Shackleford Road and I-430.
37. Miller Short-form PCD Revocation Request, (Z-4454-A), located at 15122
Cantrell Road.
March 11, 2004
ITEM NO.: A FILE NO.: S-1408
NAME: Shackleford Farms Preliminary Plat
LOCATION: along the east side of Kirk Road, north of Chenal Parkway and south
of Champlin Drive
DEVELOPER:
Shackleford Family LLC c/o Wingfield Martin
221 West 2nd Street, Suite 210
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 120 acres NUMBER OF LOTS: 21 FT. NEW STREET: 4,875 LF
CURRENT ZONING: O-2, MF-18, MF-6, R-3 and R-2
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for
Lots 5 - 9.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide this 120-acre tract into 21 lots of various
sizes based on the proposed zoning. The applicant has indicated seven lots
proposed as multi-family development, ten lots proposed as office development
and four lots proposed as commercial development.
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
2
The multi-family lots all will be accessed by Wellington Hills Road. The proposed
lots range in size from five acres to thirty plus acres.
The applicant has indicated four commercial lots. The lots are proposed
adjacent to the proposed extension of Arkansas Systems Drive.
The proposed office lots range in size from one-half acre to twenty-one plus
acres. There are nine lots fronting Kirk Road, which average one hundred
twenty-five feet by one hundred eight-four feet and a larger tract (21+ acres)
proposed to front Wellington Hills Road.
The applicant has indicated a new commercial street extending from Arkansas
System Drive to connect to a proposed minor arterial Wellington Hills Road with
for lots proposed as commercial development.
The applicant is requesting a variance to allow double frontage lots for Lots 5 – 9.
The lots are proposed to front Wellington Hills Road and will also abut Kirk Road.
The applicant has also filed a several requests for the area in association with an
overall development plan. There is a request to rezone several parcels within the
plat boundary (Z-4807-E – Item 6.3) along with a request to amend the City’s
Future Land Use Plan (LU03-19-02 – Item #6.1). The applicant has also filed a
request to amend the City’s Master Street Plan to remove three collectors along
the proposed minor arterial named Wellington Hills Road/Champlin Road
between Rahling Road and Chenal Parkway (File No. MSP03-04 – Item #6-2).
Please see each of the individual items for specifics on each request.
B. EXISTING CONDITIONS:
The site is a vacant gently sloping; site the remnant of the old Shackleford Dairy
Farm. The area to the west is developing as office and commercial uses abutting
Chenal Parkway and the area to the southwest along Kirk Road has not
redeveloped. To the east of the site are vacant lands owned by the developers
of the Villages of Wellington. North of the site are the Carrington Park
Apartments (zoned MF-18) and a vacant O-3 zoned tract. To the northwest is a
MF-18 zoned tract, which the Commission recently approved for a multiple
building site plan review for a multi-family development. South of the site is a
PD-C zoned site for Riverside Acura automobile dealership. Small scale office
development is occurring along Kirk Road on the east side.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents or
property owners concerning the proposed development. The Parkway Place
Property Owners Association and the St. Charles Property Owners Association
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
3
and all abutting property owners of the site were notified of the proposed plat
additional notes were sent for the rezoning and plan amendment request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The plat proposal for extending and improving the minor arterial, Wellington
Hills Road, and the collectors, Wellington Village Road, Systems Drive and
Kirk Road south of Systems Drive is acceptable.
2. North of Systems Drive, boundary street improvements would also be
required for the remainder of the Kirk Road right-of-way, or a right-of-way
abandonment should be filed as a part of this plat.
3. The plat should show access to the O-2 zoned property just north of the
Arkansas Systems property. The current plan calls for the extension of
Wellington Village Road to meet a cul-de-sac on that property.
4. Public Works has no objection to the removal of the collector street from the
Master Street Plan that was to link Kirk Road to Wellington Hills Road.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading and drainage plans will need to be submitted and approved prior to
the start of construction.
6. Storm water detention ordinance applies to this property. Identify whether
storm water detention facilities are to be provided on a regional basis or for
each individual lot.
7. Provide the directional flow and all storm water flows (Q) entering and leaving
the property. Easements are required for all drainage areas.
8. Prepare a letter of pending development addressing street lights as required
by Section 31-403 of the Little Rock Code of Ordinance. Contact Traffic
Engineering at (510) 379-1813 (Steve Philpott) for more information regarding
street light requirements.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. This applies to Lots 8 through
21 and Lot 23. The lot widths must be increased to the ordinance standard of
at least 125-feet if shared driveways are platted or 250-feet for individual
driveways. The width of driveways must not exceed 36-feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact the Little Rock Wastewater Utility at
688-1414 for additional details.
Entergy: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
4
Center-Point Energy: Approved as submitted.
SBC: A ten foot easement is required around the perimeter of the site as well as
adjacent to all proposed roadways. Contact SBC at 373-5112 for additional
information.
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 for this project. A Capital Investment Charge based on the size of
the meter connection(s) will apply to this project in addition to normal charges.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection. Contact Central Arkansas Water at 992-2438 for
additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed project indicating the
development also included a request for rezoning, an amendment to the Future
Land Use Plan and a request to amend the Master Street Plan.
Staff noted there were additional items necessary on the proposed preliminary
plat to complete the review. Staff stated the source of title along with a phasing
plan should be included. Staff stated the proposed lots along Kirk Road should
be reconsidered. Staff stated with the current Master Street Plan there was a
proposed collector street crossing a few of the lots, which would result in the lots
being unbuildable. Staff also noted the proposed lots did not allow for proper
driveway spacing per the Subdivision Ordinance or the Master Street Plan. Staff
suggested the applicant review the proposed design in this area.
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
5
Staff also questioned the dedication of right-of-way for the large O-2 zoned
parcel to the north. Staff requested the applicant provide right-of-way extending
Kirk Road to the north to allow access to the site. Mr. White stated the property
owner of the un-served tract to the north would have access from Chenal
Parkway through a tract of land extending between the Villages at Rahling Road
and the MF-18 zoned parcel.
Public Works comments were addressed. Staff requested the applicant provide
the directional flow and all storm water flows entering and leaving the property.
Staff requested the applicant to provide storm water detention facilities and the
plans if the detention would be on-site or provided regionally. Mr. White stated
he would address this issue upon resubmission.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the November 6, 2003 Subdivision Committee meeting. The applicant
has indicated detention will be provided on a regional basis. The applicant has
also indicated the final platting of the lots will be market driven.
The applicant has revised the plan to meet the minimum requirements for
driveway spacing for the proposed lots fronting Kirk Road. The applicant has
indicated the lots will be 125 feet by 184 feet and contain a minimum of 23,000
square feet. The applicant is requesting the lots be zoned as O-3, which typically
requires a minimum lot area of 14,000 square feet.
The applicant has indicated a large tract (Lot 20), the majority of which is
currently zoned O-2 as a separate lot. The typical minimum requirement for an
O-2 zoned parcel is a minimum of two acres and two hundred feet of frontage.
The proposed parcel is more than adequate to meet the minimum requirements.
The applicant has not indicted a collector street currently shown on the Master
Street Plan, which is proposed to extend from Kirk Road to Wellington Hills Road
through Lot 20. Staff feels the proposed collector should be indicated on the
preliminary plat and the proposed lots abutting Kirk Road be modified to allow for
the street location (Lots 10 – 19). Staff feels once the street is indicated on the
proposed preliminary plat the number of lots will be reduced. Staff feels the
subdivision of the smaller lots in this area is premature. Staff feels the applicant
should leave this area with the larger tract and when development is secured
revise the preliminary plat in accordance with the development’s needs. There is
also the issue related to the proposed collector street shown on the City’s Master
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
6
Street Plan. Staff feels this street is critical until a development plan has been
submitted for the proposed 21 acre tract of office zoning.
The applicant has indicated an extension of Arkansas Systems Drive to
Wellington Hills Road. The four lots abutting this new street are proposed as
commercial uses. The applicant has indicated lot sizes ranging from 0.88 acres
to 1.63 acres. The proposed lots meet the typical minimum requirement for
commercially zoned property (C-1 – 7,000 square feet and C-3 – 14,000 square
feet).
The remainder of the lots proposed will take access from Wellington Hills Road.
The proposed parcels range in size from five plus acres to twenty plus acres.
The applicant has indicated multi-family zoning on these lots. The acreage is
more than adequate to meet the typical minimum requirements for site area.
The applicant has not indicated access to the northern O-2 zoned parcel (north of
Arkansas System). Staff has requested the applicant extend Kirk Road to the
north to access this site. Arkansas Systems has committed to one-half street
improvements to Kirk Road to their northern property line. Staff feels this owner
should also construct one-half street improvements in this area to match the
improvements to the west.
Staff feels there are many outstanding issues associated with the proposed
request. There are unresolved street issues associated with the request. and
staff feels the proposed lots abutting Kirk Road premature.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (DECEMBER 4, 2003)
Mr. Joe White was present representing the request. There were several registered
objectors present. Staff stated the applicant had requested this item be deferred to the
January 29, 2004 Public Hearing. Staff stated they were supportive of the request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
March 11, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1408
7
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant submitted a letter requesting the item be
deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the
request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were registered objectors
present. Staff stated the applicant had submitted a letter dated March 1, 2004
requesting the item be deferred to the April 22, 2004 Planning Commission Public
Hearing. Staff stated the deferral request would require a waiver of the By-Laws related
to the number of allowed deferrals. Staff stated the applicant had notified property
owners as required by the Planning Commission By-Laws of the deferral request. Staff
stated they were supportive of the By-Law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: A.1 FILE NO.: LU03-19-02
Name: Land Use Plan Amendment - Chenal Planning District
Location: North of Chenal Parkway, South of Rahling Road
Request: Area 1: Office and Multifamily to Commercial. Area 2: Commercial
to Office. Area 3: Multifamily to Office. Area 4: Single Family to
Park / Open Space. Area 5: Single Family to Public Institutional.
Area 6: Low Density Residential to Multifamily. Area 7: Single
Family to Multifamily.
Source: Joe White, White - Daters & Associates
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Office,
Multifamily, Low Density Residential, and Single Family to Office, Commercial,
and Multifamily. The Office category represents services provided directly to the
consumers (e.g., legal, financial, medical) as well as general offices, which
support more basic economic activities. The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The Multifamily category
accommodates residential development of ten (10) to thirty-six (36) dwelling units
per acre. The applicant wishes to develop the property for commercial, office,
and multifamily uses.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include an area shown as Low Density Residential at the
end of Wellington Hills Road to recognize existing zoning and the proposed multi-
family development. In addition, the application was expanded to include a
change from Single Family to Park / Open Space at the northwest corner of
Wellington Hills and Wellington Village Road (Area 4), and a change from Single
Family to Public Institutional on the west side of Wellington Village Road (Area 5)
to recognize existing zoning and the uses. The Park / Open Space category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land. The Public Institutional category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals.
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
2
EXISTING LAND USE AND ZONING:
The applicant’s property is about 120.0 acres ± of pastureland. The portion of
the applicant’s property on the west side of the Champlin / Wellington Hills
Proposed Minor Arterial is zoned R-2 Single Family at the end of Champlin Drive,
MF-18 Multifamily at the end of Kirk Road, O-2 Office and Institutional along Kirk
Road, and MF-18 at the south end of the applicant’s property. The east side of
the Proposed Minor Arterial is zoned R-2 at the end of Champlin Drive, R-3
Single Family in the middle, and MF-6 Multifamily at the end of Wellington Hills
Road. The expanded area consists of vacant land zoned MF-18 near the end of
Wellington Hills Road, a retention pond at the northwest corner of Wellington
Hills and Wellington Village Road zoned R-2, and property zoned R-2 with a
Conditional Use Permit for a church on the west side of Wellington Village Road.
The vacant land neighboring the study area beginning at the end of Champlin
Drive is zoned MF-18, R-2, and MF-6. The property wrapping around the east
side of the expanded area consists of houses located in the vicinity of Wellington
Hills Road zoned R-2. The property on the east side of the intersection of
Wellington Hills and Wellington Village Roads consist of a church zoned R-2 with
a C.U.P. and vacant land at the northeast corner zoned O-1 Quiet Office. The
south side of Wellington Hills Road includes vacant land zoned C-1
Neighborhood Commercial at the Wellington Village intersection, plus offices and
a radio station zoned Planned Office Development at the end of Wellington Hills.
The land to the south along Chenal Parkway includes a church zoned R-2 with a
C.U.P. at Kanis Road, and an automobile dealership zoned Planned
Development - Commercial at Kirk Road. The property to the west along Kirk
Road consists of a convenience store zoned C-3 General Commercial at Chenal
Parkway, offices and vacant land zoned O-2 along the west side of Kirk Road on
both sides of Systems Drive, and vacant land zoned MF-18 on the south side of
Rahling Road at Chenal Valley Drive. A small parcel of vacant land zoned O-3 is
located north of the applicant’s property on the end of Champlin Drive on the
west side.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On June 17, 2003 multiple changes were made from Office, Multifamily, and
Single Family to Multifamily and Low Density Residential along the south side of
Rahling Road at Chenal Valley Drive within a 1 mile radius of the current study
area, which includes some of the property addressed by this amendment, and
resulted in the current Future Land Uses shown for the study area to
accommodate proposed development and recognize existing conditions.
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
3
On September 18, 2001 a change was made from Single Family, to
Neighborhood Commercial and Office on Rahling Road at Chenal Valley Drive
and Champlin Drive about 1/10 of a mile north of the amendment area to
accommodate proposed development.
On September 18, 2001 a change was made from Low Density Residential to
Single Family for an area located northeast of the end of Lamarche Drive about 1
mile north of the study area to recognize existing conditions.
On April 17, 2001 a change was made from Single Family, Multifamily, and
Park/Open Space to Community Shopping on Rahling Road & Chenal Parkway
about ¼ of a mile west of the study area to accommodate proposed
development.
On January 4, 2000 a change was made from Office to Mixed Office Commercial
at 15500 Chenal Parkway about 1/10th of a mile southwest of the amendment
area to accommodate proposed development.
The portion of the applicant’s property on the west side of the Champlin /
Wellington Hills connection is shown as Multifamily, Office and Commercial. The
land between the area shown as Office and the Proposed Minor Arterial is shown
as Multifamily. The east side of the applicant’s property is shown as Single
Family to the north and Low Density Residential to the south. The expanded
area is shown as Low Density Residential at the end of Wellington Village Road,
Single Family at the northwest corner of the Wellington Hills / Wellington Village
intersection, and along the west side of Wellington Village Road.
The neighboring property north of the study area is shown as Office and
Multifamily at the end of Champlin Drive. The land wrapping around the east
side of the expanded study area is shown as Single Family. The intersection of
Wellington Hills and Wellington Village is shown as Public Institutional on the
east side of Wellington Village and Suburban Office at the corner. The land on
the south side of Wellington Hills is shown as Neighborhood Commercial at
Wellington Village Road and Suburban Office at the end of Wellington Hills. The
property to the south along Chenal Parkway is shown as Public Institutional at
the intersection of Kanis Road and Commercial from Kanis to Kirk Road. The
land to the west is shown as Commercial at the Chenal / Kirk intersection and
Office along the west side of Kirk Road. The land at the northwest corner of the
study area is shown as Multifamily.
MASTER STREET PLAN:
Champlin Drive / Wellington Hills Road is shown as a Minor Arterials. The
Champlin end intersecting Rahling Road is built to a 5-lane standard while the
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
4
Wellington Hills segment is built to a 4-lane standard with a raised median. A
Proposed Collector Street is shown to link Wellington Village Road to the
Champlin / Wellington Hills Proposed Minor Arterial. The completed portion of
Wellington Village is classified as a Collector Street built to Collector standards.
A second Proposed Collector Street will link Systems Drive from Kirk Road to the
Champlin / Wellington Hills Proposed Minor Arterial. A third Proposed Collector
Street will link Kirk Road to the Champlin / Wellington Hills Proposed Minor
Arterial and is the subject of a Master Street Plan Amendment on this agenda.
There are no bikeways shown that would be affected by this amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential
Greenbelt along Rock Creek in the median of Chenal Parkway within an eight
block walking distance south of the application area. The plan is to develop the
median of Chenal Parkway as a linear park and will include the construction of
the Class I bikeway shown on the Master Street Plan. Since this amendment
covers a large area, the northern portions of the study area are located in a
Service Deficit Area and would require the development of park and open space
facilities to serve future developments.
HISTORIC DISTRICTS:
There are no 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:
Area 1: (Office & Multifamily to Commercial) This change would introduce an
area of Commercial that would provide land to serve the offices to the west and
residential areas to the east and significantly increase the potential intensity of
development that could occur in the neighborhood. The location of this area
between non-residential uses to the west and residential uses to the east could
provide a focal point for the neighborhood as a center of activity that could serve
both of the neighboring uses. However, this change would place an
inappropriately high intensity of commercial uses in an area that would be more
appropriately served with less intense commercial activity. The Commercial land
use category would allow uses that would not provide support services to the
nearby office areas during business hours and uses that would have adverse
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
5
impacts on the neighboring residential areas. The adverse affects resulting from
increased traffic, noise, and visual impacts would have a greater negative impact
on the residential areas to the east while leaving the non-residential areas to the
west relatively non-disturbed. If the proposed change to Multifamily in Areas 6 is
approved, the Multifamily designation for those areas could provide a transition
from the non-residential areas to the west and the less intense Low Density
Residential. If the change for Area 6 is not approved, a change to Commercial
in Area 1 would place a conflicting use adjacent to the area shown as Low
Density Residential. At this time all of the areas providing land for retail
developments are located at along Chenal Parkway and Rahling Road. The
closest land to the study areas shown for non-residential uses consists of the
areas shown as Office, located to the west. This change would provide vacant
land for new retail development on Champlin / Wellington Hills located about
halfway from the areas currently shown for retail uses.
Area 2: (Commercial to Office) This change would reduce the amount of land
shown as Commercial at the northeast corner of the Chenal Parkway / Kirk Road
intersection. The area proposed for Office would be small enough that by itself
would not require an amendment. However, this amendment is adjacent to Area
3, which for a proposed change from Multifamily to Office. The change from
Commercial to Office in Area 2 is essentially an expansion for the proposed
change in Area 3. The Commercial shown at the intersection of Kirk Road fronts
and is accessed by Chenal Parkway. Kirk Road would front area #2.
Area 3: (Multifamily to Office) This conversion would increase the area shown as
Office and allow the assembly of land parcels suitable for larger office
development between Kirk Road and the Champlin / Wellington Hills Connection.
This alteration would allow a greater continuity of uses by establishing non-
residential uses along the west side of the Champlin / Wellington Hills connection
south of the Systems Drive extension. This modification would also be
compatible with the Suburban Office to the east and the Commercial and Public
Institutional to the south. In addition, a change to Office would provide double
frontage for office developments between Kirk Road and the Champlin /
Wellington Hills connection. The area shown as Office between Kirk Road and
Chenal Parkway is near build-out. A change to Office would provide more vacant
land allow more future office development in the neighborhood. Similar to the
change proposed for Area 1, the proposed change in Area 3 could have adverse
affects resulting from increased traffic, noise, and visual impacts would have a
potential negative impact on the residential areas to the east. If the proposed
changes to Multifamily in Areas 6 are approved, the Multifamily designation for
those areas could provide a transition from the non-residential areas to the west
and the less intense Low Density Residential. As in Area 1, if the changes for
Area 6 is not approved, a change to Office in Area 3 would place a conflicting
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
6
use adjacent to the area shown as Low Density Residential. The proposal for
Area 3 would also increase the area of non-residential, requiring people live
further from the proposed commercial and offices uses, further segregating uses.
A change to Office in Area 3 would allow for a campus type office development.
Area 4: (Single Family to Park / Open Space) A change to Park / Open Space
would recognize existing conditions at the northwest corner of the Wellington
Hills / Wellington Village intersection. Park / Open Space would also serve to
protect the integrity of the retention pond located at the northwest corner of
Wellington Hills and Wellington Village and preserve the hillside. A change to
Park / Open Space would also buffer the Single Family uses to the north from the
non-residential uses located to the south. In addition, Park / Open Space would
also provide a transition along the north side of Wellington Village from the
Suburban Office and Commercial shown south of Wellington Village and the
residential areas to the west. This change along with the proposed changes for
Areas 5 and 6 would buffer the less intense residential uses to the north from the
more intense nonresidential uses to the south. As an existing use, or
neighborhood amenity, a change to Park / Open Space should help re-enforce
this area as an open space amenity to the neighborhood.
Area 5: (Single Family to Public Institutional) The Public Institutional category
would recognize the church and provide a transition along the west side of
Wellington Village into the residential areas to the north from the non-residential
areas to the south. A change to Public Institutional is intended to serve the civic
needs of the neighborhood. A change to Public Institutional in Area 5, along with
a change to Park / Open Space in Area 4, would complement the Suburban
Office and Public Institutional on the east side of Wellington Village to create a
gateway into the neighborhood. As in Area 4, this change would recognize an
existing use, or neighborhood amenity, there would be little negative impact on
the neighborhood as long as the present use of the property remains unaltered.
However, unlike the property in Area 4, this property could be more easily
converted from its present use to either residential or non-residential uses.
Area 6: (Low Density Residential & Single Family to Multifamily) A change to
Multifamily would eliminate the LDR fronting Wellington Hills Road and provide
Multifamily along the east side of the proposed Champlin / Wellington Hills link.
Although a change to Multifamily could also place a higher density of residential
uses next to less intense LDR, the remaining area shown as LDR could provide a
transition between densities of residential development. This change would also
buffer the non-residential areas to the west from the residential areas to the east.
This proposal along with the proposed change in Area 7 would create a
continuous area of Multifamily from Area 4 and the Multifamily shown at the
intersection of Rahling Road and Chenal Valley Drive. The change in Area 6
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
7
could also provide a transition of use intensity resulting from the proposed
change to Commercial in Area 1 from the less intense residential areas to the
east. However, due to the possible densities of development in an area shown as
Multifamily (up to 36 dwelling units per acre), a change to Multifamily in Area 6
compared to the possible densities in an area shown as LDR (as low as 6
dwelling units per acre), a large difference in densities could occur in
developments located next to each other.
Area 7: (Single Family to Multifamily) A change to Multifamily would link a change
to Multifamily in Area #6 to the Multifamily shown at the end of Champlin Drive.
The proposed change for Area #7 would also establish Multifamily uses on both
sides of the Champlin / Wellington Hills connection between the Systems Drive
extension and the proposed Wellington Village Road extension. However, as in
Area 6, this could place a higher density of residential uses next to less intense
residential uses without a buffer between densities of residential development. A
change to Multifamily at this location would increase the area already shown as
Multifamily at the end of Champlin Drive. A change to Multifamily in Area 7 could
result in a greater difference between developments located in Area 7 and the
lower densities allowed in the areas to the east. Multifamily developments
located in Area 7 would also occur adjacent to Single Family developments that
would occur in conjunction with an extension of the Wellington Village Road
Collector Street.
In summary, the changes proposed would establish Champlin / Wellington Hills
as a boundary between residential and non-residential uses located south of
systems drive. The changes for Areas 1, 2, and 3 would add place Commercial
uses inside the neighborhood, expand the area shown as Office, and remove
Multifamily from the west side of Champlin / Wellington Hills. The changes for
Areas 4 and 5 would complement the land shown as Suburban Office and Public
Institutional at the intersection of Wellington Hills and Wellington Village to
establish a transition of uses along Wellington Village and create an entrance
into the residential areas to the north. The change for Areas 6 would
complement the changes proposed for Areas 1 and 3 to establish Champlin /
Wellington Hills as a boundary between residential and non-residential uses.
The change in Area 7 would increase the area shown as Multifamily currently
shown at the end of Champlin Drive. These changes add a new area shown as
Commercial with a slight reduction in the Office and Multifamily. The loss of
Office and Multi-family in Area 1 would be offset by an increases in land shown
as Office in Areas 2 & 3 and Multi-family for Areas 6 & 7. The changes to Office
in Areas 2 and 3 also provides vacant land for Office uses in addition to the land
already developed with Office uses along Chenal Parkway. A change for Area 5
would reinforce a neighborhood amenity, while both changes for Areas 4 and 5
recognize existing conditions. New Multifamily in Areas 6 & 7 would add vacant
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
8
land to the recent increase in Multifamily shown at the end of Champlin Drive and
south of Rahling Road at Chenal Valley Drive.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court
Property Owners Association, Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association, Chenal Ridge Property, Du
Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles
Property Owners Association, Hillsborough Property Owners Association,
Hunters Cove Property Owners Association, Hunters Green Property Owners
Association, Johnson Ranch Neighborhood Association, Marlowe Manor
Property Owners Association, Maywood Manor Neighborhood Association, St.
Charles Property Owners Association, Charleston Heights/North Rahling Rd
N.A., Margeaux Place Property Owners Association, and Parkway Place
Property Owners Association. Staff has received one comment from area
residents. The comment received was neutral.
STAFF RECOMMENDATIONS:
Staff believes the following changes are appropriate:
Staff believes the changes in Areas 2 - 5 are appropriate to establish the
Proposed Minor Arterial as a boundary between intensity of uses and to provide
a transition between uses along Wellington Village Road.
In area 1, a change to Neighborhood Commercial is more appropriate than a
change to Commercial and would also provide small-scale goods and services to
the residential areas after business hours, while providing support uses to the
office areas during business hours, creating a focal point for the neighborhood.
In Area 6 - 7, staff supports a change to Multi-family with the addition of a strip of
Park / Open Space along the boundaries adjacent to areas shown as Low
Density Residential and Single Family would be more appropriate to provide a
buffer between intensity of uses.
March 11, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02
9
PLANNING COMMISSION ACTION: (December 4, 2003)
The item was placed on the consent agenda for deferral to the January 29, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent.
PLANNING COMMISSION ACTION: (January 29, 2004)
The item was placed on the consent agenda for deferral to the March 11, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for deferral to the April 22, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: A.2 FILE NO.: MSP03-04
Name: Master Street Plan Amendment - Chenal Planning District
Location: Between Kirk Road and the Champlin/Wellington Hills Proposed
Minor Arterial
Request: Removal of a Proposed Collector Street
Source: Joe White, White - Daters & Associates
PROPOSAL / REQUEST:
Master Street Plan amendment in the Chenal Planning District for the removal of
a Proposed Collector Street and abandonment of the dedicated Right-of-Way
running through the applicant’s property. Collector Streets are to provide access
to and from the arterial network to a development, subdivision or large center of
activity, as well as access to adjacent properties. The applicant wishes to
remove the Proposed Collector Street to assemble land for office development.
Staff has not expanded the application since the entire length of the segment
consists of right-of-way running through the applicant’s property and does not
extend beyond the two streets it connects. The length of the segment is about
1,390 + feet.
CURRENT MASTER STREET PLAN:
The Proposed Collector Street shown would connect Kirk Road to the Champlin /
Wellington Hills Proposed Minor Arterial. Kirk Road is shown on the plan as a
Collector Street and is built as a rural two-lane road. Kirk Road will need
improvements in order to conform to the Master Street Plan standards for
Collector Streets. The Champlin / Wellington Hills Proposed Minor Arterial shown
on the plan is intended to link Champlin Drive to Wellington Hills Road and would
need to be built. The Master Street Plan also shows an extension to Systems
Drive as a Proposed Collector Street.
FUTURE LAND USE PLAN:
The intersection of the Proposed Collector Street with Kirk Road is shown as
Commercial except for the northeast corner, which is shown as Office. The
property where the Proposed Collector Street will intersect the
March 11, 2004
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04
2
Champlin/Wellington Hills Proposed Minor Arterial is shown as Multifamily on the
west side of the intersection, while the east side is shown as Low Density
Residential. All of the land along the segment in question east of Kirk Road is
the subject of a Land Use Plan amendment and is a separate item on this
agenda.
HISTORIC DISTRICTS:
There are no 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:
Pastureland lies on both sides of the Proposed Collector Street. The proposed
street segment that would link the office developments west of Kirk Road to the
residential areas located north and east of Wellington Hills Road. The removal of
the Proposed Collector Street would necessitate that the adjacent property be
accessed by other means and could result in more curb cuts, on Kirk Road,
Champlin / Wellington Hills, and the Systems Drive extension.
The Proposed Collector Street has a dedicated Right-of-Way of 60 feet. The
design standards for Proposed Collector Streets are intended to serve a traffic
count of 5,000 vehicles per day. Removal of the Proposed Collector Street with
the suggested future development pattern would likely increase traffic on Kirk
Road and the Champlin / Wellington Hills connection.
If approved, the Champlin / Wellington Hills Proposed Minor Arterial would serve
the role of providing access to adjacent properties. Minor Arterials are intended
to provide access between different sections of the city with the secondary
purpose of providing access to adjacent properties. Although Kirk Road, as a
Collector Street, is intended to link the neighborhood to an Arterial, this
application would increase the traffic on Kirk Road by increasing its use for
access to adjacent property. Since the Proposed Collector Street is a short
segment that begins at Kirk Road and ends at the Proposed Minor Arterial, it is
not as likely that it would become a cut-through street. The Proposed Collector
Street would be more likely to be used to access adjacent property.
The current street pattern shown on the Master Street Plan anticipated a higher
density of land development. The three Proposed Collectors link properties to
March 11, 2004
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04
3
the Champlin / Wellington Hills Proposed Minor Arterial. If the related land use
plan amendments are approved, the Future Land Use Plan would accommodate
higher densities of development than is currently shown. Any increased density
would generate a larger amount of traffic that would need the proposed streets
shown on the Master Street Plan. The Proposed Collector Street in question, as
well as the one that would extend Systems Drive, would complement each other
to link the office developments to the west with residential areas located east of
Champlin / Wellington Hills. If this amendment is approved the Proposed
Collector Street located at the end of Systems Drive would serve a higher volume
of traffic as the only link between the residential areas to the east and the non-
residential areas to the west.
Due to the high number of land use plan amendments in this area, there is a
need for roads. This amendment bisects an area under consideration for a Land
Use Plan amendment for a change from Multifamily to Office, which could
increase the intensity of development and could increase the amount of traffic
generated. The plan amendment could result in a larger area of intense
development between Kirk Road and the Proposed Minor Arterial from Chenal
Parkway and the Systems Drive extension. The Proposed Collector Street
currently shown lies approximately halfway between Chenal Parkway and the
systems drive extension. This Master Street Plan amendment coupled with
increases of intensity of development proposed by the Land Use Plan
amendment would create a an area of intense development that would only be
accessed from streets located at the periphery.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court
Property Owners Association, Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association, Chenal Ridge Property, Du
Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles
Property Owners Association, Hillsborough Property Owners Association,
Hunters Cove Property Owners Association, Hunters Green Property Owners
Association, Johnson Ranch Neighborhood Association, Marlowe Manor
Property Owners Association, Maywood Manor Neighborhood Association, St.
Charles Property Owners Association, Charleston Heights/North Rahling Rd
N.A., Margeaux Place Property Owners Association, and Parkway Place
Property Owners Association. Staff has received one comment from area
residents. The one comment received was neutral.
March 11, 2004
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04
4
STAFF RECOMMENDATIONS:
Staff believes the change not appropriate based on the suggested land use
pattern and information provided.
PLANNING COMMISSION ACTION: (December 4, 2003)
The item was placed on the consent agenda for deferral to the January 29, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent.
PLANNING COMMISSION ACTION: (January 29, 2004)
The item was placed on the consent agenda for deferral to the March 11, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent.
March 11, 2004
SUBDIVISION
ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04
5
For copies of letters and emails concerning this item see Item A.1.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for deferral to the April 22, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
1
ITEM NO.: A.3 FILE NO.: Z-4807-E
Owner: Shackleford Family Trust
Applicant: White-Daters and Associates
Location: Along the east side of Kirk Road, north of Chenal
Parkway
Area: Approximately 120 acres
Request: Rezoning from Various Districts to MF-18, O-2,
O-3 and C-3
Purpose: Future development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Apartment complex and undeveloped property;
zoned MF-18, O-3 and C-1
South – Auto dealership, branch bank, dental clinic; zoned PD-C and C-3
East – Undeveloped property and mini-warehouse development;
zoned R-2, R-3, MF-6, MF-18 and POD
West – Single family residential, auto repair garage, office uses and
undeveloped property (across Kirk Road); zoned O-2, O-3
and C-3
A. PUBLIC WORKS COMMENTS:
1. Refer to all comments for the preliminary plat (Item 6.). Show all
existing and proposed right-of-way dedications on the zoning plan.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
C. PUBLIC NOTIFICATION:
All property owners located within 200 feet of the site, all residents within
300 feet who could be identified, and the St. Charles and Parkway Place
Neighborhood Associations were notified of the public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E
2
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use
Plan shows Office, Multifamily, Low Density Residential and Single
Family for this property. The applicant has applied for O-2 Office and
Institutional, O-3 General Office, C-3 General Commercial and MF-18
Multifamily for office, retail and multifamily development.
A land use plan amendment for a change to Office, Commercial and
Multifamily is a separate item on this agenda.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the Rock Creek
Neighborhood Action Plan. The Office and Commercial Development goal
listed an action statement that recommends the aggressive use of
Planned Zoning Districts to influence more neighborhood-friendly and
better quality development.
E. STAFF ANALYSIS:
Shackleford Family Trust, owner of the 120 acres of property located
along the east side of Kirk Road, north of Chenal Parkway, is requesting
to rezone the majority of the property from various districts to MF-18, O-2,
O-3 and C-3. The rezoning is proposed for the future development of the
property. In addressing an overall development plan for the property, the
applicant has also filed a land use plan amendment, master street plan
amendment and preliminary plat. Those issues are also items on this
Planning Commission agenda.
The property is undeveloped and mostly grass-covered pasture land.
Portions of the property are sparsely tree-covered. The property has
varying degrees of slope. There are two (2) single family residences
located within the west one-half of the property, which take access from
Kirk Road.
The general area contains a mixture of uses and zoning. There is an
apartment complex and undeveloped MF-18, O-3 and C-1 zoned property
to the north. There is an auto dealership, branch bank and dental clinic to
the south, with a Kroger store development further south across Chenal
Parkway. The Arkansas Systems Office Park is located across Kirk Road
to the west, along with an auto repair business and three or four single
March 11, 2004
SUBDIVISION
ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E
3
family residences. The majority of the property to the east is undeveloped
and zoned R-2, R-3, MF-6 and MF-18. There is a mini-warehouse
development at the southeast corner of the property, with the Villages of
Wellington single family development being located further to the east.
The applicant is proposing to rezone the majority of the property from
various districts to MF-18, O-2, O-3 and C-3. The list of the proposed
rezoning is as follows, with the “Area” numbers referring to the attached
sketch map, and the acreage calculations being approximations. The
acreage calculations do not include the proposed street rights-of-way.
Area 1. Rezone from R-2 to MF-18 (5.5 Acres)
Area 2. Rezone from R-3 to MF-18 (17.5 Acres)
Area 3. Rezone from MF-6 to MF-18 (19 Acres)
Area 4. Rezone from O-2 to MF-18 (4.5 Acres)
Area 5. Rezone from MF-18 to O-2 (8.3 Acres)
Area 6. Rezone from O-2 to O-3 (5 Acres)
Area 7. Rezone from O-2 to C-3 (4.3 Acres)
Area 8. Rezone from O-2 to MF-18 (4.3 Acres)
Area 9. Rezone from R-2 to MF-18 (6 Acres)
Area 10. Remain zoned MF-18 (19 Acres)
Area 11. Remain zoned O-2 (13.3 Acres)
The City’s Future Land Use Plan designates this property as Office,
Multifamily, Low Density Residential and Single Family. The applicant has
filed a land use plan amendment for a change to Office, Commercial and
Multifamily. This issue is a separate item on this agenda (Item 6.1).
Although staff is supportive of an overall development plan for this 120
acres, staff does not support all of the zoning changes as proposed. Staff
supports the rezoning of Areas 5, 8 and 9 as described above, with Areas
10 and 11 remaining zoned MF-18 and O-2 respectively. Staff does not
support the rezoning of Areas 1-4, 6 and 7 as requested.
Staff feels that Areas 1-4 should be zoned to MF-12 (instead of MF-18), a
lower multifamily density, with a 50 foot wide zoned OS (Open Space)
strip along the east property line. Staff feels that this will provide a good
transition from the minor arterial to the single family zoning to the east,
and provide an adequate buffer between a multifamily development and
the future expansion of the Villages of Wellington single family
development. Staff also feels that Area 6 should remain zoned O-2
March 11, 2004
SUBDIVISION
ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E
4
(instead of O-3) and maintained as part of the overall O-2 tract to the east.
Staff does not feel that small O-3 zoned tracts will be appropriate for this
area along the east side of Kirk Road (see Item 6. – proposed preliminary
plat).
Additionally, staff feels that it would be more appropriate to zone Area 7 to
C-1 Neighborhood Commercial District (instead of C-3), as it is adjacent to
proposed multifamily zoning to the north and east. According to Section
36-299 of the City’s Zoning Ordinance,
“The C-1 Neighborhood Commercial District is designed to
accommodate limited retail developments within or adjacent
to neighborhood areas for the purpose of supplying daily
household needs of the residents food, drugs and personal
services.”
Staff feels that C-1 zoning would be more compatible with the overall
zoning plan for the property, given the total amount of multifamily zoning
proposed.
Staff feels that the overall zoning plan for the property, as suggested by
staff, will have no adverse impact on the adjacent property or the general
area. Staff feels that the 46.5± acres of proposed MF-18 zoning on the
east side of the future minor arterial is too much multifamily density of the
area, given the 29 acres of MF-18 zoning proposed for the west side of
the arterial along with the existing multifamily zoning and development to
the north and southeast. In addition, staff believers a 50 foot wide zoned
OS buffer along the east property line, north of the future minor arterial,
will provide an adequate buffer between a future MF-12 development and
future expansion of the single family development to the east.
F. STAFF RECOMMENDATION:
Staff recommends denial of the rezoning plan, as requested.
PLANNING COMMISSION ACTION: (DECEMBER 4, 2003)
Mr. Joe White was present representing the request. There were several
registered objectors present. Staff stated the applicant had requested this item
be deferred to the December 18, 2003 Public Hearing. Staff stated they would
recommend the application be deferred to the January 29, 2004 Public Hearing
March 11, 2004
SUBDIVISION
ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E
5
to allow all the related item to be considered at the same time. The applicant
indicated they were agreeable to this recommendation.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant submitted a letter requesting the
item be deferred to the March 11, 2004 Public Hearing. Staff stated they were
supportive of the request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were registered
objectors present. Staff stated the applicant had submitted a letter dated
March 1, 2004 requesting the item be deferred to the April 22, 2004 Planning
Commission Public Hearing. Staff stated the deferral request would require a
waiver of the By-Laws related to the number of allowed deferrals. Staff stated
the applicant had notified property owners as required by the Planning
Commission By-Laws of the deferral request. Staff stated they were supportive
of the By-Law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the
Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes
and 2 absent.
March 11, 2004
ITEM NO.: B FILE NO.: LU03-18-03
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: 15500 Chenal Parkway
Request: Suburban Office to Commercial
Source: Joe White, White-Daters & Associates
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Suburban
Office to Commercial. The Commercial category includes a broad range of retail
and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The applicant wishes to build an
automobile dealership.
Staff is not expanding the application since a land use review is a part of a
Neighborhood Action Plan currently being updated.
