pc_08 11 2016sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 11, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Troy Laha
Jennifer Martinez Belt
Bill May
Members Absent: Scott D. Hamilton
Paul Latture
City Attorney: Shawn Overton
III. Approval of the Minutes of the June 30, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 11, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-5151-B West Markham-North Monroe Short-form PCD, located at
4908 West Markham Street.
B. S-1774 Oak Hill Estates Replat of Lot 8, located at 525 Zanzibar
Street.
C. S-867-
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Chenal Valley Phase 20 and 21 Revised Preliminary Plat,
located north of Chenal Valley Drive on Varennes Court.
D. Z-6323-W Lot 5 the Village at Rahling Road Revised Long-form
PCD, located on the west side of Rahling Circle, between
Rahling Road and 18 Rahling Circle.
E. Z-9004-A 9407 West Markham Street Short-form PD-C, located at
9407 West Markham Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1064-C Lot 16 Chambers Addition Replat, located at 18 Sheila
Lane.
2. S-1424-G Sienna Lake Subdivision Block 6 Preliminary Plat, located
on Sienna Lake Drive across from West Lake Lane.
3. S-1776 Mountain Valley Preliminary Plat, located at 25616
Highway 10.
Agenda, Page Two
Item Number:
File Number:
Title:
4. S-1777 The Parks Subdivision Preliminary Plat, located on the
south side of Mann Road in the 9600 – 9700 Block.
5. S-1778 Lots 1 and 2 Miles Addition Preliminary Plat, located at
16604 Pride Valley Road.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
6. Z-8009-C Shackleford Warehouse #1 Zoning Site Plan Review,
located south of and adjacent to 5310 Shackleford Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
7. Z-5178-D Lot 1R West Markham Parkway Addition Revised Short-
form PCD, located at 13401 Chenal Parkway.
8. Z-5511-G Better Lawns and Gardens Short-form PCD, located at
17605 Crystal Valley Road.
9. Z-6973-G Lot 4 the Village at Colonel Glenn Road Revised Short-
form PCD, located north of David O Dodd Road in the
13700 Block.
10. Z-8009-B ALR Arkansas Properties LLC PID Revocation, located
south of and adjacent to 5310 Shackleford Road.
11. Z-8501-B Stanton Optical Revised Short-from PCD, located at 112
South University Avenue.
12. Z-8170-D Pinnacle at Maumelle Long-form Conceptual PCD
Revocation, located at 25616 Highway 10.
Agenda, Page Three
Item Number:
File Number:
Title:
13. Z-8233-B Longleaf Cove Lot 24 Revised Short-form PD-R, located
at 2 Longleaf Cove.
14. Z-8872-A 510 – 524 Main Street Revised Short-form PCD, located
at 510 – 524 Main Street.
15. Z-9105-A Stone Crest Apartments Short-form PD-R, located at
9700 Baseline Road.
16. Z-9149 15 th and Park Lane Short-form PD-R, located at 515 –
519 East 15 th Street.
17. Z-9150 East Village Short-form PCD, located in the 1200 through
1400 Blocks of East 6 th Street.
18. Z-9151 Porter Short-form PCD, located on the southeast corner
of Highway 10 and Ferndale Cutoff Road.
19. Z-5991-E Tract I the Villages of Wellington Short-form PCD, located
at 600 Wellington Hills Road.
IV. OTHER ITEMS – LAND ALTERATION VARIANCE REQEUST:
Item Number:
File Number:
Title:
20. LA-0071 Stagecoach Road Advanced Grading Variance Request,
located at 12110 Stagecoach Road.
August 11, 2016
ITEM NO.: A FILE NO.: Z-5151-B
NAME: West Markham-North Monroe Street Short-form PCD
LOCATION: Located at 4908 West Markham Street
DEVELOPER:
Waldi Ismail
200 Vigne Lane
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.55 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
ALLOWED USES: Retail and Office
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
BACKGROUND:
In 1967 a request was made to rezone a portion of this site identified as Tract 2,
Block 5, Howard Adams Subdivision. The request was to rezone the site from B
(R-3, Single-family residential) to E-1 (O-3, General Office District). The request was
denied by the Little Rock Board of Directors. On February 6, 1975, a request to rezone
the same area from B (R-3, Single-family residential) to E-1 (O-3, General Office
District) was approved by the Little Rock Board of Directors. On February 16, 1982, the
area was rezoned from O-3, General Office District to C-3, General Commercial District
by the adoption of Ordinance No. 14,196.
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
2
The eastern portion of the site identified as Tract 1, Block 5, Howard Adams Subdivision
was rezoned from R-3, Single-family to O-3, General Office District on November 7,
1989, by the adoption of Ordinance No. 15,771.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from O-3, General Office District
and C-3, General Commercial District to PCD, Planned Commercial
Development, to allow the construction of a fast food restaurant containing
2,791 square feet of floor area. The plan includes the placement of 13 parking
spaces. The drive on West Markham Street is indicated as a right-out only drive.
The drive on North Monroe Street is a full service drive. The site is located within
the Mid-town Design Overlay District which has development criteria related to a
number of issues including building placement, parking, building materials and
massing of structures. Please see the Analysis Section of this report for the
specific development criteria of the Overlay and the applicant’s statement for
intent with compliance with the Overlay standards.
B. EXISTING CONDITIONS:
The site currently contains a branch banking facility. To the west is a fast food
restaurant and to the east, across North Monroe Street, are single-family homes.
South of the site is the Arkansas Department of Health and War Memorial Park
and Stadium. North of the site are single-family homes. West Markham has
been constructed with two (2) lanes both east and west bound. There is curb,
gutter and sidewalk in place along the frontage of this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
West Markham Street and North Monroe Street.
2. Due to the proposed use of the property, the Master Street Plan specifies that
North Monroe Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to back of the existing sidewalk on
the south side of the North Monroe Street driveway.
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The Markham Street driveway should be designed per Traffic Engineering
design standards to prevent left turn movements.
5. The access ramps at the North Monroe Street/West Markham Street
intersection should be replaced with new ramps that conform to ADA
guidelines and City of Little Rock standard details.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, review required for grease trap. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along West Markham Street in front of the property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
4
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
5. 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 back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5 West Markham,
one of the busiest in the system. As a key transit corridor we discourage any
additional curb cuts along Markham Street to prevent further conflict between
pedestrians and cars, especially when it has limited utility such as right turn only.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Heights Hillcrest District. The
Land Use Plan shows Office (O) for this property. The Office category
represents services provided directly to consumers (e.g., legal, financial,
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
5
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from C-3 (General Commercial District)
and O-3 (General Office District) to PCD (Planned Commercial District) to allow
the construction of a new fast food restaurant. The application is within the
Midtown Design Overlay District.
Master Street Plan: South side of the property is West Markham Street and it is
a Minor Arterial. East side of the property is North Monroe Street and it is a Local
Street on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on North Monroe Street.
Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Midtown Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The property is located in the City’s
Designated Mature area. A twenty-five (25%) percent reduction of the buffer
requirements is allowed within the Designated Mature Area. The minimum
dimension of the buffer shall be six (6) feet nine (9) inches. A street buffer is
not provided between a portion of and the proposed parking area and the
West Markham Street right-of-way. A variance will be required from the City
Beautiful Commission.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. In areas
designated as “mature” this strip shall be a minimum of six (6) feet
nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. A large portion (approximately 55%) of the perimeter planting strip adjacent
to the north property line is less than the required minimum of six (6) feet
nine (9) inches. A variance will be required from the City Beautiful
Commission.
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
6
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. Menu board speakers for drive-through windows shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in
length along the opposite lane line. This wall shall be constructed of
masonry or wood with a textured finish to diminish sound deflection.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the site was located within the Mid-town Design Overlay District. Staff stated the
site was a total redevelopment of the site with the removal of the existing bank
and construction of a new fast food restaurant. Staff stated a portion of the
property was zoned office and a portion was zoned commercial. Staff requested
the applicant provide details of the proposed development as it related to the
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
7
DOD. Staff requested the applicant provide the days and hours of operation and
the days and hours of dumpster service.
Public Works comments were addressed. Staff stated the site plan as presented
did not allow for adequate maneuvering room on the site. Staff stated there was
not sufficient space to provide maneuvering for persons entering the parking lot
and persons sitting in the drive-through lane. Staff stated a radial dedication of
right of way was required at the intersection of North Monroe and West Markham
Streets. Staff stated the driveway on West Markham Street should be designed
to prevent left turn movements to and from the site.
Landscaping comments were addressed. Staff stated street buffers, perimeter
planting strips and land use buffers were required for the redevelopment of the
site. Staff stated the site was located within the designated mature area of the
City which allowed the buffers and landscape strips to be reduced to six (6) feet
nine (9) inches. Staff stated screening was required along the sites northern
perimeter where adjacent to property zoned or used as residential.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Steward Mackey was present representing the applicant. Staff presented an
overview of the item stating the site plan had changed significantly from the
previous Subdivision Committee meeting. Staff stated the building had been
rotated to face North Monroe Street. Staff stated the applicant had also provided
cross marked pedestrian access from the abutting streets to the building. Staff
requested Mr. Mackey provide written responses to the comments provided
previously with regard to the days and hours of operation, the dumpster service
hours and the proposed signage plan.
Public Works and landscaping comments were noted. Staff stated they had
been working with the developer to minimize their concerns related to driveways
and landscaping. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the technical issues associated with the request raised at the April 27,
2016, and June 8, 2016, Subdivision Committee meetings. The revised site plan
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
8
has indicated the minimum landscape strip along the perimeters of the site to
comply with the minimum landscape strip required per the landscape and buffer
ordinances. The perimeter planting strip including the area along West Markham
and North Monroe Streets is indicated at 6-feet 9-inches, the minimum planting
strip per the landscape and buffer ordinances.
The Mid-town Redevelopment District #1 Advisory Board met on the proposed
site plan on April 29, 2016, and again on June 10, 2016. The Committee voted
to support the applicant’s proposal provided the ma ximum building height be
reduced to 18-feet as typically allowed per the DOD and to provide a minimum of
60 percent openings along the street frontages.
The request is a rezoning from O-3, General Office District and C-3, General
Commercial District to PCD to allow the redevelopment of the site with a
restaurant with drive-through service. The lot has 154-feet of frontage along
West Markham Street. The east 93-feet of the lot is zoned O-3, General Office
District (60% of the site area) and the west 61-feet is zoned C-3, General
Commercial District (40% of the site area). The applicant is proposing to raze
the existing bank building and redevelop the site with a Popeye’s restaurant.
The building will contain 2,791 square feet of space. The site plan indicates
13-parking spaces. The parking is located along the West Markham Street
frontage and along the northern perimeter. The drive lanes will be a minimum of
10-feet wide. There is a drive lane located in front of the building, along North
Monroe Street. With the drive lane and a landscaping strip, the building will be
sitting 35-feet off the front property line. Entryways to the building are from the
northern parking area and from the southern side of the building along West
Markham Street.
The site is located within the Mid-town Design Overlay District, which requires
new development to be reviewed through the planned zoning development
process. The DOD states for new construction at least 60 percent of the ground
floor level facing internal pedestrian public circulation areas or streets are to be
glass-windows, entry features or displays. The elevation provided indicates the
building height at 18-feet. The plan indicates the placement of windows and
false windows along the south side, West Markham Street and on the east side,
North Monroe Street of the building. The primary parking is located on the north
side of the building. The elevation indicates decorative down lights on the
exterior of the building and shutter panels in areas where windows are not
provided. Staff does not feel the applicant has met the DOD requirement with
regard to the placement of openings along the southern and eastern facades; the
facades primary street frontage.
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
9
The primary entrance is located on the northern façade, within the northern
parking lot. There are also pedestrian access from West Markham and North
Monroe Streets. The service entrance will be on the west end of the building,
adjacent to commercially zoned property.
The Mid-town DOD states exterior building materials and colors are to be
aesthetically pleasing and compatible with materials and colors used in the
neighboring developments. Predominate exterior building materials must be of
high quality materials such as brick, wood, stone, tinted stucco, EIFS.
Predominate exterior building materials may not be smooth-faced concrete block,
tilt-up concrete panels or prefabricated steel panels. The applicant has indicated
the building construction materials will be compliant with the typical materials of
the Mid-town DOD.
Front yard setbacks maybe reduced to zero (0) but should not be more than
20-feet. Side yard setbacks may be zero (0) except when adjacent to
single-family which should then be set at four (4) feet. Rear yard setbacks are to
be zero (0) except where adjacent to single-family detached, in which case the
rear yard setback is to be 25-feet. This site does not abut single-family zoned
property. The front setback along North Monroe Street is 35-feet. The setback
along West Markham Street is 44-feet.
Parking per the DOD is fifty percent (50%) of the required parking of the zoning
ordinance article VIII. The maximum parking allowed is the minimum standard
established in this article. In this case the ordinance would typically require
27-parking spaces to serve a restaurant use. The site plan indicates 13-parking
spaces. The parking as proposed does comply with the typical standards of the
DOD.
Signage per the DOD is limited to six (6) feet in height and twenty-four
(24) square feet in area. The sign is to be incorporated into the landscaped area
of the parking lot. No pole signage is allowed. Building signage is allowed per
article X of the zoning ordinance. The building signage allowed is a maximum of
ten (10) percent of the façade area abutting a public street. Signage would be
allowed on the south and east facades of the building. The plan indicates the
placement of signage on the northern, eastern and southern facades.