EXISTING LAND USE AND ZONING:
The property is mostly vacant land with a few small buildings located on the
curve of Kanis Road currently zoned O-2 Office and Institutional and is about
13.5 acres ± in size. The land in the median of Chenal Parkway is zoned PR -
Parks and Recreation while the north side of Chenal Parkway is vacant land
zoned C-3 General Commercial. The houses in the subdivision east of the
applicant’s property are zoned R-2 Single Family. A strip of vacant land along
the north side of Kanis Road is zoned O-2. The south side of Kanis Road
consists of vacant land zoned O-2. The neighboring land to the west consists of
a business zoned R-2 on the north side of Kanis Road and a house built on a
large lot south of Kanis Road.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On June 17, 2003, multiple changes were made from Office, Single Family, and
Multifamily to Multifamily and Low Density Residential for an area north of Chenal
Parkway and south of Rahling Road about 1/3 of a mile northwest of the study
area to accommodate proposed development and recognize existing conditions.
March 11, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU03-18-03
2
On April 17, 2001 a change was made from Single Family, Multifamily, and Park /
Open Space to Community Shopping at Rahling Road and Chenal Parkway
starting over ¾ of a mile to the west of the application area to accommodate
proposed development.
On January 4, 2000 a change was made form Office to Mixed Office Commercial
at 15500 Chenal Parkway across the street north of the applicant’ property to
accommodate proposed development.
On April 20, 1999 a change was made from Office to Mixed Office Commercial
on Chenal Parkway east of Kirk Road about ¼ of a mile west of the application
area to accommodate proposed development.
On March 2, 1999 multiple changes were made from Low Density Residential,
Transition, and Neighborhood Commercial to Single Family, Low Density
Residential, Single Family, Suburban Office, and Mixed Office Commercial along
Kanis Road within one mile east of the property in question to recognize existing
conditions.
The applicant’s property is shown as Suburban Office on the Future Land Use
Plan. The median of Chenal Parkway is shown as Park / Open Space while the
land to the north is shown as Commercial. The land to the east is shown as
Single Family with a small strip of Suburban Office shown on the north side of
Kanis Road. The south side of Kanis Road is shown as Suburban Office. To the
west, a strip of Park / Open Space is shown along the floodway of Rock Creek
while Commercial is shown further to the west at the intersection of Kanis Road
with Chenal Parkway.
MASTER STREET PLAN:
Chenal Parkway is shown as a Principal Arterial built with a four-lane Parkway
cross section as required by ordinance. Kanis Road is shown as a Minor Arterial
and is built as a rural two-lane road. Kanis Road needs improvement in order to
conform to the Master Street Plan standards for Minor Arterials. A Class I
bikeway is shown for Chenal Parkway from Bowman Road to State Highway 10.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 show a Potential
Greenbelt along Rock Creek in the median of Chenal Parkway. The plan is to
develop the median of Chenal Parkway as a linear park and will include the
construction of the Class I bikeway shown on the Master Street Plan.
March 11, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU03-18-03
3
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the Rock Creek
Neighborhood Action Plan. The Office and Commercial Development goal listed
an action statement that recommends the aggressive use of Planned Zoning
Districts to influence more neighborhood-friendly and better quality development.
ANALYSIS:
This amendment would increase the area shown for Commercial uses along
Chenal Parkway at the expense of areas available for office developments. A
change to Commercial at this location is a further break with the original Rock
Creek Parkway (now Chenal) plan, which recommended office and multifamily
use along this portion of Chenal Parkway (formerly Rock Creek Parkway). The
original land use pattern for the area placed low intensity land use patterns along
Chenal Parkway (formerly Rock Creek Parkway) and the more intense land uses
away from Rock Creek. This change would further intensify land development
along the Rock Creek portion of Chenal Parkway.
The primary purpose of the areas shown as Park / Open Space in the vicinity of
the applicant’s property is to protect the integrity of Rock Creek. The strip of
PK/OS shown along the banks of Rock Creek provides a buffer between the
more intense uses west of Rock Creek from the less intense uses to the east.
Development of the applicant’s property would need to be done in a manner that
would minimize any run-off towards Rock Creek with the goal of preserving the
ecological and hydrological integrity of the Rock Creek.
This change would introduce a use in an area that is incompatible with
neighboring uses. Any non-residential development of this site needs to be
compatible with the adjacent residential properties. If this amendment were
approved, the Planned Zoning Development process governing the development
of the applicant’s property should be required. If a proposed development has
design characteristics that are incompatible with residential properties, potential
negative impacts from non-residential development could be minimized if the
PZD process governed future proposals. The current Suburban Office category
would allow non-residential development to take place at this location under the
PZD process. The development of the property should be minimized in size
dimensions and avoid the mass and bulk typical of commercial developments
March 11, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU03-18-03
4
that are incompatible with neighboring residential uses. The development of the
property with Suburban Office uses with a PZD increases the likelihood that the
negative impacts of size, mass and bulk of development would be minimized.
Any development of the applicant’s property would require access that may affect
the flow of traffic on Chenal and Kanis, and would need to be designed in a
manner, which would minimize any potential disruptions. The applicant’s property
is situated to benefit from double frontage along two arterials. Chenal Parkway is
intended to have a daily traffic count of 25,000 vehicles per day, while Kanis road
is intended to have a daily traffic count of 18,000 vehicles per day. Principal
Arterials are intended to serve through traffic on a regional level, while Minor
Arterials are intended to serve through traffic at a more local level.
The proposed change, along with vacant areas shown as Commercial, and the
possibility of commercial development in vacant areas shown as Mixed Office
Commercial could result in a corridor of commercial development along Chenal
Parkway from the intersection of Wellington Hills Road to the western
intersection of Kanis Road west of Kirk Road. The removal of Suburban Office
could reduce the area of land available for the development of small-scale offices
and increase the intensity of office development in areas, which would remain for
quite office uses.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Gibraltar/Pt.
West/Timber Ridge, Parkway Place Property Owners Association, Spring Valley
Manor Property Owners Association, Carriage Creek Property Owners
Association, St. Charles Property Owners Association, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has received one comment from area
residents. The comment received was opposed to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This change is incompatible with
the uses to the east.
March 11, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LU03-18-03
5
PLANNING COMMISSION ACTION: (December 4, 2003)
The item was placed on the consent agenda for deferral to the January 29, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 10 ayes, 0 noes, 0 absent, and 1 recuse.
PLANNING COMMISSION ACTION: (January 29, 2004)
The item was placed on the consent agenda for deferral to the March 11, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (March 11, 2004)
The applicant chose to defer this item for two weeks when offered because there
were only eight voting members present. A motion was made to defer the item
until March 25, 2004. The motion was approved with a vote of 8 ayes, 0 noes,
2 absent and 1 recusal.
March 11, 2004
ITEM NO.: B.1 FILE NO.: Z-4841-B
NAME: Pinnacle Ford Long-form PCD
LOCATION: South of Chenal Parkway, east of the Kanis Road intersection
DEVELOPER:
Pinnacle Ford
11200 West Markham Street
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 13.5 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: O-2
ALLOWED USES: Office and Institutional District
PROPOSED ZONING: PCD and O-2
PROPOSED USE: Automobile dealership for Lot 1 and Lot 2 remaining undeveloped
at this time and zoned O-2
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
In June 1987, two rezoning application, Z-4840 and Z-4841 were filed for a portion of
the land under consideration. The initial request involved 12.1 acres and a second
added five acres for a total of 17 acres. One request was for an O-3 reclassification,
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
2
and the other one requested a change to O-3 and C-3. Z-4840 was withdrawn without
prejudice, and Z-4841, the O-3 proposal was denied by the Planning Commission.
Ordinance No. 15,552 adopted by the Little Rock Board of Directors on September 6,
1988, reclassified the property from R-2, Single-family to O-2, Office and Institutional
District. The adopted ordinance also placed restrictions on the development of the tract.
The site was to have a 33-foot landscaped or undisturbed buffer along the Rock Creek
Parkway; a 35-foot height limit for buildings; one access point on the Rock Creek
Parkway; and a 40-foot minimum building setback from the property line on the Rock
Creek Parkway side. The developer indicated the development would be constructed
as an “attractive office park”.
A. PROPOSAL/REQUEST:
The applicant is requesting to rezone the site from O-2, Office and Institutional
District to Planned Commercial Development (PCD) to allow the site to develop
with two (2) lots, one containing an automobile dealership and the second lot
remaining zoned O-2. Lot 1 will contain 11.49 acres and Lot 2 will contain 2.0
acres.
Pinnacle Ford is requesting to develop Lot 1 for their new car and used car
operations. At present there are no development plans for Lot 2, which would be
developed and final platted at a later date. The applicant is requesting a two
year deferral of street improvements to Kanis Road for Lot 1. The applicant has
indicated street improvements to Kanis Road for Lot 2 will be constructed with
the final platting of the lot.
The applicant has indicated two structures will be constructed on Lot 1. One will
house the new car showroom and service areas and contains up to 31,400
square feet. The building also contains “hospitality zones” such as children’s
play area, customer work area with phone access, laptop stations, desktops etc.,
and a café for customers while waiting (not food service). The other building is
for pre-owned vehicle sales and clean-up and contains approximately 3,600
square feet. Other development considerations included by the applicant are all
exterior lighting will be focused inward to minimize or eliminate ambient light into
adjacent neighborhoods, there will be no outside paging allowed at the
dealership and there will be no off-loading of vehicles in the public right-of-way.
The applicant has indicated a 100-foot buffer along the east side of proposed Lot
1 with the area to be set aside as an undisturbed buffer adjacent to the
residential property.
There are no development plans for Lot 2 which is proposed to remain zoned
O-2, Office and Institutional District.
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
3
B. EXISTING CONDITIONS:
The western portion of the site is vacant and cleared with trees remaining on the
site along the eastern perimeter. The site is relatively flat with roadway access to
both Chenal Parkway and Kanis Road. Chenal Parkway in this area is a divided
roadway with the two eastbound lanes adjacent to the site. Kanis Road is an
unimproved narrow road with open ditches for drainage.
To the east of the site is a fully developed single-family neighborhood, Wood
Creek. To the north of the site is the divided parkway with C-2 zoned property
located to the north. The area to the south of the site is vacant O-2 zoned
property abutting Pride Valley Road extending to the west. A PCD is located
southwest of the site which is currently an agriculture nursery. West of the site is
Rock Creek with Kinco Construction Company buildings located on the western
bank of the creek. Other uses in the area include a PD-C approved (construction
has not taken place) for Parker Saturn automobile dealership located on the
corner of Wellington Hills Road and Chenal Parkway, a church, a PCD for a
home improvement store and a vacant C-3 zoned tract. The Kroger shopping
center, also zoned PCD, is located on the southwest corner of Chenal Parkway
and the current Kanis Road intersection.
The Master Street Plan indicates Kanis Road turning north along the western
boundary of the Kinco property to align with Wellington Hills Road. Kanis Road
adjacent to this site is classified on the Master Street Plan as a minor arterial
street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls and letters of opposition
to the proposed development. The Parkway Place Property Owners Association,
the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, all
residents located within 300-feet of the site who could be identified and all
property owners located within 200-feet of the site were notified of the public
hearing. In addition a neighborhood meeting was held November 11, 2003 at the
Parkway Place Baptist Church.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed right-of-way dedication on Kanis Road meets the minor arterial
standard.
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
4
2. Provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to the street including 5-foot sidewalk with the
planned development. Traffic Engineering comments are as follows:
- Driveway needs to be designed according to Chenal Master Plan
Standards
- Driveway taper needs to be 150-feet
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities. Submit cross sections
demonstrating compliance with the terracing provisions of the land alteration
ordinance. 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. Show the proposed
location of storm water detention facilities on the plan.
5. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
6. Hauling of fill material on or off the site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
7. The eastern-most driveway location does not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. The drive can be
moved west to 150-feet from proposed Lot 2 or can share a single driveway
with Lot 2.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact the Little Rock Wastewater Utility at
688-1414 for additional details.
Entergy: A 20-foot easement behind the new right-of-way line for relocation of
existing 3Ø overhead power line. Contact Entergy at 954-5158 for additional
details.
Center-Point Energy: Approved as submitted.
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. The Little Rock Fire Department needs to evaluate this
site to determine whether additional public and/or private fire hydrant(s) will
be required. If additional fire hydrant(s) are required, they will be installed at
the Developer's expense. This development will have minor impact on the
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
5
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas
Water at 992-2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Suburban Office for this property. The
applicant has applied for a Planned Commercial Development for a car
dealership.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item #13 – File No. LU03-18-03).
Landscape: The proposed western land use buffer is less than the fifty (50) foot
average width requirement of the zoning ordinance.
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
eastern and western perimeters. Credit toward fulfilling this requirement can be
given for existing trees and vegetation that satisfies this year-around
requirement.
An irrigation system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide approved
landscape plans stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many trees as
feasible on this site. Extra credit toward fulfilling landscape ordinance
requirements can be given when properly preserving trees of six (6) inch caliper
or larger.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Office and
Commercial Development goal listed an action statement that recommends the
aggressive use of Planned Zoning Districts to influence more neighborhood-
friendly and better quality development.
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
6
G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003)
Mr. Tim Daters and Mr. Gary Dean were present representing the request. Staff
presented an overview of the development indicating the site would require an
amendment to the City’s Future Land Use Plan. Staff noted there were
additional items needed to complete the review of the proposed development.
Staff questioned the applicant’s intent with regard to the median. The applicant
indicated they would not request the median be cleared as a part of the Master
Parks Plan.
Staff questioned placement of any proposed dumpsters, where the delivery of
automobiles would be taken, the location of the service shop, the hours deliveries
would be taken and if there would be an on-site auto body repair shop.
Public Works comments were addressed. Staff noted special grading permits
would be required prior to development. Staff also noted the storm water
detention ordinance applied to the property. Staff requested the applicant
relocate the driveway along Kanis Road to the west to 150-feet or to share a
drive with proposed Lot 2.
Landscaping comments were addressed. Staff noted the western land use buffer
was less than the fifty foot average width required per the zoning ordinance.
Staff also noted a six foot high opaque screen would be required along the
eastern and western perimeters. Mr. Dean questioned if the 100-foot buffer
would suffice for the required screening. Staff stated if the buffer remained
evergreen, then the area would meet the requirement, otherwise the applicant
would be required to plant shrubs in this area to provide the year around
screening.
Mr. Dean commented the property located to the west was zoned residentially
but was not being used as a residential use. Staff noted the Planning
Commission could deem the required screening unnecessary. Staff noted the
required screening to the west was a fifty foot average. Staff also noted
screening would be required adjacent to proposed Lot 2.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing a few of the issues
raised at the November 6, 2003 Subdivision Committee meeting. The applicant
has indicated the location of the proposed dumpster and the required screening.
The proposed dumpster is to be located adjacent to the proposed 100-foot
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
7
undisturbed buffer. The applicant has indicated screening will be placed on three
sides as required by the zoning ordinance at least two feet above the top of the
container. The applicant has indicated there will not be a body shop at this site.
The applicant has indicated the parts and service hours of operation from
7:00 am to 6:00 pm Monday through Friday and from 8:00 am to 4:00 pm
Saturday. The sales hours of operation are proposed from 8:00 am to 8:00 pm
Monday through Friday and from 9:00 am to 7:00 pm Saturday and Sunday.
The applicant has indicated 125 customer and employee parking spaces,
56 service parking spaces and 419 display spaces. One hundred of the
employee and customer parking spaces are around the new car showroom,
which is adjacent to the proposed 100-foot buffer. This area has separate gates
for security to be closed during non-business hours.
The applicant has also indicated a gates at all entrances to limit activity on the
site when the business is not open. The gates are proposed as steel gates
located across each drive of Kanis Road and Chenal Parkway.
The applicant has not relocated the driveway along Kanis Road. The applicant
has indicated with the drive at the shown location there is a “straight shot” to the
service shop for customer traffic and for delivery of automobiles. The driveway
does not meet the minimum requirement for driveway spacing per city
ordinances. In addition, the proposed street construction along Chenal Parkway
does not meet the Chenal Parkway street design criteria established through
Ordinance Numbers 16,622 and 16,652.
The applicant has indicated signage on Chenal Parkway and Kanis Road. The
proposed signage will comply with the Chenal Parkway Design Overlay District
requirement for a monument style sign not to exceed eight feet in height and one
hundred square feet in area. There is also a ground mounted monument sign
proposed for Kanis Road. The applicant has indicated this sign will also comply
with the Chenal Overlay requirements.
The site plan includes a tract of O-2 zoned property. Through the PCD the
applicant is requesting the subdivision of this tract but is requesting the parcel
remain zoned O-2. The proposed lot meets the minimum requirement for the
O-2 zoning classification.
The applicant is proposing the placement of 11.23 percent of the site including a
1.29 acre buffer along the eastern perimeter of the site as interior landscaping.
The applicant has indicated the screening will be zoned OS too ensure the vitality
of the area. The applicant has also indicated should the 100-foot buffer not
provide year around screening additional plantings will be installed.
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
8
Staff is not supportive of the proposed request. Staff feels the proposed use is
too intense for the site. The site adjoins a single-family neighborhood to the east
and an elementary school is located in close proximity to the southeast.
Currently the infrastructure is not in place to allow customers traveling west
bound to access the site. The applicant has indicated customers will access the
site from Kanis Road, which staff questions. Staff also has concerns with the
delivery of automobiles, both the logistics of how the automobiles will be
delivered and the hours the automobiles will be delivered. The applicant has not
indicated the proposed delivery hours. Staff also has concerns with the location
where deliveries will be taken. Currently staff has problems with automobile
dealers in the general area taking deliveries in the right-of-way. The site is
adjacent to two principal arterials and delivery in the right-of-way would be
extremely dangerous. Kanis Road is a two lane roadway with open ditches for
drainage, Chenal Parkway is a four lane road with a median but is well traveled.
Staff feels allowing the use to locate on the site will invite cut-through traffic
through the existing Wood Creek Subdivision.
Staff has concerns of the noise from the site. The applicant has indicated there
will be no outdoor paging as a part of the development but there are other noises
that the site will generate. The applicant has indicated a repair shop to be
located on the site. The shop will potentially hold twenty-eight cars waiting for
service and the applicant has indicated an area for express service with a
potential for eight cars. Staff feels this would generate a large amount of noise
from impact wrenches and traffic moving around the site.
The applicant has requested a two year deferral of the required street
improvements to Kanis Road. Staff is not supportive of this request. If the site is
developed with a heavy commercial use (a C-4 commercial use) staff feels the
street improvements should be put in place at the time of development. The
applicant has indicated Kanis Road will be used to access the site for service and
for the off-loading of inventory.
As stated, staff is not supportive of the proposed request. Staff feels the
rezoning of this site to a commercial classification will encourage additional
commercial development in the area. The Parkway has commercial uses at
each end and along the divided median the area is predominately residential.
Staff feels this should remain the case with the office zoning providing a
transition between the single-family homes to the east and the non-conforming
commercial use located across Rock Creek.
I. STAFF RECOMMENDATION:
Staff recommends denial of the proposed request.
March 11, 2004
SUBDIVISION
ITEM NO.: B.1 (Cont.) FILE NO.: Z-4841-B
9
PLANNING COMMISSION ACTION: (DECEMBER 4, 2003)
Mr. Joe White was present representing the request. There were several registered
objectors present. Staff stated the applicant had requested this item be deferred to the
January 29, 2004 Public Hearing. Staff stated they were supportive of the request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant submitted a letter requesting the item be
deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the
request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and
1 Recuse (Commissioner Pam Adcock).
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were numerous registered
objectors present. The Chair stated the Commission’s past policy had been to allow an
applicant to defer an item when eight or fewer Commissioners were present. The Chair
noted with Commissioner Adcock recusing from the discussion there were only eight
Commissioners present.
Mr. Joe White stated on behalf of the applicant, he would like to request a deferral to the
March 25, 2004 Public Hearing.
There was no further discussion of the item. A motion was made and approved to defer
the item to the March 25, 2004 Public Hearing by a vote of 8 ayes, 0 noes, 2 absent and
1 recuse (Commissioner Pam Adcock).
March 11, 2004
ITEM NO.: C FILE NO.: S-993-K
NAME: Mabelvale Business Park and Shopping Center Revised Preliminary Plat
LOCATION: on the south side of the I-30 Frontage Road at Mabelvale Pike
DEVELOPER:
Ashley Development Company
2851 Lakewood Drive
Little Rock, AR 72116
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 13.53 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 16, 1993, the Planning Commission approved a one lot commercial
(lease lot arrangement) subdivision for a 61.6-acre property. Internal roadways were
approved as a private street system.
On August 7, 1997, the Planning Commission approved a preliminary plat to convert the
single tract lease lot arrangement to a conventional commercial plat. The approved plat
included seven (7) lots and three (3) large tracts, set aside for future platting. The
private street system was also approved as part of the preliminary plat.
On March 30, 2000, the Planning Commission approved a revision to the previously
approved preliminary plat by splitting a lot into two (2) lots and proposed a lot design for
the three large tracts. A total of 21 lots were proposed for the subdivision. The lots
March 11, 2004
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-993-K
2
were to be final platted based on market demand. The Planning Commission approved
several of the lots as double frontage lots. (where lots abut a private street the
Commission may approve this configuration). To date, Lots 1, 2A, 2B, 2C, 3, 4, 5, 6,
14 and 16 along with the roadway have been final platted and developed.
A Conditional Use Permit was reviewed and approved by the Planning Commission for
Lot 14 at their March 3, 2003 Public Hearing. The applicant indicated a fifty-foot buffer
along the west property line.
A. PROPOSAL/REQUEST:
The applicant is requesting a revised preliminary plat for the Mabelvale Business
Center Addition. Lot 14 was indicated on the previously approved preliminary
plat and has been final platted. The lot contains the a Home Depot store. The
site is zoned C-3 and takes access from a sixty-foot private access and utility
easement, Mabelvale Plaza Lane. The area indicated as Lot 20 is also zoned
C-3 and fronts Mabelvale Pike.
The request is to include additional area to the plat (Lot 20) and to adjust the lot
line of Lot 14. The applicant has indicated by reducing the size of Lot 14 by
approximately 16,000 square feet allows Lot 20 to become a more desirable lot
by increasing the overall depth of the lot.
The applicant has indicated one-half street improvements to Mabelvale Pike will
be completed to arterial standards. The applicant has also indicated sidewalks
will be installed at the time of building construction.
B. EXISTING CONDITIONS:
The site contains the Home Depot store and proposed Lot 20 contains single-
family structures. The area to the north and east are vacant both zoned C-3,
General Commercial District. Other uses in the area include a strip retail center,
Wal-Mart and several restaurants. There are office uses fronting the I-30
Frontage Road. Along Mabelvale Pike there are residential uses both in single-
family and duplex housing.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from area residents.
Southwest Little Rock United for Progress, the West Baseline Neighborhood
Association, the Pinedale Neighborhood Association, the Mavis Circle
Neighborhood Association and all abutting property owners were notified of the
public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-993-K
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With final platting or the building permit, Mabelvale Pike must be constructed
to Master Street Plan standards. Improvements should match to turn lane
into Mabelvale Plaza Lane.
2. The proposed drive location appears too close to the curve to provide safe
sight distance. Drive location should be moved south, obtain approval from
Traffic Engineering.
3. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering
(501) 379-1813 (Steve Philpot) fro more information regarding street light
requirements.
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
start of construction.
5. Plans of all work in the right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-of-
way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected. Contact Little Rock
Wastewater Utility at 688-1414 for additional details.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. The private waterline serving Home Depot must be entirely on
Lot 14 and must be relocated if this replat causes it to be off of the parcel which it
serves. 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 CAW at 992-2438 for additional details.
Fire Department: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-993-K
4
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: A 9-foot wide landscape strip will be required along each side of the
proposed new perimeter lot lines.
G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004)
Mr. Tim Daters was present representing the request. Staff presented the
request indicating there were additional items that should be included on the
proposed preliminary plat. Staff questioned if Home Depot was the current
owner of Lot 14. Mr. Daters stated the transfer of the property from the Ashley
Group to Home Depot had taken place. Staff requested Home Depot be
included in the certificate of owners.
Staff also commented the Conditional Use Permit for the Home Depot would
require a revision to allow the plat to be configured in the proposed manner.
Staff stated the previous approval included a 50-foot buffer and the current buffer
was reduced to approximately 10-feet. Mr. Daters stated he would contact the
owners and follow up with the revision to the Conditional Use Permit.
Public Works comments were briefly discussed. Staff stated construction of
Mabelvale Pike would be required to Master Street Plan standard. Staff stated
deferral of the sidewalk construction was a desirable alternative.
Landscaping comments were noted. There, being no further items for
discussion, the Committee then forwarded the item to the full Commission for
final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the issues raised at the
January 8, 2004 Subdivision Committee Meeting. The applicant has indicated a
ten foot minimum buffer between the Home Depot parking lot and the new lot
line. The applicant has also submitted a revision to the Home Depot Conditional
Use Permit (Item No. 20 – File No. Z-3459-H) reducing the western buffer area to
match the proposed lot line. The applicant has indicated a jog in the proposed lot
line near the intersection with Mabelvale Plaza Drive, which allows the Home
Depot sign to remain on their ownership. The applicant has indicated Home
March 11, 2004
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-993-K
5
Depot on the proposed plat along with the source of title for Home Depot.
The applicant has indicated one-half street improvements will be installed on
Mabelvale Pike at the time of final platting. The applicant is however requesting
a deferral of sidewalk improvements until building permit. Staff is supportive of
this request.
Otherwise, to staff’s knowledge, there are no outstanding issues associated with
the proposed request. The development of the additional lot and the
reconfiguration of the existing lot should have minimal to no adverse impact on
the adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request as filed subject to compliance with the
conditions outlined in paragraphs D, E and F of the above staff report.
Staff recommends approval of the requested deferral of sidewalk placement
along Mabelvale Pike until building permit.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff presented the item requesting a deferred to the March 25, 2004
Planning Commission Public Hearing. Staff stated the item was related to a conditional
use permit filed for the current agenda and since there were issues related to the
conditional use permit staff was requesting the deferral to allow the items to be
discussed simultaneously.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: D FILE NO.: S-1413
NAME: The Plaza Subdivision Preliminary Plat
LOCATION: On the northwest corner of Colonel Glenn Road and I-430
DEVELOPER:
Boen Enterprises LLC
10600 Colonel Glenn Road
Little Rock, AR 72204
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 5.509 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 12 – 65th Street West
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The proposed development consists of 87.137 acres currently zoned C-2,
Shopping Center District. The applicant intends to subdivide this site into four (4)
lots to be marketed for C-2 commercial uses. The minimum lot proposed is 225
feet by 225 feet or 1.162 acres. The bulk of the property is contained in
proposed Lot 4. Three of the lots are shown as peripheral lots for a larger
development under separate ownership.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site with a single building located along Colonel
Glenn Road near the I-430 interchange. 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
March 11, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1413
2
office/showroom/warehouse development to name a few. 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 not received any comment from area residents. The
John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood
Association and all abutting property owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. As shown, a right-of-way dedication to 55-feet from centerline is required. An
additional 10-feet dedication is required at the new street to provide a right-
turn lane into the development.
2. Provide design of street conforming to the Master Street Plan standards.
Construct one-half street improvement to the street including a 5-foot
sidewalk with the planned development.
3. Storm water detention ordinance applies to this property.
4. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpot) for more information regarding street light
requirements.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading and drainage plans will need to be submitted and approved prior to
the start of construction.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway access for Lot 1
should be located a minimum 250-feet back from the right-of-way line of
Colonel Glenn Road. Likewise, the median cut should be closed within this
area.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements, if service is
required for the project. Contact the Little Rock Wastewater Utility at 688-1414
for additional details.
Entergy: A 10-foot easement is required for 1Ø or 3Ø underground service. A
30-foot easement is required for 1Ø or 3Ø overhead service. Contact Entergy at
954-5151 for additional details.
Center-Point Energy: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1413
3
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. The Little Rock Fire Department needs to evaluate this site to
determine the location of proposed fire 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. Contact CAW at
992-2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the
proposed request was a preliminary plat to include the development of the site
under the criteria of the existing C-2 zoning. Staff stated the three parcels did not
meet ordinance requirements if the total area was not included. Staff questioned
why the larger tract had not been indicated as a part of the plat area.
Mr. McGetrick stated the developer was not ready to include the large tract as a
part of the development plan. Staff stated the plat would have to include the tract
to be considered. Staff stated the area the three lots were being subdivided from
would also be a part of the proposed preliminary plat.
Public Works comments were addressed. Staff stated street improvements
along Colonel Glenn Road would be required all at one time and not phased.
Staff stated it was not logical or practical to phase the street improvements along
the roadway. There was also a discussion concerning the driveway, location and
access to the adjoining properties. Staff stated the driveway to access Lot 1
should be a minimum of 250-feet back from the right-of-way line of Colonel Glenn
Road.
March 11, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1413
4
Staff noted various comments from the various other reporting agencies. Staff
suggested Mr. McGetrick contact them individually with questions or for
additional information.
There, being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has submitted a revised preliminary plat to staff addressing most of
the issues raised at the January 8, 2004 Subdivision Committee meeting. The
applicant has indicated the total land area containing 87.137 acres. The
proposed lots range in size from 1.4 acres to 82.44 acres. The applicant has
indicated street improvements will be constructed to the boundary streets as lots
are final platted.
Access to proposed Lots 1, 2 and 3 will be located along the rear of the proposed
lot and adjacent to the large lot (proposed Lot 4). The applicant has indicated a
30-foot access and utility easement to serve these lots. The applicant has
indicated the driveway to align with the drive located south of the site, across
Colonel Glenn Road. Staff is supportive of the proposed driveway location and
the proposed access to the peripheral lots.
Staff is supportive of the proposed preliminary plat. The applicant has indicated
development consistent with site area requirements per the zoning ordinance.
The ordinance requires a minimum site area for the district to be five acres,
except in those instances where a subdivision site plan and plat proposes
peripheral lots and multiple ownership. The ordinance indicates the Commission
shall establish the size, orientation and access to multiple lot C-2 developments
with special emphasis on interior circulation, curb cuts and siting of physical
improvements. Staff feels the applicant has done in good job in placing access
points within the development to limit conflicts and allow for the best possible
interior circulation. The applicant has not indicated any driveway locations on the
60-foot access easement into the larger parcel. Staff feels this will help to
minimize any potential conflicts.
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels the proposed preliminary plat should have minimal
to no adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
March 11, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1413
5
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
subject to compliance with the conditions outlined in paragraphs D, E and F of the
above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: E FILE NO.: LU04-01-01
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Northwest corner of Cantrell Rd. at Taylor Loop Rd.
Request: Transition to Commercial
Source: Frank Riggins, The Mehlburger Firm
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District from
Transition to Commercial. The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The applicant wishes to develop
the property for a commercial retail shopping center.
Staff is not expanding the application since the Land Use Plan in this area was
reviewed within 10 months ago.
EXISTING LAND USE AND ZONING:
The property is vacant land currently zoned R-2 Single Family and is about 4.27
acres ± in size. The vacant land to the north is zoned R-2 Single Family while
the property to the east consists of vacant property zoned C-3 General
Commercial (owned by the applicant) and a shopping center farther to the east
also zoned C-3. A drug store zoned Planned Development-Commercial sits next
to the application area, while further to the south is a Planned Commercial
Development for a bank on the south side of Cantrell east of Taylor Loop, a
house zoned R-2 at the southeast corner of Cantrell and Taylor Loop, a bank
zoned Planned Office Development on the southwest corner of Cantrell and
Taylor Loop, and an antique store zoned PCD on the south side of Cantrell west
of Taylor Loop Road. The property to the west is a large lot single-family house
zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On August 19, 2003 a change was made from Transition to Commercial at
14410 Cantrell Road about 1/3 of a mile to the east of the applicant’s property to
accommodate proposed development.
March 11, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-01
2
On February 18, 2003 multiple changes were made from Transition and Low
Density Residential to Suburban Office, Single Family, Commercial, Park / Open
Space, Office, and Public Institutional within a 1 mile radius of the application
area along both sides of Cantrell Road to recognize existing conditions.
On July 17, 2001 a change was made from Single Family to Commercial at
Pankey Park a little less than 1 mile to the east of the study area to recognize
existing conditions.
On April 20, 1999 multiple changes were made from Single Family and Low
Density Residential to Commercial, Office, Multifamily, and Park / Open Space at
Cantrell and Black Road about a ½ mile to the east of the property in question to
accommodate proposed development.
The applicant’s property is shown as Transition on the Future Land Use Plan.
The neighboring properties to the east are shown as Commercial. The land to
the northeast is shown as Transition. The neighboring property to the west is
shown as Transition while the neighboring property to the north is shown as
Single Family.
MASTER STREET PLAN:
Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is
built as a four-lane highway with an additional center turn lane. There is a Class
I Bikeway shown starting at the intersection of Cantrell Road and Taylor Loop
Road running south from Cantrell Road to Alexander Road. This bikeway begins
on the south side of Cantrell Road opposite from the applicant’s property and
would not be affected by the proposed amendment.
The applicant’s property does not front directly onto Cantrell Road. However, the
property would be accessed from a stub-out built on the north end of the Cantrell
/ Taylor Loop intersection. Improvements would need to be made to the Taylor
Loop stub-out to insure access to the applicant’s property.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor
Loop Park located a short distance to the southwest of the applicant’s property.
Taylor Loop Park is about 35.0+ acres. Taylor Loop Park is listed as an
undeveloped Community Park intended to remain as a passive open space
parcel of undeveloped land and is designed to serve the open space needs of
several neighborhoods.
March 11, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-01
3
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the River Mountain
Neighborhood Action Plan. The Sustainable Natural Environment goal listed an
objective of promoting the vigorous enforcement of the Landscaping &
Excavation Ordinance. This action could result in the removal of trees in order to
accommodate the development of uses possible in the Commercial land use
category.
ANALYSIS:
The application area is located in an area of expanding commercial development.
Most of the property shown as Commercial in the vicinity of the applicant’s
property is developed with existing commercial uses. For some Commercial
uses, such as the larger retail uses, the land available is built-out. For some of
the less intense commercial uses some vacant land remains available. This
application will expand the area already shown as Commercial at the intersection
of Cantrell and Taylor Loop Roads.
The commercial node located at the intersection of Cantrell and Taylor Loop is
affected by uses located at Cantrell and Pinnacle Valley Road. The close
proximity of intersections between two Minor Arterials with Cantrell Road creates
pressure to develop both intersections with non-residential uses, which would
result in a large node of non-residential uses on Cantrell Road with a center on
both intersections creating a “double node.” However, the creek and flood-plain
running parallel to Pinnacle Valley Road with the accompanying land use
designation of Park / Open Space should be used to minimize the intensification
of non-residential uses expanding northward from Cantrell Road from Taylor
Loop to Pinnacle Valley Road. If the stub-out at the north end of the Taylor Loop
/ Cantrell intersection is extended further to the north to form a link with Pinnacle
Valley Road, the stub-out would result in a link between two Minor Arterials and
create pressure to develop non-residential uses to the north, as well as resulting
in a street that would be used as an arterial even though it would not be intended
or designed to be used as such. The development of the applicant’s property
should be done in a manner that would limit non-residential use expansion to the
north and be done in such a way to buffer the area shown as Single Family to the
north and the existing R-2 residential units to the west.
March 11, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-01
4
The current category of Transition shown for the applicant’s property is intended
to serve as a step between less intense land uses and more intense land uses.
The Transition shown for the applicant’s property provides a step down of
intensity from the Commercial uses to the east to the less intense uses to the
west and from the Commercial fronting Cantrell Road to the Single Family shown
to the north. A change to Commercial would reduce the buffer between the
intense uses fronting Cantrell Road and the less intense uses located to the
north and west. This action would also reduce the amount of land available for
office or residential development along Cantrell Road in areas shown as
Transition.
The pattern for office developments in the area has been to show Office or
Suburban Office to recognize existing offices. The changes to Office and
Suburban Office have reduced the likelihood of new residential development
fronting Cantrell Road. However, most of the new residential development has
taken place in areas shown as Single Family, Low Density Residential, and Multi-
family on land not directly accessed from Cantrell Road. The Transition category
along Highway 10 accommodates mixture of office or residential uses intended to
prevent the development of commercial strips along Cantrell Road. The pattern
for new office developments in areas shown as Transition has been the
conversion of residential structures into offices. The application area is located in
an area of expanding Commercial development. Most of the property shown as
Commercial in the vicinity of the applicant’s property is developed with existing
Commercial uses. For some commercial uses, such as the larger retail uses, the
land available is built-out. For some of the less intense Commercial uses some
vacant land remains available.
Much of the area shown as Transition to the south and west of the applicant’s
property was changed on February 18, 2003 Board of Directors meeting. The
changes discussed at the January 9, 2003 Planning Commission involved a
proposed change from Transition to Commercial to recognize the drug store
adjacent to the application area fronting Cantrell Road and a change from
Transition to Suburban Office to the west along Cantrell Road east of Rummel
Road where it was felt that future residential development was unlikely. The
areas west of the applicant’s property and along Pine Mountain Road remained
shown as Transition and consist of land developed with residential uses. The
areas shown as Transition were preserved do in large part to the vacant land
available for future residential development. The remaining areas shown as
Transition could also provide access to areas shown as Single Family, which do
not have direct access to Cantrell or Pinnacle Valley Roads.
March 11, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-01
5
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Pleasant Valley
Property Owners Association, River Valley Property Owners Association, Pankey
Community Improvement Association, Piedmont Neighborhood Association,
Pleasant Forest Neighborhood Association, Secluded Hills Property Owners
Association, Walton Heights-Candlewood Neighborhood Association, Westbury
Neighborhood Association, Westchester/Heatherbrae Property Owners
Association, Chenal Ridge Property Owners, and Charleston Heights/North
Rahling Road N.A. Staff has not received comments from area residents or
Neighborhood Associations at the time of this writing concerning this change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate with a required PZD to review any
development for compatibility of massing and relationship issues.
PLANNING COMMISSION ACTION: (January 29, 2004)
The item was placed on the consent agenda for deferral to the March 11, 2004
Planning Commission meeting. A motion was made to wavier the by-laws for a
five-day notice to defer prior to the Planning Commission meeting. That motion
was made and approved with a vote of 11 ayes, 0 noes, and 0 absent. A motion
was made to approve the consent agenda and was approved with a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for approval. A motion was made to
approve the consent agenda and was approved with a vote of 9 ayes, 0 noes
and 2 absent.
March 11, 2004
ITEM NO.: E.1 FILE NO.: Z-7022-A
NAME: Cantrell Loops Retail Center Short-form PCD
LOCATION: North of Cantrell Road at Taylor Loop
DEVELOPER:
Grayson Revocable Trust
5317 JFK Boulevard
North Little Rock, AR 72116
ENGINEER:
The Mehlburger Firm
201 South Izard Street
Little Rock, AR 72201
AREA: 4.265 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: C-3/R-2
ALLOWED USES: Retail and Single-family
PROPOSED ZONING: PCD
PROPOSED USE: C-3 listed retail uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a proposed preliminary
plat and recommended approval of a proposed rezoning request for this site at their
May 31, 2001 Public Hearing. The Little Rock Board of Directors adopted Ordinance
No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1) Short-form
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
2
PCD. Lot 2, the lot currently under review was not rezoned as a part of the request and
remains zoned C-3 and R-2.
A. PROPOSAL/REQUEST:
The site is located north of Cantrell Road at the Taylor Loop Road intersection.
The western portion of the site is currently zoned R-2, Single-family while the
eastern portion of the site is zoned C-3, General Commercial. The proposed
site plan indicates two (2) buildings totaling 38,400 square feet and 189 parking
spaces. The applicant has indicated the main façade of the buildings will be a
maximum of 19’-4” above the finished grade and the tower element will be a
maximum of 25’-0” above finished grade.
The site plan indicates the lot will take access from an existing driveway
extending north from the intersection of Cantrell Road and Taylor Loop Road.
The intersection is controlled by a traffic signal. The applicant has also indicated
storm water detention storage will be provided for the development on-site.
B. EXISTING CONDITIONS:
The site is mostly wooded along the northern perimeter and vacant grass
covered along Cantrell Road. There is a Walgreen’s Store located on Lot 1 of
the development and the driveway to serve the development and a traffic signal
has been installed at the intersection with Cantrell Road and Taylor Loop Road.
There is a commercial development located to the east, with both occupied and
vacant single-family residences to the west. There are commercial uses at the
southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single-
family residence at the southeast corner. The property to the north is
undeveloped and zoned R-2, Single-family District.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls (as a result of the posted
sign) from persons requesting additional information on the application. All
property owners located within 200-feet of the proposed development, all
residents who could be identified located within 300-feet of the proposed
development, the Westchester/Heatherbrae, the Secluded Hills, the Westbury
and the Charleston Height/North Rahling Road Neighborhood Associations were
notified of the public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading and drainage plans will need to be submitted and approved prior to
the start of construction.
2. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
3. Traffic Engineering recommends a wider street width (36-feet) into the
shopping center (24-feet is provided).
4. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. One-way
traffic should be provided in the aisle areas near the drive through windows.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected. Contact the Little Rock
Wastewater Utility at 688-1414 for additional details.
Entergy: A 10-foot easement is required for 1Ø or 3Ø underground service or
a 30-foot easement is required for 1Ø or 3Ø overhead service along the northern
and eastern perimeters. Contact Entergy at 954-5162 for additional details.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter(s). 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. 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. Contact CAW at
992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
4
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Transition for this property. The applicant
has applied for a Planned Commercial Development for a new commercial
building.
A land use plan amendment for a change to Commercial is a separate item on
this agenda. (File No. LU04-01-01 Item No. 6)
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Sustainable
Natural Environment goal listed an objective of promoting the vigorous
enforcement of the Landscaping & Excavation Ordinance and also lists an action
statement encouraging the preservation of the Highway 10 Design Overlay
District.
Landscape: The proposed eastern perimeter landscape strip width is 3,079
square feet less than the average 25-feet required by the Highway 10 Overlay
District.
A 6-foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the northern and
western perimeters of the site.
An irrigation system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004)
Mr. Frank Riggins was present representing the request. Staff stated the request
to rezone the site from C-3 and R-2 to PCD to allow the development of a retail
center. Staff indicted to Mr. Riggins there were additional items necessary to
complete the review.
Staff requested details concerning any proposed signage, the days and hours of
operation, any fencing and to provide the maximum building height in the general
notes section of the site plan. Staff also noted any additional site lighting must
be low level and directed inward away from residentially zoned properties.
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
5
Staff requested the applicant provide details concerning the rear of the
development. Staff stated the buildings would abut single-family zoned property
and care should be taken to limit the impact of the commercial development on
the future single-family homes.
Public Works comments were addressed. Staff requested Mr. Riggins provide
the location of detention storage on the proposed site plan. Staff requested the
driveway be increased to 36-feet to allow for fewer traffic conflicts and ease of
circulation.
Landscaping comments were addressed. Staff stated screening would be
required along the northern and western perimeters of the site. Staff also stated
the landscaping strip along the eastern perimeter should be a minimum of 25-feet
as required by the Highway 10 Design Overlay District.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff on January 14, 2004, addressing
the issues raised at the January 8, 2004 Subdivision Committee meeting. The
applicant has indicated signage will comply with the Highway 10 Design Overlay
District or a maximum of ten feet in height and one hundred square feet in area.
Staff is supportive of the proposed signage.
The applicant has indicated 189 parking spaces on the proposed site plan. The
applicant has also indicated two buildings containing a total of 38,500 square
feet. The typical minimum parking requirement for a development of this type
would be 128 parking spaces. The proposed parking is sufficient to meet the
minimum parking demand for a commercial development.
The applicant has indicated drive-through lanes on the ends of each of the
buildings. Staff is not supportive of the placement of the drive-through lanes as
presented. The proposed drive through lanes cross traffic both entering and
exiting the drive. The existing circulation does not lend itself to drive through
lanes on the site. Staff recommends the applicant provide details concerning
how the drive-through will function without traffic conflict or remove the drive-
through lanes from the proposed site plan.
The applicant has indicated the rear of the building will be used in screening but
has indicated a drive to the rear of the eastern building. The western building is
proposed with limited openings; only those required to meet fire code. The
applicant has indicated the building will be finished on all non public sides using a
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
6
combination of decorative MCU from finished grade to the finished floor level and
decorative metal siding from the finished floor to the roof. The applicant has
indicated the maximum building height will be twenty-five feet. Along with this
decorative finish, a number of evergreen trees will be planted in the area
designated for landscaping on the plan to exceed the number required by
ordinance. The applicant has stated there will be no deliveries taken in the rear
of the buildings. The area to the north is zoned R-2, Single-family and staff feels
efforts should be made to screen the adjoining properties. Staff feels the
development should make efforts to limit the negative impact of any potential
residential development.
The applicant has indicated the days and hours of operation to vary depending
on the particular businesses located on the site. The applicant has indicated a
variety of tenants are expected to lease space in the center, including the
possibility of a restaurant or two. The applicant is requesting to be allowed some
flexibility in order to attract quality tenants to the development. The applicant has
indicated the days and hours would be customary and common to other retail
centers in the area. Staff would recommend the applicant provide details
concerning the anticipated days and hours of operation.
The applicant has indicated no fencing is proposed for the eastern property line.
The applicant has indicated screening will be provided as required by ordinance
along the perimeter of the site.
The applicant has indicated detention and storage on the site plan. The
proposed detention storage is a dry pond located in the front of the development
adjacent to Highway 10.
The applicant has not increased the driveway width to the requested 36-feet.
The applicant is requesting a 24-foot drive to act as a traffic calming device. The
applicant has stated a wider street might encourage higher speeds and parking
along the driveway. The applicant has stated a desire to keep the driveway at
the 24-feet for these stated reasons. Staff feels for better access and traffic flows
a 36-foot drive is required and would recommend the driveway width be
increased to 36-feet.
Staff is supportive of the proposed concept but feels there are too many
outstanding issues associated with the proposed request to recommend
approval. Staff feels all the issues associated with the proposed request must be
answered prior to approval of the proposed development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the proposed request as filed.
March 11, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7022-A
7
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
request for deferral to the March 11, 2004 Public Hearing. Staff stated the request
would take a waiver of the By-Laws for the deferral due to the timeliness of the request.
Staff stated they were supportive of the requested deferral.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion for the waiver of the By-Laws carried by a vote of
10 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bill Rector). The motion for
deferral carried by a vote of 11 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bill
Rector).
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Frank Riggins was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a revised plan to staff
addressing most of the issues and concerns. Staff noted concerns of an adjoining
property owner related to drainage and landscaping. Staff presented a
recommendation of approval subject to compliance with the conditions outlined in
paragraphs D, E, F and H of the above report.
Staff also presented a recommendation the driveway adjacent to the proposed drive-
through window be marked as one-way traffic and the parking be angled as proposed
on the revised site plan.
Staff presented a recommendation related to screening indicating screening be
provided along the northern and western perimeters as proposed by an eight foot wood
fence and additional plantings as required by the current landscape ordinance.
Staff presented a recommendation of approval of the request to allow an off-premise
sign on proposed Lot 3 to serve proposed Lot 2 and staff recommended signage be
limited to a single sign to serve both lots consistent with signage allowed by the
Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred
square feet in area.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: F FILE NO.: Z-7563
NAME: Rock House Short-form POD
LOCATION: 715 North University Avenue
DEVELOPER:
Rock House, LLC
11500 North Rodney Parham Road
Little Rock, AR 72212
ENGINEER:
Rickett Engineering, Inc.
78 Aberdeen Drive
Little Rock, AR 72223
AREA: 1.72 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-5, Urban Residential District
ALLOWED USES: High Density Residential Units of not more than 36-units per acre
PROPOSED ZONING: POD
PROPOSED USE: Office (General and Professional) with the 25 percent of the gross
floor area being available for selected commercial uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is proposing the placement of a two-story office building consisting
of 18,000 square feet of general and professional office uses with provisions for
some light commercial uses should they fit with office occupancy. The proposed
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
2
site plan includes fifty-nine on-site parking spaces.
The applicant is requesting to be allowed 25 percent of the gross floor area
(4,500 square feet) be allowed to be utilized by the following listed uses:
Barber/Beauty Shop, Book and Stationary Store, Drugstore, Florist, Optic Shop,
Clothing, Hobby Shop, Jewelry, or Tailor Shop.
Included in the filing is a petition for abandonment of Grant Street and “G” Street.
Grant Street currently ends at the intersection of “F” Street. The applicant is
proposing an extension of Grant Street approximately 120 feet from “F” Street to
the property line and creating adequate turn around in the parking lot for
emergency vehicles.
B. EXISTING CONDITIONS:
The property now consists of twelve residentially zoned lots in Blocks 9 and 10 of
the Lincoln Park Subdivision and a portion of Grant Street which has never been
constructed. The property is bounded by University Avenue to the west, “G”
Street (not constructed) to the north, a closed alley to the east, and a dwelling
and small office building to the south. Steep grades to the east and north lead
down to a drainage canal. Access to the site from University Avenue is right turn
only. An abandoned house with a stone exterior currently sits on the site.
Frontage along University Avenue is predominantly occupied by office and
commercial uses, with a few remaining single-family dwellings. To the east of
the site are residential uses adjacent to the drainage canal. Other uses in the
area include the Catholic Boys school a strip retail center and a public library.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Hillcrest Residents Neighborhood Association, Evergreen 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 CONDITIONS:
1. The site plan as proposed cannot be approved. An un-stable fill was placed
on this site in the regulated floodway of Coleman Creek and there are un-
resolved enforcement issues. A large portion of the site is within the mapped
floodway and floodplain. Before site plan review, a restoration plan must be
provided for the site, and a required for a Letter of Map Revision must be
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
3
prepared and submitted through this office to the Federal Emergency
Management Agency.
2. All fill slopes must conform to the land alteration ordinance. Slopes must be
at 3:1 or benched with erosion protection provided.
3. A special grading permit for Flood Hazard Areas will be required per Section
8-283 prior to any construction. Approval from the Little Rock District Corps
of Engineers may also be required.
4. University Avenue is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55-feet from centerline will be required.
5. Provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to the street including 5-foot sidewalk with the
planned development. The right turn lane for “H” Street would need to be
extended across the frontage.
6. Contact Traffic engineering at (501) 379-1816 for guidance of the driveway
location and configuration. The design must provide for a directional right-in,
right-out island and minimize traffic conflicts near the right-of-way line.
7. Storm water detention ordinance applies to this property.
8. Dedication of the Floodway and a 25-foot access easement adjacent to the
floodway will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on property. No permanent construction
within five foot either side of existing sewer main. Contact Little Rock
Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: The proposed right-of-way will require approval from the SBC right-of-way
engineer. Contact SBC at 373-5112 for additional details.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met before service is resumed. The
Little Rock Fire Department needs to evaluate this site to determine the location
of public and/or private fire hydrant(s), which will be required. A water main
extension and additional fire hydrant(s) will be installed at the Developer’s
expense. This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection. Contact CAW at 992-2438 for additional details.
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
4
Fire Department: Increase the south driveway to a minimum of 20-feet in width.
Place fire hydrants per code. Contact the Little Rock Fire Department at
918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
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 for a Planned Office Development for O-1 Quiet Office Uses.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Hillcrest Neighborhood Action Plan. The Zoning & Land Use
goal lists an objective of no net loss of residential units by demolition or
conversion to other uses.
Landscape: A portion of the proposed land use buffer along the southern
perimeter is less than the 6-foot 9-inch minimum allowed. This takes into
account the reduction allowed within the designated mature area of the city.
A 6-foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required to help screen this
property from the residential properties to the east and south.
An irrigation system to water landscaped areas will be required.
G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004)
The applicant was present representing the request. Staff stated the site plan as
proposed could not be approved. Staff stated an un-stable fill was placed on the
site in the regulated floodway of Coleman Creek and there were un-resolved
enforcement issues. Staff stated a large portion of the site was within the
mapped floodway and floodplain. Staff stated a restoration plan had been filed
and approved by the Public Works Department. Staff stated before a site plan
review could be approved located in the floodway, a restoration plan would have
to be provided for the site, and a Letter of Map Revision prepared and submitted
through the City to the Federal Emergency Management Agency. Staff stated
the process was quite lengthy and they felt the request should be withdrawn
awaiting the FEMA decision.
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
5
Additional Planning, Landscaping and Public Works comments were addressed
to allow the applicant information that would be expected if and when the site
were approved for development.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary site plan to staff addressing most
of the issues raised at the January 8, 2004 Subdivision Committee meeting. The
applicant has indicated the previously approved restoration plan will be
implemented for the site. Areas of fill will be removed from the floodway and the
slopes will be flattened to a maximum of 3:1. The applicant has indicated an
easement along the rear parking area will be dedicated for access to the
floodway.
The applicant has also indicated a dedication of right-of-way for University
Avenue from the existing centerline of fifty-five feet as required by the Master
Street Plan ordinance. The applicant has also indicated a right-turn lane will be
installed adjacent to the site and the applicant will coordinate with Traffic
Engineering to determine the exact requirements.
The applicant has indicated the proposed signage on the site plan along with a
note stating the signage will be a ground mounted sign and comply with the sign
area allowed in office zones or a maximum of six feet in height and seventy-two
square feet in area. Staff is supportive of the proposed signage.
The applicant has provided a proposed maximum building height of forty-five
feet. The applicant is proposing a two story building. The proposed elevation
indicates the building will contain a metal roof and the building will contain glass
fronts. The applicant has indicated architectural plans have not been finalized
indicating construction materials have not been fully determined.
Staff would suggest the building follow design recommendations set forth by the
Urban Land Institute for redevelopment of the area. The site lies in the
secondary area reviewed by the Urban Land Institute for redevelopment
possibilities (University Avenue from Lee Street north to Evergreen Drive. The
primary focus of the study was the area along West Markham Street from Pine
Street to University Avenue and on University Avenue from West Markham
Street to Lee Street.) “The panel did not suggest changes of the northern portion
of the secondary area, other than to continue to recognize it as a Hillcrest
neighborhood border that needs to be protected.” The panel suggested the
adoption of specific guidelines and controls that would result in less visual clutter
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
6
and provide greater convenience for pedestrians. The panel also stated the
design guidelines can help to safeguard the Hillcrest neighborhood and
concentrate mixed use development. The panel suggested the adoption of
design guidelines that would ensure compatibility with the bordering Hillcrest
residential neighborhood. Staff feels the building could be designed and
constructed to enhance the neighborhood with regard to architectural style and
construction materials.
The applicant has indicated a desire to close portions of two (2) streets located
within the development. The applicant has indicated a portion of Grant Street will
be closed from the applicant’s northern property line to the applicant’s southern
property line or approximately 210 feet. The applicant is also requesting the
closure of a portion of “G” Street from University Avenue to the applicant’s
eastern property line. The applicant is the sole owner of the properties of Grant
Street. There is an adjoining property owner to the north, which would gain the
northern portion of the abandoned Grant Street right-of-way.
Staff has been contacted by the property owner located to the south of the site
stating his desire to close Grant Street from “F” Street to the intersection with “G”
Street (the northern boundary of the applicant’s property). There are existing
utilities located in these right-of-ways and all would be required to be maintained
as utility easements. Staff feels this issue should be resolved prior to approval
of the proposed rezoning request. Staff feels should the street be closed from
“F” Street to the applicant’s southern property line the site plan will change
significantly.
The proposed site plan indicates a total of fifty-nine parking spaces. The typical
minimum parking required for an 18,000 square foot office building would be
forty-five parking spaces. The proposed parking is more than adequate to meet
the typical minimum parking demand.
Staff is supportive of the proposed use of the property as general and
professional office uses and the allowance of up to twenty-five percent of the
gross floor area to be utilized by the specified uses listed in paragraph A of this
report. Since the applicant is requesting only general and professional office ues
for seventy-five percent of the gross floor area, not a broader list of uses, such as
O-1, O-2 or O-3 with the associated accessory uses; staff supports the specific
proposed uses for the remaining twenty-five percent.
The proposed use is consistent with the future land use plan. Staff would
however suggest the overall design be given consideration and the
recommendations of the Urban Land Institute be followed to protect the integrity
of the neighborhood. Staff also recommends the applicant resolve outstanding
issues related to the closure of “F” Street prior to
March 11, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7563
7
I. STAFF RECOMMENDATION:
Staff recommends the right-of-way issue related to the closure of “F” Street be
resolved prior to consideration of the rezoning request.
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
The applicant was present representing the request. Staff stated a portion of the
request was to close Grant Street within the development. Staff stated the property
owner to the south was also requesting the closure of Grant Street adjacent to his
property. Staff stated if the street south of the development were closed then this would
affect the proposed site plan currently submitted for review. Staff presented a
recommendation of deferral to the March 11, 2004 Public Hearing to allow the owner of
the property to the south sufficient time to make application for the street closure
adjacent to his property and to allow the Commission to review the Grant Street street
closure request at the same hearing.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating a deferral was being requested.
Staff stated they were requesting the deferral to the March 25, 2004 Planning
Commission Public Hearing to allow the item to be discussed with an item filed for the
March 25, 2004 Public Hearing related to the requested street closure.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
I T E M N O . : G
Name: Chenal-Hwy 10 Ministorage,
unpermitted land alteration
Location: Undeveloped Lot 2, Northwest
Territory Addition at 24400 Chenal
Parkway north of Hwy 10 in Little
Rock, Pulaski County, Arkansas
Owner/Applicant: Chris Thornton, property owner.
Request: Appeal the corrective action of
NOV #208 which required all disturbed
areas to be restored to their original
condition.
STAFF REVIEW:
1. Master Street Plan
This portion of Chenal Parkway is a minor arterial.
2. Development Potential and Land Use
This approximate 5 acre site is adjacent to Chenal Parkway north of Hwy
10. A phased C.U.P was approved for this lot 2, and lot 1 in December,
2000. The Chenal-Hwy 10 Mini-Storage was constructed on lot 1 as part
of the C.U.P. The undeveloped properties to the east were recently
rezoned to O3, C3 and MF-12. The zoning of the undeveloped property to
the north is O3. The zoning of the undeveloped property to the south is
C3 and a utility substation. The property to the west across Chenal
Parkway is zoned C2 with a P.C.D. on the northwest corner of Chenal
Parkway and Hwy 10.
3. Neighborhood Position
Public Works has received complaints from the adjacent property owner to
the east. The applicant apparently cleared approximately 1.72 acres of
his property.
March 11, 2004
SUBDIVISION
ITEM NO.: G (Cont.) NOV #208
2
STAFF ANALYSIS:
The applicant is the owner of the Chenal-Hwy 10 Mini Storage (“mini storage”).
The mini storage and lot 2 were approved as a phased C.U.P. in December,
2000. Notice of Violation #208 (“NOV”) was issued to the applicant for un-
permitted clearing and excavating of lot 2 and 1.72 acres of the adjacent property
to the east that the applicant does not own. The cleared area is not visible from
Chenal Parkway.
The applicant proposes to develop a portion of lot 2 per the approved C.U.P. and
plans to restore the remaining disturbed area per Section 29-170(c) of the land
alteration regulations. The restoration consists of restoring all off-site slopes to
their approximate original contours, constructing on-site slopes to a configuration
that complies with the land alteration ordinance, grading all excavated areas to
obtain proper drainage; replanting trees on adjacent property; and establishing
vegetation on all disturbed areas.
Public Works is in support of the proposed corrective action of NOV #208
consisting of partial site development and restoration of remaining disturbed
areas.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 8, 2004)
Staff presented a short synopsis of the case. The applicant was not present.
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
The applicant was not present. There were no registered objectors present.
Staff stated the applicant had failed to notify adjacent property owners as
required by the Land Alteration Ordinance. Staff presented a recommendation
for the item be deferred to the March 11, 2004 to allow for proper notification.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was not present. There were no registered objectors present.
Staff stated they were requesting the item be deferred to the March 25, 2004
March 11, 2004
SUBDIVISION
ITEM NO.: G (Cont.) NOV #208
3
Planning Commission Public Hearing. Staff stated the reason for the deferral
was to allow the item to be discussed with an item which had been filed for the
March 25, 2004 Public Hearing.
There was no further discussion of the item. The item was placed on the
Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes
and 2 absent.
March 11, 2004
ITEM NO.: H FILE NO.: Z-7573
NAME: The Furniture Club Warehouse –
Conditional Use Permit
LOCATION: 6805 West 12th Street, Suite “D”
OWNER/APPLICANT: Danny Thomas Properties/Doug Berryhill
PROPOSAL: A conditional use permit is requested to allow a retail
furniture store to be operated in one lease space of
this I-2 zoned, multibuilding site.
1. SITE LOCATION:
The property is located on the south side of West 12th Street, one lot east
of Westpark Drive. The lease space in question is located in the second
building south of the street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a large, office warehouse park. The
buildings surrounding this site contain a variety of office, office warehouse
and commercial uses. Beyond the office park, the area contains a variety
of uses and zonings including a cemetery, a city park, a residential
neighborhood, the Centers for Youth and Families and additional
commercial and industrial uses. Allowing this retail furniture store in one
lease space will have no effect on the surrounding neighborhood.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Leander and University
Park Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
A 5,000 square foot retail use normally requires 16 on-site parking spaces.
The nature of this use is such that the parking requirement is much lower.
There is substantial parking available around the 3 buildings that comprise
this development. Several of the lease spaces appear to be occupied by
warehouse uses that have a low parking requirement. There is more than
sufficient parking available to accommodate the proposed use.
March 11, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7573
2
4. SCREENING AND BUFFERS:
Since this is an existing development with no changes proposed, no
landscaping upgrade or screening is required.
5. PUBLIC WORKS COMMENTS:
1. No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: No Comments received.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: A CATA Bus Route is located on West 12th Street.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 2004)
The applicant was present. Staff presented the item and noted additional
information was needed regarding days and hours of operation, number of
employees and signage. The applicant responded the business would be open
Thursday through Saturday, 11:00 a.m. to 6:00 p.m. and Sunday, 1:00 p.m. to
4:00 p.m. He stated there would be two employees and signage would consist
only of a wall sign and a panel on the complex tenant sign.
The Committee determined there were no issues and forwarded the item to the
full Commission.
March 11, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7573
3
STAFF ANALYSIS:
The I-2 zoned property at 6805 West 12th Street is occupied by a one-story,
30,000 square foot, office warehouse building. The building is one of three that
comprise the overall development. The applicant proposes to operate a retail
furniture store in one, 5,000 square foot lease area of the building. The retail use
requires a conditional use permit in I-2. No changes are proposed to the site.
The furniture store will operate Thursday through Saturday, 11:00 a.m. to 6:00
p.m. and Sunday, 1:00 p.m. to 4:00 p.m. There will be two employees. Signage
will consist of a wall mounted sign that complies with ordinance standards and a
space on the complex tenant sign that fronts onto West 12th Street. There is no
bill of assurance issue.
Staff is supportive of the proposal. The building is one of many that jointly form a
large, office warehouse park. There are several other non-warehouse uses in
the complex; including a restaurant, offices and other retail uses. There is
sufficient parking to accommodate this use. Allowing the retail furniture store in
one lease area will have no effect on the surrounding neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
there being no storage of furniture, mattresses or packing materials outside of
the building.
PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004)
The applicant was present. There were no objectors present. Staff informed the
Commission that the applicant had failed to properly complete the notification
requirement and the item needed to be deferred. There was no further
discussion.
The item was placed on the Consent Agenda and approved for deferral to the
March 11, 2004 commission meeting. The vote was 11 ayes, 0 noes and
0 absent.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to there being no storage of
March 11, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7573
4
furniture, mattress or packing materials outside of the building. There was no
further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 1 FILE NO.: S-45-A-55
NAME: Otter Creek Business Park Subdivision Preliminary Plat
LOCATION: On the Southwest corner of I-30 and Mabelvale West Road
DEVELOPER:
430-Investments, LLC
c/o Dickson Flake Partners
P.O. Box 3546
Little Rock, AR 72203
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 22.49 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: I-2, Light Industrial District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide 22.49 acres into two non-residential lots.
The lots are currently zoned I-2, Light Industrial. The proposal includes Lot 1
containing 2.75 acres and Lot 2 containing 18.66 acres. The lots will share a
single drive located on the frontage road as access to the site. Each lot will also
access Otter Creek South Road. The applicant has indicated dedication of right-
of-way for the existing private street per the Master Street Plan.
B. EXISTING CONDITIONS:
The site is vacant and tree covered site is located at the intersection of
Mabelvale West Road and I-30. There are large warehousing activities and
smaller office/warehouse activities located in the area. Across Mabelvale West is
a motel, City of Little Rock Fire Station, Southwest Hospital and an office
complex with medical related offices.
March 11, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-55
2
The I-30 Frontage Road is one-way adjacent to the site traveling eastbound.
There is a private street located adjacent to the southern boundary of the
property. The road appears to be functioning as a public street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and Southwest Little Rock Untied for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Otter Creek South Road is shown in Public Works records as a private street,
however it currently functions as a public street. The right-of-way should be
dedicated on the plat, and the street constructed to Master Street Plan
standards when the property on Mabelvale South develops.
2. The proposed land use would classify Mabelvale South and the I-30 Frontage
Road on the Master Street Plan as commercial streets. A minimum
dedication of right-of-way to 30 feet from centerline would be required. A 20
foot radial dedication of right-of-way is required at the intersection of the
streets.
3. Provide design of streets conforming to the Master Street Plan. Construct
one-half street improvement to these streets including 5-foot sidewalks with
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.
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 street light
requirements.
7. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Driveway locations and widths do not meet the traffic access and circulation
March 11, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-55
3
requirements of Sections 30-43 and 31-210. The lots fronting I-30 must show
a shared single driveway access centered on the property line. The width of
driveway must not exceed 36 feet.
9. For Lot 2, driveway access to the Frontage Road would not be allowed north
of the I-30 exit ramp. Access must be through the shared drive on I-30, from
Mabelvale West if approved by the Highway Department, and from Mabelvale
South.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lot 1 if service
is required for the project. Contact Little Rock Wastewater at 688-1414 for
additional details.
Entergy: A 10-foot easement is required along the east and south property
lines of Lot 1. Contact Entergy for additional details.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A 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 a private fire system. A water main extension will be
required in order to provide service to this property. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
March 11, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-55
4
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the request
was a preliminary plat for a two-lot plat located near Mabelvale West Road and
I-30. Staff requested additional information be provided to allow the completion
of their review process. Staff requested the applicant provide the name/address
and source of title of the owner of the proposed preliminary plat. Staff also
requested the applicant indicate the limits of the floodway and/or floodplain on
the proposed plat area as well as the owners of property abutting the plat area.
Staff questioned the status of the roadway located to the south of the site.
Mr. McGetrick stated it appeared the roadway was a private road and his
research had not shown the roadway was ever dedicated. He stated he would
continue to research the issue. Staff stated dedication of right-of-way and one-
half street construction would be required per the Master Street Plan. Staff
stated Mr. McGetrick should contact the Highway Department to verify locations
of driveway cuts along the frontage road as well as Mabelvale West Road.
Staff noted comments from the other reporting departments and agencies
suggesting Mr. McGetrick contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at
the February 19, 2004 Subdivision Committee meeting. The applicant has
indicated the source of title of the owner of the proposed plat area, the limits of
the floodway and/or floodplain (no area of the proposed plat area lies within the
floodway or floodplain) and the owners of abutting properties.
The applicant has indicated Otter Creek South is a private street. The proposed
preliminary plat indicates a dedication of right-of-way 30-feet from the centerline
of the existing roadway and construction of one-half street improvements. The
proposed site plan also includes a shared driveway location on the property line
to serve the two lots from the I-30 Frontage Road. Each of the lots will have
drives located on Otter Creek South Road.
The proposed preliminary plat conforms to the minimum requirements of the
Subdivision Ordinance. The minimum lot size required for an I-2, Light Industrial
District zoned site is 14,000 square feet. The minimum lot size proposed is 2.75
acres; more than adequate to meet the minimum size requirement. The
applicant has indicated a fifty foot front yard building line adjacent to the I-30
Frontage Road. The applicant has also indicated a shared driveway location to
March 11, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-55
5
serve the development, limiting the number of curb cuts on the I-30 Frontage
Road.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels if the proposed plat is developed as proposed,
there will be minimal to no adverse impact on the adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated to their
knowledge there are no outstanding issues associated with the proposed request. Staff
presented a recommendation of approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff stated if the applicant would plat a ten foot no vehicular access easement along
the I-30 Frontage Road the applicant would be allowed two driveway locations along
Mabelvale West Road.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 2 FILE NO.: S-45-A-56
NAME: Otter Creek Plaza Subdivision Revised Preliminary Plat
LOCATION: On the Northeast corner of Otter Creek Parkway and Stagecoach Road
DEVELOPER:
Gene Cauley
c/o Dickson Flake Partners
P.O. Box 3546
Little Rock, AR 72203
ENGINEER:
White-Daters Engineers
#24 Rahling Circle
Little Rock, AR 72223
AREA: 7.2 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of a lot without
public street frontage.
BACKGROUND:
The applicant previously proposed to subdivide this C-3 zoned, 7.2-acre tract into five
non-residential lots. The plat consisted of five lots ranging in size from 0.87 acres to
2.15 acres. Shared driveways and access were to be used to limit the number of curb
cuts onto the two arterials. Stagecoach Road has been constructed to Master Street
Plan standard with the necessary right-of-way in place. Otter Creek Road would be
widened to one-half of a 59-foot street with sidewalks as a part of the proposed plat.
The applicant proposed the lots to be final platted as development for each lot became
imminent. The sidewalks were to be constructed when the adjacent lot developed. The
Commission approved the preliminary plat on August 7, 2003.
March 11, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56
2
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved preliminary plat
to allow the development of four (4) commercially zoned lots on this 7.2-acre site.
The applicant has indicated three of the lots will have public street frontage from
Stagecoach Road or Otter Creek Parkway but the third lot (proposed Lot 3) will
be served by a private access and utility easement. The proposed lots range in
size from 1.594 acres to 2.076 acres. The applicant has indicated shared drives
for lots abutting the street to limit the number of curb cuts.
B. EXISTING CONDITIONS:
The site is vacant and has access to Otter Creek Parkway and Stagecoach
Road. The area is predominately non-residential in nature with a large shopping
center containing a grocery store and several neighborhood commercial type
uses and a drive-in restaurant located on an out parcel. There is a large vacant
C-2 zoned site located to the southwest of the site adjacent to the drive-in
restaurant. The area to the south, across Otter Creek Parkway is zoned C-3 and
being used as an office use.
Stagecoach Road is a five lane road narrowing to two lanes at the intersection of
Otter Creek Parkway and Stagecoach Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
owners of property abutting the proposed site along with the Otter Creek
Homeowners Association and Southwest United for Progress were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way dedications and boundary street improvements are indicated on
the plat.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
3. Storm water detention ordinance applies to this property.
4. Align the proposed driveway on Stagecoach to match the commercial
driveway to the west.
March 11, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lot 2 if service
is required for the project. Contact Little Rock Wastewater at 688-1414 for
additional details.
Entergy: A 30-foot easement is required for all overhead 3-Phase electrical
facilities. Contact Entergy for additional details.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A 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 a private fire system. A water main extension will be
required in order to provide service to this property. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Additional fire hydrants may be required. Contact the Little
Rock Fire Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed preliminary plat indicating there were additional items
necessary to complete the review. Staff noted the previous approval included
the drives along Stagecoach Road aligning with drives located to the west. Staff
requested the applicant revise the proposed plat to align the driveway on
Stagecoach Road with the drive located to the west. Staff also requested the
March 11, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56
4
applicant indicate the zoning classification within the plat boundary and of
abutting areas shown.
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to the property and a grading permit in accordance with
Section 29-186 (c) and (d) would be required prior to any land clearing or grading
activities.
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 the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated the proposed drive along Stagecoach Road to align with a drive
located to the west. The applicant has also indicated the existing zoning
classification within the proposed plat boundaries and of abutting parcels.
The site is currently zoned C-3, General Commercial District, which allows the
development of lots at a minimum of 14,000 square feet. The applicant has
indicated the lot sizes ranging from 1.59 acres to 2.07 acres. The proposed
minimum lot sizes are more than adequate to meet the minimum lot size per the
Subdivision Ordinance.
The applicant has indicated the development will share access through a 40-foot
access and utility easement. The drive locations will be located on shared lot
lines to allow the number of drives to be limited to one on each on the abutting
streets. Staff is supportive of the proposed drive locations and access proposed.
The applicant is requesting a variance from the Subdivision Ordinance. The
applicant has indicated the creation of a lot without public street frontage.
Proposed Lot 3 will be provided access through the mentioned 40-foot access
and utility easement. Staff is supportive of the requested variance to allow the
creation of a lot without public street frontage.
Staff is supportive of the proposed request. The applicant has indicated a
proposed preliminary plat for C-3 zoned property creating four individual lots and
an access and utility easement to serve the development. The applicant has
indicated a desire to create a commercial center style development with each of
the buildings owning their own parcel. The proposed variance (creation of a lot
without public street frontage) should have minimal to no adverse impact on the
development of the lands due to the 40-foot access and utility easement being
put in place.
March 11, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56
5
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff recommends approval of the proposed preliminary plat
and the associated variance.
I. STAFF RECOMMENDATION:
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 requested variance to allow the creation of a
lot without public street frontage for proposed Lot 4.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
of the request subject to compliance with the conditions outlined in paragraphs D, E and
F of the above report.
Staff also presented a recommendation of approval of the requested variance to allow
the creation of a lot without public street frontage for proposed Lot 4.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 3 FILE NO.: S-185-P
NAME: Little Rock Port Subdivision Tract C Area 101 Revised Preliminary Plat
LOCATION: North of Slone Drive, South of Lindsey Road
DEVELOPER:
Fleming Building Company of Arkansas
1001 West Fort Gibson Road
Catoosa, OK 74015
ENGINEER:
Garver Engineers, LLC
1010 Battery Street
Little Rock, AR 72202
AREA: 59.43 acres NUMBER OF LOTS: 6 FT. NEW STREET: 1824 L.F.
CURRENT ZONING: I-3, Industrial District
PLANNING DISTRICT: 25
CENSUS TRACT: 40.07
VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced front yard
building line.
A. PROPOSAL/REQUEST:
Tract C was platted in 1974 and consists of approximately 60 acres. A 550,000
square foot warehouse with related rail and truck facilities was constructed by GE
and has been utilized for 30 years. The Kansas City Life Insurance Company
purchased Tract C and Applica presently utilizes the existing warehouse space.
The old GE building is proposed to be included in a single lot (Lot C1) and the
area south of Lot C1 is proposed as Lot C2. Lots C3 – C6 are located along the
east edge of the property and will be used for four proposed warehouse
buildings. The applicant has indicated a new industrial street (Trout Road) will be
added to serve the four easterly lots from the west side. The applicant is
requesting two phases; the development of Lots C3 and C6 in the first phase with
Lots C4 and C5 developed in the second phase. The roadway and drainage
improvements will be constructed in the first phase.
March 11, 2004
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-185-P
2
B. EXISTING CONDITIONS:
The site is located in the Port of Little Rock where there are numerous industrial
buildings and activities. The site contains a large industrial building currently
occupied by Applica. There is a large vacant grass covered area on the east and
southern portion of the lot. There is a rail spur located along the eastern
boundary of the property. Other uses in the area include industrial uses on I-3
zoned properties. Adjacent to the site, Lindsey Road and Sloane Drive are
constructed to industrial road standards per the Master Street Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the College Station Progressive League were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Trout Road is to be constructed to the industrial street standards of the
Master Street Plan and dedicated as a public street.
2. The ends of new Trout Road must be designed to facilitate truck-turning
movements without crossing into the opposing lane. A larger radius with a
throat width of 50 feet with a 160-foot taper is suggested.
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. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to 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. Driveway locations and widths are acceptable under the traffic access and
circulation requirements of Sections 30-43 and 31-210.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
March 11, 2004
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-185-P
3
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: A water main extension will be required. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all meter connections
including any metered connections off a private fire system. All Central Arkansas
Water requirements in effect at the time of request for water service must be met.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure and
fire protection. Contact Central Arkansas Water at 992-2438 for additional
information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff presented an
overview of the proposed request indicating there were additional items
necessary to complete the review. Staff requested the applicant provide the
linear feet of internal street in the general notes section of the proposed
preliminary plat. Staff also requested the applicant provide the names of
recorded subdivisions abutting the plat area. Staff requested the applicant
provide the source of water and the means of wastewater disposal in the general
notes section of the preliminary plat.
Public Works comments were addressed. Staff stated the ends of new Trout
Road must be designed to facilitate truck-turning movements without crossing
March 11, 2004
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-185-P
4
into the opposing lane. Staff stated the driveway locations and widths were
acceptable under the traffic access and circulation requirements of Sections
30-43 and 31-210.
Staff noted comments from other reporting departments and utilities. Staff
suggested the applicant contact them individually for additional information.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at
the February 19, 2004 Subdivision Committee meeting. The applicant has
indicated the source of water as Central Arkansas Water and the means of
wastewater disposal as Little Rock Wastewater Utility. The applicant has also
indicated the names of recorded subdivisions abutting the plat area. The
proposed preliminary plat indicates the addition of 1824 linear feet of new street
as a result of the plat.
The applicant has satisfied Public Works with regard to street design and
driveway locations. The applicant has indicated new Trout Road designed to
facilitate truck-turning movements without crossing into the opposing lane.
The applicant is requesting a variance to allow a reduced front yard building line.
The applicant has indicated a thirty-nine foot building line adjacent to proposed
Trout Road. The ordinance typically requires a fifty-foot front yard building line
adjacent to the street. Staff is supportive of this request. The proposed
development will internalize parking between the warehouse buildings. The new
road will be constructed to industrial street standards and the reduced building
line should have minimal to no adverse impact on the adjoining properties.
Staff is supportive of the proposed request. The applicant has indicated the
development of 59.43 acres into six (6) industrial lots. The lots are currently
zoned I-3 which requires a minimum lot size of one (1) acre. The proposed lots
are more than adequate to meet this requirement; ranging in size from 3.02 acres
to 27.38 acres. To staff’s knowledge there are no outstanding issues associated
with the proposed request. Staff feels if the proposed preliminary plat is
approved as presented there should be minimal to no adverse impact on
adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
March 11, 2004
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-185-P
5
Staff recommends approval of the requested variance to allow a reduced front
yard building line, adjacent to Trout Road.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating the applicant had submitted a
letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004
Planning Commission Public Hearing. Staff stated the deferral would require a waiver
of the By-Laws related to the late deferral request. Staff stated they were supportive of
the By-law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 4 FILE NO.: S-686-D
NAME: River Ridge Pointe Subdivision Lot 2 Replat
LOCATION: On River Ridge Pointe
DEVELOPER:
Marlow Morgan
2200 Riverfront Drive #7201
Little Rock, AR 72201
ENGINEER:
Ollen Dee Wilson
2523 North Willow Street
North Little Rock, AR 72114
AREA: 5.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 3
CENSUS TRACT: 22.01
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow the creation of two pipe stem lots.
2. A variance to allow a reduced lot width of the pipe stem and a variance to allow an
increased depth of the pipe stem.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for a site containing
64.3 acres and forty-four lots at their July 8, 1986, Public Hearing. The final plat for the
area was reviewed and executed in September of 1987. The proposed site contained a
single pipe stem lot with a fifty-foot width at the street and four hundred eighty-five feet
of depth. The applicant proposed a twenty-foot access drive. The overall lot dimension
outside the pipe stem averaged four hundred feet by nine hundred feet. The total lot
contained five acres.