No street buffer or landscaping is required along streets classified less than an
arterial. When the structure is not built to the property line, landscaping is
required in the area between the building and property line up to that required
in the Landscape Ordinance. In this case, since the site is located within the
Designated Mature Area of the City, the required landscape strip is
6-feet 9-inches adjacent to the paved areas. The site plan as submitted meets
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
10
the minimum requirement along the perimeters of the site including West
Markham Street and North Monroe Street.
The applicant is proposing to maintain the existing light fixtures on the site. The
applicant has indicated all site lighting and utilities will comply with the minimum
standards of the DOD.
The hours of operation are from 10 am to 10 pm seven (7) days per week. The
hours of dumpster service are from 7 am to 10 am Monday through Friday.
Section 36-297 states for the purpose of location of menu board speakers for
drive-through windows of restaurants the following criteria apply: Each speaker
shall be so mounted that it is baffled on all sides in a manner which will direct the
sound produced to the vehicle served and each speaker location shall
be designed to provide for a solid wall at least six (6) feet in height and
twenty (20) feet in length along the opposite lane line. This wall shall be
constructed of masonry or wood with a textured finish to diminish sound
deflection. The order board is located along the western perimeter of the building
adjacent to the commercially zoned and used property. The property to the north
is zoned O-1, Quiet Office and is being used as a residence. The depth of the lot
is a 150+ feet but the home is located near the street with a storage building
located within the rear yard area. The building will act as the screen between the
homes to the east and the order menu board.
Overall staff is not supportive of the request. The development is proposed
within an area which has been identified on the City’s Future Land Use Plan as
Office. The commercial uses have primarily been located nearer the
intersections of West Markham and University Avenue, West Markham and Fair
Park Boulevard/North Van Buren Street and West Markham and Pine/Cedar
Streets. Staff has concerns with the existing residential uses located across
North Monroe Street from this site and the single-family residence located to the
north of this site (the property is currently zoned O-1, Quiet Office District but is
occupied as a single-family residence). This site is one (1) of the primary
entrances into the Hillcrest Neighborhood. Although there is C-3, General
Commercial District zoned property to the west and a portion of this site is zoned
C-3, General Commercial District staff feels the intent of the Land Use Plan was
to maintain this area as office to act as a transition between the commercial uses
to the east and west while allowing this area to remain as single-family.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
August 11, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
11
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 6, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Stuart Mackey stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
staff update. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was not present. There were a number of registered objectors present.
Staff presented the item with a recommendation of denial.
The chair stated the item would be deferred to the September 22, 2016, public hearing
to allow the applicant to be present to present the merits of their request. A motion was
made to defer the item to the September 22, 2016, public hearing. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: B FILE NO.: S-1774
NAME: Oak Hill Estates Replat of Lot 8
LOCATION: Located at 525 Zanzibar Street
DEVELOPER:
Scott Kemph
525 Zanzibar Street
Little Rock, AR 72212
SURVEYOR:
Arkansas Surveying and Consulting
Scott Foster
1926 Salem Road
Benton, AR 72019
AREA: 3.00 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated May 2, 2016, requesting deferral of this item to
the June 30, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 2, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
August 11, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1774
2
STAFF UPDATE:
The applicant submitted a request dated June 16, 2016, requesting deferral of this item
to the August 11, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 16, 2016,
requesting deferral of this item to the August 11, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
Staff recommends based on the number of previous deferrals withdrawal of this item.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of withdrawal. Staff stated based on the
number of previous deferrals withdrawal of the item was appropriate. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: C FILE NO.: S-867-EEEEEEEE
NAME: Chenal Valley Phase 20 and 21 Revised Preliminary Plat
LOCATION: North of Chenal Valley Drive on Varennes Court
DEVELOPER:
Deltic Timber Corporation
#7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 75.7 acres NUMBER OF LOTS: 110 FT. NEW STREET: 7,450 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the development of lots with private
streets (Section 31-207) and to allow the development of an internalized pedestrian
circulation system (Section 31-175(2)).
BACKGROUND:
On April 19, 2001, the Little Rock Planning Commission approved a preliminary plat for
Blocks 83 – 117 Chenal Valley Subdivision. The approval allow for the subdivision of
365 acres into 688 single-family lots. The developer proposed approximately
24,850 linear feet of new streets within the development constructed with public and
private accesses. As part of the plat the developer proposed the extension of Chenal
Valley Drive to the west and extended around the perimeter of the subdivision looping
back to Chenal Parkway. The plat included eight (8) smaller gated communities.
The roadway was constructed and several of the proposed smaller gated communities
have developed.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
2
On March 30, 2006, the Little Rock Planning Commission approved a revision to the
preliminary plat to allow the minimum side yard setback of six (6) feet for all lots within
Blocks 96, 97, 99, 101-104 Chenal Valley Addition. All previously proposed lot
development standards continued to apply to the proposed plat.
On July 27, 2005, a final plat was filed for Lots 1 – 21, Block 98 and Tracts A, B, C & D,
Block 98, the Varennes Neighborhood.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the approved preliminary plat, Ensbury
Neighborhood and replat a number of lots within a previously platted subdivision,
the Varennes Neighborhood. The previous approval allowed for the
development of 143 lots within the Ensbury Neighborhood. There were 25 lots
final platted within the Varennes Court Neighborhood. The current request is
to allow 36 lots within the Varennes Neighborhood and 74 lots within the
Ensbury Neighborhood.
The applicant is seeking to develop the subdivision utilizing private streets.
Section 31-207 of the Little Rock Code of Ordinances states private streets for
residential development shall be discouraged. However, private streets may be
approved by the Planning Commission to serve isolated developments. The
design standard must conform to public street design standards. Private streets
are permissible only in the form of cul de sac and short loop streets and only
when it is determined that the streets can be adequately served by all public
service vehicles.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The site is densely wooded located along the north side of Chenal Valley Drive.
To the south is Wildwood Place Subdivision, a single-family subdivision and to
the east is the Hallen Court Subdivision. North of the site is the Chenal Valley
Country Club golf course. Chenal Valley Drive has been constructed with two
(2) lanes and a marked bike path in each direction. There is curb, gutter and
sidewalk in place along Chenal Valley Drive.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
3
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing . There is not an
active neighborhood association located within this area.
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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
2. Stormwater detention ordinance applies to this property.
3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
4. Streetlights are required by Section 31-403 of the Little Rock code of
ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Greg
Simmons, Traffic Engineering, 501.379.1813, gsimmons@littlerock.org for
more information.
5. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. An easement area or language provided
in the Bill of Assurance must be included to allow the trash receptacles from
Lots 11 through 14, Block 98 to be taken to the cul de sac for pick up.
6. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
8. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
9. 100 year overflow swales must be constructed and placed within public
drainage easements.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
4
10. Provide a Sketch Grading and Drainage Plan per Section 29-186(e)
indicating where the proposed public drainage easements are proposed to
determine if access can be provided for maintenance.