March 11, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-686-D
2
A. PROPOSAL/REQUEST:
The applicant is now proposing to split the previously final platted five acre lot.
The proposed lot split will contain two pipe stem lots with a reduced lot width for
a pipe stem and an increased depth of the pipe stem. Each lot stem will be
approximately twenty-five feet. The applicant is proposing the placement of a
single eighteen-foot access drive to serve the two lots. Each lot will contain
approximately two and one-half acres. The applicant has indicated buildable
areas on the proposed plat.
B. EXISTING CONDITIONS:
The site is vacant and tree covered. The terrain is very steep falling to the center
of the proposed plat area and rising rapidly to the west of the site. There are
easements located within the proposed plat area for both water and wastewater.
The area is developed with single-family homes on large lots.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the River Ridge Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No city services will be provided on the private access easement. Per
current alley standards, 18-foot minimum pavement width is to be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater at 688-1414 for
additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-686-D
3
Central Arkansas Water: Show existing platted utility easement. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. All Central Arkansas Water requirements in effect at the time
of request for water service must be met. This development will have minor
impact on the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff briefly described the
proposed development indicating there were additional items necessary to
complete the review process. Staff requested the applicant provide the proposed
source of water, means of wastewater disposal and the certificates of platting on
the proposed plat. Staff also requested the applicant provide contours and the
proposed buildable areas. Staff stated the site was very steep and questioned
the buildability of the lots.
Mr. Dee Wilson, representing the applicant, questioned the requirement of the
minimum driveway width and the required location of the drive. Staff stated the
fire department required a minimum of eighteen feet of paved surface and the
drive would need to be extended to the property line of Lot 2B.
Staff also noted the applicant would be required to contact the Little Rock Fire
Department and receive written verification of the need for additional fire
hydrants. Staff stated Central Arkansas Water had requested the written
verification to assure adequate fire protection was in place.
There was no additional discussion of the item. The Committee then forwarded
the item to the full Commission for final action.
March 11, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-686-D
4
H. ANALYSIS:
The applicant submitted a revised plat to staff, as requested at the February 19,
2004 Subdivision Committee meeting, indicating the source of water, means of
wastewater disposal and the certificates of platting. The applicant has indicated
Central Arkansas Water as the source of water and the Little Rock Wastewater
Utility as the means of wastewater disposal for the proposed development. The
applicant has also indicated contours on the proposed plat along with the
proposed buildable areas. The site has a valley running through the middle of
the proposed plat area, limiting the buildable area of the lots. Even though the
site has constraints due to elevation changes it appears there is sufficient area
for construction of the new homes on the proposed lots.
The applicant has also indicated an eighteen foot paved driveway extending from
River Ridge Pointe to proposed Lot 2B. The drive will be a shared drive and is to
be constructed within the fifty-foot area (twenty-five feet each) of the pipe stems
proposed for the lots. The proposed pipe stems are labeled as an access and
utility easement to allow services to each of the lots.
The applicant has indicated the Fire Department is evaluating the site to
determine if additional fire hydrants are needed to serve the proposed
development. If additional fire hydrants are necessary they will be secured at the
time of final platting.
The proposed plat requires two variances from the Subdivision Ordinance. The
plat contains a variance to allow the creation of a pipe stem lot and a variance
from the minimum width of the pipe stem and the maximum depth of the pipe
stem. Staff is supportive of the proposed requested variances. An eighteen-foot
driveway will serve the proposed lots adequate; to meet the minimum alley
widths per current city code. The lot area appears to be more than adequate to
meet all required setbacks and have sufficient area for development. The
previous plat included the development of the lot as a pipe-stem with a fifty-foot
stem at the street and a twenty-foot access drive. Staff does not feel the
replatting of the lot into two individual lots will have any adverse impact on the
surrounding area. To Staff’s knowledge there are no outstanding issues
associated with the proposed request. Staff recommends approval of the
request to replat Lot 2 of the River Ridge Pointe Addition into Lots 2A and 2B and
the associated variances.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
requirements outlined in paragraphs D, E and F of the above report.
March 11, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-686-D
5
Staff recommends approval of the requested variance to allow the creation of
pipe stem lots for Lots 2A and 2B.
Staff recommends approval of the requested variance to allow a reduced width of
the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition.
Staff recommends approval of the requested variance to allow an increased
depth of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition.
Staff recommends all issues related to the placement of fire hydrants be resolved
prior to final platting.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the requirements outlined in
paragraphs D, E and F of the above report.
Staff presented recommendations of approval of the requested variance to allow the
creation of pipe stem lots for Lots 2A and 2B of the River Ridge Pointe Addition, the
requested variance to allow a reduced width of the pipe stem for Lots 2A and 2B of the
River Ridge Pointe Addition and the requested variance to allow an increased depth of
the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition.
Staff also presented a recommendation that all issues related to the placement of fire
hydrants be resolved prior to final platting.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 5 FILE NO.: S-867-EEEEE
NAME: Chenal Valley Phase 2 Commercial Subdivision Revised Preliminary Plat
LOCATION: On the Southeast Corner of Cantrell Road and Chenal Parkway
DEVELOPER:
Wal-Mart Store, Incorporated
702 S.W. 8th Street
Bentonville, AR 72716-0550
ENGINEER:
Carlson Consulting Engineers
7731 Highway 70, Suite 210
Bartlett, TN 38133
AREA: 28.63 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0
CURRENT ZONING: C-3, With Conditions – General Commercial District with
a site plan review
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Chenal Valley Phase II Commercial – Preliminary Plat was reviewed and approved by
the Little Rock Planning Commission on October 15, 1998. The original submission
contained approximately 53.3 acres and included twenty lots of various zoning
classifications. The applicant amended his request to be eight (8) lots and to only
include the land area located on the southeast corner of Cantrell Road and Chenal
Parkway, a large potion of the area currently under review.
A final plat was executed for Lot 1 of the proposed preliminary plat area. Lot 1 contains
2.2 acres and was filed with the Pulaski County Clerk on December 31, 1998 (Plat Book
F Page 412).
March 11, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-867-EEEEE
2
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved preliminary plat to
include the development of four lots. The proposal includes Lots 2, 3 and 4 (Lot
1 was previously final platted). The lots range in size from 1.05 acres to 26.16
acres more or less. The new Wal-Mart Super center will be located on Lot 2.
The applicant has indicated all required street improvements will be constructed
in conjunction with the construction of the Wal-Mart Super center currently under
construction. The applicant has also indicated no new drives from Cantrell Road
or Chenal Parkway are proposed. The drives will remain as was previously
approved by the Planning Commission at their October 31, 2001 Public Hearing
related to the Wal-Mart Super center site plan review.
B. EXISTING CONDITIONS:
The site has been cleared for construction of the Wal-Mart Super Center.
Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four-lane
road with a center turn lane at the intersection of Chenal Parkway and Cantrell
Road.
Other uses in the area include a Quick Stop Service Station on the northwest
corner and mini-warehouses on the northeast corner of Chenal Parkway and
Cantrell Road. The southwest corner is zoned C-3, General Commercial and is
currently undeveloped. There is an Entergy easement along the east property
line with a church located further to the east of the site. Vacant O-2 zoned
property is located to the south of the site with OS zoned property located
between the office zoning and the single-family residential located further south
and east of the proposed development. South and west of the proposed
development are also single-family residences adjoining vacant O-2 and C-2
zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the Aberdeen Court Property Owners Association,
the Bayonne Place Property Owners Association, the Margeaux Property
Owners Association and the DuQuesne Place Property Owners Association were
notified of the public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-867-EEEEE
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No Comment. It appears there are no revisions to the approved right-of-way
lines, curb cuts, or access easements as previously approved.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The existing 15-foot-wide
waterline easement (recorded as instrument no. 98-021076) should be shown.
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.
Contact Central Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Mike Dedman was present representing the request. Staff gave an overview
of the proposed development indicating to Mr. Dedman there were questions
concerning the proposed preliminary plat. Staff questioned the grading
easement located to the south. Mr. Dedman stated this was a previous
March 11, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-867-EEEEE
4
agreement with Chenal Properties, which was abandoned when the city did not
agree to allow off-site grading. Staff recommended the easement be removed.
Staff also questioned if there was to be a phasing plan. Mr. Dedman stated the
lots would be final platted all at one time. Staff requested the certificates of
preliminary platting be included on the proposed preliminary plat. Mr. Dedman
stated this issue would be corrected.
The proposed revision to the Wal-Mart site was discussed with the proposed
preliminary plat. Staff noted there were few outstanding issues related to this
item and requested notification of property owners as required by the Planning
Commission By-Laws. 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 February 19, 2004 Subdivision Committee meeting. The
applicant has removed the grading easement located to the south of the property
and has included the certificates of preliminary platting. The applicant has also
indicated lots will be developed in one phase.
Staff is supportive of the proposed request. The proposed lot sizes meet the
minimum requirements of the Subdivision Ordinances and the applicant has
indicated the required setbacks per the zoning ordinance. The preliminary plat
was approved for eight (8) lots. Staff feels the reduced number of lots will not
have any adverse impact on the adjoining properties. In addition, most of the
proposed plat area falls within the area zoned C-3, with conditions, which
requires a site plan review of the proposed development prior to receiving a
building permit.
Proposed Lot 4 is a separate item on this agenda (Item No. 17 – File No. Z-5097-
F); a request for a site plan review for a Murphy Oil Fueling Station. The
applicant will be required to submit for a site plan review prior to the development
of proposed Lot 3 if the condition of site plan review remains on the zoning as it
currently exist.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. The proposed lots meet with minimum requirements with
regard to minimum lot size, front yard building line and minimum lot widths.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
March 11, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-867-EEEEE
5
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 6 FILE NO.: S-1310-B
NAME: Cantrell Loops Subdivision revised Preliminary Plat
LOCATION: North of Cantrell Road at Taylor Loop Road
DEVELOPER:
Grayson Revocable Trust
5317 JFK Boulevard
North Little Rock, AR 72116
ENGINEER:
The Mehlburger Firm
201 South Izard Street
Little Rock, AR 72201
AREA: 4.265 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: C-3 – General Commercial District and R-2 – Single-family
PLANNING DISTRICT: 20
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of a lot without
public street frontage.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a preliminary plat for the
Cantrell Loops Subdivision on May 31, 2001. The proposal included the subdivision of
6.54 acres along the north side of Cantrell Road (at the east leg of Taylor Loop Road)
into two (2) lots for commercial development. The property was zoned R-2 and C-3.
The applicant indicated a 60-foot access easement between Lots 1 and 2 as the
primary access to the two-lot development. A second drive was proposed
approximately 300 feet to the west along the frontage of Lot 1.
The plat indicated a 100-foot front yard building line as required by the Highway 10
Design Overlay District Ordinance. A rezoning request for Lot 1 was also approved as
a separate item on the agenda to rezone the site to Planned Commercial Development
to allow for the construction of a Walgreen’s store.
March 11, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1310-B
2
Lot 1 was final platted as a part of the Walgreen’s development. Lot 2 has not been
final platted.
The applicant submitted a proposed Planned Commercial Development for Lot 2 of the
site to be considered by the Planning Commission at their January 29, 2004 Public
Hearing (Item No. E.1 – File No. Z-7022-A). Prior to the Commission meeting the
applicant requested the item be deferred to the March 11, 2004 Public Hearing to allow
time for submission of the currently requested preliminary plat. The applicant submitted
a request on February 26, 2004, for the item to be amended to include the site plan of
proposed Lot 2.
A. PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved preliminary plat to allow
a three (3) lot plat. Lot 1 was previously final platted and the applicant is
proposing a further division of proposed Lot 2 into Lots 2 and 3.
Proposed Lot 2 will require a variance from the Subdivision Ordinance to allow
the creation of a lot without public street frontage. Proposed Lot 2 is currently
zoned R-2, Single-family. The applicant has submitted a request to amend a
previously filed PCD application to only include the development plan for
proposed Lot 2 (Item No. E.1 – File No. Z-7022-A).
The proposed preliminary plat indicates a 60-foot access easement to serve
Lot 2. Proposed Lot 3 is currently zoned C-3, General Commercial District. The
applicant has indicated the lot will be developed per the existing zoning.
B. EXISTING CONDITIONS:
The site is mostly wooded along the northern perimeter and vacant grass
covered along Cantrell Road. There is a Walgreen’s Store located on Lot 1 of
the development and the driveway to serve the development and a traffic signal
has been installed at the intersection with Cantrell Road and Taylor Loop Road.
There is a commercial development located to the east, with both occupied and
vacant single-family residences to the west. There are commercial uses at the
southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single-
family residence at the southeast corner. The property to the north is
undeveloped and zoned R-2, Single-family District.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents
concerning the proposed preliminary plat. All property owners located within
200-feet of the proposed development, all residents who could be identified
March 11, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1310-B
3
located within 300-feet of the proposed development, the
Westchester/Heatherbrae, the Secluded Hills, the Westbury and the Charleston
Height/North Rahling Road Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
2. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
3. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. One-way
traffic should be provided in the aisle areas near the drive through windows.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter(s). 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. 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. Each parcel that
does not have access to adequate public fire hydrants must have at least one
private fire hydrant. 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
992-2438 for additional information.
March 11, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1310-B
4
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Frank Riggins was present representing the request. Staff gave an overview
of the proposed request stating there were additional items necessary to
compete the final review. Staff requested the applicant provide the front yard
building line, the certificates of preliminary platting, the names of owners of all
abutting lands, a metes and bounds legal description and the limits of the
floodway/floodplain on the proposed preliminary plat. Staff also requested the
applicant provide the proposed source of water and the means of wastewater
disposal in the general notes section of the proposed preliminary plat.
Public Works comments were addressed. Staff stated a grading permit in
accordance with Section 29-186 (c) and (d) would be required prior to any land
clearing or grading activities. Staff also stated the storm water detention
ordinance would apply to the property.
Staff reaffirmed comments from the item deferred from the January 29, 2004
Public Hearing concerning the potential development of a strip retail center
located on proposed Lot 2. Staff stated the drive-through window was not
acceptable since the location would cause conflicting traffic movements. Staff
also questioned the treatment of the rear of the structure and the proposed
openings. Staff stated the proposed access easement should not extend to the
northern property line.
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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated the front yard building line, the certificates of preliminary
platting, the names of owners of all abutting lands and a metes and bounds legal
March 11, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1310-B
5
description of the proposed preliminary plat area. The applicant has also
indicated no portion of the proposed plat area lies within the floodplain or
floodway. The applicant has indicated the source of water as Central Arkansas
Water and the means of wastewater disposal as Little Rock Wastewater Utility.
The applicant has indicated the creation of a lot without public street frontage,
which requires a variance from the Subdivision Ordinance. Staff is supportive of
the requested variance. The development will be served by a sixty-foot access
and utility easement with a cross access and parking easement to be filed
between the three lots.
The applicant has indicated a sign easement on proposed Lot 3 for proposed Lot
2 to allow signage along Cantrell Road. The sign will be a shared sign between
the two developments consistent with Highway 10 Design Overlay District
requirements, or a single ground mounted monument style sign, a maximum of
ten feet in height and seventy-two square feet in area.
The applicant has revised the proposed site plan for Lot 2 of the development,
the previously deferred PCD (Item #E.1 – File No. Z-7022-A). The applicant has
indicated the drive-through lane as a one-way traffic lane and striped parking to
indicate such. The applicant has also indicated the rears of buildings will act as
screening and no doors or windows will be place on the rear of the building other
than those required by fire code. The applicant has indicated mechanical
equipment will be placed in an area that will not be intrusive to the adjoining
single-family zoned properties. The applicant has indicated the west and north
property lines will be screened by a six foot wood fence with additional plantings
of evergreens to further screen the site from adjoining properties. Staff is
supportive of the proposed screening.
Staff is supportive of the proposed preliminary plat and the proposed site plan for
the revised planned development. Staff feels the proposed development should
have minimal to no adverse impact if developed as proposed. The applicant has
indicated required screening to shield the single-family zoned properties located
to the west and north of the site. To staff’s knowledge there are no outstanding
issues associated with the proposed request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff recommends approval of the requested variance from the Subdivision
Ordinance to allow the creation of a lot without public street frontage.
March 11, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1310-B
6
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Frank Riggins was present representing the request. Staff presented the item and
indicated to their knowledge there are no outstanding issues associated with the
proposed request. Staff presented a recommendation of approval of the request
subject to compliance with the conditions outlined in paragraphs D, E and F of the
above report.
Staff presented a recommendation of approval of the requested variance from the
Subdivision Ordinance to allow the creation of a lot without public street frontage.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 7 FILE NO.: S-1409-A
NAME: Madison Valley Subdivision Revised Preliminary Plat
LOCATION: South of Taylor Loop Road on Montgomery Road
DEVELOPER:
Card Investment, LLC
12418 Cantrell Road
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 24.59 acres NUMBER OF LOTS: 83 FT. NEW STREET: 2,850 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow double frontage lots.
2. A variance to allow an increased lot depth to width ratio for selected lots.
3. A variance to allow a reduced front yard building line for selected lots.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved this site for a preliminary
plat at their December 4, 2003 Public Hearing. The applicant proposed the subdivision
of 19.2 acres into 75 single-family lots. The applicant indicated the average lot size to
be 65-feet by 110-feet or 7,150 square feet. The proposed development was to add
2,850 linear feet of new street to the City. The development included ½ street
construction to Montgomery Road adjacent to the site and the construction of three new
residential streets.
The applicant requested a portion of Montgomery Road right-of-way be abandoned.
The area to the south is owned by Chenal Properties and their preliminary design of a
proposed development did not indicate access to Montgomery Road. The applicant
March 11, 2004
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A
2
indicated a right-of-way abandonment would be secured prior to development of the
proposed lots affected by the right-of-way.
A. PROPOSAL/REQUEST:
The applicant is proposing a revision to the previously approved preliminary plat.
The proposed revised preliminary plat includes the subdivision of 24.59 acres
into 83 single-family lots. The proposed revision includes the addition of land to
the development and increasing the overall average lot size within the
development.
The applicant is proposing three variances related to the Subdivision Ordinance.
The applicant is requesting a variance to allow the creation of double frontage
lots, a variance to allow a reduced front building line and a variance to allow an
increased lot depth to width ratio for selected corner lots. The applicant has
indicated the proposed subdivision will be constructed in two (2) phases.
B. EXISTING CONDITIONS:
The developer has begun construction of the previously approved preliminary
plat, clearing and grading the site in preparation of installation of the basic
infrastructure. The area contains a scattering of homes along Montgomery Road
on acreage along the east side of the road. Pennwyck Subdivision is also
located across Montgomery Road to the east. The Baptist Church property is
located east of the site with the church owning most of the land adjoining the
eastern boundary of the plat. The area to the west contains homes located on
five plus acre tracts accessed by Carter Lane. To the north of the site along
Taylor Loop Road is the Montessori School campus.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed development. The Westchester/Heatherbrae
Neighborhood Association and the Charleston Heights/North Rahling Road
Neighborhood Association and all abutting property owners were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Taylor Loop is classified on the Master Street Plan as a collector street.
Dedicate right-of-way to 30 feet from centerline and construct 1/2 of a 36 foot
Street. Sidewalks are required.
March 11, 2004
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A
3
2. Larger drainage piping and additional easements may be required to handle
the anticipated up-stream flow to the site. Contact Public Works, David
Hamilton, at 244-5402.
3. Provide calculations indicating the preliminary sizing of the detention basin.
The basin should be built as part of the initial phase of the development.
Easements for the inlet and outlet of the storm water detention facilities are
required.
4. Holland Lane does not meet design standards for curvature and tangent
distance between reverse curves.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required in order to provide service to this property. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. Contact Central Arkansas Water at
992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
March 11, 2004
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A
4
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview indicating the requested revision was to add additional acreage to the
previously approved preliminary plat. Staff requested additional information be
included on the proposed preliminary plat including the name/address and
source of title of the landowner. Staff also requested the applicant provide a
phasing plan, if applicable.
Public Works comments were addressed. Staff stated Taylor Loop Road was
classified on the Master Street Plan as a minor arterial and one-half street
construction would be required. Staff also stated sidewalks would be required.
Staff stated proposed Holland Lane did not meet current design standards for
curvature and tangent distance between reverse curves.
Staff stated there were concerns with the total volumes of water. Mr. McGetrick
stated the topography split at Gooch Drive. Staff recommended Mr. McGetrick
meet with staff to ensure the proposed detention was adequate.
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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated the name/address and source of title of the landowner.
The applicant has also provided a phasing plan for the proposed development.
The applicant has indicated the development will be constructed in two phases
with the first phase containing the proposed detention and Lots 7 – 83. The
second phase (Lots 1 – 6) will be constructed in the future.
The applicant has indicated a 20-foot easement along the lot lines of proposed
Lots 79 and 80 to allow sewer to be extended to the property located to the east.
The applicant has also indicated the extension of public right-of-way to the north
of Gavin Court to allow access to the site as well. The proposed easements and
right-of-way will allow the eastern property owner access to city services and
public streets should they decide at some point in the future to further subdivide
their property.
The applicant has revised the preliminary plat to address Public Works concerns
related to Holland Lane. The applicant has shortened the proposed street length
and added a cul-de-sac to the north. The applicant has also increased the
proposed detention area to 20,000 square feet.
March 11, 2004
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A
5
The applicant is requesting a reduced front building line for several of the
proposed lots. The applicant has indicated a fifteen-foot front building line for
Lots 2 – 44, 47 – 53, 72 – 77 and 82 – 83. The applicant has indicated with the
development being developed with a neighborhood feel and all streets internal to
the development, a reduced platted building line will act as a traffic calming
device. Staff is supportive of the proposed request.
The applicant is requesting a variance to allow an increased lot depth to width
ratio for Lots 45, 46, 70, 79 and 80. The Subdivision Ordinance requires no lot
be more than three times as deep as it is wide. On these lots, all corner lots, the
applicant has not met this requirement and is requesting a variance to allow the
proposed lot design. Staff is supportive of this request.
The applicant has indicated two of the lots as double frontage lots. The
proposed lots (Lots 5 and 6) will front on Montgomery Road and also abut
Holland Lane. The lots will be accessed from Montgomery Road and a ten-foot
no vehicular access easement will be placed along Holland Lane. Staff is
supportive of the requested variance to allow the creation of these double
frontage lots.
Staff is supportive of the proposed preliminary plat. The applicant is proposing
the development of 24.59 acres into 83 single-family residential lots resulting in a
proposed density of 3.37 units per acre. The proposed development includes
concession to allow the proposed property located to the east to redevelop at
some point in the future should the owner elect to subdivide their existing parcel.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff recommends approval of the requested preliminary plat
and the associated variances.
I. STAFF RECOMMENDATION:
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 requested variance to allow the creation of
double frontage lots for Lots 5 and 6.
Staff recommends approval of the requested variance to allow an increased lot
depth to width ratio for Lots 45, 46, 71, 79 and 80.
Staff recommends approval of the requested variance to allow a reduced front
yard building line for Lots 2 – 44, 47 – 53, 72 – 77 and 82 - 83.
March 11, 2004
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A
6
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
of the request subject to compliance with the conditions outlined in paragraphs D, E and
F of the above report.
Staff also presented recommendations of approval of the requested variance to allow
the creation of double frontage lots for Lots 5 and 6, the requested variance to allow an
increased lot depth to width ratio for Lots 45, 46, 71, 79 and 80 and the requested
variance to allow a reduced front yard building line for Lots 2 – 44, 47 – 53, 72 – 77 and
82 - 83.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
I T E M N O . : 8 F I L E N O . : S - 1 4 1 7
NAME: Amy Ridge Subdivision Preliminary Plat
LOCATION: On the Southwest corner of Labette Drive and John Barrow Road
DEVELOPER:
Angelcity Development Corporation
P.O. Box 10745
Jackson, TN 38308
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 6.75 acres NUMBER OF LOTS: 28 FT. NEW STREET: 1540 L.F.
CURRENT ZONING: MF-18, Multi-family 18-Units per acre
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio for Lots 22 and 23.
BACKGROUND:
A 10 acre site containing seven lots known as Barrow Plaza Addition was reviewed and
approved for a preliminary plat by the Little Rock Planning Commission at their August
12, 1986 Public Hearing. Lots 1 and 2 have been final platted. The applicant has
indicated the roadway was also dedicated through a metes and bounds legal
description.
A. PROPOSAL/REQUEST:
The applicant is proposing the subdivision of this 6.75-acre parcel into 28 single-
family lots. The lots will be served by the addition of 1,540 linear feet of new
street. The applicant has indicated the average lot size will be 70 feet by
100 feet or 7,000 square feet.
March 11, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1417
2
Proposed Lots 22 and 23 will require a variance from the Subdivision Ordinance
to allow an increased depth to width ratio.
The site is currently zoned MF-18 which does not allow for single-family
development. The applicant has indicated should the preliminary plat be
approved the applicant will request to rezone the site to R-2, Single-family.
B. EXISTING CONDITIONS:
The site is tree covered, sloping upward to the southwest. There are multi-family
units located to the west of the site accessed from Labette Manor Drive. There is
a nursing home located to the north of the site adjacent to John Barrow Road. A
POD is located on the corner of Labette and John Barrow Road currently housing
medical equipment sales and service with a new building constructed south of
the POD (currently zoned O-3) for an automobile customizing business. Also
south of the site is an approved POD, the site of the new Central Arkansas
Library, which is currently under construction.
Labette Drive dead-ends into the site. The street has been constructed with curb
and gutter adjacent to Lots 1 and 2, which were previously final platted.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the John Barrow Neighborhood Association, the
Twin Lakes “B” Property Owners Association, the Campus Place Neighborhood
Association and the Twin Lakes B Special Improvement District were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A small stub street is proposed to serve Lots 2 through 8. A tee type turn
around should be provided at the southern end of the stub street. Labette
Drive extension should be moved eastward to align with this stub.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
3. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
March 11, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1417
3
4. Provide the direction of flow and all storm water flows (Q) entering and
leaving the property. Easements are required for all storm drainage areas.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: A sewer main crosses the property. No construction within the
easement unless sewer main is relocated. A sewer main extension is required
with easements for the remainder of the development. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
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. An existing 12-inch diameter
water main will have to be relocated to align with street rights-of-way or the
streets will have to be aligned to the water main at its existing location. A Capital
Investment Charge based on the size of connection(s) will apply to this project in
addition to normal charges. A water main extension will be required in order to
provide service to this property. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
March 11, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1417
4
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the site
was currently zoned MF-18 which did not allow for the development of single-
family residential. Staff stated if the proposed preliminary plat was approved, the
applicant would be required to rezone the site to R-2 prior to development.
Staff questioned the proposed location of Labette Drive. Staff stated there were
currently water and sewer lines following a previous proposed alignment of
Labette Drive and suggested Mr. McGetrick realign the street to follow the
previous alignment. Mr. McGetrick stated the street had been dedicated through
a metes and bounds description. Mr. McGetrick stated he would relocate the
water and the lots would be platted around the existing sewer easement.
Staff requested the short stub street proposed be removed and end in a cul-de-
sac or a “T” turnaround. Staff also questioned the placement of the intersection
of Labette Drive and the existing stubbed Labette Drive. Staff stated this
proposed design appeared to cause sight distance problems at the intersection.
Staff suggested Mr. McGetrick redesign the proposed intersection.
Additional Public Works comments were addressed. Staff stated prior to
development, a grading permit would be required and the storm water detention
ordinance would apply to the development. Staff requested the applicant provide
a preliminary storm water analysis for the proposed plat area.
There were no additional items for discussion. 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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated the location of Labette Drive was established by
dedication of the right-of-way through a metes and bounds legal description. The
applicant has also indicated the existing water and sewer lines and located lot
lines along the existing easements.
The revised preliminary plat indicates the short stub street as a cul-de-sac as
requested by staff. The applicant has also indicated the intersection of Labette
Drive with the existing stubbed Labette Drive more perpendicular thus minimizing
sight distance problems.
The proposed preliminary plat has indicated a variance from the Subdivision
Ordinance to allow two of the lots to develop with an increased lot depth to width
March 11, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1417
5
ratio. Lots 22 and 23 will not meet the maximum three to one ratio (no lot may be
more than three times as deep as it is wide). Staff is supportive of this request.
The proposed lots are adjacent to a cul-de-sac, which typically result in smaller
lot widths.
The applicant has indicated a 25-foot front building line adjacent to the residential
streets and a minimum of 30-feet adjacent to Labette Drive consistent with the
minimum required building lines in the Subdivision Ordinance. Staff is supportive
of the indicated front building lines.
Staff is supportive of the proposed request. The applicant has indicated
minimum lot sizes to meet the minimum requirements of the Subdivision
Ordinance and the minimum lot widths per the ordinance. The applicant is
requesting a variance related to lot depth to width ratio for two of the lots, which
staff feels would not cause any adverse impact on the adjoining properties. The
applicant has indicated a rezoning will be sought should the proposed preliminary
plat be approved. Staff feels development of the site with a lesser density would
have a positive effect on the adjoining properties.
I. STAFF RECOMMENDATION:
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 requested variance to allow an increased
depth to width ratio for Lots 22 and 23 of the Amy Ridge Subdivision.
Staff recommends the site be rezoned to R-2, Single-family District prior to any
development or grading activities on the site.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were two registered
objectors present. Staff presented the item and stated to their knowledge there were no
outstanding issues associated with the proposed request. Staff presented a
recommendation of approval of the request subject to compliance with the conditions
outlined in paragraphs D, E and F of the above report. Staff stated they were also
supportive of the requested variance to allow an increased depth to width ratio for Lots
22 and 23 of the Amy Ridge Subdivision.
Staff presented a recommendation that the site be rezoned to R-2, Single-family District
prior to any development or grading activities on the site.
March 11, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1417
6
Ms. Carolyn Heitman representing the John Barrow Neighborhood Association
addressed the Commission in opposition of the proposed request. She stated the
Neighborhood Action Plan included the area as medical office and medical related
businesses. Ms. Heitman stated the site was surrounded by business that catered to
the medical community. She stated the proposed development would not compliment
the neighborhood.
Mr. George Brown addressed the Commission in opposition of the proposed
development. He stated the homes were to be lease purchase homes. He sated the
neighborhood did not need any additional rental units.
Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the
request as to develop the site as single-family units. He stated the site was currently
zoned MF-18 which would allow the site to develop at a density much greater than the
applicant was proposing. Mr. McGetrick stated if the preliminary plat was approved the
applicant would then request to rezoning of the site.
There was a general discussion of the proposed request. Ms. Cindy Dawson, Deputy
City Attorney, stated the Commission’s role was to review subdivision applications to
ensure their compliance with City ordinances. She cited Richard vs. the City of Little
Rock stating if the proposed subdivision was in compliance then the Commission had
no choice but to approve the request.
Commissioner Floyd questioned the timing of the rezoning request. Staff stated if the
plat was approved the applicant would then be required to seek rezoning to be heard by
the Commission at a later date. Staff stated the approval of the plat did not constitute
approval of the rezoning.
A motion was made to approve the proposed preliminary plat as presented by staff.
The motion carried by a vote of 8 ayes, 1 noes and 2 absent.
March 11, 2004
ITEM NO.: 9 FILE NO.: S-1418
NAME: Stalcup Subdivision Preliminary Plat
LOCATION: On the Southeast corner of Taylor Loop Road and Gooch Drive
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 five (5) year deferral of Master Street Plan
requirements to Taylor Loop Road and Gooch Drive.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide an existing parcel into three single-family
lots. There is an existing home located on proposed Lot 1 and the applicant has
indicated a new home will be moved to proposed Lot 2. Proposed Lot 3 will be
held for future development.
The applicant is requesting a five-year deferral of the Master Street Plan
requirements to construct Taylor Loop Road and Gooch Drive.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure located near the intersection
of Taylor Loop and Gooch Drive. Other uses in the area include single-family
residences on acreage. The area to the southeast has been cleared for
development of a proposed single-family neighborhood.
March 11, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: S-1418
2
Taylor Loop Road is an unimproved roadway with open ditches for drainage.
Gooch Drive is also unimproved with open ditches also being utilized for
drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed development. 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 CONDITIONS:
1. Taylor Loop is classified on the Master Street Plan as a collector street. With
the plat, dedicate right-of-way to 30 feet from centerline. Gooch Drive would
be classified as a local street with a minimum right-of-way width of 25 feet
from centerline at all points.
2. A 20 foot radial dedication of right-of-way is required at the intersection of the
streets.
3. Prior to final platting, provide design of streets conforming to the Master
Street Plan. Construct one-half street improvements to these streets
including curb, gutter, and 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
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 992-2438 for additional information.
March 11, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: S-1418
3
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the
proposed plat was to subdivide approximately 1 acre into three single-family lots.
Staff stated there were additional items necessary to complete the review
including the addition of the names/address and source of title of the landowner,
the names of recorded subdivisions abutting the proposed plat area and a
phasing plan.
Staff also requested the applicant provide buildable areas after the dedication of
right-of-way and the required 30-foot front yard building line adjacent to Taylor
Loop Road.
Public Works comments were addressed. Staff stated they would not support a
deferral of street improvements to Taylor Loop Road. Staff stated they would
support a deferral of street improvements to Gooch Drive if the intersection were
improved.
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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated the name/address and source of title of the landowner.
The applicant has also indicated the names of recorded subdivisions abutting the
proposed preliminary plat area and indicated the plat will be developed in one
phase.
The applicant has indicated buildable areas after the dedication of right-of-way
and the required 30-foot front yard building line adjacent to Taylor Loop Road
and 25-foot front yard building line adjacent to Gooch Drive. The Subdivision
March 11, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: S-1418
4
Ordinance requires a 25-foot front building line adjacent to a residential street
and a 30-foot front building line adjacent to a collector street. The applicant has
met the minimum requirements.
The total lot area proposed ranges from 7,720 square feet to 14,678 square feet.
The proposed lot sizes are adequate to meet the minimum requirements of the
Subdivision Ordinance.
The applicant has requested a five-year deferral of street improvements to Taylor
Loop Road and Gooch Drive. Staff is not supportive of the requested deferral of
street improvements to Taylor Loop Road. Staff is however, supportive of a
deferral of street improvements to Gooch Drive. Staff would recommend the
applicant provide improvements to the intersection of Gooch Drive and Taylor
Loop Road at this time.
To staff’s knowledge there are no other outstanding issues related to the
proposed request.
I. STAFF RECOMMENDATION:
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 the street improvements to Taylor Loop Road be constructed
as a part of final platting.
Staff recommends approval of the deferral of street improvements to Gooch
Drive but recommends the intersection of Gooch Drive and Taylor Loop Road be
constructed at this time.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
of the request subject to compliance with the conditions outlined in paragraphs D, E and
F of the above report.
Staff also presented a recommendation that the street improvements to Taylor Loop
Road be constructed as a part of final platting.
Staff presented a recommendation of approval of the deferral of street improvements to
Gooch Drive but a recommendation that the intersection of Gooch Drive and Taylor
Loop Road be constructed at the time of final platting.
March 11, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: S-1418
5
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 10 FILE NO.: S-1419
NAME: Diamond T Subdivision Preliminary Plat
LOCATION: On Crystal Valley Road
DEVELOPER:
Diamond Development Company
P.O. Box 26052
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 12.11 acres NUMBER OF LOTS: 48 FT. NEW STREET: 1550 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 17
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide 12.11 acres located on Crystal Valley Road
into 48 single-family lots. The site is located outside the existing city limits of
Little Rock and the applicant has indicated annexation will be sought if the
proposed plat is approved.
The applicant is proposing an average lot size of 7560 square feet and the
minimum lot dimension of 63-feet by 120-feet. The applicant has indicated 1550
linear feet of new street as a part of the development.
B. EXISTING CONDITIONS:
The site is located on Crystal Valley Road outside the City limits. The City limits
adjoin the site to the west (Eagle Hill Community) making annexation a
possibility. The site is currently vacant. The site as well as the general area
March 11, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1419
2
contain rolling hills. There are single-family homes located across Crystal Valley
Road as well as north and south of the site. There is a PCD located south of the
site that appears to be functioning as a single-family residence.
Crystal Valley Road is an unimproved roadway with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners, the Crystal Valley Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The preliminary plat shows right-of-way dedications and street improvements
as required by the Master Street Plan. However, sidewalk construction is
also required on Crystal Valley and on West Diamond Way west to Diamond
Cove.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
3. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan. Show easements for
all drainage and detention facilities.
4. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
5. 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: The site is located outside the city limits and outside the service
boundary. No comment.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1419
3
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required in order to provide service to this property. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Located outside the City Limits. The site must annex to
receive City services. Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the request
was for a preliminary plat located outside the corporate limits. Staff stated since
the proposed plat was located within the city’s planning jurisdiction it was
appropriate to review the plat and as a condition of approval the applicant would
be required to seek annexation. Staff stated it should be clear that support of the
plat did not constitute support of the annexation.
Staff requested the applicant provide additional information related to the
proposed preliminary plat. Staff requested the applicant provide a 30-foot front
building line adjacent to Crystal Valley Road. Staff also requested the applicant
provide the names of owners of unplatted tracts abutting the proposed plat area.
Staff requested the applicant provide a phasing plan, if applicable.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any grading activities on the site. Staff also stated the right-of-
way for Crystal Valley Road was not sufficient to meet the minimum requirements
of the Master Street Plan.
March 11, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1419
4
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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated a 30-foot front building line adjacent to Crystal Valley
Road (a collector street on the Master Street Plan) and a 25-foot front building
line adjacent to the interior street.
The applicant is requesting a variance to allow an increased lot depth to width
ratio for Lots 19 – 20, 24 – 27 and 33 – 36. These lots are corner lots at the ends
of cul-de-sacs. The Subdivision Ordinance requires no lot may be developed at
a ratio greater than three times the depth to width ratio. Staff feels the proposed
requested variance will have minimal to no adverse impact on the adjoining
properties. Staff is supportive of the proposed requested variance.
Staff is supportive of the proposed preliminary plat. For the most part the
proposed preliminary plat meets the minimum requirements of the Subdivision
Ordinance with regard to minimum lot width, minimum lot depth and the minimum
square footage required for an R-2, Single-family zoned property.
The site is located outside the City limits and should the preliminary plat be
approved, the applicant will file for annexation. Staff is not however, indicating
support of the future annexation request. The request will be evaluated on its
merits based on the cost/benefit analysis prepared at the time of the request for
annexation. Development of the plat as proposed is conditioned upon
annexation to the City since the developer proposes to utilize Little Rock sewer
service.
Otherwise, to staff’s knowledge there are no outstanding issues associated with
the proposed request. Staff feels the proposed preliminary plat should have
minimal to no adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to
compliance with the conditions outlined in paragraphs D, E and F of the above
report.
Staff recommends approval of the requested variance to allow Lots 19 – 20,
24 – 27 and 33 – 36 to develop with an increased lot depth to width ratio.