11. The island proposed at the intersection of Chenal Valley Drive and Ensbury
Loop should be located no closer than 22 feet from the projection of the
back of curb on Chenal Valley Drive.
12. Approximately 80 feet of street width is proposed across Ensbury Loop at
the intersection of Chenal Valley Drive. The island should be designed with
a pedestrian refuge area.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Three phase and single
phase underground power lines exist in the area. There do not appear to be any
existing conflicts with Entergy facilities on this property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. 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.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
5
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be one at the expense of the
developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Waster regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter 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.
8. Contact Central Arkansas Water regarding the size and location of water
meter.
9. 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 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
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
10. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
11. 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 back flow preventer shall be required.
Fire Department:
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
6
4. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150
feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
g. Locking device specifications shall be submitted for approval by the fire
code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
7
8. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. The
Developer’s plan indicates two dead-end courts which make providing paratransit
service difficult and inefficient. It also does not advance a future connected street
network desirable in an urban suburban environment such as Little Rock.
Consider a design which provides connection for pedestrians and cyclists as well
as transit for the future along Chenal Valley Road.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
8
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the request was a
revision to a previously approved preliminary plat and a replat of lots previously
final platted with the Chenal Valley Subdivision. Staff stated the lots within the
Varennes Neighborhood were being increased and lots within the Ensbury
Neighborhood were being decreased. Staff stated the lots within the Varennes
Neighborhood were being replatted. Staff stated the lots within the Varennes
Neighborhood were being developed utilizing private streets. Staff stated the lots
within the Ensbury Neighborhood would be developed utilizing public streets.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any clearing on the site. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the site. Staff stated
residential waste collection would not take place on private streets unless the
Property Owners Association signed a waiver of damage claims. Staff also
stated Lots 11 through 14 would be required to take their trash bins to the cul de
sac for garage collection. Staff stated all 100 year drainage swales were to be
constructed and placed within public drainage easements. Staff stated the width
of Ensbury Loop adjacent to Chenal Valley Drive was near 80-feet. Staff stated
the island within the street should be designed as a pedestrian refuge area.
Mr. Daters stated the design of the street was previously approved by Public
Works staff and the street was presently under construction.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues 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 the issues
raised at the June 8, 2016, Subdivision Committee meeting. The applicant has
provided a secondary access as requested by staff. The applicant has indicated
at the time of final platting easements will be provided to allow the placement of
trash containers as necessary for Lots 11 through 14.
The request is to revise the previously approved preliminary plat for the Ensbury
Neighborhood and for a replat of a number of lots within the previously platted
Varennes Neighborhood. The previous approval allowed for the development of
143 lots within the Ensbury Neighborhood. There were 25 lots final platted within
the Varennes Court Neighborhood. The current request is to allow 36 lots within
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
9
the Varennes Neighborhood and 74 lots within the Ensbury Neighborhood. All
lots as proposed comply with the typical development standards of the R-2,
Single-family zoning district with regard to lot dimensions, lot sizes and setbacks.
The applicant is seeking to develop the subdivision utilizing both public and
private streets. Section 31-207 of the Little Rock Code of Ordinances states
private streets for residential development shall be discouraged. However,
private streets may be approved by the Planning Commission to serve isolated
developments. The design standard must conform to public street design
standards. Private streets are permissible only in the form of cul de sac and
short loop streets and only when it is determined that the streets can be
adequately served by all public service vehicles. The streets within the Varennes
Neighborhood will be developed as private streets. The streets within the
Ensbury Neighborhood will be developed as public streets. There will be
7,450 linear feet of both public and private streets developed within this phase of
Chenal Valley.
The streets within the subdivision will be constructed as per the Master Street
Plan for a residential street. Varennes Court and Ensbury Loop will be
constructed 27-foot pavement width, back of curb to back of curb, within a
50-foot right of way. Varennes Cove and Ensbury Place will be constructed with
a 27-foot pavement width, back of curb to back of curb, within a 45-foot right of
way as allowed per the Master Street Plan for a minor residential street.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
The first phase of the Ensbury Neighborhood is currently under construction.
40 of the proposed lots are included in the first phase. The remaining lots will be
developed in no more than two (2) additional phases. Varennes Court in the
Varennes Neighborhood was previously installed with the final platting of the lots.
Varennes Cove will be installed to allow access to the new proposed lots in a
single phase.
Staff is supportive of the applicant’s request for a revision to the previously
approved preliminary plat and the replatting of the lots within the Varennes
Neighborhood. The lots are proposed similar in size to lots within the Chenal
Valley Subdivision. To staff’s knowledge there are no remaining outstanding
technical issues in need of addressing related to the proposed platting of the lots.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
10
Staff feels the request to allow the development of single-family lots is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Justin T. Allen stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
analysis. Staff continues to recommend approval of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
August 11, 2016
ITEM NO.: D FILE NO.: Z-6323-W
NAME: Lot 5 the Village at Rahling Road Revised Long-form PCD
LOCATION: Located on the west side of Rahling Circle, just north of 18 Rahling Circle
DEVELOPER:
Beachwood Hospitality
2230 Cottondale Lane
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16
CURRENT ZONING: PCD
ALLOWED USES: Mixed use development including restaurant
PROPOSED ZONING: Revised PCD
PROPOSED USE: Hotel
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which
established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot
development with C-2, Shopping Center District uses being permitted. The initial action
approved a site plan for Lots 1 and 2 of the development with the intent being that each
of the remaining lots would be brought to the Commission and Board of Directors for a
revision to the PCD on an individual lot basis as a particular development was
proposed. Subsequent revision to the PCD zoning have allowed for the development of
a number of the individual lots.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This property contains 2.8-acres and is located at the southeast corner of
Rahling Road and Chenal Parkway. The property is currently owned by Deltic
Timber and is under contract to a hotel developer. The hotel is proposed with
5-stories and will front to Rahling Circle with the pool and outdoor areas fronting
the west overlooking the Promenade Shopping Center. The hotel is proposed
with 106 rooms. Parking proposed with the development is consistent with the
minimum requirements of the zoning ordinance (116 parking spaces).
A retaining wall will be constructed along the west side of the project. The wall is
proposed as a single wall 15-feet in height or as a double wall to soften the
slope. The Chenal Valley Architectural Control Committee (ACC) has reviewed
the site plan, landscape plan and the grading plan. The ACC has approved the
site plan, landscape plan and given the developer the option of either section for
the retaining wall construction.
B. EXISTING CONDITIONS:
The site is a cleared flat site with street improvements in place. The property
was cleared and graded with initial development of the conceptual PCD for the
Village at Rahling Road. Access to the lot proposed for development is via
Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent
to the site proposed for development situated around Rahling Circle. There is a
larger building located near Rahling Road constructed as a multiuse building
through the original approval of the PCD. An events center was recently
constructed across Rahling Circle from this site. The Promenade at Chenal, a
shopping mall, is located across Chenal Parkway.