March 11, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1419
5
The property must be annexed to the City of Little Rock prior to any grading
activities or development of the site.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a letter dated March 10,
2004 requesting the item be deferred to the March 25, 2004 Public Hearing. Staff
stated the applicant was requesting additional time to meet the adjoining property
owners to discuss their concerns. Staff stated the requested deferral would require a
waiver of the By-laws related to the late deferral request. Staff stated they were
supportive of the requested By-law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 11 FILE NO.: S-1420
NAME: Woodland Farms Acres Subdivision Preliminary Plat
LOCATION: On the East end of Pine View Place
DEVELOPER:
Todd Larson
7409 Eagle Point
North Little Rock, AR 72216
ENGINEER:
Jewell Engineers
300 South Rodney Parham Road
Little Rock, AR 72205
AREA: 1.999 acres NUMBER OF LOTS: 5 FT. NEW STREET: 261 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1
CENSUS TRACT: 42.09
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The proposed subdivision is the reconfiguration of Lots 144, 145, 146 and 147 of
the Longlea Phase VIIIB Subdivision Plat into five lots. The proposed lots will be
served by the extension of Pine View Place to the east ending in a “hammer
head” turn-around. The applicant has indicated the lots to be approximately one-
quarter to one-half acre in size with two lots north and three lots south of the
newly extended Pine View Place. The applicant has indicated all lots to have a
25-foot platted building line adjacent to the street.
B. EXISTING CONDITIONS:
The site is vacant and tree covered with significant outcropping of rocks. The
roadbed, curb and gutter are in place for a portion of Pine View Place east of the
existing pavement. The lots north of the street are very steep falling significantly
from northeast to southwest. The lots south of the street do not have a
significant grade change.
March 11, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: S-1420
2
The site is located in the Longlea Phase VIIIB Subdivision. The area is
predominately built-out with single-family homes. The Longlea Subdivision was
constructed in the early to mid-1990s.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners and the Secluded Hills Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or additional grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
construction. Grading plans should address the treatment of the cut bank at
the end of the Tee.
2. Curb and gutter was constructed at some time in the past, but the street was
not completed. Repair or replace any curb and gutter that is damaged in the
public right-of-way prior to completion of paving.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
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 water main extension will be
required. A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. This
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 992-2438 for additional
information.
March 11, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: S-1420
3
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff briefly described the
proposed request to Committee members and indicated to the applicant there
were additional items necessary to complete the review process. Staff requested
the applicant provide the proposed source of water, means of wastewater
disposal and the front yard building setback lines on the proposed preliminary
plat. Staff also requested the applicant provide the average size of the lots and
the minimum lot size in the general notes section of the proposed preliminary
plat. Staff questioned if the lots would be developed in one phase. The applicant
indicated all lots would be final platted upon completion of the required
improvements.
Staff noted curb and gutter were constructed at some time in the past, but the
street was not completed. Staff stated the applicant would be required to install
the new street and repair or replace any cub and gutter that was damaged in the
public right-of-way prior to the completion of paving.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the February 19, 2004 Subdivision Committee meeting. The
applicant has indicated Central Arkansas Water as the source of water and the
Little Rock Wastewater Utility as the means of wastewater disposal for the
proposed development. The applicant has indicated a twenty-five foot front yard
building line adjacent to the street. The Subdivision Ordinance requires a twenty-
five foot front yard building line to meet minimum requirements.
The applicant has presented to staff the requested information concerning the
treatment of the hillside at the end of Pine View Cove. The proposed street does
not extend to the east beyond the proposed lots. The applicant has indicated
March 11, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: S-1420
4
terracing and walls consistent with the City’s Land Alteration Ordinance. The
area to the east is under a separate ownership and ending the street in this
manner should allow development of this parcel at some point in the future
should owners desire to develop the site.
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. The applicant is proposing the placement of five homes on
two acres and to develop the lots in a single phase. The area was previously
approved for the development of four lots each containing approximately one-half
acre. The proposed lots sizes (ranging from 0.24 to 0.45 acres) are more than
adequate to meet the minimum lot size required by the Subdivision Ordinance.
Staff feels the proposed subdivision should have minimal to no adverse impact
on the surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval subject to compliance with the conditions outlined in paragraphs D, E and F
of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 12 FILE NO.: S-1421
NAME: Green Diamond Subdivision Preliminary Plat
LOCATION: On Crystal Valley Road
DEVELOPER:
Diamond Development Company
P.O. Box 26052
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 7.10 acres NUMBER OF LOTS: 30 FT. NEW STREET: 840 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 17
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio for Lots 14 – 17.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide 7.10 acres into 30 lots located outside the
city limits of Little Rock. The applicant has indicated annexation will be sought
should the preliminary plat be approved.
The applicant proposes an average lot size of 61-feet by 132-feet resulting in an
average square footage of 8052 square feet. The applicant has indicated a
30-foot front building line adjacent to Crystal Valley Road (a collector street) and
25-foot front building line adjacent to the interior residential street (Greenway
Cove).
The applicant is requesting a variance from the lot depth to width requirement of
the Subdivision Ordinance for Lots 14 – 17.
March 11, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: S-1421
2
B. EXISTING CONDITIONS:
The site is located on Crystal Valley Road outside the City limits. The City limits
adjoin the site to the south across Crystal Valley making annexation a possibility.
The site has an abandoned single-family home located along Crystal Valley
Road with the remainder of the site vacant. The site as well as the general area
contain rolling hills. There are single-family homes located across Crystal Valley
Road as well as to the west of the site.
Crystal Valley Road is an unimproved roadway with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners, the Crystal Valley Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The preliminary plat shows right-of-way dedications and street improvements
as required by the Master Street Plan. However, sidewalk construction is
also required.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
3. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan. Show easements for
all drainage and detention facilities.
4. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
5. 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.
March 11, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: S-1421
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the city limits and outside the service
boundary. No comment.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
required in order to provide service to this property. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Located outside the City Limits. The site must annex to
receive City services. Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the request
was for a preliminary plat located outside the corporate limits. Staff stated since
the proposed plat was located within the city’s planning jurisdiction it was
appropriate to review the plat and as a condition of approval the applicant would
be required to seek annexation. Staff stated it should be clear that support of the
plat did not constitute support of the annexation.
Staff requested the applicant provide additional information related to the
proposed preliminary plat. Staff requested the applicant provide a 30-foot front
building line adjacent to Crystal Valley Road. Staff also requested the applicant
March 11, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: S-1421
4
provide the names of owners of unplatted tracts abutting the proposed plat area.
Staff requested the applicant provide a phasing plan, if applicable.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any grading activities on the site. Staff also stated the right-of-
way was not sufficient to meet the minimum requirements of the Master Street
Plan for Crystal Valley Road.
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 February 19, 2004 Subdivision Committee meeting. The
applicant has indicated a 30-foot front building line adjacent to Crystal Valley
Road as required by the Subdivision Ordinance. Crystal Valley Road is classified
on the Master Street Plan as a collector street, which per the Subdivision
Ordinance requires a 30-foot front building line. The applicant has indicated a
25-foot front building line adjacent to the internal street (Greenway Cove) as
required by the Subdivision Ordinance.
The applicant is seeking a variance to allow four of the lots to develop with an
increased lot depth to width ratio. Lots 14 – 17 are located on a cul-de-sac with a
reduced street width. The lots do meet the minimum requirement for lot width at
the building line (60-feet) as required by the Subdivision Ordinance. Staff feels
the proposed lots developing with an increased depth to width ratio should have
minimal to no adverse impact on adjoining properties and is supportive of the
requested variance.
Staff is supportive of the proposed preliminary plat. For the most part the
proposed preliminary plat meets the minimum requirements of the Subdivision
Ordinance with regard to minimum lot width, minimum lot depth and the minimum
square footage required for an R-2, Single-family zoned property.
The applicant has indicated the site is located outside the City limits and should
the preliminary plat be approved, the applicant will file for annexation. Staff is not
however, indicating support of the future annexation request. The request will be
evaluated on its merits based on the cost/benefit analysis prepared at the time of
the request for annexation. Development of the plat as proposed is conditioned
upon annexation to the City since the developer proposes to utilize Little Rock
sewer service.
March 11, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: S-1421
5
Otherwise, to staff’s knowledge there are no outstanding issues associated with
the proposed request. Staff feels the proposed preliminary plat should have
minimal to no adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to
compliance with the conditions outlined in paragraphs D, E and F of the above
report.
Staff recommends approval of the requested variance to allow Lots 14 – 17 to
develop with an increased lot depth to width ratio.
The property must be annexed to the City of Little Rock prior to any grading
activities or development of the site.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a letter dated March 10,
2004 requesting the item be deferred to the March 25, 2004 Public Hearing. Staff
stated the applicant was requesting additional time to meet the adjoining property
owners to discuss their concerns. Staff stated the requested deferral would require a
waiver of the By-laws related to the late deferral request. Staff stated they were
supportive of the requested By-law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 13 FILE NO.: S-185-Q
NAME: Little Rock Port Lease Area 3 Subdivision Site Plan Review
LOCATION: 9001 Lindsey Road
DEVELOPER:
Agriliance LLC
402 Fork River Road
Sherwood, AR 72120
ENGINEER:
Garver Engineers, LLC
1010 Battery Street
Little Rock, AR 72202
AREA: 14.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: I-3, Industrial District
PLANNING DISTRICT: 25
CENSUS TRACT: 40.07
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
Agriliance, LLC has leased a building from Logistic Services, which is the agent
of record for all facilities within the Port Authority complex. The site contains an
old fertilizer building currently owned by the City through the Little Rock Port
Authority. The applicant is in the process of remodeling the building to be used
for bulk storage. The applicant has secured a five-year lease on the property
with a renewal clause of another five years. For Agriliance, LLC to manage the
use of the building it is necessary for them to place a small portable office
building (60 foot by 12 foot) on the site. The applicant has indicated the building
will be secured and skirted to give the appearance of a permanent office. Truck
scales will be added to the site adjacent to the new building.
B. EXISTING CONDITIONS:
The site is located in the Port of Little Rock where there are numerous industrial
buildings and activities. The site is vacant with buildings located to the east and
March 11, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: S-185-Q
2
west of the proposed building location. There is a rail spur located along the
western boundary of the property. Other uses in the area include industrial uses
on I-3 zoned properties. Adjacent to the site, Lindsey Road is constructed to
industrial road standards per the Master Street Plan; dead-ending nearby to an
industrial site at the Arkansas River.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the College Station Progressive League were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No comment on proposed building addition.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: A 30-foot easement is required for existing overhead line. Maintain a
10-foot building line from overhead line.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water at 992-2438 regarding
the size and location of the water meter.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
March 11, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: S-185-Q
3
Landscape: Landscaping will be required in association with required on-site
parking.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff presented an
overview of the proposed request indicating the use was for the placement of an
additional structure on an existing site necessitating a multiple building site plan
review for the proposed development. Staff stated there were few outstanding
issues associated with the proposed request. Staff requested details concerning
signage, any proposed fencing and locations of any outdoor storage.
Staff also requested the applicant indicate the location of the proposed building
related to the proposed future access route to properties located to the west.
Staff noted the Port Authority had submitted a letter indicating a 60-80 foot
access route to serve the tracts to the west was critical for the long term use of
the river access area.
There was no further discussion of the item and the Committee then forwarded
the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at
the February 19, 2004 Subdivision Committee meeting. The applicant has
indicated the location of the proposed office building and the location of the
proposed scales. The applicant has indicated a future right-of-way 60 feet to
allow access to properties located to the west which are currently undeveloped
and owned by the Little Rock Port Authority. The properties are currently zoned
I-3 and shown on the Port’s Master Plan for future development.
The applicant has indicated the placement of a building containing equipment for
the scales and a proposed office location. The scales will be located adjacent to
the future right-of-way. The placement in this location will allow sufficient traffic
movement for truck traffic entering and exiting the scales after loading of
materials.
The applicant has indicated there will be no new fencing, no additional signage
and no new areas of outdoor storage located on the site. The applicant has
indicated building signage will be added to identify the company. The proposed
signage will comply with wall signage allowed in industrial zones or not more
than ten percent of the building façade area.
March 11, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: S-185-Q
4
Staff is supportive of the proposed request as is the Little Rock Port Authority.
The applicant is in the process of refurbishing an old building located at the Port
to be utilized in their operation. The applicant has contracted with the Port with a
five-year lease agreement renewable at the end of five years for an additional
five years. The proposed development should have minimal impact on the
adjoining properties. The proposed use is industrial in nature as are other
activities in the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed request subject to compliance with
the conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the proposed request subject to compliance with the conditions outlined
in paragraphs D, E and F of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 14 FILE NO.: S-1065-C
NAME: Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review
LOCATION: On the Southeast corner of Cantrell Road and Chenonceau Boulevard
DEVELOPER:
Flake Family Partnership
225 West Capitol Avenue
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.22 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A two lot preliminary plat was approved by the Little Rock Planning Commission at their
May 16, 1995 Public Hearing. The proposal included a commercial and office
subdivision on a 16.66-acre tract. The site has frontages on both Cantrell Road and
Chenonceau Boulevard. One interior cul-de-sac street, approximately 500 feet in length
was proposed within the subdivision. Lots ranged in size from 0.8 acres to 2.14 acres,
with the average lot size being 1.44 acres. The Final Plat for Lot 1 was executed on
January 29, 1996. The Final Plat for Lot 2 was executed on December 19, 2003.
A. PROPOSAL/REQUEST:
The applicant is proposing the construction of two buildings on this site which
was previously final platted as two lots. The applicant is proposing the
construction of a 2,700 square foot bank building located on the corner of
Cantrell Road and Chenonceau Boulevard and the construction of a retail
building containing 12,000 square feet. The retail building is situated where it
March 11, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C
2
cross the lot line requiring the applicant to seek a multiple building site plan
review.
The proposed site plan indicates two sign locations, one on Chenonceau
Boulevard, the second is proposed at the intersection of Cantrell Road and
Chenonceau Boulevard. The applicant has indicated building setbacks along
Cantrell Road conforming to required setback of the Highway 10 Design Overlay
District requirements.
The applicant has indicated 120 parking spaces for the proposed development.
B. EXISTING CONDITIONS:
The site is undeveloped and is heavily wooded and contained in a large area
currently zoned for non-residential uses. The northern two-thirds of the overall
area is zoned C-3; the southern one-third of the area is zoned O-2. The land to
the east, south and southwest is all zoned R-2. Across Chenonceau Boulevard
to the west is a MF-18 zoned tract currently under development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the Aberdeen
Court Property Owners Association, the Bayonne Place Property Owners
Association, the Margeaux Property Owners Association, the Maywood Manor
Neighborhood Association and the DuQuesne Place Property Owners
Association and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenonceau is classified on the Master Street Plan as a minor arterial. A
minimum dedication of right-of-way 45 feet from centerline plus 10 foot
additional for a right turn lane will be required.
2. Highway 10 at Chenonceau has been approved for a traffic signal when
warrants are met. The proposed development located at a signalized
intersection will require an additional left turn and right turn lane on
Cenonceau. Provide a plan showing additional lanes, right-of-way and 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
March 11, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C
3
the start of construction.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. The Little Rock Fire Department
needs to evaluate this site to determine whether additional public and/or private fire
hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense. 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 992-2431 if you would
like to discuss backflow prevention requirements for this project. 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. 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. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Areas set aside for buffer and landscaping appear to meet with the
landscape ordinance and the Highway 10 Design Overlay District standards.
March 11, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C
4
Screening is required due to the residential use along the eastern perimeter of
the site. This screening to be a six (6) foot high opaque screen, either a wooden
fence with its face side directed outward, a wall, or dense evergreen plantings.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this tree-covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when properly preserving trees of six (6)
inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Joe White was present representing the applicant. Staff stated the request
was a multiple building site plan review since one of the buildings was proposed
to cross an existing lot line. Staff requested the applicant provide additional
information concerning the proposed development. Staff requested the applicant
indicate dumpster screening, the proposed days and hours of operation and
details of any proposed signage. Staff also stated the proposed side yard
landscaping strip along the eastern property line did not meet the required
Highway 10 Design Overlay District Standards. Staff stated the required
landscaping strip along the eastern property line should be an average of twenty-
five feet. Staff suggested the applicant reduced the area set aside along the
western perimeter (adjacent to Chenonceau Boulevard) to increase the area
along the eastern perimeter. Staff stated the platted utility easement would have
to be abandoned through Board of Directors action.
Public Works comments were addressed. Staff stated Chenonceau was
scheduled for signalization, which would require an additional turn lane. Staff
requested the applicant provide right-of-way for the additional lanes. Mr. White
questioned if the right-of-way could come from the existing median. Staff stated
narrowing the median was an option. Staff stated the proposed driveway
location along Cantrell Road was acceptable.
Landscaping comments were addressed. Staff noted the areas set aside for
buffer and landscaping appeared to meet the minimum landscape ordinance and
the Highway 10 Design Overlay District requirements. Staff stated screening
would be required along the eastern property line.
March 11, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C
5
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated an increased side yard buffer adjacent to the residentially zoned
property to the east. The applicant has indicated a twenty-five average buffer,
consistent with the Highway 10 Design Overlay District requirements. The
applicant has indicated screening along the eastern property line sufficient to
provide year around screening to the residentially zoned properties located to the
east. Staff is supportive of the proposed landscaping and buffering.
The applicant has indicated a single-ground mounted monument sign adjacent to
Cantrell Road, consistent with signage allowed by the Highway 10 Design
Overlay District or a maximum of ten feet height and seventy-two square feet in
area. The applicant has indicated a second sign located on Chenonceau
Boulevard also a maximum of ten feet in height and seventy-two square feet in
area. Staff is supportive of the proposed signage.
The applicant has indicted two dumpster locations on the proposed site plan.
The first is located near the northern end of the retail building. The applicant has
indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven
days per week. Staff is supportive of the proposed dumpster locations and the
days and hours of operation. Staff would however, recommend the dumpsters
be serviced during daylight hours to minimize the impact on the single-family
homes located to the east.
A 25-foot utility and access easement was final platted as a part Lots 1 and 2 of
the Chenonceau Commercial Subdivision. The applicant is requested the
easement be abandoned as a part of the site plan review process. The
applicant will follow through with abandonment to the Board of Directors if
recommended for approval by the Commission. Staff is supportive of the
request. The applicant has indicated cross access will be provided for both
access and parking.
The applicant has not indicated if the additional turn lane will be added to
Chenonceau Boulevard. Public Works has indicated the Chenonceau Boulevard
and Cantrell Road intersection is scheduled for signalization when warrants are
met. Staff feels the addition of a left and right turn lane at the intersection is
critical to facilitate traffic movement in the area. Staff recommends the additional
turn lanes be added to Chenonceau Boulevard.
March 11, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C
6
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels the development should have minimal to no
adverse impact on adjoining properties if the required infrastructure is put in
place to facilitate traffic and buffers are put as proposed to protect the adjoining
properties.
I. STAFF RECOMMENDATION:
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 the right and left turn lanes be added to Chenonceau
Boulevard to enhance traffic movement in the area.
Staff recommends the dumpsters service be limited to daylight hours.
Staff recommends approval of the requested abandonment of the access and
utility easement located within the proposed site.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a letter dated March 8, 2004
requesting the item be deferred to the April 22, 2004 Planning Commission Public
Hearing. Staff stated the deferral request would require a waiver of the By-laws related
to the late deferral request. Staff stated the applicant requested additional time to work
with an adjoining property owner. Staff stated an application would be filed on
March 15, 2004 related to the adjoining site and would be heard by the Commission at
their April 22, 2004 Public Hearing. Staff stated they were supportive of the By-Law
Waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 15 FILE NO.: S-1229-A
NAME: Barrow Road Apartments Subdivision Site Plan Review
LOCATION: On the West side of John Barrow Road, South of Tanya Drive
DEVELOPER:
WTH Development
8503 Asher Avenue
Little Rock, AR 72204
ENGINEER:
Roberts and Williams Associates Landscape Architects
1501 North University Avenue
Little Rock, AR 72207
AREA: 13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 L.F.
CURRENT ZONING: MF-12
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The applicant proposed to construct 34 buildings of multi-family housing on this 25.57
acre property located on the west side of John Barrow Road, just south of Tanya Drive.
The site was zoned MF-12 (Multi-family Residential – 12 units per gross acre) on
January 3, 1978 with Ordinance No. 13,393 adopted by the Little Rock Board of
Directors. The west 110 feet of the property ownership was left as R-2 zoning, when
the remainder of the property was zoned, to serve as a buffer between this site and the
single-family property to the west.
The applicant proposed to develop multi-family residences on the site. The density
proposed was under the twelve units per gross acre as allowed by the City’s Zoning
Ordinance. The request was to be heard by the Planning Commission at their January
21, 1999 Public Hearing but was withdrawn by the applicant prior to the Public Hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
2
A. PROPOSAL/REQUEST:
The applicant is proposing to develop this 34-acre site in a two-part development.
The site is currently zoned MF-12 which allows for the development of multi-
family housing at a density of 12-units per acre. The applicant has indicated a
desire to develop 20.64 acres as a Planned Residential Development (Z-3173-C
– Item #19) and the remaining 13.16 acres as a multiple building multi-family
residential development. The applicant has indicated the development of the
multi-family portion of the site with 126 units (9.6 units per acre).
The proposed site plan includes signage for both the single-family subdivision
and the multi-family development. Signage will be located near the drive into the
multi-family development and at the entrance to the single-family subdivision.
The proposed site plan includes a clubhouse, two lakes and two play ground
recreational spaces. The development also contains a series of pedestrian trails
connecting the multi-family and the single-family development. The clubhouse
and pool will be developed as a part of a property owners association through the
planned residential development allowing both the single-family homes and the
multi-family residents access to the facilities.
B. EXISTING CONDITIONS:
The site is vacant and tree covered sloping from the north and south to the
center of the site. There is a developed nursing home located at the northeast
corner of the site. Park View High School is located to the northeast of the site
and single-family homes are located to the southeast. To the south of the site is
an area zoned MF-24 with a welding shop and a separate building containing a
contractor’s office. Single-family homes are located along West 29th Street to the
south of the site. To the west of the site are also single-family homes in the Twin
Lakes/Campus Place Neighborhood.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls in opposition of the
proposed use from area residents. All residents who could be identified located
within 300-feet of the site, the John Barrow Neighborhood Association, the
Campus Place Property Owners Association, the Twin Lakes “B” Property
Owners Association, Twin Lakes B Special Improvement District and all owners
of property located within 200-feet of the site were notified of the public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed street from John Barrow going west to the last apartment
entrance should be designed as a 36 foot collector street. The remainder can
be 31 foot as shown on the plan.
2. Provided curve data for the collector street. The standard radius for a normal
crown is 275 feet with a 100-foot tangent between reverse curves.
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. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
5. Storm water detention applies to the proposed development. Assuming the
0.67-acre lake will serve as detention for the apartment complex, a wider
drainage easement for the lake to the John Barrow right-of-way will be
required.
6. John Barrow Road is classified on the Master Street Plan as a minor arterial.
A minimum dedication of right-of-way 45 feet from centerline will be required.
7. Repair, replace, or provide any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
8. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: A private sewer main crosses the property. The private sewer
main must be relocated and dedicated to Little Rock Wastewater Utility as a
public sewer main with easements. Capacity Contribution Analysis required,
contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The facilities on-site in the
area of the apartments will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required. A water main extension will be required in order to
provide service to this property. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Areas set aside for buffer and landscaping appear to meet with the
landscape and buffer requirements.
Screening is required along the southern perimeter of the site adjacent to the
residentially zoned properties. A six (6) foot high opaque screen, either a wall, or
wooden fence with its face side directed outward, or dense evergreen plantings,
is required.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this tree-covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when properly preserving trees of six (6)
inch caliper or larger.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
5
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Barry Williams was present representing the request. Staff stated there were
two items related to the site, one a single-family development, the second a
multi-family site plan review. Staff stated the two items were reviewed separate
and would be discussed together. Staff noted there were additional items
necessary on each item to complete the review process. Staff first requested
additional information for the site plan review. Staff requested the applicant
provide details of signage, fencing and a phasing plan, if applicable. The staff
also requested the applicant provide the lot size and total building coverage in
the general notes section of the site plan.
Mr. Williams noted the proposed multi-family units would be constructed as split-
level units to better adhere to the terrain. Mr. Williams stated the maximum
building height would be 35-feet.
Staff requested the applicant provide maximum building height, front yard
building lines and total buildable areas for the proposed PRD portion of the
development. Staff stated since the request was a PRD there were no setbacks
except those imposed at the time of approval. Staff requested the applicant
provide details of any proposed signage associated with the new single-family
development. Staff requested the applicant provide details concerning lot sizes
and the source of water and the means of wastewater disposal.
Public Works comments were addressed. Staff stated the proposed street
extending west from John Barrow Road should be designed to a 36-foot collector
street. Mr. Williams stated the desire of the developers was to narrow the streets
to reduce speeds. Staff stated they could support the reduced standard in the
single-family portion of the development but the street adjacent to the multi-family
should be wider.
Staff questioned the watercourse proposed on the site plan. Staff stated the
storm water detention ordinance would apply to the site. Staff stated a wider
drainage easement for the lake to John Barrow Road right-of-way would be
required. Mr. Williams stated the desire was to allow the lake to serve as
detention as well as a water feature.
Landscaping comments were addressed for the apartment site. Staff noted there
would not be any landscaping required for the PRD (single-family) portion of the
development. Staff noted the areas set aside for buffering appeared to meet the
landscape ordinance requirements for the multi-family portion of the
development. Staff also noted screening would be required along the southern
perimeter where the site’s multi-family portion adjoined single-family zoned
property.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
6
There were no further items for discussion. The Committee then forwarded each
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated details concerning the proposed signage. The applicant has
indicated signage consistent with signage allowed in multi-family zones or not to
exceed twenty-four square feet in sign area and six feet in height.
The applicant indicated there would not be any fencing as a part of the
development except in areas, around the lake/detention for security if necessary.
The applicant has also indicated fencing will not be added to the recreational
areas unless required for safety.
The applicant has indicated the development of the site with fourteen buildings
both two and three story. The applicant has indicated the maximum building
height will be 35-feet on all structures. Due to the topography of the site, seven
of the buildings will be two stories on the front and three stories on the back;
maximizing the site without developing the site with towering buildings. The
applicant has indicated seven of the buildings as two story buildings. The
applicant has indicated a total building coverage of 220,500 square feet.
The applicant has indicated a total lot area of 573,467 square feet. The minimum
lot area per family per the zoning ordinance requires a minimum lot area of 3600
square feet per family or 453,600 square feet. The proposed minimum lot area
exceeds the required minimum lot area per the zoning ordinance.
The applicant has also indicated the minimum building setback and building
separation, which also exceed the minimum requirements. The applicant has
indicated the minimum building setback of 64.7 feet from John Barrow Road and
86.5 feet from the southern property line. The zoning ordinance requires a
minimum setback from the property line of 25-feet. The minimum building
separation allowed is ten feet. The applicant has indicated a minimum building
separation of 26.7 feet.
The applicant has indicated a playground area on the proposed site plan to serve
the multi-family development. The applicant has also indicated a play and
recreational area located in Tract C adjacent to the clubhouse office and pool.
The applicant has also indicated pedestrian trails through out the development
connecting the single-family and multi-family portions of the development. The
applicant has indicated these amenities as a part of the Planned Residential
Development (Item #19 – File No. Z-3173-C) but has indicated both the single-
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
7
family and the multi-family developments will have access to use the facilities.
This too exceeds the minimum requirements of the ordinance.
The applicant has indicated 252 parking spaces as a part of the development.
The minimum parking requirement for a multi-family development of 126 units
would be one and one-half spaces per unit or 189 parking spaces. The applicant
has provided two spaces per unit, more than adequate to serve the proposed
development.
The applicant has indicated a 35-foot buffer along the southern perimeter of the
site to remain undisturbed for a large portion of the area. The applicant has
indicated the undisturbed buffer will not be maintained in the area around the
lake or where the overflow exits the lake to John Barrow Road. Staff feels this
appropriate. The applicant has indicated year around screening will be provided
to buffer the single-family zoned properties to the south. The applicant has also
included a tract on the site plan that will not be developed to buffer the single-
family to the west.
Staff is supportive of the proposed development. Staff feels with the overall
development plan, the development of single-family and multi-family in an
integrated neighborhood the development should be successful due the mixture
of residential uses. The applicant has also included amenities for the overall
development to provide recreational activities for the single-family and the multi-
family uses. The applicant has exceeded the minimum requirements of the
ordinance and staff feels if the development is constructed as proposed including
the single-family portion of the development, there should be minimal to no
adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were several registered
objectors present. Staff presented the item along with a related site plan review (Item #
15 – File No. S-1229-A) indicating support for the rezoning request and the site plan
review request. Staff stated they were supportive of reducing the rear radius to 75-feet
and narrowing the street to 31-feet of pavement. Staff stated the applicant had
indicated the request for the reduced standard was to act as a traffic calming device and
the reduced street standard would comply with minor residential street standards.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
8
Mr. Barry Williams addressed the Commission on behalf of the applicant. He stated the
desire of the development was to develop the site with a mix of single-family and multi-
family units. He stated the proposed development included a clubhouse and pool area
that would be shared by the apartment dwellers as well as the single-family
homeowners. He stated the development also included a series of trails and pathways
to connect the two developments and allow for integration of the neighborhood.
Ms. Carolyn Heitman addressed the Commission in opposition of the proposed
development. She stated the Barrow Road Neighborhood was not in support of the
proposed development. Ms. Heitman stated traffic was the primary concern of the
Neighborhood Association. She stated the desire was to allow the area to develop with
less intense uses. Ms. Heitman stated the John Barrow Road Neighborhood
Association had met with the developers but the other Association’s in the area had not
met with the developers. She requested the Commission defer the item until the
developer had met with all the affected neighborhoods and the neighborhoods had the
opportunity to discuss the potential project.
Mr. George Brown addressed the Commission in opposition of the proposed request.
He stated the neighborhood did not want additional apartments. He stated the area
currently had 1000 plus apartments which were not fully occupied. He stated traffic was
currently a nightmare and the addition of more apartments would only compound the
problem.
Ms. Francis Harris-Waddell addressed the Commission in opposition of the proposed
request. She stated the neighborhood located to the west of the site had signed a
petition, which had been given to the Commission. She stated the petition contained
100 percent of the homeowners, which would be directly affected by the proposed
development. Ms. Waddell stated apartments would have a devastating effect on the
single-family homes in the area.
Commissioner Rector stated the discussion was not related to the apartments. He
stated the site was zoned for multi-family housing and the proposed development had
met all the minimum requirements of the subdivision ordinance for a site plan review.
He stated the Commission had no choice but to approve the proposed apartment
development. He stated the Commission could discuss the single-family portion of the
request which was a rezoning request to down zone approximately two-thirds of the
site.
Ms. Waddell questioned the square footage of the homes, the estimated sales price, the
number of bedrooms and if the homes would have garages.
Mr. Brad Norris of the Campus Place Neighborhood Association addressed the
Commission in opposition of the proposed request. He stated his neighborhood had not
had the opportunity to meet with the developers and discuss the proposed site plan. He
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
9
requested the Commission defer the item until all the affected neighborhoods had the
opportunity to meet with the developers.
Chairman Mizan questioned the concerns of the neighborhood. He asked if they were
related to issues raised by Ms. Waddell. Mr. Norris stated those were a few of the
issues. He stated others were related to landscaping, buffering, detention, and building
design.
Mr. Kevin Howard, the applicant, addressed the Commission to answer questions
related to the proposed development. He stated the homes would be two to four
bedroom homes and range in size from 1,100 square feet to 1,800 square feet. He
stated the estimated sales price was from $100,000 to $140,000. He stated the lots
averaged in size from 8,200 square feet to 11,000 square feet. He stated the
development would establish a homeowners association to ensure the green spaces
and clubhouse were maintained properly.
There was a general discussion concerning the drainage, detention and the proposed
lake areas. There was also a general discussion concerning the placement of
sidewalks within the proposed development. The applicant indicated sidewalks and
trails would be used through out the development to allow for connectivity.
Mr. Williams stated the request was to allow the clubhouse within the planned
development portion of the request. He stated the apartments would be developed in
two phases with seven buildings being constructed in the first phase and six buildings in
the second phase. He stated the clubhouse and pool would also be constructed in the
first phase to ensure the development of the single-family portion of the site. He stated
once the PRD was established the developer would have no choice but to construct the
single-family portion of the development or return to the Commission for a rezoning.
There were questions related to the street and the narrowness of the proposed street.
Staff stated the proposed development would handle less than 1300 cars per day, much
less than a standard residential street. Staff stated the narrow street was acceptable
and the curves and radius, if increased to 75-feet, would also be acceptable.
Commissioner Adcock questioned if no parking signs would be available. Staff stated
parking would typically be allowed on one side of the street.
Mr. Williams stated if Public Works required three lanes at the intersection this would
not be an issue. He stated the right-of-way would be in place to allow a 36-foot street at
the intersection.
There was a general discussion concerning the proposed management of the
apartment development. Mr. Howard stated the developers had not executed a contract
but were interviewing potential management firms. He stated two were local firms.
March 11, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: S-1229-A
10
Chairman Mizan stated a condition of the approval would be the developer meet with
the neighborhood prior to the Board of Directors meeting.
A motion was made to approve the requested site plan review as amended. The motion
carried by a vote of 8 ayes, 1 noe and 2 absent.
March 11, 2004
ITEM NO.: 16 FILE NO.: S-1416
NAME: Black Subdivision Site Plan Review
LOCATION: 2807 Willow Springs Road
DEVELOPER:
Donald W. Black, Sr.
2807 Willow Springs Road
Little Rock, AR 72206
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 10.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: Area not zoned
PLANNING DISTRICT: 28
CENSUS TRACT: 40.06
VARIANCES/WAIVERS REQUESTED: A waiver of boundary street improvements to
Willow Springs Road.
A. PROPOSAL/REQUEST:
The site is located outside the City limits in an area where the City has
Subdivision Control but does not exercise zoning. The applicant has submitted a
request for a multiple building site plan review for the placement of a 73-foot by
38-foot (triple wide) manufactured home. The site contains approximately ten
acres, more than adequate to meet the Arkansas Department of Health
requirements for septic tank installation.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure with several outbuildings.
Other uses in the area include single-family homes both “stick-built” and
manufactured homes all on acreage. Willow Springs Road is an unimproved
roadway with open ditches for drainage and no sidewalk in place.
March 11, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: S-1416
2
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call concerning the
proposed use from an area resident. Southwest Little Rock United for Progress
and all owners of property located within 200-feet of the site were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Willow Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
2. Public Works would support a one-time waiver of Boundary Street
Improvements for this multiple building site plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the service area. No comment.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. 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. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Located outside the City limits. No comment.
County Planning: No comment received.
CATA: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: S-1416
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff stated there were no outstanding issues
associated with the proposed request. Staff stated the request was to place a
triple wide manufactured home on a ten-acre parcel where an existing residence
stood. Staff stated the request was located in an area where the City exercised
subdivision control but not zoning. Staff noted they had contacted the applicant
and requested the structure be placed a minimum of thirty feet from the new
property line once right-of-way was dedicated and the applicant indicated this
would not be an issue.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has indicated the new home will be placed a minimum of thirty feet
from the new property line near the southwest portion of the site. A new
driveway will be extended from Willow Springs Road to serve the new residence.
The applicant has indicated a covered parking pad will be added at a later date,
near the northeast corner of the home.
Staff is supportive of the proposed request. The proposed placement of a
second residence on the site (a 38 foot by 78 foot manufactured home) should
have minimal to no adverse impact on the surrounding area. The use is
consistent with other uses in the area since the area contains both “stick built”
and manufactured homes. The site contains sufficient land area to contain a
septic system, which will be required by the Arkansas Department of Health.
Typically two acres are required for a septic system to perk thus the ten acre site
should be more than adequate to service the two homes.
The applicant is requesting a one-time waiver of boundary street improvements
to Willow Springs Road. Staff is supportive of this request. The applicant is
proposing the placement of a second residence on the site and is not proposing
a subdivision at this time. Staff feels the requirement of boundary street
improvements at this time is unwarranted and supports a one-time waiver of the
street improvement requirement.
March 11, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: S-1416
4
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels the proposed addition of the manufactured home
should have minimal to no adverse impact on the surrounding area.
I. STAFF RECOMMENDATION:
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 requested one-time waiver of boundary street
improvements to Willow Springs Road.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
Staff also presented a recommendation of approval of the requested one-time waiver of
boundary street improvements to Willow Springs Road.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 17 FILE NO.: Z-5097-F
NAME: Murphy Oil Company USA Fueling Station Zoning Site Plan Review
LOCATION: On the Southeast corner of Cantrell Road and Chenal Parkway
DEVELOPER:
Wal-Mart Store, Incorporated
702 S.W. 8th Street
Bentonville, AR 72716-0550
ENGINEER:
Carlson Consulting Engineers
7731 Highway 70, Suite 210
Bartlett, TN 38133
CURRENT ZONING: C-3, with conditions - General Commercial District with
site plan review.
ALLOWED USES: General Commercial
PROPOSED ZONING: C-3
PROPOSED USE: C-3, General Retail – Construction of a Murphy Oil
Fueling Station
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On December 20, 1988, the Board of Directors adopted Ordinance No. 15,603, which
rezoned several tracts of land as a part of the Deltic Master Plan from Residential
zoning to various multi-family, office and commercial zoning districts. That action
rezoned 7.860 acres located at the southeast corner of Highway 10 and Chenal
Parkway from R-2 to C-3. The approval of the C-3 zoning was conditioned upon a site
plan review, by the Planning Commission, prior to development and a provision of a
40-foot landscaped setback adjacent to Highway 10 and the Chenal Parkway.
Ordinance No. 16,459 rezoned additional properties contained within the proposed site.
The Ordinance was approved by the Board of Directors on July 20, 1993, and rezoned
8.7051 acres from R-2 to C-3, General Commercial.
March 11, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-5097-F
2
Ordinance No. 18,628, adopted by the Board of Directors on January 2, 2002, rezoned
an additional 10.92 acres from R-2 to C-3, General Commercial. This area was to the
south of the C-3 zoned property and adjacent to Chenal Parkway. At the time of
rezoning the applicant also requested and was approved rezoning further south. The
zoning approved was O-2 on 10 plus acres adjacent to the Parkway and 10 plus acres
of OS zoning nearer the single-family neighborhood to the east.
As a condition of the 1988 zoning, approximately six (6) acres of the site was subject to
site plan review. The applicant submitted a proposed site plan for review by the Little
Rock Planning Commission at their October 31,2002 Public Hearing. The Commission
approved the proposed site plan with a modification to the pole height of the proposed
lighting in the parking lot. The applicant intended to develop the 28.4 acres as a
210,396 square foot Wal-Mart Super center, associated parking and service areas. The
parking lot consisted of 988 parking spaces, including 24 handicap accessible parking
spaces.
Two driveways were to provide access to the proposed project from Cantrell Road and
two driveways from Chenal Parkway. The southernmost driveway on Chenal Parkway
will align opposite the existing Northfield Drive and is proposed to be signalized. This
drive would be a shared drive with the currently undeveloped property to the south
(zoned O-2), thus helping to limit future access points on the Parkway.
A. PROPOSAL/REQUEST:
The applicant is proposing the placement of a single story 440 square foot kiosk
on Lot 4 of the proposed Chenal Valley Phase 2 Commercial Subdivision (S-867-
EEEEE - Item #5). The applicant has indicated the station will include two
20,000-gallon tanks located on the southwest corner of the canopy. There will be
eight fuel islands, and two of these islands will be for diesel fuel only. A large
landscape berm is provided on the west side of the lot to help screen the lot from
the residential area across Chenal Parkway. The applicant is proposing a
dumpster that will be enclosed in brick with wooden doors with a maximum
height of six feet. The canopy columns will be wrapped in the same type brick
that is proposed for the Wal-Mart Super center. The proposed site plan includes
the placement of a single location for dispensing air and water and a separate
location for a phone booth.
The applicant has indicated a single ground mounted sign located near the
northern drive and a sign easement for the Wal-Mart signage on proposed Lot 4.