Rahling Circle has been constructed as a public street. There are sidewalks in
place along the property frontage. Chenal Parkway is constructed as a four (4)
lane median divided roadway. There are no sidewalks in place along the
frontage of this property on the parkway. There is a traffic light located at Chenal
Parkway and an access drive extending east to Rahling Circle along this
properties southern perimeter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active neighborhood association located in the area.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All driveways shall be concrete aprons per City Ordinance.
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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or the property owners association.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan to be installed along the north side of the private easement accessing
Chenal Parkway.
7. In accordance with Section 31-210 (h)(12) access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street. Will a driveway be proposed north of the
access easement that creates a four-way intersection?
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The east curb cut off the
access easement on the north side of Lot 5 should be located at least
75-feet from the curb on Rahling Circle. When the property on Lot 4
develops, access will be taken from the access easement due to it being a
corner lot and topography restraints.
9. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances along the access easement on the south. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering 501.379.1813 or gsimmons@littlerock.org for more information.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
4
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
12. Obtain a franchise agreement from Bennie Nicolo, Public Works,
bnicolo@littlerock.org or 501.371.4818 for the private improvements such
as signage located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Capacity fee analysis required. EAD,
Environmental Assessment Division, review required if food preparation is to be
done on the site.
Entergy: Entergy does not object to this proposal. However, three phase
underground electrical lines run along the southwest, northwest and part of the
northeast property lines of this development. There may be conflicts with
existing Entergy facilities on this property. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing
facilities and easements (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
5
4. A Capital Investment Charge based on the size of meter 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.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. 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 back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
6
4. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
7
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
8
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO however it is
along the future West Little Rock Express Route along Chenal Parkway. Provide
pedestrian infrastructure for access to the transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Commercial (C) for this property. 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 has
applied for a revision of an existing PCD (Planned Commercial District) to allow a
hotel to develop on the site. The request is within the Chenal Design Overlay
District.
Master Street Plan: To the west of the property is Chenal Parkway and it is a
Principal Arterial. To the east of the property is Rahling Circle and it is a Local
Street on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class I Bike Path shown along Chenal Parkway. A
Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
9
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal/Financial Center Design Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. A minimum twenty-three (23) foot wide
buffer (6% of the average lot width) is required along Rahling Circle.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned if there would
be meeting rooms, a restaurant or a bar located within the proposed hotel. Staff
also questioned the proposed signage plan for the new hotel. Staff stated the
site was located along Chenal Parkway which limited the sign height and area to
eight (8) feet in height and 100 square feet of sign area.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff stated
the placement of signage in the public right of way would require a franchise
agreement and suggested the applicant contact staff prior to the request for a
sign permit. Staff stated the City’s Stormwater Detention Ordinance would apply
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
10
to the development of the site. Staff stated streetlights were required with the
development of the site.
Landscaping comments were addressed. Staff stated street buffers of
six (6) percent of the lot depth were required along Rahling Circle and Chenal
Parkway. Staff stated the minimum width should be 23-feet along each street
right of way. Staff stated a minimum of eight (8) percent of the vehicular use
area was to be landscaped with interior islands. Staff stated all islands were to
be a minimum of 150 square feet with a minimum width of seven and one-half
feet (7 ½’) in width.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
proposed signage plan and the proposed amenities of the hotel. The applicant
has also indicated a franchise agreement for the placement of the ground
signage along Chenal Parkway within the right of way will be requested upon
approval of the PCD zoning request.
The request is to allow the development of this property containing 2.8-acres
located at the southeast corner of Rahling Road and Chenal Parkway. The hotel
is proposed with 5-stories and will front to Rahling Circle with the pool and
outdoor areas fronting the west overlooking the Promenade Shopping Center.
The hotel is proposed with 106 rooms. Parking proposed with the development
is consistent with the minimum requirements of the zoning ordinance
(116 parking spaces).
A retaining wall will be constructed along the west side of the project. The wall is
proposed as a single wall 15-feet in height or as a double wall to soften the
slope. The Chenal Valley Architectural Control Committee (ACC) has reviewed
the site plan, landscape plan and the grading plan. The ACC has given the
developer the option of either section for the retaining wall construction.
Located on the first level is an outdoor pool (650 square feet), fitness room
(480 square feet), two (2) lounge seating areas which includes the common area,
area for breakfast seating to include the coffee and wine bar area (3,290 square
feet). There are also four (4) smaller seating areas which include covered
portions of porches. Also located on the first level is the preparation kitchen and
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
11
storage (590 square feet), the laundry room (942 square feet) and meeting room
space which allows for the room to be divide into three (3) smaller rooms
(1,800 square feet total) via partitions, administrative office space, an employee
area, the mechanical and electrical room and five (5) guest rooms, including one
(1) suite with kitchen. The guest suite contains 690 square feet.
The hotel is not proposing a restaurant. Within the building a bar is proposed.
The bar will serve as a coffee bar as well as a full service bar serving wine, spirits
and beer. The bar will not offer a happy hour. In lieu of a restaurant, the hotel will
offer a 24/7 bistro menu and a guest breakfast kitchen. There will not be a
concierge lounge located in the hotel.
The second through fifth floors each contain 23 - 26 guest rooms with a mix of
double queen beds (362 sf) or single king beds (314 sf). The second floor will
contain 23 guest rooms. The remaining floors will contain 26 guest rooms.
Located on each floor one (1) guest suite is proposed. The suites located on
floors 2 – 5 total 820 square feet for each suite. The suites on floors 3 – 5 are
located on back side of the building with each suite overlooking the Promenade.
The suites on the first two (2) levels is located on the front of the building. The
applicant has indicated the final room layout plan has not been completed. The
applicant states the maximum number of rooms will be 106. The maximum
building height proposed is 70-feet.
Around the pool and patio areas the fencing is proposed 5-feet in height or
according to code. The fencing materials will be metal, possibly pewter
shade, with block columns covered in simulated stone veneer or four inch
(4") thick white simulated stone blocks. The columns on the front fence around
the patio area will be wider than the columns in the pool fence. There is also a
proposed fence, suggested by the ACC, which is also proposed with metal, black
or pewter shade, approximately three feet (3’) tall. The fence will extend across
the front of the parking lot along Rahling Circle and wrap around the corner down
the access drive to near the driveway entrance to the hotel.
The applicant has not determined if a single or double retaining wall will be
installed. It is anticipated a single wall will not exceed 15-feet in height and a
double wall will not exceed seven (7) to eight (8) feet for each wall in height.
There will also be a wall along the back side of the hotel down to the lower
parking lot. The height of the wall not exceed 15-feet.
The site plan includes the placement of two (2) wall signs with a sign area of up
to two percent (2%) of the wall façade or approximately 100 square feet each.
The signs are proposed on the east and west facades, both of which are located
with public street frontage. A sign is not proposed on the southern façade of the
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
12
building unless the west facing wall sign is not visible from Chenal Parkway
approaching from the south. The applicant indicates the building is set far
enough back from Chenal Parkway that the wall sign should be visible for the
street frontage. If the sign is not visible the western façade sign will be relocated
to the southern façade of the building maintaining two (2) sign locations. The
sign area on the southern façade will be limited to two percent (2%) of the
southern façade.
A monument sign is proposed along Chenal Parkway. The sign is proposed
located within the right of way along Chenal Parkway which will require a
franchise agreement with the City prior to construction. The sign is proposed as
a monument sign consistent with the design criterial of the Chenal Parkway DOD
or a maximum of eight (8) feet in height and 100 square feet in area. A similar
monument sign is requested at the intersection of Rahling Circle and the
access drive.
Parking for hotels and motels is typically based on one (1) space per guestroom,
plus an additional ten (10) percent of the total of all parking spaces required for
developments larger than twenty (20) rooms for employees and non-guest users
patronizing meeting rooms, restaurants and other facilities. The hotel is
proposed with 106 guest rooms which would typically require the placement of
116 parking spaces to serve this hotel use. The site plan includes the placement
of 116 parking spaces.
The applicant has indicated all parking areas will meet the eight (8) percent
minimum landscape requirement. The site plan indicates the placement of a 60-
foot landscape easement along Chenal Parkway. The site plan indicates the
placement of a nine (9) foot landscape strip along Rahling Circle. The zoning
ordinance with regard to the street buffer would typically require the placement of
a 23-foot landscape strip in this area. The applicant is seeking the reduction in
the street buffer and has stated the buffer is greater than a previous proposal
which allowed a seven (7) foot street buffer that was approved by both the
Planning Commission and City Beautiful Commission (CBC) and ultimately by
the Board of Directors by the adoption of the site plan for a development which
did not occur. The buffer as proposed does comply with the minimum
requirements of the landscape ordinance therefore approval by CBC is not
required.
The development is proposed containing 13 percent building coverage,
46 percent paved areas and 41 percent landscaping. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. The
site plan indicates parking sufficient to meet the typical minimum parking
requirement for a hotel use. The site is an office park setting with commercial
August 11, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6323-W
13
uses to the north and west of this site. Staff feels the development of a hotel on
the site is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the indicated nine foot (9’) street buffer along
Rahling Circle.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 27, 2016,
requesting deferral of the item to the August 11, 2016, public hearing. Staff stated the
deferral request would require a By-law waiver with regard to the late deferral request.
Staff stated they were supportive of the deferral request. There was no further
discussion. A motion was made to approve the By-law waiver with regard to the late
deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
analysis. Staff continues to recommend approval of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the indicated
nine foot (9’) street buffer along Rahling Circle. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: E FILE NO.: Z-9004-A
NAME: 9407 West Markham Street Short-form PD-C
LOCATION: 9407 West Markham Street
DEVELOPER:
Stephen R. Giles
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201
SURVEYOR:
Sullivan Land Surveying
1007 North Mississippi
Little Rock, AR 72204
AREA: 0.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Computer repair business
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
existing drives on West Markham to be maintained.
BACKGROUND:
On March 12, 2015, the Little Rock Planning Commission approved a request for
withdrawal of an item which was proposed to rezone this site from R-2, Single-family to
PD-O, Planned Development Office, to allow the use of this site for a computer repair
business.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-C, Planned Development Commercial, to allow the use of the single-family
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
2
home for a computer repair business. The applicant currently has a business
located on Rodney Parham Road and has been operating from the Rodney
Parham Road location since 2008. The applicant states they are looking for new
space to allow the business to grow. The applicant stated the property located at
9407 West Markham Street will allow this to occur.
According to the applicant the property is located on a major street which allows
for visibility for the business. The property to the west is zoned for office use.
The applicant states although this unit was constructed as a residence it can still
function as an office. The applicant states their type of business, repairing
computers, mainly software installation, usually does not attract a great number
of cars per day. The applicant states at most 5-customers per day come to the
site. The applicant states there will be no exterior modification to the building
with the exception of placing pavement along the existing driveway to
accommodate additional parking.
B. EXISTING CONDITIONS:
The house is located on the south side of West Markham Street, one (1) property
removed from Donna Drive. This site along with the seven (7) homes to the east
are zoned R-2, Single-family and are currently being used as single-family
homes. The property at the corner of Donna Drive and West Markham Street is
zoned POD. The remaining property in the area is zoned and used as residential
both to the north and south of this site. The non-residential uses and zoning are
located a minimum of two (2) blocks to the east and west of this site.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site along with the
Pennbrook Clover Hill and the Santa Fe Property Owners Associations were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide plan showing future parking layout.
2. The driveways should be striped and signed as one way in and one way out.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
3
Entergy: Entergy does not object to this proposal. Electrical service is already
provided to the site and the existing structure. Contact Entergy in advance
should service requirements for this location change in the future.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter 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.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
4
8. 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 back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5. We have no
objection to the proposed use change.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Rodney Parham Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PD-C (Planned Development Commercial) to allow
computer repair business within the existing residential structure.
Master Street Plan: To the north of the property is West Markham Street and it is
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on West Markham Street.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
5
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Stephen Giles was present representing the owner. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested information concerning the days and hours
of operation, the use of the structure and if the owner would live on site. Staff
also questioned the proposed signage plan and the number of employees of the
business.
Public Works comments were addressed. Staff requested the applicant provide
a plan indicating the future parking layout. Staff stated driveways should be
striped and signed as one-way in and one-way out.
Staff noted any new parking areas would require landscaping to meet the
minimum requirements of the Landscape Ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the June 8, 2016, Subdivision Committee meeting. The
applicant has provided the days and hours of operation for the business.
The applicant has also provided information concerning the proposed signage
plan, the number of employees and has indicated he will not reside in the home.
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-C
to allow the use of the existing residence as a computer repair business. The
applicant states they are looking for new space to allow the business to grow and
this property will allow this to occur.
The applicant states their type of business, repairing computers, mainly software
installation, usually does not attract a great number of cars per day. The
applicant states at most 5-customers per day come to the site. The applicant
states there will be no exterior modification to the building with the exception of
placing pavement along the existing driveway to accommodate three
(3) additional parking spaces.
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
6
The applicant proposes the hours of operation from 8 am to 5 pm Monday
through Friday. There are no employees of the business other than the
applicant. The applicant is proposing to place wall signage on the front façade of
the building to identify the business. A ground sign will also be placed along the
street frontage on West Markham Street. The ground sign is proposed
six (6) feet in height and sixty-four (64) square feet in area. The wall sign will be
limited to 32 square feet in sign area.
The request includes a variance from Sections 30-43 and 31-210. The existing
drives on West Markham Street are proposed to remain. The drives as currently
exist do not comply with the typical driveway spacing criteria for an arterial street
classification. The drives are proposed as the western drive as one-way in and
the eastern drive as one-way out. The plan indicates the placement of
three (3) additional parking spaces along the drive within the front yard area.