The applicant has indicated wall signage to include a logo sign fronting Chenal
Parkway and pricing information signage on the Chenal Parkway façade of the
canopy.
March 11, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-5097-F
3
B. EXISTING CONDITIONS:
The site has been cleared for construction for the Wal-Mart Super Center.
Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four-lane
road with a center turn lane at the intersection of Chenal Parkway and Cantrell
Road.
Other uses in the area include a Quick Stop Service Station on the northwest
corner and mini-warehouses on the northeast corner of Chenal Parkway and
Cantrell Road. The southwest corner is zoned C-3, General Commercial and is
currently undeveloped. Vacant O-2 zoned property is located to the south of the
site with OS zoned property located between the office zoning and the single-
family residential located further southeast. South and west of the proposed
development are also single-family residences adjoining vacant O-2 and C-2
zoned property across Chenal Parkway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the Aberdeen
Court Property Owners Association, the Bayonne Place Property Owners
Association, the Margeaux Property Owners Association and the DuQuesne
Place Property Owners Association and all owners of property located within
200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveway locations and widths are acceptable. Left turns will be allowed in
the northern most drive if the island is removed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
March 11, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-5097-F
4
Water regarding the size and location of the water meter. The meter location may
be different than that shown on the plans. 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. The existing waterline easement should be
shown. No sign may be located within the existing waterline easement and in any
case must be located at least 5 feet of the existing 16-inch water main. 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. Contact
Central Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Areas set aside for buffer and landscaping appear to meet with the
landscape and buffer requirements.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff stated the request
was to review placement of a building on a proposed lot currently zoned C-3, with
conditions (site plan review). Staff requested the applicant provide additional
information concerning the dumpster screening on the proposed site plan. Staff
also requested the proposed sign easements be relocated outside the existing
right-of-way and easements.
Staff questioned the proposed retaining wall. The applicant stated the wall would
be approximately 11 feet at the south end tapering to 0 at the north end. Staff
questioned if the proposed phone would be visible from the street side. The
applicant indicated it would not be visible. Staff also questioned if the lights from
the canopy reflect downward. The applicant indicated due to elevations from the
site and the parkway the lights would not reflect onto the parkway or to the
adjoining homes.
Landscaping comments were addressed. Staff noted the areas set aside for
buffers appeared to meet minimum ordinance requirements. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
March 11, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-5097-F
5
H. ANALYSIS:
The applicant has submitted a revised site plan to staff addressing most of the
issues raised at the February 19, 2004 Subdivision Committee meeting. The
applicant has indicated screening for the dumpster as required by ordinance or at
least two feet above the finished grade of the container. The applicant has also
relocated the proposed sign easements outside the right-of-way and proposed
easements as requested by staff.
Staff is supportive of the proposed request. The applicant has submitted a
zoning site plan review adhering to all requirements of the zoning ordinance with
regard to signage, setbacks and landscaping.
The applicant has indicated a single-ground mounted sign located near the
northern drive of the lot. The sign proposed is a six-foot by six-foot sign
somewhat less than signage allowed under the Chenal Parkway Design Overlay
District. The applicant has also indicated wall signage adjacent to Chenal
Parkway consistent with signage allowed in commercial zones. The applicant
has indicated less than ten percent of the façade area will be covered with wall
signage, consistent with wall signage allowed per the zoning ordinance.
The proposed site plan indicates a 440 square foot kiosk for the sale of fuel. The
applicant has indicated there will be sales of snacks and cigarettes from the site.
The applicant has indicated parking for three cars on the proposed site plan. The
typical minimum parking requirement for a 440 square foot retail establishment
would be one space. The proposed parking appears adequate to meet the
parking demand. The proposed site plan also indicates a location for air and
water and a telephone booth. The proposed location should not be visible from
the parkway due to terrain in the proposed location.
The applicant is proposing the placement of a Murphy Oil Fueling Center with
eight fuel islands, and two of the islands will be for diesel fuel only. The applicant
has worked with Public Works staff to address concerns of circulation and access
for ingress/egress to the site. To staff’s knowledge there are no outstanding
issues associated with the proposed request. Staff feels if the site is developed
as proposed there should be minimal to no adverse impact on the adjoining
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
March 11, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-5097-F
6
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 18 FILE NO.: Z-5097-G
NAME: Wal-Mart Revised Zoning Site Plan Review
LOCATION: On the Southeast corner of Cantrell Road and Chenal Parkway
DEVELOPER:
Wal-Mart Store, Incorporated
702 S.W. 8th Street
Bentonville, AR 72716-0550
ENGINEER:
Carlson Consulting Engineers
7731 Highway 70, Suite 210
Bartlett, TN 38133
CURRENT ZONING: C-3, with conditions – General Commercial District with
site plan review.
ALLOWED USES: General Commercial
PROPOSED ZONING: C-3
PROPOSED USE: C-3, General Retail – Wal-Mart Super center
VARIANCES/WAIVERS REQUESTED: A variance to allow an off premise sign.
BACKGROUND:
On December 20, 1988, the Board of Directors adopted Ordinance No. 15,603, which
rezoned several tracts of land as a part of the Deltic Master Plan from Residential
zoning to various multi-family, office and commercial zoning districts. That action
rezoned 7.860 acres located at the southeast corner of Highway 10 and Chenal
Parkway from R-2 to C-3. The approval of the C-3 zoning was conditioned upon a site
plan review, by the Planning Commission, prior to development and a provision of a
40-foot landscaped setback adjacent to Highway 10 and the Chenal Parkway.
Ordinance No. 16,459 rezoned additional properties contained within the proposed
Wal-Mart site. The Ordinance was approved by the Board of Directors on July 20,
1993, and rezoned 8.7051 acres from R-2 to C-3, General Commercial.
March 11, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-5097-G
2
Ordinance No. 18,628, adopted by the Board of Directors on January 2, 2002, rezoned
an additional 10.92 acres from R-2 to C-3, General Commercial. This area was to the
south of the C-3 zoned property and adjacent to Chenal Parkway. At the time of
rezoning the applicant also requested and was approved rezoning further south. The
zoning approved was O-2 on 10 plus acres adjacent to the Parkway and 10 plus acres
of OS zoning nearer the single-family neighborhood to the east.
As a condition of the 1988 zoning, approximately six (6) acres of the site was subject to
site plan review. The applicant submitted a proposed site plan for review by the Little
Rock Planning Commission at their October 31,2002 Public Hearing. The Commission
approved the proposed site plan with a modification to the pole height of the proposed
lighting in the parking lot. The applicant intended to develop the 28.4 acres as a
210,396 square foot Wal-Mart Super center, associated parking and service areas. The
parking lot consisted of 988 parking spaces, including 24 handicap accessible parking
spaces.
Two driveways were to provide access to the proposed project from Cantrell Road and
two driveways from Chenal Parkway. The southernmost driveway on Chenal Parkway
would align opposite the existing Northfield Drive and is proposed to be signalized. This
drive would be a shared drive with the currently undeveloped property to the south
(zoned O-2), thus helping to limit future access points on the Parkway. Improvements
would be provided on Chenal Parkway and Cantrell Road as coordinated with the City
of Little Rock.
The development was to be buffered from surrounding developments by the required
landscape buffer areas and internal landscaping. Additionally, the storm water
detention area was proposed to be located to the east of the building within the existing
Entergy easement. The addition of low height landscaping within the clear-cut area
would provide a visual enhancement to the Highway 10 Corridor. The placement of the
landscaping would provide a significant buffer to those properties lying to the east of the
development. Additionally, the OS zoned area to the south of the property would
provide a substantial buffer immediately south of the proposed Wal-Mart building. By
orienting the building to face Chenal Parkway, the building was located at the furthest
possible distance from those properties to the west and southwest of the development.
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved Wal-Mart site
plan to remove a portion of the previously approved site plan and create a total of
four lots (Item No. 5 – File No. S-867-EEEEE), three related to the Wal-Mart site
and ownership. The applicant has indicated drives for ingress and egress will
remain as previously approved by the Commission on October 31, 2002. The
applicant has also indicated there will be no change in required buffer areas or
areas set-aside for landscape. The applicant is requesting a variance to allow
the placement of an off premise sign. The sign is located on Lot 4 of the
March 11, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-5097-G
3
proposed Chenal Valley Phase 2 Commercial Subdivision Revised Preliminary
Plat (Item No. 5 – File No. S-867-EEEEE).
B. EXISTING CONDITIONS:
The site has been cleared for construction of the Wal-Mart Super Center.
Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four-lane
road with a center turn lane at the intersection of Chenal Parkway and Cantrell
Road.
Other uses in the area include a Quick Stop Service Station on the northwest
corner and mini-warehouses on the northeast corner of Chenal Parkway and
Cantrell Road. The southwest corner is zoned C-3, General Commercial and is
currently undeveloped. There is an Entergy easement along the east property
line with a church located further to the east of the site. Vacant O-2 zoned
property is located to the south of the site with OS zoned property located
between the office zoning and the single-family residential located further south
and east of the proposed development. South and west of the proposed
development are also single-family residences adjoining vacant O-2 and C-2
zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Aberdeen Court Property Owners Association, the Bayonne Place Property
Owners Association, the Margeaux Property Owners Association, the Maywood
Manor Neighborhood Association and the DuQuesne Place Property Owners
Association and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No comment on revised site plan showing two additional out-parcel lots.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Easements required. Contact Entergy for additional details.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-5097-G
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: All previous comment apply.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Mike Dedman was present representing the request. Staff gave an overview
of the proposed development indicating the proposed site plan was being
submitted to remove the area designated as Lots 3 and 4 (S-867-EEEEE – Item
#5) from the previously approved site plan.
The proposed revision to the Wal-Mart site was discussed with the proposed
preliminary plat. Staff noted there were few outstanding issues related to the
proposed Wal-Mart site plan and requested notification of property owners as
required by the Planning Commission By-Laws. There was no further discussion
of the item. The Committee then forwarded the item to the full Commission for
final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff addressing most of the issues
raised at the Subdivision Committee meeting. As a part of the previous approval
the applicant has provided a copy of the lease agreement between Entergy
indicating the use of the eastern fifty feet of the Entergy right-of-way. The
agreement states “vegetation growth may not exceed 12-feet in height” and that
“Entergy and its successors will not cut any trees, plants or natural vegetative
growth within the Green Belt Buffer if such would result in the buffer not being in
compliance with the applicable buffer ordinance of the City of Little Rock”.
March 11, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-5097-G
5
As was previously approved the applicant has indicated interior islands of the
parking area will conform to the three hundred (300) square feet area
requirement.
The applicant has indicated access will be provided to the previously platted lot
(Lot 1 Chenal Valley Phase II Commercial Subdivision). The drive will be located
adjacent to Lot 1 and the Wal-Mart development will not take access from this
drive.
The applicant is proposing two ground-mounted signs. One is to be located at
the intersection of Chenal Parkway and Northfield Drive the second near the
primary drive from Cantrell Road. The sign proposed for Northfield Drive is
proposed at forty (40) square feet in area, well within the Chenal Overlay District
requirements for signage (maximum of eight (8) feet in height and one hundred
(100) square feet in area). The site will be located in a sign easement on Lot 4
of the proposed preliminary plat area (S-867-EEEEE – Item #5). The sign
proposed along Cantrell Road is proposed at six (6) feet in height and seventy-
two (72) square feet in area, complying with the Highway 10 Design Overlay
District requirements.
Site lighting has been addressed. The applicant has indicated 400-watt metal
halide fixtures on 30-foot black steel poles will provide site lighting. The applicant
states fixtures shall contain all horizontal bulbs with flat lenses to control glare
and over spill of lighting. The site plan states lights will be directed away from
adjoining properties and no floodlights will be used.
The applicant has indicated 988 parking spaces as part of the development. The
typical minimum parking required would be 701 spaces. The proposed parking is
more than sufficient to meet the typical minimum parking required by the Zoning
Ordinance.
The applicant has indicated all comments provided by Public Works will be
adhered to. The Traffic Engineer has determined road improvements will be
required as a part of the development. Chenal Parkway is to be widened to a
four (4)-lane roadway at the point when the traffic counts reach 12,000 cars per
day. A traffic signal will be installed at the intersection of Chenal Parkway and
Cantrell Road in the near future.
The landscaping, building setbacks and signage conform to all provisions of the
Chenal Overlay District and the Highway 10 Overlay District. Otherwise, to
Staff’s knowledge, there are no outstanding issues associated with the proposed
site plan review. Staff is supportive of the proposed site plan and feels the
applicant has met the intent of the ordinance with regard to setbacks, buffer
requirements, landscaping requirements, parking ratios and all other technical
aspects of the ordinance.
March 11, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-5097-G
6
I. STAFF RECOMMENDATION:
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 requested variance to allow an off premise
sign for the proposed development.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
Staff also presented a recommendation of approval of the requested variance to allow
an off premise sign for the proposed development.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 19 FILE NO.: Z-3173-C
NAME: Sage Meadows Long-form PD-R
LOCATION: On the West side of John Barrow Road, South of Tanya Drive
DEVELOPER:
WTH Development
8503 Asher Avenue
Little Rock, AR 72204
ENGINEER:
Roberts and Williams Associates Landscape Architects
1501 North University Avenue
Little Rock, AR 72207
AREA: 21 Acres NUMBER OF LOTS: 56 FT. NEW STREET: 2910 L.F.
CURRENT ZONING: MF-12
ALLOWED USES: Multi-family Residential at a density of 12 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential at 2.66 units per acre – 56 units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The applicant previously proposed to construct 34 buildings of multi-family housing on a
25.57 acre property located on the west side of John Barrow Road, just south of Tanya
Drive. The site was zoned MF-12 (Multi-family Residential – 12 units per gross acre).
The west 110 feet of the property ownership was left as R-2 zoning, when the
remainder of the property was zoned, to serve as a buffer between this site and the
single-family property to the west.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
2
The applicant proposed to develop multi-family residences on the site. The density
proposed was under the twelve units per gross acre as allowed by the City’s Zoning
Ordinance. The request was to be heard by the Planning Commission at their
January 21, 1999 Public Hearing but was withdrawn by the applicant prior to the Public
Hearing.
On May 3, 1994, the Little Rock Planning Commission approved a Conditional Use
Permit to allow Four Oaks Living Center to locate on the northeast portion of the site.
The facility was to be constructed with a 140 bed facility and is held under a separate
ownership.
A. PROPOSAL/REQUEST:
The applicant is now proposing to develop this 34-acre site in a two-part
development. The site is currently zoned MF-12 which allows for the
development of multi-family housing at a density of 12-units per acre. The
applicant has indicated a desire to develop 20.64 acres as a Planned Residential
Development for single-family homes and the remaining 13.16 acres as a
multiple building multi-family residential development (S-1229-A – Item #15).
The applicant has indicated the development of the PRD portion of the site with
56 units of single-family homes.
The proposed site plan includes signage for both the single-family subdivision
and the multi-family development. Signage will be located near the drive into the
multi-family development and at the entrance to the single-family subdivision.
The proposed site plan includes a clubhouse, two lakes and two play ground
recreational spaces. The development also contains a series of pedestrian trails
connecting the multi-family and the single-family development. The clubhouse
and pool will be developed as a part of a property owners association through the
Planned Residential development allowing both the single-family homes and the
multi-family residents access to the facilities.
B. EXISTING CONDITIONS:
The site is vacant and tree covered sloping from the north and south to the
center of the site. There is a developed nursing home located at the northeast
corner of the site. Park View High School is located to the north east of the site
and single-family homes are located to the southeast. To the south of the site is
an area zoned MF-24 with a welding shop and a separate building containing a
contractor’s office. Single-family homes are located along West 29th Street to the
south of the site. To the west of the site are also single-family homes in the Twin
Lakes/Campus Place Neighborhood.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls in opposition of the
proposed use from area residents. All residents who could be identified located
within 300-feet of the site, the John Barrow Neighborhood Association, the
Campus Place Property Owners Association, the Twin Lakes “B” Property
Owners Association, Twin Lakes B Special Improvement District and all owners
of property located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed street from John Barrow going west to the last apartment
entrance should be designed as a 36 foot collector street. The remainder can
be 31 foot as shown on the plan.
2. Provided curve data for the collector street. The standard radius for a normal
crown is 275 feet with a 100-foot tangent between reverse curves.
3. The residential street curve radius at the northwest corner of the development
does not meet the standard 150-foot radius.
4. Monique Drive was originally planned to connect through to John Barrow.
The connection should be shown on the plat.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
6. Show the location and preliminary sizing for all storm drains. Easements
must be provided for all storm drains. Assuming the 0.48-acre lake will serve
as detention for the residential subdivision, easements are likewise required
for that drainage.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Private sewer main crossing property. Must be relocated and
dedicated to Little Rock Wastewater Utility as a public sewer main with
easements. Capacity Contribution Analysis required, contact Little Rock
Wastewater Utility at 688-1414 for additional details.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
4
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The facilities on-site in the
area of the apartments 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. A water main extension will be
required in order to provide service to this property. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Low Density Residential for this property. The applicant
has applied for a Planned Residential Development for a new single-family
subdivision.
The request does not require a change to the Land Use Plan. The total density
calculated for the proposal falls within the 6 - 10 dwelling unit per acre range of
the LDR category.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the John Barrow Neighborhood Action Plan. The Housing and
Neighborhood Revitalization goal lists an objective of reviewing the
appropriateness of existing zoning classifications. The action statement
recommends that existing zoning classifications be reviewed to determine if the
classifications compromise the interest to revitalize or stabilize housing in the
area.
Landscape: No comment.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
5
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Barry Williams was present representing the request. Staff stated there were
two items related to the site zoned MF-12, one a single-family development, the
second a multi-family site plan review. Staff stated the two items were reviewed
separate and would be discussed together. Staff noted there were additional
items necessary on each item to complete the review process. Staff first
requested additional information for the site plan review. Staff requested the
applicant provide details of signage, fencing and a phasing plan, if applicable.
The staff also requested the applicant provide the lot size and total building
coverage in the general notes section of the site plan.
Mr. Williams noted the proposed multi-family units would be constructed as
split-level units to better adhere to the terrain. Mr. Williams stated the maximum
building height would be 35-feet.
Staff requested the applicant provide maximum building height, front yard
building lines and total buildable areas for the proposed PRD portion of the
development. Staff stated since the request was a PRD there were no setbacks
except those imposed at the time of approval. Staff requested the applicant
provide details of any proposed signage associated with the new single-family
development. Staff requested the applicant provide details concerning lot sizes
and the source of water and the means of wastewater disposal.
Public Works comments were addressed. Staff stated the proposed street
extending west from John Barrow Road should be designed to a 36-foot collector
street. Mr. Williams stated the desire of the developers was to narrow the streets
to reduce speeds. Staff stated they could support the reduced standard in the
single-family portion of the development but the street adjacent to the multi-family
should be wider. The proposed site plan does not connect Monique Drive
through the development to John Barrow Road. Staff and the applicant agree it
is better for the connection not to be made to reduce cut-through traffic and
enhance the overall development. The applicant has also requested the street at
the northwest corner of the development not meet the 150-foot radius
requirement. The applicant has indicated this will enhance the development as
well by acting as a traffic calming device and slowing traffic through the area.
Staff questioned the watercourse proposed on the site plan. Staff stated the
storm water detention ordinance would apply to the site. Staff stated a wider
drainage easement for the lake to John Barrow Road right-of-way would be
required. Mr. Williams stated the desire was to allow the lake to serve as
detention as well as a water feature.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
6
Landscaping comments were addressed for the apartment site. Staff noted there
would not be any landscaping required for the PRD (single-family) portion of the
development. Staff noted the areas set aside for buffering appeared to meet the
landscape ordinance requirements. Staff also noted screening would be required
along the southern perimeter where the site adjoined single-family zoned
property.
There were no further items for discussion. The Committee then forwarded each
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated the maximum build areas of the single-family development. The
applicant has indicated a 25-foot front building line and eight foot side yard
setbacks. The applicant has also indicated a 25-foot rear yard setback. The
applicant has indicated the maximum building height of 35-feet. The setbacks
and building height are consistent with typical minimum requirements of the
Subdivision Ordinance for platting of single-family zoned property. The applicant
has also indicated the minimum lot size as 66-feet by 125-feet or 8250 square
feet, more than adequate to meet the typical minimum lot size square footage.
The applicant has indicated the clubhouse to be included in the planned
development. The clubhouse, and a recreational area are included in Tract “C”
of the development. The applicant has indicated a property owners association
will be established to maintain the tracts and the clubhouse. The applicant has
indicated both the single-family and the multi-family will have access to these
amenities. The applicant has also included pedestrian trails through out the
development connecting the single-family and the multi-family portion of the
proposed development.
The applicant has indicated a single subdivision sign to be located near the
entrance to the proposed single-family subdivision. This sign will comply with
signage allowed for single-family subdivision or not to exceed thirty-two square
feet in sign area and six feet in height according to the applicant.
The applicant has indicated there is not a Bill of Assurance in effect for the
proposed property. A final plat for the site has never been filed.
Staff is supportive of the proposed development. Staff feels with the overall
development plan, the development of single-family and multi-family in an
intergraded neighborhood the development should be successful due the mixture
of residential uses. The applicant has also included amenities for the overall
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
7
development to provide recreational activities for the residential and the
multi-family uses. The applicant has exceeded the minimum requirements of the
ordinance and staff feels if the development is constructed as proposed including
the single-family portion of the development there should be minimal to no
adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
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 the curve radius for the street at the northwest corner of the
development meet the standard 150-foot radius.
Any fencing construction through the PD-R shall comply with ordinance
standards for single-family zoning.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were several registered
objectors present. Staff presented the item along with a related site plan review (Item #
15 – File No. S-1229-A) indicating support for the rezoning request and the site plan
review request. Staff stated they were supportive of reducing the rear radius to 75-feet
and narrowing the street to 31-feet of pavement. Staff stated the applicant had
indicated the request for the reduced standard was to act as a traffic calming device and
the reduced street standard would comply with minor residential street standards.
Mr. Barry Williams addressed the Commission on behalf of the applicant. He stated the
desire of the development was to develop the site with a mix of single-family and multi-
family units. He stated the proposed development included a clubhouse and pool area
that would be shared by the apartment dwellers as well as the single-family
homeowners. He stated the development also included a series of trails and pathways
to connect the two developments and allow for integration of the neighborhood.
Ms. Carolyn Heitman addressed the Commission in opposition of the proposed
development. She stated the Barrow Road Neighborhood was not in support of the
proposed development. Ms. Heitman stated traffic was the primary concern of the
Neighborhood Association. She stated the desire was to allow the area to develop with
less intense uses. Ms. Heitman stated the John Barrow Road Neighborhood
Association had met with the developers but the other Association’s in the area had not
met with the developers. She requested the Commission defer the item until the
developer had met with all the affected neighborhoods and the neighborhoods had the
opportunity to discuss the potential project.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
8
Mr. George Brown addressed the Commission in opposition of the proposed request.
He stated the neighborhood did not want additional apartments. He stated the area
currently had 1000 plus apartments which were not fully occupied. He stated traffic was
currently a nightmare and the addition of more apartments would only compound the
problem.
Ms. Francis Harris-Waddell addressed the Commission in opposition of the proposed
request. She stated the neighborhood located to the west of the site had signed a
petition, which had been given to the Commission. She stated the petition contained
100 percent of the homeowners, which would be directly affected by the proposed
development. Ms. Waddell stated apartments would have a devastating effect on the
single-family homes in the area.
Commissioner Rector stated the discussion was not related to the apartments. He
stated the site was zoned for multi-family housing and the proposed development had
met all the minimum requirements of the subdivision ordinance for a site plan review.
He stated the Commission had no choice but to approve the proposed apartment
development. He stated the Commission could discuss the single-family portion of the
request which was a rezoning request to down zone approximately two-thirds of the
site.
Ms. Waddell questioned the square footage of the homes, the estimated sales price, the
number of bedrooms and if the homes would have garages.
Mr. Brad Norris of the Campus Place Neighborhood Association addressed the
Commission in opposition of the proposed request. He stated his neighborhood had not
had the opportunity to meet with the developers and discuss the proposed site plan. He
requested the Commission defer the item until all the affected neighborhoods had the
opportunity to meet with the developers.
Chairman Mizan questioned the concerns of the neighborhood. He asked if they were
related to issues raised by Ms. Waddell. Mr. Norris stated those were a few of the
issues. He stated others were related to landscaping, buffering, detention, and building
design.
Mr. Kevin Howard, the applicant, addressed the Commission to answer questions
related to the proposed development. He stated the homes would be two to four
bedroom homes and range in size from 1,100 square feet to 1,800 square feet. He
stated the estimated sales price was from $100,000 to $140,000. He stated the lots
averaged in size from 8,200 square feet to 11,000 square feet. He stated the
development would establish a homeowners association to ensure the green spaces
and clubhouse were maintained properly.
March 11, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-3173-C
9
There was a general discussion concerning the drainage, detention and the proposed
lake areas. There was also a general discussion concerning the placement of
sidewalks within the proposed development. The applicant indicated sidewalks and
trails would be used through out the development to allow for connectivity.
Mr. Williams stated the request was to allow the clubhouse within the planned
development portion of the request. He stated the apartments would be developed in
two phases with seven buildings being constructed in the first phase and six buildings in
the second phase. He stated the clubhouse and pool would also be constructed in the
first phase to ensure the development of the single-family portion of the site. He stated
once the PRD was established the developer would have no choice but to construct the
single-family portion of the development or return to the Commission for a rezoning.
There were questions related to the street and the narrowness of the proposed street.
Staff stated the proposed development would handle less than 1300 cars per day, much
less than a standard residential street. Staff stated the narrow street was acceptable
and the curves and radius, if increased to 75-feet, would also be acceptable.
Commissioner Adcock questioned if no parking signs would be available. Staff stated
parking would typically be allowed on one side of the street.
Mr. Williams stated if Public Works required three lanes at the intersection this would
not be an issue. He stated the right-of-way would be in place to allow a 36-foot street at
the intersection.
There was a general discussion concerning the proposed management of the
apartment development. Mr. Howard stated the developers had not executed a contract
but were interviewing potential management firms. He stated two were local firms.
Chairman Mizan stated a condition of the approval would be the developer meet with
the neighborhood prior to the Board of Directors meeting.
A motion was made to approve the requested rezoning as amended. The motion
carried by a vote of 8 ayes, 1 noe and 2 absent.
March 11, 2004
ITEM NO.: 20 FILE NO.: Z-3459-H
NAME: Home Depot – Revised Conditional Use Permit
LOCATION: Mabelvale Plaza at I-30
OWNER/APPLICANT: Home Depot USA, Inc./Greenberg Farrow Architecture
PROPOSAL: A revision to Home Depot’s previously approved
conditional use permit is requested to allow for the
removal of a portion of a 50 foot wide land use buffer
along the site’s western perimeter.
PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents within 300
feet who could be identified and the SWLR United for Progress, Pinedale and
Mavis Circle Neighborhood Associations were notified of the request.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 19, 2004)
The applicant was present. Staff presented the item and noted the plan needed
to be modified to more clearly show the proposed new property line, the location
of the Home Depot sign and the width of the remaining landscape strip on the
western perimeter. There were no other issues.
The Committee forwarded the item to the full Commission.
STAFF REPORT:
On April 3, 2003, the Planning Commission approved a conditional use permit
allowing Home Depot to construct a new home center on this C-3 zoned 12±
acre tract. The approved development included a 102,513 square foot building,
34,643 square feet of garden center and 426 parking spaces. Parking has since
been expanded to 458 spaces.
At the time of the original approval, the properties adjacent to the west (between
Home Depot and Mabelvale Pike) were all zoned R-2 Single Family. Home
Depot was required to place a 50-foot wide buffer and a 6 foot tall screening
fence along its west perimeter where adjacent to the residential properties.
Since that date, some of the adjacent properties have been rezoned to C-3. A
preliminary plat application has been filed to subdivide those adjacent properties
into new commercial lots. A portion of the Home Depot property is proposed to
be added to the new lots through this plat. See file No. S-993-K, Mabelvale
March 11, 2004
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3459-H
2
Business Park and Shopping Center revised preliminary plat, which is also on
this agenda.
Home Depot is requesting approval of a revision to its C.U.P., allowing up to 40
feet of the western buffer to be eliminated and that area to be removed from the
Home Depot site and added to the new lots. The proposed change only affects
the portion of the Home Depot site which is adjacent to the C-3 zoned properties.
The required buffer and screening will remain in place where the adjacent
properties are zoned R-2.
Staff is supportive of the revision. Since the adjacent properties are now zoned
C-3, no land use buffer or screening are required. A 10-foot wide landscape strip
will remain along the affected portion of the Home Depot site; exceeding the
Landscape Ordinance minimum requirement of a 9 foot strip.
On February 25, 2004, the applicant submitted a revised site plan clearly
showing the new property line, landscape strip and sign location. All comply with
Ordinance standards. To staff’s knowledge there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revision subject to compliance with
the conditions previously required when the C.U.P. was originally approved on
April 3, 2003 (Z-3459-F).
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had failed to send the required notices and the
item needed to be deferred. There was no further discussion.
The item was placed on the Consent Agenda and approved for deferral to the
March 25, 2004 Commission meeting. The vote was 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 21 FILE NO.: LU04-12-01
Name: Land Use Plan Amendment - 65th Street - West Planning District
Location: Southeast Corner of Col. Glenn and Shackleford Roads
Request: Light Industrial to Commercial and Service Trades District
Source: Kevin Huchingson, Dickson Flake & Partners
The applicant has petitioned to defer this item to the April 22, 2004 Planning
Commission Meeting. Staff recommends placing this item on the consent
agenda for deferral.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for deferral to the April 22, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 21.1 FILE NO.: Z-5703-A
NAME: Shackleford Commercial Long-form PCD
LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road
DEVELOPER:
Shackleford and Colonel Glenn LLC
c/o Dickson Flake Partners
P.O. Box 3546
Little Rock, AR 72203
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 11.4 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Non-conforming commercial use and single-family
residential
PROPOSED ZONING: PCD and C-3
PROPOSED USE: General Commercial and Office/Showroom/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a letter dated February 25, 2004, requesting this item be
deferred to the April 22, 2004 Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a letter dated February 25,
2004, requesting the item be deferred to the April 22, 2004 Public Hearing. Staff stated
they were supportive of the request.
March 11, 2004
SUBDIVISION
ITEM NO.: 21.1 (Cont.) FILE NO.: Z-5703-A
2
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 22 FILE NO.: Z-6219-A
NAME: Bella Rosa Drive Long-form PCD
LOCATION: On the Southwest corner of Cantrell Road and Bella Rosa Drive
DEVELOPER:
HWY 107 Associates, LLC
3801 Woodland Heights
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 7.5 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Office/Warehouse – Mini-warehouse development
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Planning Commission previously reviewed and denied a request to rezone the site
from R-2, Single-family to POD to allow the site to develop with limited office space,
conditioned storage and mini-storage. The proposal included the placement of
102,775 square feet of improvements, containing approximately 18,000 square feet of
office and office/warehouse space, including an on-site manager’s office and apartment
comprising approximately 1,600 square feet. The balance of the project was to be
self-storage units.
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
2
The applicant proposed the perimeter of the two buildings located adjacent to Cantrell
Road to be constructed of “drivet” wall system over a steel super structure mixed with
glass office front. The roof system was to be a flat roof hidden behind a metal parapet.
The self-storage units were proposed as metal system over a steel structure with
access provided by overhead doors.
A. PROPOSAL/REQUEST:
The site contains 7.5 acres located on the southwest corner of Cantrell Road and
Bella Rosa Drive. The applicant intends to develop the site with a total of
82,800 square feet of office/retail and mini-warehouse buildings. The site will
contain a single building of office/retail containing a total of 29,000 square feet
and an office/managers residence for the mini-warehouse development. A
second building will contain 28,000 square feet of conditioned storage accessed
from interior halls. There are three buildings of stand-alone mini-warehouse
buildings containing a total of 25,800 square feet of space. The total building
coverage proposed is 34.3 percent with 27 percent of the site designated as
landscaped/green space area. The site contains 117 parking spaces with
19 spaces proposed for boat and RV storage. The applicant has indicated the
days and hours of operation from 7 am to 8 pm seven days per week. The
mini-warehouse will have 24-hour access.
B. EXISTING CONDITIONS:
The site is vacant with trees around the perimeters of the property. The site is
relatively flat with a creek running along the western and southern perimeters.
The property to the east of the site (across Bella Rosa Drive) is vacant and has
been cleared. Further to the west is the Seven Acres Business Park zoned POD
and developed with a mix of commercial and office uses. To the southeast are
single-family homes adjoining the northern bank of the creek. To the south of the
site (across the creek) are vacant lands and single-family homes fronting Bella
Rosa Drive. To the west of the proposed site (west of the creek) are also vacant
lands fronting Cantrell Road. North of the site are single-family homes on large
acreages.
Cantrell Road is a four-lane roadway with a center turn lane. There are no
sidewalks in place fronting the site. Bella Rosa Drive is a narrow unimproved
roadway with open ditches for drainage and no sidewalks.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
3
Westchester/Heatherbrae Neighborhood Association, Secluded Hills Property
Owners Association, Charleston Height/North Rahling Road Neighborhood
Association and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed land use would classify Bella Rosa Drive 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. A
minimum dedication of right-of-way to 55 feet from centerline will be required.
Ten feet additional right-of-way will be required for a right turn lane.
3. A 20 feet radial dedication of right-of-way is required at the intersection of the
streets.
4. Provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to these streets including 5-foot sidewalks with
the planned development. This would include a standard right turn lane on
Cantrell, and construction to collector standards on Bella Rosa.
5. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to any land clearing or grading activities at the site. Site grading,
and drainage plans will need to be submitted and approved prior to the start
of construction.
6. In the floodplain, the minimum Finish Floor elevations will be required to be
shown on plat and grading plans.
7. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot wide
access easement is required adjacent to the floodway boundary.
8. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
9. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: A 15-foot Entergy easement is required. Contact Entergy at
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
4
954-5158 for additional information.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. The facilities on-site will be private.
When meters are planned off private lines, private facilities shall be installed to
Central Arkansas Water's material and construction specifications and installation
will be inspected by an engineer, licensed to practice in the State of Arkansas.
Execution of Customer Owned Line Agreement is required. A Capital Investment
Charge based on the size of the connection(s) will apply to this project in addition to
normal charges. This fee will apply to all meter connections including any metered
connections off the private fire system. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. 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. 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 992-2431 if you would
like to discuss backflow prevention requirements for this project. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Maintain a 20-foot access and a 20-foot gate opening. Place fire
hydrants per code. Contact the Little Rock Fire Department at 918-3752 for
additional details concerning turning radius.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Transition for this property. The applicant has applied for
a Planned Commercial Development for offices and mini-warehouses.
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
5
The request does not require a change to the Land Use Plan. However, the
development needs to occur at a small scale and intensity low enough to
minimize the impact of development on neighboring properties.
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: If sufficient vegetation exists along the floodway (western perimeter
of the site) that would satisfy the year around screening requirement, additional
evergreen plantings or a 6-foot high wooden fence requirement may be wavered,
should this area be shown to be preserved. However, a six (6) foot high opaque
screen, either a wall, or wooden fence with its face side directed outward, or
dense evergreen plantings, is required if insufficient vegetation exists in the
floodway area.
The proposed interior landscaping falls short of the eight percent landscaping
requirement.
This is a requirement of the landscape ordinance. Interior islands should be
generally distributed throughout the vehicular use area. Landscape islands are
to be a minimum of 150 square feet in area and a minimum width of seven and
one-half feet.
Building landscaping cannot count towards fulfilling interior landscaping
requirements.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this tree-covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when properly preserving trees of six (6)
inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the request stating the request was a Planned Commercial
Development to allow the site to develop with an office/warehouse development
and mini-warehouse units on the rear. Staff requested Mr. McGetrick provide
additional information to complete the review process. Staff requested additional
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
6
information concerning signage, fencing and proposed dumpster location. Staff
also requested information concerning any proposed outdoor storage.
Staff stated they would recommend limiting the proposed uses of the
office/warehouse building to O-3 uses with the ten percent accessory uses listed
in the O-3 zoning district.
Public Works comments were addressed. Staff stated a dedicated easement
would be required adjacent to the floodway. Staff also stated a grading permit for
flood hazard area would be required prior to development. Staff requested the
applicant provide the minimum finished floor elevation for the proposed buildings.
Landscaping comments were addressed. Staff noted the proposed building
landscaping was not sufficient to meet the ordinance requirement. The perimeter
buffer requirement was discussed. Mr. McGetrick stated there was a 150-foot
natural area adjoining the creek. Staff stated the buffer would be required to
provide year around screening.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated the proposed signage will be located in the front yard area near the
intersection of Cantrell Road and Bella Rosa Drive and will be consistent with
signage allowed in the Highway 10 Design Overlay District or a single ground
mounted monument style sign a maximum of ten feet in height and one hundred
square feet in area. Staff is supportive of the requested signage.
The applicant has also indicated the location of the proposed dumpster and
indicated the dumpster will be screened as required by the current Zoning
Ordinance (on a minimum of three sides at least two feet above the finished
container height).
The applicant has indicated an eight-foot chain link fence along the southern and
western property lines adjacent to the creek. The applicant has indicated the
building will be used as screening on the street side of Bella Rosa Drive. The
buildings will be single story and constructed of decorative block to enhance the
development and provide security to the site. The remainder of the site will also
be constructed of split face block. The development is proposed with a flat roof
hidden by a parapet. The applicant has indicated the development will be
constructed to give an office appearance.
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
7
Staff is supportive of the proposed fencing and screening of the eastern property
line. The rear of the site will be gated, limiting access to the mini-warehouse
development. The gate will maintain a minimum of twenty-feet of opening to
allow access by the Little Rock Fire Department.
The proposed site plan indicates nineteen parking spaces designated for parking
of boat and RV storage. The proposed location is at the rear of the site adjacent
to the designated floodway. The proposed location will have little to no visibility
from Cantrell Road and will be screened by the proposed buildings from Bella
Rosa Drive. Staff is supportive of the limited placement of nineteen parking
spaces for boat and RV storage on the site.
The applicant has indicated the minimum floor elevation will be set above the
100-year floodplain. The applicant has also indicated a dedication of a twenty-
five foot easement adjacent to the floodway as required by existing city
ordinances.
The applicant has indicated additional building landscaping to meet the minimum
requirements of the Landscape Ordinance. The applicant has indicated a
forty-foot landscape buffer along Cantrell Road and a one hundred foot building
line to satisfy the Highway 10 Design Overlay District requirements.
The proposed site plan indicates 117 parking spaces and 98 designated for
customer parking. The proposed site would typically require seventy-two parking
spaces for the office/retail building based on the typical parking required for an
office development or one space per four hundred square feet of gross floor
area. The mini-warehouse development would typically require thirty-two parking
spaces or six spaces plus one space per two thousand square feet of gross floor
area. The total typical parking required would be one hundred eight parking
spaces. Staff feels the proposed parking is adequate to meet the proposed
parking demand of the development. Mini-warehouse developments typically do
not generate a great parking demand and most customers are parking at their
individual unit loading and unloading belongs.
Staff recommends the applicant limit the development of the office/retail building
to O-3 uses and the selected accessory uses, limited to ten percent of the gross
floor area. The site is shown on the City’s Future Land Use Plan as Transitional,
which allows for development of residential and office uses. Staff feels even
though the site is proposed as a PCD limiting the commercial, the
mini-warehouse portion of the development, to the rear and screened by the
office uses to the front, the development will maintain an overall office feel. The
applicant has indicated through building elevations the rear of the site will be
screened and none of the commercial uses will be visible from Cantrell Road.