The applicant is proposing to extend the asphalt to allow the parking spaces to
be installed.
Staff is not supportive of the request. This area is identified on the City’s Future
Land Use Plan for residential. The applicant indicates this is a prime area to
grow his business. With the exception of the office development located on
Donna Drive this area is primarily single-family homes. The non-residential is
located to the east at the intersection of West Markham and John Barrow Road
and to the west at the Corporate Hill office development. Staff does not feel this
is an appropriate location for a non-residential use. Staff feels this area of West
Markham should be maintained as residential to protect the integrity of the
residential homes within the area. The area to the north of West Markham Street
are single-family homes as is the area to the south abutting the rear of this home.
These homes appear to have maintained their value and usefulness as
single-family homes. Staff feels by ‘chipping away’ at the residential on the south
side of West Markham the remaining homes in the area will become less viable
as residential.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There was one registered objector present. The Chair
stated it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
August 11, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9004-A
7
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Steve Giles stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
staff update. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 10, 2016,
requesting deferral of this item to the September 22, 2016, public hearing. Staff stated
the deferral request would require a waiver of the Commission’s By-laws with regard to
the late deferral request. There was no further discussion. The chair entertained a
motion for approval of the By-law waiver with regard to the late deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
August 11, 2016
ITEM NO.: 1 FILE NO.: S-1064-C
NAME: Lot 16 Chambers Addition Replat
LOCATION: Located at 18 Sheila Lane
DEVELOPER:
Michelle Louise Gurley
61058 Greenbank Road
North Little Rock, AR 72118
SURVEYOR:
Jim Bagwell
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 2.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a replat of an existing platted lot located within the
Chambers Addition, City of Little Rock, Pulaski County, Arkansas. The lot
currently contains 2.5-acres. It appears the plat was filed for record in 1975. The
plat was indicated with three (3) residential streets extending from Meyer Road.
The streets were indicated as private streets on the filed plat. The original plat
included 21 residential lots all containing 5-acres. There have been several
replats within the subdivision splitting the 5-acre lots into two (2) 2.5-acres lots.
This lot was previously split and currently contains 2.5-acres.
The applicant is requesting to split the lot once again to allow for the construction
of a new home on a new lot created from the rear portion of this lot. A variance
from Section 31-231 to allow the creation of a lot without public street frontage is
being requested. The lot is approximately 650-feet deep and has 170-feet of
frontage along Sheila Lane. The applicant is proposing to purchase the rear
August 11, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1064-C
2
298-feet of the lot. A 20-foot access and utility easement is proposed along the
eastern boundary to allow access to the new lot.
B. EXISTING CONDITIONS:
The area contains single-family homes on large lots, a number of which continue
to contain 5-acres. It appears the subdivision began developing in the late
1970’s. The homes were constructed with large setbacks from the abutting
streets, many appear to be 100-feet plus. Sheila Lane is paved but has a narrow
pavement width. There are no curbs and gutters in place and there is no
sidewalk located along Sheila Lane.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners and Southwest Little Rock United for Progress were
notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A single phase underground
electrical line runs along the north side of Sheila Lane. There do not appear to
be any existing conflicts with Entergy facilities on this property. Contact Entergy
in advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds. Contact
Entergy for additional information.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
August 11, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1064-C
3
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26-feet,
exclusive of shoulders.
2. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this subdivision replat.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
August 11, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1064-C
4
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
document submitted was a survey of the rear portion of the lot. Staff stated the
surveyor was to complete a survey of the entire property proposed for the replat
and submit this to staff. Staff stated the replat should include the proper
certifications per the subdivision ordinance. Staff stated the plat should also
include any recorded easements.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues 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 comments raised at
the July 20, 2016, Subdivision Committee meeting. The request is to replat the
existing parcel into two (2) residential lots. The existing parcel contains
2.5-acres. The lot split is proposed to allow the construction of a new home on
the newly created rear lot, which is being created as a lot without public street
frontage. To allow the creation of the lot without public street frontage requires
approval of a variance from Section 31-231.
The existing lot is approximately 650-feet deep and has 170-feet of frontage
along Sheila Lane; a private street. The proposal is to allow the existing lot to be
split and allow the creation of the second lot. The newly created lot will be
served by a 20-foot access easement located along the eastern boundary to
August 11, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1064-C
5
allow access to the new lot. Along the western boundary is an existing 20-foot
platted utility easement.
Staff is supportive of the applicant’s request. Although the plat is being created
as a lot without public street frontage, which requires approval of a variance by
the Planning Commission, staff feels the access as proposed is adequate to
serve the newly created lot. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the lot split
as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of the lot without public street frontage.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was not present. There were registered objectors present. Staff
presented the item stating the applicant had failed to provide proof of proper notice to
the abutting property owners as required by the Commission’s By-laws. Staff presented
a recommendation of deferral of this item to the September 22, 2016, public hearing.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 2 FILE NO.: S-1424-G
NAME: Sienna Lake Subdivision Block 6 Preliminary Plat
LOCATION: Located on Sienna Lake Drive across from West Lake Lane
DEVELOPER:
Cooper Land Development, Inc.
903 North 47 th Street
Rogers, AR 72756
ENGINEER:
John Peterson
Cromwell Architects and Engineering
101 South Spring Street
Little Rock, AR 72201
AREA: 4.22 acres NUMBER OF LOTS: 11 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 22, 2004, the Little Rock Planning Commission approved a preliminary plat for
the first phase of a multiple phase single-family development for Cooper Development.
The proposed preliminary plat included 40.48 acres to be developed with 78 single-
family lots. The developers indicated at total build-out, the development would contain
363 acres and 605 single-family lots and the Commission would review each of the
future phases as development became imminent. The development plan included a
fifteen-year build-out. The applicant indicated areas would be set aside as common
areas and designated as green space. A series of trails were to be constructed
through-out the neighborhood to provide connectivity to the proposed recreational
areas.
The approval included the first phase to be constructed with an average lot size of
82-feet by 130-feet or 10,660 square feet. A future phase of the development would
include estates lots and lake lots averaging 90-feet by 130-feet and 100-feet by
130-feet. The applicant indicated a portion of the future phases to potentially include
the development of patio homes.
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
2
On November 3, 2006, a final plat was recorded for Lots 1 – 78, Block 1, Siena Lakes
Addition.
On December 7, 2006, the Little Rock Planning Commission approved Phase II of the
proposed Siena Lakes Subdivision. The area included Blocks 2 and 3 with a total of
93 lots. The total area of Block 2 was 11.917 acres and 24 lots. Four (4) areas were
identified as common open space for a total of 1.010 acres or 8.475 percent of the total
property area. Block 3 was proposed with a total land area of 42.516 acres and 69 lots.