March 11, 2004
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-6219-A
8
Only through this scenario does staff feel comfortable allowing this development
to locate on this site. The applicant has indicated there is not a Bill of Assurance
in effect for the proposed site.
Otherwise, to staff’s knowledge, there are no outstanding issues related to the
proposed development. The proposed development if developed with office uses
located along the roadways and commercial uses on the interior of the site
should have minimal to no adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the staff report.
Staff recommends the 29,000 square foot office/retail building be limited to O-3
uses and ten percent of the total square footage utilized by the listed O-3
accessory uses.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
Staff also presented a recommendation that the 29,000 square foot office/retail building
be limited to O-3 uses and allowed ten percent of the total square footage to be utilized
by the listed O-3 accessory uses.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 23 FILE NO.: Z-6376-A
NAME: Gilbert Acres Subdivision Revised Short-form PD-R
LOCATION: On Gamble Road, South of Stacey Lane
DEVELOPER:
Rymor LLC
P.O. Box 241667
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 0.433 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: PD-R
ALLOWED USES: Residential Eight Units
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Residential Eight Units and the creation of a two-lot plat.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 17,579, adopted by the Little Rock Board of Directors on October 21,
1997, established Coleman Short-form PD-R. The site was to develop as a planned
residential development with two buildings containing eight townhouse units accessed
by a single drive from Gamble Road. The site has developed in this manner under a
single lot and single ownership.
A. PROPOSAL/REQUEST:
The applicant proposes the revision to a previously approved Planned
Residential Development to allow the creation of a two-lot plat. Currently there
are eight townhouse units on the site and the applicant is proposing to split the
tract into two lots; each lot containing four units. The site contains mailbox units
March 11, 2004
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-6376-A
2
on each individual proposed lot as well as a pad for trash bins. The existing sign
is located on proposed Lot 1. The applicant has provided a sign easement and is
not requesting any additional signage for Lot 2.
The site will share the existing single drive, which will be dedicated as a cross
access and utility easement.
B. EXISTING CONDITIONS:
The site contains an existing residential development containing eight units.
There is a single drive within the development with four units on the north and
four units on the south. The units are two story townhouse units.
Other uses in the area include residential and office uses. There are
single-family detached homes located to the south of the site and a multi-family
development similar to the applicant’s located to the west. There are office uses
located to the north of the site adjacent to the development and across Stacey
Lane. There is an auto detail shop located to the east of the site on O-3 zoned
property owned by a nearby automobile dealership. There is a large apartment
complex located to the west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the Gibralter
Heights/Point West/Timber Ridge and the Parkway Place Neighborhood
Associations and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No additional comments on proposed lot split. Current development meets
Public Works requirements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-6376-A
3
Central Arkansas Water: If existing meters are on a different parcel than the
one that is served, the meters would need to be relocated to the parcel served at
the expense of the developer. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Multi-family for this property. The applicant
has applied for a revision to an existing Planned Residential Development.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Residential
Development goal of creating an aesthetically pleasing and well-planned
neighborhood listed an objective of maintaining the quality of the neighborhood
and also listed an action statement of using Multi-family development as a buffer
between residential and non-residential uses.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented the
item indicating there were additional items needed on the proposed site plan.
Staff questioned if there would be any additional signage for the second lot. Staff
also requested the applicant label the mail kiosk and the trash bin pad on the
proposed site plan. Staff stated the name/address and source of title be included
on the proposed site plan.
Staff noted comments from Central Arkansas Water and the Little Rock Fire
Department indicating Mr. McGetrick should contact each of these agencies
should he have any questions. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
March 11, 2004
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-6376-A
4
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated a sign easement on the site plan to allow Lot 2 rights to the sign
located on proposed Lot 1. The applicant has also labeled the mail kiosk and the
trash bin pad as requested by staff. The proposed site plan includes the
name/address and source of title of the property owner as requested.
Staff is not supportive of the proposed request. The previous approval included
the development as a single development under a single ownership. Staff feels
the proposed development should be maintained as a single tract to ensure a
single ownership. Historically, the City has not had good luck with small
developments with multiple owners. The trend has been that developments that
are allowed multiple owners have not been maintained in similar manners, which
has caused blight to the area. If the lot is split there is no guarantee the
development will not end up with multiple owners. Staff feels to avoid any
potential future issues, the request should be denied and the tract remain as a
single development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. McGetrick addressed the Commission on behalf of the applicant. He stated the site
was fully developed as indicated by staff. He stated the desire was to create two lots
allowing a building on each lot. He stated the owner did not intend to sell any of the lots
but there was no guarantee that he would maintain ownership. He stated the
subdivision of the site should not have any adverse impact on the adjoining properties.
There was no further discussion of the item. A motion was made to approve the
request as filed. The motion failed by a vote of 0 ayes, 9 noes and 2 absent.
March 11, 2004
ITEM NO.: 24 FILE NO.: Z-6554-B
NAME: Bowman Kanis Retail Center Revised Long-form PCD
LOCATION: On the Northwest corner of Kanis Road and Bowman Road
DEVELOPER:
Dickson Flake Partners
1200 West Capitol
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 8.1 Acres NUMBER OF LOTS: 7 FT. NEW STREET: 0
CURRENT ZONING: O-3, PCD and C-3, with conditions
ALLOWED USES: O-3 and C-2 permitted uses with a 300-foot by 150-foot no
build area at the intersection
PROPOSED ZONING: C-3, O-3 and Revised PCD
PROPOSED USE: Creation of an eight (8)-lot plat with Lot 1 to develop as a
PCD for USA Drug, Lot 7 to develop with O-3 listed uses and
Lots 2 – 6 and 8 to develop with C-3 listed uses.
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow reduced driveway spacing for Lot 1.
2. A variance to allow the creation of a lot without public street frontage.
3. A variance to allow site grading without a proposed development.
4. A variance to allow a vertical cut greater than ordinance standard.
BACKGROUND:
On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850
rezoning an 11.25-acre tract to O-3 and C-3 on the northwest corner of Kanis and
Bowman Roads. The proposal included the development of the site with a 300 foot by
150 foot no build area at the intersection of Kanis and Bowman Roads. The site had
limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
2
west of the Kanis/Bowman Road intersection, was proposed as a right-turn exit only.
The western driveway, located approximately 300 feet west of the Kanis/Bowman
intersection, was to be a service entrance/exit only. The approval also limited the
permitted uses to those listed in the “C-2” Shopping Center District.
A proposal which included this tract of land was reviewed and approved by the
Commission earlier this year but was not forwarded to the Board of Directors for final
action. The applicant proposed to rezone the site from various zoning classifications to
PCD to allow the development of a home center on the site.
Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis
Retail Center Long-form PCD. The Planning Commission heard the proposal at their
October 16, 2003 Public Hearing and forwarded a recommendation of approval to the
Board of Directors.
The applicant proposed a seven-lot plat through the Planned Development process.
Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned O-3, General
Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under
the C-3 zoning classification) but the building was proposed to be located within the
area previously approved as a no-build zone (300-foot by 150-foot).
The applicant indicated only one lot would be developed under the proposed
development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses
as alternative uses) retaining the C-3 and O-3 zoning on the other six lots.
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved PCD to allow the
addition of gas pumps to the original USA Drug PCD. The applicant also intends
to add an additional 1.8 acres to the previously approved preliminary plat with
land area located to the north of previously proposed Lot 7.
The applicant has removed the building from the 300-foot by 150-foot no build
zoned and has indicated the gas pumps outside this area as well.
The proposed lot (Lot 8)will be served by a shared access and utility easement
located on the east and south property lines.
B. EXISTING CONDITIONS:
The site contains an existing non-conforming nursery. The property is located in
an area of mixed zoning and extremely varied uses. The intensely commercial
Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in
this area include a wide variety of retail commercial businesses such as Sam’s,
Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
3
of Kanis and Bowman Road is a PCD, which has developed as an
office/warehouse/retail center. The C-3 and PCD zoned properties to the south;
contain a variety of uses including offices, office/warehouse and mini-
warehouses. The area to the west of the site contains single-family homes on
large tracts.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the
Parkway Place Property Owners Association, all owners of property located
within 200-feet of the site and all residents located within 300-feet of the site
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The standard conditions shown on the plans as "Public Works Notes" apply to
the project.
2. On Bowman, street improvements should match the improvements made to
the east. In addition to the lanes shown, dual left turns should be provided for
in the design.
3. Per the previous approval, the northern-most driveway should be moved
south away from the property line.
4. Street Improvement plans shall include signage, striping and modifications to
the signal. Traffic Engineering must approve completed plans prior to
construction.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. Terracing, cut and fill slopes must comply with the
land alteration ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
4
Central Arkansas Water: The facilities on-site will be private. When meters are
planned off private lines, private facilities shall be installed to Central Arkansas
Water's material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work would
be done at the expense of the developer. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges.
This fee will apply to all connections including metered connections off the
private fire system. Please submit two copies of the plans for the private fire line
to Central Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of private fire line. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. Central Arkansas Water requests that a 15-foot-wide utility easement
be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2-
inch water main. A water main extension would be required to serve Lot 6. All
Central Arkansas Water requirements in effect at the time of request for water
service must be met. This development will have minor impact on existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Additional fire hydrants may be required. Contact the Little
Rock Fire Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Mixed Office Commercial for this property.
The applicant has applied for a revision to an existing Planned Commercial
Development to add gas pumps.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Office and
Commercial Development goal seeks to maintain the residential integrity of the
neighborhood with the objective of adhering to the Future Land Use plan and lists
an action statement of requiring developments in the neighborhood to adhere to
the Future Land Use plan.
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
5
Landscape: Areas set aside for landscaping and buffers appear to meet city
requirements.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Joe White was present representing the request. Staff presented the request
to the Committee members indicating the requested revision was to allow the
addition of gas pumps to the original Lot 1 of the development and to add
additional acreage with an additional lot to the previously approved preliminary
plat. Staff requested Mr. White provide additional information to complete the
review process. Staff stated details concerning proposed signage should be
provided (height/area) on the proposed site plan. Staff also requested the total
area of each lot be provided on the proposed site plan.
Public Works comments were addressed. Staff stated Bowman Road should be
constructed to match the improvements located to the east of the site. Staff also
requested the applicant provide dual left turn lanes at the intersection. Staff also
stated a grading permit would be required prior to development of the site.
Mr. White stated he was requesting a variance to allow the entire site to be
graded without specific developments for Lots 2 – 8. Mr. White stated the cut
would be approximately a fifty foot cut. He stated a three to one slope could be
achieved without benching.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated signage details on the proposed site plan. The applicant has
indicated signage will be consistent with signage allowed in commercial zones or
a maximum of thirty-six feet in height and one hundred sixty square feet in area.
Staff is not supportive of the proposed signage. Staff would recommend the
signage be limited to a maximum of ten feet in height and one hundred square
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
6
feet in area. Staff feels with the development of eight lots on this corner and
each individual lot having a separate free standing sign the maximum signage
allowed in commercial zones would cause visual clutter to the area.
The proposed development includes the development of a lot without public
street frontage. The lot is also requesting an off premise sign easement. Staff is
supportive of this proposed lot configuration and sign location.
The applicant has indicated the total lot area on each of the proposed lots. The
lots range in size from 0.56 acres to 4.05 acres. The proposed lots are currently
zoned PCD, O-3 and C-3. The applicant has indicated sufficient area to meet the
minimum lot size requirement per the zoning ordinance. The applicant has also
indicated a twenty-five foot platted building line adjacent to the roadways. The
proposed front yard building line is adequate to meet the minimum requirements
of the zoning ordinance.
The applicant has indicated the days and hours of operation to be from 5:00 am
to 1:00 am seven days per week. The applicant has also indicated the garbage
collection will be scheduled from 7:00 am to 6:00 pm to limit the impact on the
single-family homes located to the south and west of the site.
The applicant has indicated a maximum building height of 35-feet consistent with
maximum building heights allowed by the O-3 and C-3 zoning district. The
applicant has also indicated site lighting will be low level and directional, directed
inward away from residentially zoned properties.
The proposed site plan for the USA Drug Store (Lot 1) indicates a total building
square footage of 10,500 square feet and a total of 105 parking spaces. The
typical minimum parking required for a building of this sized based on one space
per three hundred square feet of gross floor area would be 35 parking spaces.
As indicated in the background section, a 150-foot by 300-foot area was
previously designated as a no build area. The applicant has indicated 51 parking
spaces within the previously set no-build zone. This area was also limited to
uses listed in the C-2 Shopping Center District zoning classification. The
applicant is proposing the placement of a drug store with gas pumps. Although
this is an allowable use under the C-3 zoning district a convenience store with
gas pumps (the most direct comparison) is not an allowable use under the C-2
zoning district. The previously approved PCD requested C-3 uses as alternative
uses for the site.
The applicant is requesting a fifty-foot cut along the western edge of the property,
which is a variance from the Land Alteration Ordinance. The applicant is also
requesting to be allowed to grade Lots 2 – 8 without a specific development.
Staff is not supportive of this request. The Land Alteration Ordinance specifically
prohibits indiscriminate clearing of property. The ordinance also states cuts or
March 11, 2004
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-6554-B
7
fills shall be limited to ten feet in height or fifteen feet if architectural stone is
included to protect the vertical face. Staff is not supportive of this request.
Staff is not supportive of the proposed request. Staff feels the placement of gas
pumps at this location is not in keeping with the desired development pattern
previously approved. The historical development pattern has been to keep the
hard commercial uses east of Bowman Road and allow commercial uses to step
down west of Bowman Road. Staff feels if this intense development is allowed to
locate west of Bowman Road the domino effect will take place resulting in Kanis
Road being lined with commercial uses.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated they were requesting the item be deferred to the March
25, 2004 Public Hearing to allow additional time to review additional information
submitted by the applicant related to the requested cut and fill of the site.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 25 FILE NO.: Z-7225-A
NAME: Grace Presbyterian Church Long-form POD
LOCATION: 9301 Rodney Parham Road
DEVELOPER:
Grace Presbyterian Church
9301 Rodney Parham Road
Little Rock, AR 72205
ENGINEER:
The Holloway Firm, Inc.
200 Cassey Drive
Maumelle, AR 72113
AREA: 4.5 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family and non-conforming church use
PROPOSED ZONING: POD
PROPOSED USE: Church and office use
VARIANCES/WAIVERS REQUESTED: A variance to allow an existing sign to be
located off premise identifying the use of proposed Lot 1 and located on proposed Lot 2.
BACKGROUND:
The Little Rock Board of Adjustment reviewed a sign variance to permit a ground-
mounted sign, which exceeded the maximum height allowed under Section 36-553 of
the Little Rock Code of Ordinances. The applicant proposed the placement of a single
ground mounted ten-foot sign with a total area of forty-eight square feet west of the
eastern access drive. The application was amended to include the placement of a
second sign on the site. The applicant’s request to maintain the existing sign location
and place the second sign on the site was approved.
March 11, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-7225-A
2
A. PROPOSAL/REQUEST:
The site located at 9301 North Rodney Parham Road is currently a single tract of
land and occupied by Grace Presbyterian Church. The applicant is proposing to
develop the site as a POD to allow the creation of a two-lot plat and the
construction of an office building to be leased to the State Presbytery. The
applicant has indicated the new building will be 5,025 square feet and single
story. There are no new drives proposed as a part of the development. The
existing drive will be platted as an access and utility easement to allow access
from the existing church lot to North Rodney Parham Road.
The applicant has indicated a sign easement on proposed Lot 2 for an existing
sign located on the site identifying the church. Signage will also be placed on
proposed Lot 2 identifying the new office use.
B. EXISTING CONDITIONS:
The site is located south of Rodney Parham Road at the intersection with
Reservoir Road. The driveway aligns with the traffic signal at Rodney Parham
Road and Reservoir Road. Other uses in the area include a mixture of uses. To
the north there is a strip retail center. To the east are office uses with residential
uses on the top floor. To the south are duplex units along Rosenlinn Drive and
single-family homes located along Burnside and Kordsmeier Court.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls requesting additional
information from area residents. All residents who could be identified located
within 300-feet of the site, the Treasure Hills and Santa Fe Neighborhood
Associations and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Rodney Parham is classified on the Master Street Plan as a minor arterial. A
minimum dedication of right-of-way 45 feet from centerline will be required at
all points along the frontage.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
March 11, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-7225-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: A 10-foot underground or a 15-foot overhead easement is required.
Contact Entergy at 954-5158 for additional information.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water
at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Public Institutional for this property. The
applicant has applied for a Planned Office Development for a religious use office
building.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the West Markham Neighborhood Action Plan. The Land Use
goal lists an action statement of limiting non-residential development to areas
shown for non-residential uses on the Future Land Use Plan.
March 11, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-7225-A
4
Landscape: A six (6) foot high opaque screen, either a wall, or wooden fence
with its face side directed outward, or dense evergreen plantings, is required
along the southern perimeter of the site.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating additional items were needed
to complete the review process. Staff requested additional information related to
the proposed preliminary plat. Staff requested the applicant provide the means
of wastewater disposal, the source of water and details of any proposed fencing.
Staff also requested the applicant indicated any proposed dumpster on the site.
Public Works comments were discussed. Staff stated Rodney Parham Road
was classified on the Master Street Plan as a minor arterial and dedication of
right-of-way 45-feet from the centerline would be required. Staff also stated any
damaged sidewalks or curb and gutter must be repaired prior to occupancy.
Landscaping comments were addressed. Staff stated a six (6) foot high screen
would be required along the southern perimeter of the site adjacent to
residentially zoned properties. Staff also stated irrigation would be required to
water landscaped areas.
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 and revised preliminary site
plan to staff addressing most of the issues raised at the February 19, 2004
Subdivision Committee meeting. The applicant has indicated the source of water
as Central Arkansas Water and the means of wastewater disposal as Little Rock
Wastewater Utility. The applicant has indicated no new fencing will be added as
a result of the project. The applicant has indicated screening will be added along
the southern property line as required by the zoning ordinance to screen
adjoining single-family zoned properties. The applicant has indicated no new
dumpsters will be added to the site as a result of the new construction of the
5,025 square foot office building.
March 11, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-7225-A
5
The proposed development includes the construction of a new office building to
serve as the State Offices of the Presbyterian Church. The proposed new office
building will be constructed in the same architectural style and building materials
as the existing church. The applicant has indicated construction of twenty-nine
new parking spaces as well. Typical minimum parking requirements for an office
building of this size would be twelve parking spaces. The proposed new parking
is more than adequate to serve the new building. There is existing parking
located on the site for the church facility and the site will provide a cross access
parking agreement between the two lots. This should minimize any concerns of
parking on the site and any potential future problems, which may arise
concerning parking between the two lots.
The applicant has indicated an existing sign will be located on proposed Lot 2.
The applicant has indicated a sign easement to allow the sign to remain and is
requesting a variance to allow an off premise sign. Staff is supportive of this
request. Staff feels the existing sign is located in an area that will cause minimal
to no adverse impact on the proposed lot.
The applicant has not indicated proposed signage details concerning signage for
the proposed office building located on proposed Lot 2. Staff recommends this
signage be limited to signage allowed in office zones or a maximum of six feet in
height and sixty-four square feet in area.
The applicant has indicated there is not a Bill of Assurance in effect for the
proposed site. The area has not been final platted and is held in a metes and
bounds legal description.
Otherwise, to staff’s knowledge there are no outstanding issues associated with
the proposed request. The applicant has indicated the new construction adjacent
to Rodney Parham Road away from the residential properties located to the
south. The applicant has indicated construction of a single-story building, which
should minimize the impact on the adjoining homes. The applicant has indicated
building setbacks more than adequate to meet typical setbacks for office zoned
properties and buffers adequate to meet the minimum required buffers for office
properties adjacent to single-family properties. Staff feels the proposed
development should have minimal to no adverse impact on adjoining properties.
I. STAFF RECOMMENDATION:
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 signage be limited to signage allowed in office zones or a
maximum of six feet in height and sixty-four square feet in area.
Staff recommends approval of the requested variance to allow an off premise
sign on proposed Lot 2 to serve proposed Lot 1.
March 11, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-7225-A
6
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating to their knowledge there are no
outstanding issues associated with the proposed request. Staff presented a
recommendation of approval of the request subject to compliance with the conditions
outlined in paragraphs D, E and F of the above report.
Staff presented a recommendation that signage be limited to signage allowed in office
zones or a maximum of six feet in height and sixty-four square feet in area and a
recommendation of approval of the requested variance to allow an off premise sign on
proposed Lot 2 to serve proposed Lot 1.
Staff also presented a recommendation of approval of the requested variance to allow
an off premise sign for the proposed development.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 26 FILE NO.: Z-7327-B
NAME: Shear Magic Revised Short-form PD-C
LOCATION: 1911 West 2nd Street
DEVELOPER:
Mr. Robert Hardin
Hardin and Grace, P.A.
410 West Third Street, Suite 200
Little Rock, AR 72201
ENGINEER:
Ollen Dee Wilson
P.O. Box 604
North Little Rock, AR 72215-0604
AREA: 0.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD – Planned Commercial Development
ALLOWED USES: Residential and Single Chair Beauty Shop
PROPOSED ZONING: Revised PCD
PROPOSED USE: Residential, Single Chair Beauty Shop and
Massage Therapist
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The applicant’s proposal to rezone the site to Planned Commercial Development (PCD)
to convert an existing duplex to a mix of commercial and residential uses was approved
by the Board of Directors at their January 21, 2003, Public Hearing by the adoption of
Ordinance No. 18,805. The applicant proposed one unit to be used as a residence and
the second unit to be used Tuesday through Saturday as a one chair, single operator,
beauty salon (approximately 900 square feet). The applicant proposed the days and
hours of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm.
March 11, 2004
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-7327-B
2
The applicant proposed the placement of two (2) parking spaces on the site located in
the rear of the structure adjacent to the alley. The applicant did not propose any
signage as a part of the development except signage on the building façade indicating
the entrance on the unit, which would house the beauty salon.
A. PROPOSAL/REQUEST:
The applicant now proposes to revise the previously approved PCD to allow a
massage therapist to locate within the existing beauty shop. The applicant has
indicated the massage therapist will use one of the existing rooms within the
beauty shop portion of the structure and operate during the same hours as the
beauty shop. The second unit of the duplex will remain residential.
The applicant has also indicated a revision to the previously approved parking
plan. The applicant has indicated a twenty foot by twenty foot concrete parking
pad located off the street near the back of the property. The applicant has
indicated the addition of four parking spaces on the existing gravel parking area
lying immediately behind and to the east of the parking pad and to add a
concrete circular driveway at the front of the property exiting onto West Second
Street, which will add two additional parking spaces for customers. The applicant
has indicated West Second Street is a dead end street just east of the site. The
property immediately east of the site is unoccupied.
B. EXISTING CONDITIONS:
The site is an existing residential unit with a single-chair beauty shop located on
the lower level. There is parking in the rear yard of the structure and a gravel
circular drive located in the front of the structure. There are both non-residential
and residential uses located in the area with a multi-tenant multi-family structure
located to the west of the site, a converted single-family structure to a multiple
tenant structure located to the north of the site, a boarded and abandoned single-
family structure located to the east of the site and a photography studio located
south of the site. Gary Huston Electric is located to the south and east of the site
with his lot and fencing extending to West 2nd Street and commercial vehicles are
being parked in this area. There are single-family homes located in the area,
west of Summit Street and north of West 2nd Street.
The streets in the area (Battery Street and West 2nd Street) are narrow
unimproved roadways with Battery Street being no wider than an alley at the rear
of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners within 200 feet of the site, all residents within
March 11, 2004
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-7327-B
3
300 feet of the site, who could be identified and the Capitol View/Stifft Station
Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Per previous comments, future construction will require improvements to
Battery and West Second Street per Master Street Plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: 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 992-
2431 if you would like to discuss backflow prevention requirements for this
project. Contact Central Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
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 for a revision to an existing Planned Commercial Development to allow a
message therapist.
March 11, 2004
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-7327-B
4
The request does not require a change to the Land Use Plan. The use applied
for is an accessory use to the existing beauty shop. The beauty shop is a use
that is permitted in Office as a Planned Zoning District, and will not change the
footprint of the existing structure.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Capital View / Stifft Station Neighborhood Action Plan. The
Community Preservation goal listed an objective of preserving the housing stock
in the neighborhood that is supported by an action statement calling for the no
net loss of housing units due to changes in land use. The revision of an existing
PCD does not reduce the housing stock of the neighborhood.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff briefly described the proposed request
indicating there were no outstanding issues associated with the proposed
request. Staff noted the request was to include changes to the site plan for
additional parking and to add a massage therapist use to the approved planned
development. Staff noted the massage therapist would utilize space in the
existing beauty shop and the top floor of the unit would remain residential. 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 is requesting to add an additional use to the approved uses for the
site while maintaining the residential portion of the proposed development. The
applicant has requested to add a massage therapist as an allowable use to the
Planned Commercial Development, which will utilize space in the existing beauty
shop area. The top floor of the structure will remain as a residential unit.
The applicant has also indicated the addition of a circular driveway located in the
front of the structure to be constructed of a hard surface if approved. The
applicant has also indicated the addition of four parking spaces, in the rear of the
structure, which will remain gravel. Staff is supportive of the proposed parking.
The applicant has constructed a twenty by twenty foot parking pad in the rear
which will eliminate tracking of the proposed gravel onto the City street. Staff
also supports the circular drive located in the front of the structure. West Second
Street dead-ends to the east of this site minimizing concerns of through traffic
conflicts.
March 11, 2004
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-7327-B
5
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. The applicant is requesting the revision to add a massage
therapist as an allowable use to the site, which will operate during the current
hours of operation of the beauty salon. The applicant has indicated the second
unit will remain as a residential unit and the overall character of the structure will
not change. The applicant is not requesting any additional signage as a part of
the proposed development. Staff feels the addition of a massage therapist, as an
allowable use to the list of uses for the site should have minimal to no adverse
impact on the adjoining properties. The applicant has indicated there is not a Bill
of Assurance in effect for the subdivision, which would conflict with the proposed
request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented a recommendation of approval
of the request subject to compliance with the conditions outlined in paragraphs D, E and
F of the above report.
Staff presented a recommendation of approval of the requested variance to allow an off
premise sign for the proposed development.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 27 FILE NO.: LU04-01-02
Name: Land Use Plan Amendment - River Mountain Planning District
Location: North side of Highway 10, East of Taylor Loop Road
Request: Transition to Commercial
Source: John Rees
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District from
Transition to Commercial. The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The applicant wishes to develop
the property for strip retail with offices and warehouses in the back.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the area to the south fronting Cantrell Road. This
expansion would recognize the existing uses fronting Cantrell Road.
EXISTING LAND USE AND ZONING:
The applicant’s property is vacant land currently zoned R-2 Single Family and is
8.93 acres ± in size. The expanded area also includes a restaurant, antique
store, and a house located on the north side of Cantrell Road west of Pinnacle
Valley Road. The property to the north and east consists of large-lot single-family
houses along Pinnacle Valley Road and houses built on traditional sized lots on
Pine Mountain Road. The property along the south side of Cantrell Road
consists of vacant land along Ison Creek, houses along Westbury Drive, a bank
zoned Planned Commercial Development at Jerry Drive, a church zoned R-2
with a C.U.P., a second bank closer to Taylor Loop Road zoned PCD, and a
house zoned R-2 on the southeast corner of the Taylor Loop / Cantrell Road
intersection. A shopping center zoned C-3 General Commercial is located
southwest of the amendment area at the northeast corner of the Taylor Loop /
Cantrell Road intersection. The land to the west is vacant property zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On August 19, 2003 a change was made from Transition to Commercial at 14410
Cantrell Road less than 1/10 of a mile to the east of the applicant’s property to
accommodate proposed development.
On February 18, 2003 multiple changes were made from Transition and Low
March 11, 2004
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LU04-01-02
2
Density Residential to Suburban Office, Single Family, Commercial, Park / Open
Space, Low Density Residential, Office, and Public Institutional along Cantrell
Road within a 1 mile radius of the amendment area to recognize existing
conditions.
On April 20, 1999 a change was made from Single Family and Low Density
Residential, to Commercial, Office, Multifamily, and Park / Open Space on
Cantrell at Black Road about a ½ mile east of the property in question to
recognize existing conditions.
The expanded amendment area is shown as Transition on the Future Land Use
Plan. Ison Creek running along the east side of the applicant’s property is shown
as Park / Open Space along the creek floodway. The property to the north is
shown as Single Family while the property to the east is shown as Transition.
The land on the south side of Cantrell Road from Ison Creek to Taylor Loop
Road is shown as Park / Open Space, Single Family, Suburban Office, Public
Institutional and Commercial. The property at the north side of the Taylor Loop /
Cantrell Road intersection is shown as Commercial. The land to the west is
shown as Single Family. An area shown as Transition near the northwest corner
of the Taylor Loop / Cantrell Road intersection is the subject of another item on
this agenda for a change to Commercial.
MASTER STREET PLAN:
Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is
built as a four-lane highway with an additional center turn lane. Pinnacle Valley
Road is shown as a Minor Arterial and is built as a rural two-lane road and would
be subject to half-street improvements in order to bring the road into
conformance with Master Street Plan Standards. A Class III bikeway is shown
on Pinnacle Valley Road from State Highway 300 to Cantrell Road. Although, a
Class III bikeway does not require any additional right-of-way or paving, but
would require bike lanes to marked on the street and would also require
additional signage.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor
Loop Park located a short distance to the southwest of the applicant’s property.
Taylor Loop Park is about 35.0+ acres. Taylor Loop Park is listed as an
undeveloped Community Park intended to remain as a passive open space
parcel of undeveloped land and is designed to serve the open space needs of
several neighborhoods.
March 11, 2004
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LU04-01-02
3
The plan also shows a Potential Greenbelt along the floodway of Ison Creek
running parallel to Pinnacle Valley Road along the east side of the expanded
amendment area. Development of the study area will need to respect the
integrity of the drainage system located in the 100-year flood plain of the creek
as well as the integrity of the Potential Greenbelt shown in the plan.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the River Mountain
Neighborhood Action Plan. The Sustainable Natural Environment goal listed an
objective of promoting the vigorous enforcement of the Landscaping &
Excavation Ordinance. This action could result in the removal of trees in order to
accommodate the development of uses possible in the Commercial land use
category.
ANALYSIS:
The application area is located in close proximity to two intersections between
Minor Arterials with a Principal Arterial. In addition, areas shown as Commercial
have expanded recently and further reduced the area shown as Transition as
well as reducing the potential for future residential development on the north side
of Cantrell Road. The proposed change from Transition to Commercial located
to the southwest of the area covered by this application will also have the same
effect. Since a large amount of the property shown as Commercial in the vicinity
of the applicant’s property is developed with existing Commercial uses the
properties not developed for businesses will face increased pressure to develop
for non-residential uses. All of these changes will result in a large strip of non-
residential development on the north side of Cantrell Road from an area east of
Pinnacle Valley Road to an area west of Taylor Loop Road.
The first 300 feet of the applicant’s property and the expanded study area are
located in the Highway 10 Design Overlay District. Any development of the
property within 300 feet of Cantrell Road would need to conform to the design
standards of the Highway 10 DOD. In areas shown as Transition, a Planned
Zoning District is required unless an application conforms to the Design Overlay
standards. The design standards of the Highway 10 DOD are intended to protect
the scenic value of the Highway 10 DOD through the requirement of PZD’s.
March 11, 2004
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LU04-01-02
4
The amendment proposed for the study area would place Commercial uses next
to developing and existing Single Family uses to the north. Since Commercial is
a more intense use than Single Family, any non-residential development in the
study area should be done in a manner which will protect and buffer the
residential areas from any Commercial uses. In addition, although the vacant
land to the west is not yet developed, the integrity of future Single Family should
also be protected.
The applicant’s property was the subject of a Land Use Plan Amendment for a
change from Transition to Suburban Office. It was a part of a Future Land Use
review along Cantrell Road presented to the Planning Commission on January 9,
2003. The change to Suburban Office affecting the applicant’s property was
denied at that meeting based on Staff recommendation. It was determined that
the Transition land use category allowed for office development similar to the
requirements found in the Suburban Office category but also allowed residential
development. Although the Transition category allows for both office and
residential development, the pattern of development in areas shown as
Transition along Cantrell Road has favored the creation of new office spaces.
However, the areas shown as Transition do not eliminate the possibility of future
residential development along Cantrell Road. This amendment would not only
expand the amount of land shown as Commercial, but it would reduce the
amount of land available for office development along the Cantrell Road corridor
and eliminate the possibility of future residential development in the area shown
as Transition covered by this amendment. A change to Commercial would
reduce the buffer between the intense uses fronting Cantrell Road and the less
intense uses located to the north.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Pleasant Valley
Property Owners Association, River Valley Property Owners Association, Pankey
Community Improvement Association, Piedmont Neighborhood Association,
Pleasant Forest Neighborhood Association, Secluded Hills Property Owners
Association, Walton Heights-Candlewood Neighborhood Association, Westbury
Neighborhood Association, Westchester/Heatherbrae Property Owners
Association, Charleston Heights/North Rahling Rd N.A., and Chenal Ridge
Property Owners Association. Staff has received one comment from area
residents that was neutral.
March 11, 2004
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LU04-01-02
5
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This application would result in a
strip of commercial development along the north side of Cantrell Road from
Pinnacle Valley Road to an area west of Taylor Loop Road.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for deferral to the April 22, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 27.1 FILE NO.: Z-7500-A
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
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 8.93 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Commercial, Office/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A request was withdrawn by the applicant prior to the October 16, 2003, Planning
Commission Public Hearing. The applicant proposed the development of a smaller
portion of this site with an office/warehouse building and mini-warehouse units.
A. PROPOSAL/REQUEST:
The owner plans to develop a 23,200 square foot commercial/office building
along Cantrell Road and 52,916 square feet of office/warehouse space in two
buildings in the rear. The applicant is proposing the placement of eighty-eight
parking spaces to serve the commercial/office building and one hundred
eighty-nine parking spaces in the rear to serve the office/warehouse buildings.
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
2
The applicant has indicated a maximum building height of twenty-five feet and
the hours of operation from 7 am to 7 pm seven days per week. The applicant
has indicated a single ground mounted monument style sign located in the front
yard area of the proposed development consistent with signage allowed in the
Highway 10 Design Overlay District.
The applicant has indicated a drive-through lane on the eastern end of the
commercial/office building.
B. EXISTING CONDITIONS:
The site is vacant and cleared with a large creek running along the northern and
eastern portions of the site. There is a strip retail center located to the west of
the site and a restaurant located to the east of the site. North of the creek are
single-family homes accessed by Pinnacle Valley Road.
There are office uses and small scale commercial uses located to the south of
the site (across Cantrell Road) and a small church.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed development. All residents who could be
identified located within 300-feet of the site, the Westchester/Heatherbrae,
Secluded Hills and Charleston Heights/North Rahling Road Neighborhood
Associations and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. Provide
a plan showing the existing and proposed right-of-way lines.
2. The proposed driveway should align with Jerry Drive. Show the location of
Jerry Drive on the proposed site plan.
3. Provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to the street including a 5-foot sidewalk with the
planned development.
4. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain and
floodplain elevations along the channel.
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
3
5. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e).
Show the fill contours, finished floor elevations, slope treatment for stream
banks, floodwalls, and any other proposed grading improvements.
6. 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.
7. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction. Do not commence land clearing or grading
without first obtaining a permit.
8. Storm water detention ordinance applies to this property. The project would
qualify for a contribution in-lieu of construction at the time of the building
permit.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: A 15-foot Entergy easement is required. Contact Entergy at 954-5158
for additional information.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. A
Capital Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all meter
connections including any metered connections off the private fire system.
Please submit four copies of the plans for the fire protection system to Central
Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. Fire sprinkler systems, which do not contain additives such as
antifreeze, shall be isolated with a double detector check valve assembly. If
additives are used, a reduced pressure zone backflow preventer shall be
required. The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the Developer's
expense. This development will have minor impact on the existing water
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
4
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection. 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. Of particular note is the 57-1/2-foot wide easement for
the raw water line that crosses this site. There are two large raw water lines in
this easement. Two access/air release vaults on the site must be maintained
outside the paved area in a manner that will allow them to function properly. No
encroachment of buildings, including rooflines, signs, light poles or other
structures on foundations will be allowed within this easement. Paved parking
and driveways are allowed. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Transition for this property. The applicant has applied for
a Planned Commercial Development for strip retail with offices and warehouses
in the back.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item No. 27 – File No. LU04-20-02).
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Sustainable
Natural Environment goal listed an objective of promoting the vigorous
enforcement of the Landscaping & Excavation Ordinance. This action could
result in the removal of trees in order to accommodate the development of uses
possible in the Commercial land use category.
Landscape: The proposed land use buffer along the western perimeter abutting
residential property is less than the 25-feet average width required by the
Highway 10 Overlay District Ordinance.
An additional minimum 300 square foot interior landscaping island will be
required within the center of the proposed parking lot nearest Cantrell Road.
A 3-foot wide landscape strip is required between the building and public parking
areas. Considerable flexibility is allowed with this requirement.
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
5
An irrigation system to water landscaped areas is required.
Prior to obtaining a building permit, it will be necessary to provide landscape
plans stamped with the seal of a registered landscape architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed request indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
details concerning any proposed signage. Staff also requested the applicant
provide a 25-foot floodway easement adjacent to the creek. Staff noted the
comment from Central Arkansas Water indication the corner of the building was
located within an existing water easement.
Public Works comments were addressed. Staff stated Cantrell Road was
classified on the Master Street Plan as a principal arterial and dedication of
right-of-way would be required. Staff also requested the proposed drive align
with Jerry Drive to the south.
Staff questioned the amount of fill required for the site. Mr. McGetrick stated the
development would require approximately 3-feet of fill. Mr. McGetrick stated a
wall would be constructed along the rear to maintain the grade and resolve any
issues related to slope.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated a 25-foot easement adjacent to the floodway. The applicant has
also indicated a wall located along the creek to minimize concerns of erosion.
The applicant has also indicated alignment of the proposed driveway to align with
Jerry Drive located to the south of the proposed development. The applicant has
indicated the site area is held in a metes and bounds legal description and there
is not a Bill of Assurance which would effect the development of the site.
The applicant has indicated a single ground mounted monument style sign
consistent with the Highway 10 Design Overlay District standards. The applicant
has indicated signage a maximum of ten feet in height and one hundred square
feet in area.
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
6
The applicant has not removed the corner of the building located within the
existing Central Arkansas Water easement. The site plan indicates a fifty-foot
easement and an additional seven and one-half foot easement on the site plan.
No construction may take place within an existing easement without approval.
Staff recommends the building be shortened to remove the corner of the building
from the easement.
Staff is not supportive of the proposed request. Staff feels the proposed
development is too intense for the site. Staff is supportive of the proposed
development adjacent to Cantrell Road and some development in the rear but
not the placement of two buildings in this area. Staff feels the proposed site
would be better served developing in a lesser intensity to the rear eliminating the
proposed 12,150 square foot building. This would allow lesser intrusion to the
creek area and additional areas set aside for green space. The rear of site is
somewhat visible from Pinnacle Valley Road, a well-traveled road accessing
three parks. Staff feels the city should make every effort to maintain the beauty
of this roadway for visitors to our area.
The applicant has indicated eighty-eight parking spaces to serve the
commercial/office building. The applicant has not indicated a mix of office and
commercial uses in the front building so staff has to assume the building will be
developed with one hundred percent commercial uses. Staff is not supportive of
allowing the site to develop at this intensity. Staff would recommend the
applicant indicate a use mix consistent with the existing Land Use classification.
The existing Land Use classification, Transitional, would allow for office
development with commercial uses as accessory uses. Staff feels the proposed
development should develop with O-3 uses and the allowable ten percent
accessory uses.
Typical minimum parking requirements for a commercial/office building would be
seventy-seven parking spaces based on one space per three hundred square
feet of gross floor area (commercial standards). The typical minimum parking
requirement for an office/warehouse development would be thirty-two parking
spaces. The applicant has indicated one hundred eighty-nine parking spaces
substantially more than the typical minimum parking requirement. Staff feels the
applicant should greatly reduce the number of parking spaces in this area to
eliminate the “sea of asphalt” and enhance scenic beauty of the site.
Staff feels the proposed request is too intense for this site and if developed in this
manner would have a detrimental impact on the adjoining properties and
roadways.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: 27.1 (Cont.) FILE NO.: Z-7500-A
7
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the applicant had
submitted a letter dated March 10, 2004 requesting the item be deferred to the April 22,
2004 Public Hearing. Staff stated the applicant was requesting additional time to work
with staff to minimize their concerns. Staff stated the requested deferral would require a
waiver of the By-laws related to the late deferral request. Staff stated they were
supportive of the requested By-law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 28 FILE NO.: Z-7579
NAME: IUOE Short-form POD
LOCATION: 5516 West 11th Street
DEVELOPER:
International Union of Operating Engineers
5516 West 11th Street
Little Rock, AR 72204
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family and non-conforming meeting hall
PROPOSED ZONING: PD-O
PROPOSED USE: Office/Showroom/Warehouse, Meeting Facility and
General and Professional Office Uses
VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan requirements to
West 11th and Taylor Streets until future redevelopment of the site.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the site from R-3, Single-family to PD-O
(Planned Office Development – Single User) for subsequent users such as a
medical equipment sales and supply business, insurance agency, real estate
broker or any other office showroom activity that could require some storage as a
part of their operation. The applicant has also requested general and
professional office uses as potential uses for the site.
Currently the site has a circular drive extending from West 11th Street to Taylor
Street. The applicant is requesting to allow this drive to continue to function as a
March 11, 2004
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-7579
2
one-way drive entering from West 11th Street and exiting to Taylor Street. The
applicant is requesting a deferral of the required street improvements until the
site is redeveloped with a new building or substantial modification to the existing
structure.
The applicant has indicated parking on the site plan for six (6) cars constructed of
a hard surface material and landscaped per the current Landscape Ordinance.
The applicant has indicated signage adjacent to West 11th Street consistent with
signage allowed in office zones. The applicant has also indicated cosmetic
modifications will be made to the front of the building to enhance the overall
appearance of the building. The applicant has requested fencing be allowed in
the future should security of the site become an issue.
B. EXISTING CONDITIONS:
The site contains an existing metal building with a single driveway accessing the
site. The drive is a narrow driveway extending from West 11th Street to Taylor
Street. Other uses in the area are a mix of residential, office and commercial
uses. There is a multi-family complex located to the south of the site, a large
church complex located to the west of the site and office uses located to the
north of the site. To the east, adjacent to Fair Park, is a large office warehouse
building and a carwash is located to the northeast.
Both Taylor and West 11th Streets are unimproved roadways with open ditches
for drainage. There are not sidewalks in place adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call concerning the
proposed use of the site. All residents who could be identified located within
300-feet of the site, the Oak Forest and War Memorial Neighborhood
Associations and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed land use would classify West 11th and Taylor Streets on the
Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet
from centerline.
March 11, 2004
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-7579
3
2. A 20 foot radial dedication of right-of-way is required at the intersection of the
streets.
3. Any future construction or re-development of the site will require construction
of one-half street improvement to these streets including 5-foot sidewalks in
accordance with the Master Street Plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: 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. 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 992-
2431 if you would like to discuss backflow prevention requirements for this
project. Contact Central Arkansas Water at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Mixed Use for this property. The applicant has applied for
a Planned Development - Office for an office development.
March 11, 2004
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-7579
4
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Oak Forest Neighborhood Action Plan. The plan does not
list any goals, objectives, or actions statements relevant to this case.
Landscape: Landscape and buffer requirements will need to be satisfied in
association with the development of a parking area.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff briefly described the proposed request
stating there were few outstanding issues associated with the proposed request.
Staff stated they had contacted the applicant indicating a need for a parking plan.
Staff stated the applicant had indicated parking for six (6) cars would be added to
the proposed site plan and resubmitted as requested. There was no further
discussion of the item and the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff indicating parking sufficient for
six (6) cars including one handicap parking space. The applicant has also
indicated parking lot landscaping as required by the Landscape Ordinance. Staff
is supportive of the proposed parking and landscaping. The applicant has stated
there is no new fencing proposed as a part of the development but is requesting
fencing be allowed around the parking area should security become an issue in
the future. The applicant is requesting a six foot chain link fence be added
should a fence be placed on the site around the parking area.
The applicant has indicated the days and hours of operation to be from 7:00 am
to 7:00 pm six days per week. The applicant has also stated if the site is utilized
as a meeting facility the hours would possibly extend to 10:00 pm but would not
be utilized on a daily basis.
The applicant has indicated the immediate user of the site would be a medical
equipment sales and supply business, which has limited traffic to the site. The
site will store medical equipment and deliver to the client’s home as phone sales
are received. The applicant has indicated there are very few customers who
actually access the site to view the equipment.
The applicant has also requested alternative uses for the site including single
user general and professional office users, real estate broker or real estate office
use. Staff feels the requested uses would have minimal to no adverse impact on
the area. Each of the requested uses also has limited customer traffic accessing
March 11, 2004
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-7579
5
the site and most of the sales activities take place off site. The applicant has
also requested a meeting facility as an alternative use for the site. The proposed
parking (6 spaces) is not sufficient to meet the typical minimum parking demand
for a meeting facility. The typical minimum parking required for a meeting facility
would be one space per one hundred square feet of gross floor area. Staff would
recommend the applicant provide parking sufficient to meet the typical minimum
parking demand for the use if redeveloped in this manner.
The applicant has requested a deferral of the required street improvements until
the site is redeveloped. Staff is supportive of this request. The applicant has
indicated dedication of right-of-way per the Master Street Plan and staff feels the
proposed change in use would not create a nexus for the required street
improvements.
The applicant has requested signage as a part of the proposed development
located along West 11th Street. The proposed signage is consistent with signage
allowed in office zones or a maximum of six feet in height and sixty-four square
feet in area. Staff is supportive of the proposed signage and placement.
The applicant has indicted cosmetic rehabilitation will be constructed on the
building. The front façade will be removed and replace with a more attractive
façade and front entrance. The overall building footprint will not change. Staff is
supportive of this minor modification.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. The applicant has indicated there is not a Bill of Assurance
for the property that would prohibit the proposed development. The proposed
use change, to a single-user office use, should have minimal to no adverse
impact on the adjoining properties.
I. STAFF RECOMMENDATION:
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 requested deferral of street improvements until
redevelopment of the site.
Staff recommends parking be provided for the alternative uses based on typical
minimum parking requirements per the zoning ordinance.
March 11, 2004
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-7579
6
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. Staff stated to their knowledge
there are no outstanding issues associated with the proposed request. Staff presented
the item with a recommendation of approval subject to compliance with the conditions
outlined in paragraphs D, E and F of the above report.
Staff also presented recommendations of approval of the requested deferral of street
improvements until redevelopment of the site and that parking be provided for the
alternative uses based on typical minimum parking requirements per the zoning
ordinance.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 29 FILE NO.: Z-7580
NAME: Holleman Short-form PD-C
LOCATION: 4115 Baseline Road
DEVELOPER:
Ronnie Holleman
4115 Baseline Road
Little Rock, AR 72209
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.42 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-C
PROPOSED USE: Single-family Residential and Truck Rental and Leasing
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The site contains an existing single-family structure being used as a home/office
for Brothers A/C and Heating. In the past the applicant has operated a
beauty/tanning salon at this location. The request is currently to allow the
placement of five box moving vans for rental and lease. The existing office for
the heating and air company will be used for the truck rental. A large portion of
the front yard area has been constructed of a hard surface material.
B. EXISTING CONDITIONS:
The site contains a single-family home being used as a home office for the
applicant’s heating and air business. The front yard area was previously covered
with concrete. Other uses in the area included commercial and residential uses.
March 11, 2004
SUBDIVISION
ITEM NO.: 29 (Cont.) FILE NO.: Z-7580
2
There are single-family homes located to the east and south of the site. There is
a large vacant O-3 zoned tract of land across Baseline Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the
Cloverdale Neighborhood Association, the West Baseline Neighborhood
Association, Southwest Little Rock United or Progress and all owners of property
located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No comment on proposed use change.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A 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 a private fire system. The Little Rock Fire Department
needs to evaluate this site to determine whether additional public and/or private
fire hydrant(s) or on site fire protection will be required. If additional fire facilities
are required, they will be installed at the Developer's expense. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
March 11, 2004
SUBDIVISION
ITEM NO.: 29 (Cont.) FILE NO.: Z-7580
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs - East Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a Planned Commercial Development for a truck rental business.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Upper Baseline Neighborhood Action Plan. The plan does
not list any goals, objectives, or actions statements relevant to this case.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff stated there were few technical issues
related to the site and staff had contacted the applicant to discuss the
outstanding issues. Staff stated the request was for the placement of three to
five box moving vans in the front yard of the existing residence/office. Staff
stated the front yard area was currently paved.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has indicated the placement of five moving vans on the site. The
applicant has indicated the vans will be placed in the front yard area, which is
currently paved of a hard surface material. The applicant has indicated the
existing office used for the owner’s heating and air conditioning business will also
act as the leasing office for the truck rental.
The proposed site plan includes an asphalt parking area (66-feet by 87-feet).
The site plan includes a setback on Baseline Road of 87-feet. The applicant has
indicated the trucks will utilize the portion of the site near the existing structure
(away from the road) to display the trucks.
Staff is not supportive of the proposed request. Staff feels the proposed C-4
uses is not appropriate for the area. There are still a large number of single-
family homes located to the east and south of the site and staff feels the
placement of this intense use in this area will adversely impact the residents.
March 11, 2004
SUBDIVISION
ITEM NO.: 29 (Cont.) FILE NO.: Z-7580
4
There is an approved PD-C located to the west of the site for an existing welding
shop. The use was a non-conforming use and the rezoning request was
approved to recognize an existing use, not to add a new use to the area. The
site has been used for commercial activities in the past all of which were indoor
activities. Staff feels to add an outdoor activity to the site would not be in
character with the neighborhood. The area is very diverse with large areas of
open space located along Baseline Road. Staff feels the placement of this
activity would be better served in an area not adjoining single-family homes.
I. STAFF RECOMMENDATION:
Staff recommends denial of the proposed request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had submitted a letter dated February 27, 2004 requesting the item
be deferred to the March 25, 2004, 2004 Public Hearing. Staff stated they were
supportive of the request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 30 FILE NO.: Z-7581
NAME: Back Short-form POD
LOCATION: 1111 Autumn Road
DEVELOPER:
Lawrence Back
6 Oakmont Court
Little Rock, AR 72212
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.24 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Non-conforming Office and Warehouse Uses
PROPOSED ZONING: POD
PROPOSED USE: O-3 uses plus additional selected C-1 uses
VARIANCES/WAIVERS REQUESTED:
1. Deferral of Master Street Plan improvements to Autumn Road and Kanis Road.
2. Deferral of construction of a hard surface parking for the site until redevelopment.
The applicant submitted a letter dated February 27, 2004 requesting this item be
deferred to the April 22, 2004 Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had submitted a letter dated February 27, 2004 requesting the item
be deferred to the April 22, 2004 Public Hearing. Staff stated they were supportive of
the request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 31 FILE NO.: Z-7582
NAME: Gardner Short-form PD-R
LOCATION: 705 Beechwood Street
DEVELOPER:
Steve Gardner
1109 North Polk Street
Little Rock, AR 72205
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-5
ALLOWED USES: Multi-family residential at 36 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Three-family Residence
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to remove and rebuild an existing structure originally built
as a single car garage and two separate storage units on the back northeast
corner of the property located at 705 Beechwood Street. The applicant has
indicted the current structure is in disrepair and not able to be used in it’s
intended manner. The applicant proposes to replace the existing one level
structure with a similar single car garage with three storage units on the first level
and an additional living space in a new second level. The structure is proposed
at 40 feet by 15 feet and sitting three feet from the northern property line. The
applicant also has indicated a two-foot setback from the rear (east) property line.
The existing garage is a front-loading garage but the applicant has indicated the
new garage will be rear loaded accessed from the alley. The garage will provide
parking for the above living space.
March 11, 2004
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z-7582
2
The applicant has indicated in keeping with the architectural look of the main
living structure (a duplex), the proposed garage apartment will be built in the
same Arts and Craftsman style. The applicant has indicated the exterior of the
new structure will be constructed of lap siding with a six-inch reveal. The roof will
be red three tab shingles, which are consistent with the main structure. The
windows will be vinyl double hung and the doors will be standard thirty inch six
panel.
B. EXISTING CONDITIONS:
The site contains an existing duplex residence with a dilapidated garage located
on the northeast property line. There is a functioning alley located to the rear of
the structure and Beechwood Street is a standard Hillcrest Street with curb,
gutter and sidewalk in place along the property frontage.
The area contains a mix of uses from single-family to commercial. There is an
apartment house located across Beechwood Street and single-family homes are
located to the north and south of the home. There are single-family homes
located to the east of the site, across the alley fronting Ash Street. The Hillcrest
Shopping area is located just south of the site with a mix of residential, office and
retail uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the Hillcrest
Residents Neighborhood Association and all owners of property located within
200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z-7582
3
Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger
and/or additional water meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Multifamily for this property. The applicant
has applied for a Planned Development - Residential for a new garage apartment
and additional parking off the alley.
The request does not require a change to the Land Use Plan.
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 chapter listed a goal of enforcing the city’s land-use and zoning policies to
preserve the unique scale of the neighborhood. This application will allow the
city to review the merits and impact of the applicant’s proposed development on
the neighborhood.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff briefly described the proposed request to
the Committee members and stated there were very few outstanding issues
associated with the proposed request and they had contacted the applicant to
resolve those issues. The Committee questioned if the existing residence would
be owner occupied. Staff stated this was not a requirement. Staff noted the
requirement of owner occupation was related to R-2 and R-3 zoned properties
not R-5 zoned property. Staff stated based on the available square footage of
the lot the applicant would be entitled to develop the site with three units as
proposed.
There was no further discussion of the item and the Committee then forwarded
the item to the full Commission for final action.
March 11, 2004
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z-7582
4
H. ANALYSIS:
The applicant has indicated the proposed structure will be located approximately
three feet from the northern property line and two feet from the existing alleyway.
The applicant has also indicated the garage will be rear loaded accessing the
alley for entry. The site plan includes the placement of two additional parking
spaces in the rear of the structure also accessed from the alley. There is one
parking spaces located in the front of the structure accessed from Beechwood
Street. The proposed development would typically require four parking spaces.
The proposed parking is adequate to meet the typical minimum parking demand.
The applicant has indicated the existing duplex structure will remain as such with
the addition of the third living space above the newly constructed garage. The
applicant has indicated the proposed new structure will be constructed of similar
building materials as the existing structure located on the site in keeping with the
architectural style of the area. The applicant has submitted a building elevation
and staff recommends this elevation become a part of the approved site plan.
The applicant has indicated there is not a Bill of Assurance in effect for the
subdivision.
Staff is supportive of the proposed development. The property is currently zoned
R-5, Urban Residential District, which allows for development at a density of not
more than thirty-six units per acre. The ordinance also requires the site to
contain two thousand five hundred square feet of land area per dwelling unit.
The applicant has a seventy-five by one hundred forty foot lot, adequate to meet
this minimum lot area requirement.
The applicant has indicated sufficient parking to meet the demand for three units
and the applicant has not requested any signage as a part of the development.
The proposed development will be in keeping with development in the area. The
requested use is an allowable use under the current zoning. Staff feels the
proposed development should have minimal to no adverse impact on the
adjoining properties if developed in this manner.
I. STAFF RECOMMENDATION:
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 the proposed building elevation become a part of the
approved site plan.
March 11, 2004
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z-7582
5
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated they had received two phone calls in support of the
proposed request and to their knowledge there are no outstanding issues associated
with the proposed request. Staff presented the item with a recommends approval of the
request subject to compliance with the conditions outlined in paragraphs D, E and F of
the above report.
Staff also presented a recommendation that the proposed building elevation become a
part of the approved site plan.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 32 FILE NO.: Z-7583
NAME: Marshall Short-form PD-R
LOCATION: 5045 Stanley Drive
DEVELOPER:
Donald Marshall
8419 Baseline Road.
Little Rock, AR 72209
ENGINEER:
Terry Burrus Architects
1202 South Main Street
Little Rock, AR 72202
AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-5
ALLOWED USES: Multi-family development at 36-units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Private laundry facility to serve existing multi-family
development.
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes the construction of a private laundry facility on this
existing vacant lot. The laundry facility will serve the existing apartment units
located on Stanley Drive; owned by the applicant. The applicant has indicated a
means of security will be added to the facility either through a card swipe or a
keypad entry to further ensure only residents of the apartment development may
have access to the laundry facility.
The proposed site plan indicates a fenced area to the rear and future
construction of a maintenance building. The applicant has indicated there will be
no outdoor storage of any type related to repair of the existing units or equipment
necessary for upkeep of the units.
March 11, 2004
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-7583
2
B. EXISTING CONDITIONS:
The site is vacant with two drives leading to a previously constructed foundation.
The site appears to once have housed a duplex unit as is common in the area.
The north side of Stanley Drive has apartment units in four-plex and eight-plex
style; the south side of Stanley Drive has duplex style units.
Stanley Drive was previously a through street but now does not connect because
the Board of Directors allowed the placement of bollards to stop through traffic.
This was put in place as a crime deterrent several years ago.
Other uses in the area include single-family to the south and multi-family to the
north. There is a large area of vacant land located to the east of the proposed
laundry facility appearing to once have been residences and at some point
leveled and never reconstructed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents
concerning the proposed use. All residents who could be identified located within
300-feet of the site, Southwest Little Rock United for Progress and all owners of
property located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Sidewalks with appropriate handicap
ramps are required.
2. Under the traffic access and circulation requirements of Sections 30-43 and
31-210, only one drive apron would be allowed. The other apron must be
removed as part of the construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-7583
3
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. 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 992-2431 if you would like to
discuss backflow prevention requirements for this project. 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. Contact Central
Arkansas Water at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs - East Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a Planned Development - Residential to add a private laundry
facility to serve existing multifamily units.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Upper Baseline Neighborhood Action Plan. The plan does
not list any goals, objectives, or actions statements relevant to this case.
Landscape: The plan submitted fails to provide the minimum nine (9) foot wide
land use buffer and perimeter landscape strips along the southern, eastern, and
western property lines.
A six (6) foot high opaque screen, either a wall, or wooden fence with its face
side directed outward, or dense evergreen plantings, is required along the
southern, eastern, and western perimeters of the site.
March 11, 2004
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-7583
4
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
The applicant was not present. Staff stated they had met with the applicant prior
to the Subdivision Committee meeting to discuss outstanding issues. Staff
stated the request was to place a private laundry facility on the site to serve an
existing apartment development. There was no further discussion of the item.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the concerns
raised. The applicant has removed one of the drives located along the eastern
portion of the site and located a sidewalk to access the proposed mail kiosk
located on the east side of the building. The applicant is requesting the western
drive remain to access the rear of the site. The applicant has indicated future
construction of a maintenance building enclosed within a six-foot fence. The
applicant has indicated the maintenance building will be constructed for storage
and repairs. The applicant has indicated there will be no outdoor storage of
lumber, appliances or any other items within this area. The applicant has
indicated the drive will be marked and signed for no parking to further ensure
residents only are utilizing the facility.
The applicant has indicated the site will be secured by a card swiping or keypad
access code security method. The applicant will install this means to secure the
site limiting the use of the facility to residents only. The proposed request is
consistent with other multi-family developments, which provide a laundry facility
to meet the needs of their residents. The applicant has not requested signage as
a part of the development, further indicating his desire for the facility to be used
by residents only. The applicant has indicated only wall signage will be utilized
indicating the facility as a private facility to serve the residents of the adjoining
apartments.
The applicant has indicated there is not a Bill of Assurance that would prohibit
the proposed development.
Staff is supportive of the request. The applicant has worked to minimize
concerns of staff. Staff feels the proposed request should have minimal to no
adverse impact on the adjoining properties. The request for a private laundry
facility to serve the residents of the nearby apartments owned by the applicant is
consistent with other developments providing on-site laundry facilities. To staff’s
knowledge there are no outstanding issues associated with the proposed
request.
March 11, 2004
SUBDIVISION
ITEM NO.: 32 (Cont.) FILE NO.: Z-7583
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Terry Burruss was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 33 FILE NO.: LU04-18-01
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: North of Kanis Road, southeast of Pride Valley Road
Request: Single Family to Suburban Office
Source: Bill Greenwood
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Single
Family to Suburban Office. The Suburban Office category provides for low
intensity development of office or office parks in close proximity to lower density
residential areas to assure compatibility and require a Planned Zoning District.
The applicant wishes to convert an existing structure into an office.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include area north to the proposed Pride Valley Road
extension to link the application area to the area shown as Suburban Office north
of the applicant’s property.
EXISTING LAND USE AND ZONING:
The property is a house on a large lot currently zoned R-2 Single Family and O-2
Office and Institutional District and is .65 acres ± in size. The expanded area is
zoned O-2 on Kanis at the proposed Pride Valley extension. The land to the
north consists of vacant land along Kanis Road zoned O-2 Office and Institutional
along both sides of Kanis Road while the land to the east is zoned R-2 for
houses located on both sides of Pride Valley Road. The land to the south and
west consists of large lot single-family homes on Kanis Road and a Conditional
Use Permit for the Baker Elementary School southwest of the applicant’s
property.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On June 17, 2003 a change was made from Single Family & Multifamily to Low
Density Residential at the end of Wellington Hills Road about 1 mile northwest of
the area in question to accommodate proposed development.
On July 3, 2001 a change was made from Low Density Residential, Mixed Office
March 11, 2004
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: LU04-18-01
2
Commercial, and Neighborhood Commercial to Single Family in an area
bounded by Bowman Road, Panther Creek, Cooper Orbit Road, and Brodie
Creek starting about 1 mile south of the applicant’s property to recognize existing
conditions.
On February 15, 2000 a change was made from Single Family to Low Density
Residential on West Glen Drive and Gamble Road about 1 mile southeast of the
application area to accommodate proposed development.
On January 4, 2000 a change was made from Office to Mixed Office Commercial
at 15500 Chenal Parkway about a ½ mile northwest of the study area to
accommodate proposed development.
The applicant’s property is shown as Single Family on the Future Land Use Plan.
The land to the north is shown as Suburban Office, while the land to the east and
south is shown as Single Family. The land to the west is shown as Public
Institutional. The area shown as Suburban Office at 15500 Chenal Parkway
located less that ¼ of a mile northwest of the application area is under
consideration by the Planning Commission for a change to Commercial.
MASTER STREET PLAN:
Kanis Road is shown on the Master Street Plan as a Minor Arterial and would be
subject to half street improvements in order to conform to the Master Street Plan.
Pride Valley Road is shown as a Collector street with a Proposed Collector
shown to connect the completed portion of Pride Valley Road to Kanis Road.
Pride Valley Road east of the applicant’s property is built to Master Street Plan
standards but ends at a dead end along the northern boundary of the study area.
There are no bikeways shown that would be affected by the proposed Land Use
Plan Amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 includes public school
property, such as the Baker Elementary School located across the street
southwest of the applicant’s property, as an element in the eight-block strategy of
providing park and open space facilities within eight blocks of all residents of the
City of Little Rock.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
March 11, 2004
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: LU04-18-01
3
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the Rock Creek
Neighborhood Action Plan. The Office and Commercial Development goal seeks
to maintain the residential integrity of the neighborhood with the objective of
adhering to the Future Land Use plan and lists an action statement of requiring
developments in the neighborhood to adhere to the Future Land Use plan.
ANALYSIS:
This application would result in the expansion of Suburban Office already shown
to the north of Kanis Road. The possibility for the expansion of the area shown
as Suburban Office on the opposite side of Kanis Road is limited by the Public
Institutional shown for Baker Elementary School to the south and the area shown
as Park / Open Space shown for the Rock Creek floodplain to the north. If the
Pride Valley Extension were built, the properties at Kanis and Pride Valley would
face pressure to develop for non-residential uses. A change to Suburban Office
would allow non-residential uses at the potential intersection, protect the integrity
of the residential area to the east, and avoid more intense non-residential
development in close proximity to the school.
The close proximity of this application area would be affected by the proposed
change from Suburban Office to Commercial located at 15500 Chenal Parkway.
If approved, the amendment on Chenal Parkway would reduce the area shown
as Suburban Office by about 13.5 + acres. Currently 24.42 + acres are shown as
Suburban Office with 14.92 + acres on the north side and 9.5 + acres on the
south side of the road. The reduction in acreage would result in 1.42 + acres on
the north side and leave the 9.5 + on the south side for a new total of 10.92 +
acres of Suburban Office shown. If both amendments are approved the total
amount of Suburban Office shown on Kanis and Pride Valley Road would be
19.79 + acres. If the proposed change to Suburban Office is approved and the
adjacent proposed change to Commercial is not approved, the total acreage
shown as Suburban Office would be 33.29 + with a gain of 8.87 + acres. Since
most of the amendment area is already zoned O-2, this change would partially
reflect existing conditions.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Gibraltar/Pt.
West/Timber Ridge, Parkway Place Property Owners Association, Spring Valley
Manor Property Owners Association, Carriage Creek Property Owners
March 11, 2004
SUBDIVISION
ITEM NO.: 33 (Cont.) FILE NO.: LU04-18-01
4
Association, St. Charles Property Owners Association, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has not received comments from area
residents or Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate. This amendment will recognize existing
zoning and protect the integrity of the Single Family uses to the east.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for approval. A motion was made to
approve the consent agenda and was approved with a vote of 9 ayes, 0 noes
and 2 absent.
March 11, 2004
ITEM NO.: 33.1 FILE NO.: Z-7584
NAME: G & S Builders Short-form PD-O
LOCATION: North of Kanis Road, Southeast of Pride Valley Road
DEVELOPER:
G & S Builders
2723 Foxcroft Suite 104
Little Rock, AR 72205
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 0.65 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: General contractors office – with no outdoor storage
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes the conversion of an existing single-family structure to an
office use for a general contractor as his primary office without outdoor storage of
equipment or supplies. A 52-foot by 24-foot garage will be added to the rear of
the structure connected with a covered breezeway. The applicant is also
proposing the placement of six outdoor parking spaces in the rear of the structure
and two parking spaces in the front of the structure. A gate will be added to the
site to secure the rear of the site.
A six-foot wood fence will be added along the perimeter of the site to screen and
secure the site. The applicant has indicated six to eight employees and the days
and hours of operation from 7:00 am to 6:00 pm Monday through Saturday. The
applicant is requesting general and professional office uses as alternative uses
March 11, 2004
SUBDIVISION
ITEM NO.: 33.1 (Cont.) FILE NO.: Z-7584
2
for the site. The proposed garage will be utilized as parking and limited storage
of materials.
The applicant has indicated a single ground mounted sign located in the front
yard area consistent with signage allowed in office zones.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure with a single access from
Kanis Road. The development is this area is very rural in character. There is a
single-family home located to the east of the site also accessed from Kanis
Road. There are single-family homes located to the north of the site in the
Parkway Place/Wood Creek Neighborhoods. Vacant O-2 zoned property is
located to the west of the site. To the south of the site is a non-conforming gun
shop and Baker Elementary School is located to the southeast.
Kanis Road is an unimproved roadway in this area with no sidewalks and 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 use of the property. All residents who could be
identified located within 300-feet of the site, the Parkway Place Neighborhood
Association and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: Provide a 15-foot easement from the property line. (Center of pole to
outside conductor is 5-feet plus OSHA 10-foot minimum clearance adds to
15-feet from property.) Contact Entergy for additional details.
Center-Point Energy: Approved as submitted.
March 11, 2004
SUBDIVISION
ITEM NO.: 33.1 (Cont.) FILE NO.: Z-7584
3
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. A Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges. This
fee will apply to all meter connections including any metered connections off the
private fire system. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. 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. Contact Central Arkansas Water at
992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a Planned Office Development for conversion of an existing
structure into an office.
A land use plan amendment for a change to Suburban Office is a separate item
on this agenda (Item No. 33 – File No. - LU04-18-01).
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Rock Creek Neighborhood Action Plan. The Office and
Commercial Development goal seeks to maintain the residential integrity of the
neighborhood with the objective of adhering to the Future Land Use plan and lists
an action statement of requiring developments in the neighborhood to adhere to
the Future Land Use plan.
Landscape: The northern perimeter landscape strip width falls short of the
minimum six foot nine inch (6 foot-9inch) width allowed.
March 11, 2004
SUBDIVISION
ITEM NO.: 33.1 (Cont.) FILE NO.: Z-7584
4
A six (6) foot high opaque screen, either a wall, or wooden fence with its face
side directed outward, or dense evergreen plantings, is required along the
southern perimeter of the site.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating additional items were
necessary to complete the review process. Staff requested the applicant provide
additional information concerning the proposed location of any dumpster, fencing
and outdoor storage. Mr. McGetrick stated there would not be any outdoor
storage on the site. He stated the only storage proposed was limited storage
within the proposed garage.
Public Works comments were addressed. Staff noted a dedication of right-of-
way to meet the Master Street Plan requirements would be required. Staff stated
a dedication of 45-feet from centerline would be required.
Landscape comments were addressed. Staff stated perimeter landscaping of a
minimum of six feet and nine inches would be required along the northern
perimeter of the site. Staff also noted screening would be required along the
southern perimeter.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated a seven-foot landscaping strip along the northern perimeter of the
site sufficient to meet the minimum requirement of six feet nine inches. The
applicant has also indicated a six-foot wood fence along the perimeter of the site
to act as screening and security for the site. The proposed site plan includes a
gate located along the northern portion of the site near the front corner of the
building. The applicant has indicated the gate will be added for security.
The applicant has indicated eight on-site parking spaces and the addition of a
52-foot by 24-foot garage. The applicant has indicated four parking spaces will
be located in the garage and the garage will also be used for limited storage of
materials. The applicant has indicated there will not be any outdoor storage of
materials or equipment on the site. The entire rear of the site will remain grass
covered and a buffer for the adjoining single-family properties.
March 11, 2004
SUBDIVISION
ITEM NO.: 33.1 (Cont.) FILE NO.: Z-7584
5
The applicant has indicated there are six to eight employees of the company.
The proposed parking (twelve parking spaces) is sufficient to meet the typical
minimum parking demand for an office building. Based on a total square footage
of the existing structure a total of six parking spaces would typically be required if
developed as an office use. Staff feels the proposed parking is adequate to meet
the typical minimum parking demand.
The applicant is proposing the placement of a single ground mounted sign
located in the front yard area. The proposed sign is consistent with signage
allowed in office zones or a maximum of six feet in height and sixty-four square
feet in area. Staff is supportive of the proposed signage.
The proposed site plan indicates a dedication of 20-feet of additional right-of-way
adequate to meet the minimum requirement of the Master Street Plan for a Minor
Arterial Street.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. The applicant has indicated landscaped areas sufficient to
meet the minimum ordinance requirements and screening placed to protect
adjoining single-family zoned properties. The applicant has also indicated
dedication of right-of-way sufficient to meet the Master Street Plan requirement.
Staff is supportive of the proposed development. The site adjoins O-2 zoned
property to the north and staff feels the proposed low intensity office use would
act as a buffer and have limited to no adverse impact on the adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the request subject to compliance with the conditions outlined in
paragraphs D, E and F of the above report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 34 FILE NO.: Z-7585
NAME: The River Tower Long-form PD-R
LOCATION: On the Northeast corner of River Bend Road and River Front Drive
DEVELOPER:
The Hathaway Group
1001 North University Avenue
Little Rock, AR 72207
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.2 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: O-3, General Office
ALLOWED USES: General Office
PROPOSED ZONING: PD-R
PROPOSED USE: Twelve Story Residential Condo Development
(50 - Units Total)
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a letter dated February 23, 2004, requesting this item be
deferred to the April 22, 2004 Public Hearing to allow additional time for final design of
the building and to provide building elevations. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Joe White was present representing the request. There were registered objectors
present. Staff stated the applicant submitted a letter dated February 23, 2004,
requesting the item be deferred to the April 22, 2004 Public Hearing to allow additional
time for final design of the building and to provide building elevations. Staff stated they
were supportive of the requested deferral.
March 11, 2004
SUBDIVISION
ITEM NO.: 34 (Cont.) FILE NO.: Z-7585
2
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 35 FILE NO.: Z-4175-G
NAME: Arkansas Hospice Long-form POD Time Extension Request
LOCATION: At the North end of Dover Drive, West of 36th Street
DEVELOPER:
Arkansas Hospice
2200 Fort Roots Drive
North Little Rock, AR 72114-1709
ARCHITECT:
Witsell Evans Rasco
901 West 3rd Street
Little Rock, AR 72201
AREA: 9.7 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 110 L.F. (cul-de-sac)
CURRENT ZONING: POD
ALLOWED USES: Arkansas Hospice Facility
BACKGROUND:
On August 1, 1995, the Board of Directors adopted Ordinance No. 16,939 rezoning the
site from MF-18 to POD for development of the Hospice Home Care (Arkansas
Hospice) facilities. The multiple building site plan included the following:
x office building
x two (2) impatient care facility buildings
x chapel building
x childcare building
x medical equipment building
x grounds maintenance building
x future additional impatient care facility building site
x 122 parking spaces
No development began during the official time frame for submission of a final
development plan and the previously approved POD officially expired.
On April 19, 2001, the Little Rock Planning Commission reviewed a request to
reestablish the POD zoning for the site and to allow the development to take place as a
March 11, 2004
SUBDIVISION
ITEM NO.: 35 (Cont.) FILE NO.: Z-4175-G
2
two-phase development. As was previously requested, the applicant proposed to
develop the site to accommodate residential inpatient care for the terminally ill. The
phases included the development of Arkansas Hospice Offices (21,406 square feet) and
an inpatient care facility (24,385 square feet and 20 beds). The second phase of the
development included construction of an additional 21,000 square foot inpatient care
facility (20 beds) a chapel and maintenance building. The applicant indicated all
building design would be residential in character. The Little Rock Board of Directors
approved the proposed development plan by the adoption of Ordinance No. 18,497 on
June 5, 2001.
A. PROPOSAL/REQUEST:
The applicant submitted a letter dated January 12, 2004, requesting an extension
be granted for submission of the final development plan. The applicant has
indicated for the project to be successful, significant economic and regulatory
goals must be attained. The applicant has indicated these goals will require
additional time to accomplish.
As per Section 36-454(e) of the Code, the applicant shall have three years from
the date of passage of the ordinance approving the preliminary approval to
submit the final development plan. Requests for extension of time shall be
submitted in writing to the Planning Commission, which may grant extensions of
not more than two years.
The applicant has requested the maximum time extension allowed by ordinance
or a two-year time extension.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. There is a church to the south along
the west side of Dover Drive and single-family residences along the east side of
this street. There is undeveloped MF-12 zoned property to the north, with the
Good Shepard nursing home facility further north along Aldersgate Road. There
is a lake and the Kensington Place Neighborhood immediately east of the site.
The Our Way, Inc. independent living facilities are located to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
John Barrow, Kensington Place and Sewer District #147 Neighborhood
Associations were notified of the public hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: 35 (Cont.) FILE NO.: Z-4175-G
3
D. STAFF RECOMMENDATION:
Staff recommends approval of the requested two (2) year time extension. All
previous conditions, comments and recommendations will continue to be in effect
for the POD.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated to their knowledge there are no outstanding issues
associated with the proposed request. Staff presented the item with a recommendation
of approval of the requested two (2) year time extension. Staff stated all previous
conditions, comments and recommendations will continue to be in effect for the POD.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 36 FILE NO.: Z-4923-A
NAME: Summit Mall Revised PCD Time Extension Request
LOCATION: On the Southwest corner of Shackleford Road and I-430
DEVELOPER:
Summit Mall Co., LLC
& Construction Developers, Inc.
c/o Simon Development Group
115 West Washington Street
Indianapolis, IN 46204
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 97 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD
ALLOWED USES: Commercial – Shopping Mall
The applicant submitted a letter dated February 24, 2004, requesting this item
be withdrawn from consideration. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no objectors present.
Staff presented the item indicating the applicant had submitted a letter dated February
24, 2004, requesting this item be withdrawn from consideration. Staff stated they were
supportive of the request.
Ms. Kathlean Oleson representing the League of Women’s Voters of Pulaski County
questioned the zoning status of the proposed site. Ms. Cindy Dawson, Deputy City
Attorney, stated she was unable to answer the question at this time. She stated the site
had been under litigation and she was not one of the litigator’s for the case. She stated
she would have to defer all question to Mr. Tom Carpenter, City Attorney. Ms. Olsen
stated once Mr. Carpenter had completed his review she felt the decision should be
made public through announcement at a Board of Directors meeting or a Planning
Commission Public Hearing.
March 11, 2004
SUBDIVISION
ITEM NO.: 36 (Cont.) FILE NO.: Z-4923-A
2
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
March 11, 2004
ITEM NO.: 37 FILE NO.: Z-4454-A
NAME: Miller Short-form PCD Revocation Request
LOCATION: 15122 Cantrell Road
DEVELOPER:
Charles Enoch Miller
14116 Taylor Loop Road
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.29 Acres NUMBER OF LOTS: 0 FT. NEW STREET: 1
CURRENT ZONING: POD
ALLOWED USES: Cosmetology School and Single-family Residential
PROPOSED ZONING: R-2, Single-family
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18,
2001, rezoned the site from R-2, Single-family to POD (Planned Office Development),
which would allow the applicant to utilize one of the existing structures as a
cosmetology school. The applicant proposed to use the westernmost structure as the
school, and continue to use the smaller eastern structure as a single-family residence.
A. PROPOSAL/REQUEST:
The applicant submitted a request dated January 13, 2004, requesting the
current zoning be revoked and the previous R-2, Single-family zoning
classification be restored. The applicant has indicated the proposed
March 11, 2004
SUBDIVISION
ITEM NO.: 37 (Cont.) FILE NO.: Z-4454-A
2
cosmetology school previously approved will not be developed on this site and
has requested the existing POD zoning classification be revoked and the original
R-2, Single-family zoning classification be restored.
Currently both structures on the site are rented as single-family units. The
previous approval for the cosmetology school did not list single-family as an
allowable use. The applicant is requesting the zoning change to allow both
structures to be marketed as single-family uses.
B. EXISTING CONDITIONS:
There are two (2) existing single-family residential structures on the site, with two
(2) access points from Cantrell Road. There is an undeveloped R-2 zoned
property to the north and west, with Rummell Road further west. There are
single-family residences across Cantrell Road to the south. There are office
uses (POD’s) to the east along the north side of Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Westchester/Heatherbrae and Secluded Hills Neighborhood Associations and all
owners of property located within 200-feet of the site were notified of the public
hearing.
D. STAFF RECOMMENDATION:
Staff recommends approval of the request for the revocation of the current POD
zoning classification and the restoration of the zoning classification to R-2,
Single-family.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating to their knowledge there are no
outstanding issues associated with the proposed request. Staff presented a
recommendation of approval of the request for the revocation of the current POD zoning
classification and the restoration of the zoning classification to R-2, Single-family.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.