The area of common open space proposed for Block 3 was 13.585 percent or
5.776 acres. The lots were indicated with the typical front yard setback of 25-feet along
residential streets and 30-feet along the proposed collector streets.
A variance was approved to allow the construction of West Lake Lane with a 50-foot
right of way and 31-feet of pavement. A traffic-calming median was proposed along
Cheshire Drive between the intersections of Avondale Lane and Keswick Place.
On June 22, 2009, a final plat was recorded for Lots 1 – 10, Block 2 Siena Lakes
Addition. The remaining fourteen (14) lots approved in Block 2 were not final platted or
developed.
The Planning Commission approved a revision to the previously approved preliminary
plat for Sienna Lake Subdivision, Phase II, Block 3 on May 24, 2007. The original
approval indicated building lines per the typical minimum Subdivision Ordinance
standards. The revision approval allowed the developers to utilize the Hillside
Development Standards per Division 8 of the Subdivision Ordinance. Lots 1 – 4,
12 – 18 and 25 - 27 were approved as hillside lots with slopes 18 percent or greater and
an average slope of 20 percent. No other modifications were proposed to the
previously approved plat. None of the lots in Block 3 have been final platted and the
preliminary plat approval has expired.
On August 7, 2014, the Little Rock Planning Commission approved a request to allow
the development of Phase 3, Blocks 4 and 5 of the Sienna Lake Subdivision. This
phase of the subdivision was to include 10.747 acres for Lots 1 – 23, Block 4 and 5.823
acres for Lots 1 – 10, Block 5 of the Sienna Lake Subdivision.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing review and approval of an application for Block 6
Sienna Lake Subdivision. This phase of the subdivision will include 4.22 acres
for development of Lots 1 – 11, Block 6, Sienna Lake Subdivision. Previously
approved final plats in the Sienna Lake Subdivision include Lots 1 – 78, Block 1,
and Lots 1 – 10, Block 2.
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
3
B. EXISTING CONDITIONS:
The subdivision is in various state of development. The infrastructure for the first
phase of the subdivision, nearer Crystal Valley Road, has been installed and a
number of the lots are developed with single-family homes. Along West Lake
Drive 10-lots have been final platted and permits have been issued for 9-homes.
The clubhouse, pool and tennis court for the subdivision have been constructed
along the northern boundary of the lake. The area proposed for preliminary
platting is tree covered.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners, the Crystal Valley Property Owners Association and
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 100-year overflow swales must be constructed and placed within public
drainage easements.
2. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
3. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
4
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Arkansas Water regarding procedures for installation of water facilities and/or
fire service. Approval of plans by the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
The homes must be sprinkled or have a second way into the subdivision.
1. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is part of the
long range plan. Include appropriate pedestrian infrastructure for future access to
transit routes.
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
5
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff questioned if the preliminary plat which was approved by the
Commission in August of 2014 was still a viable plat. Staff stated approved
preliminary plats had a two (2) year approval period but the Commission could
approve a one (1) year time extension.
Public Works comments were addressed. Staff stated the 100-year overflow
swales were to be constructed and placed within a public drainage easement.
Staff stated any broken curb, gutter or sidewalk damaged in the public right of
way was to be repaired prior to the issuance of a certificate of occupancy.
Staff suggested the applicant contact the Little Rock Fire Department concerning
their comment regarding access and the need for sprinkling of the homes.
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
6
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There we no outstanding technical issues in need of addressing via a revised site
plan from comments raised at the July 20, 2016, Subdivision Committee meeting.
The applicant is proposing approval of additional lots located within the Sienna
Lakes Subdivision. The applicant is working with the City’s Fire Department and
Fire Chief to address their comments related to a secondary access to the
subdivision. Final approval will be provided from the Fire Department prior to the
issuance of the final plat for the proposed lots.
The current request is indicated as Block 6 Sienna Lake Subdivision. This phase
of the subdivision includes 4.22 acres with the development of Lots 1 – 11, Block
6, Sienna Lake Subdivision.
The lots are indicated with an average lot size of 90-feet by 150-feet and a
minimum lot size of 80-feet by 150-feet. The plat indicates there is 1,270 linear
feet of existing street abutting the proposed lots. Sienna Lake Drive is indicated
as a collector street classification. The plat includes the placement of a 30-foot
building line as required to meet the minimum building setback per the
Subdivision Ordinance.
The Commission approved a preliminary plat for this subdivision in August 2014.
The plat included the development of Blocks 4 and 5 containing 10+ acres and
33 single-family residential lots. The applicant is requesting the Commission
grant a one year time extension for the plat approved in August 2014.
A preliminary plat approved by the Planning Commission is effective and binding
upon the Commission for two (2) years from the date of approval or as long as
work is actively progressing. At the end of which time the final plat application for
the subdivision must have been submitted to the Planning staff. Any plat not
receiving final approval within the period of time set forth otherwise conforming to
the requirements of the Subdivision Ordinance render the plat approval null and
void, and the developer must resubmit a new plat of the property. The Planning
Commission may extend the original preliminary approval, for a period not to
exceed one (1) additional year, when it can be demonstrated that there are no
changes in the plat design or neighborhood that warrant a complete review.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval to allow the creation of eleven (11) lots along Sienna
Lake Drive, located across from the subdivision’s community park and
August 11, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-G
7
recreational area. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the preliminary plat to
allow the creation of the single-family lots is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the applicant’s request of the one (1) year time
extension for the preliminary plat approval of Blocks 4 and 5 of the Sienna Lakes
Subdivision.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the
applicant’s request of the one (1) year time extension for the preliminary plat approval of
Blocks 4 and 5 of the Sienna Lakes Subdivision. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 3 FILE NO.: S-1776
NAME: Mountain Valley Preliminary Plat
LOCATION: Located at 25616 Highway 10
DEVELOPER:
RET Development LLC
P.O. Box 242116
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF
WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the option of the development of an
internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks.
BACKGROUND:
The property was previously used as a golf driving range. In 2007, the property was
rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture
of office and commercial uses. In 2015, a PD-R request for a single family residential
development and a CUP for a wastewater treatment plant were filed but were withdrawn
prior to Planning Commission hearing.
A Conditional Use Permit request for a wastewater treatment system was considered by
the Commission on July 14, 2016. The Commission denied this request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a property located at the
northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road.
The main entrance for the subdivision will be off Highway 10 with circulation and
emergency access provided off Pleasant Grove Road. The developer is
proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
2
depth with a minimum lot size of 7,000 square feet. Amenities include walking
trails around the perimeter of the property leading to a common area along the
creek. The common area may include a fishing pond, play field, basketball court
and possibly a pavilion for the residents. Central Arkansas Water facilities are
available to the site. A Conditional Use Permit application is under consideration
that would allow the installation of a package sewer treatment plant to provide
sanitary sewer to the proposed development. The plant has been approved by
the Arkansas Department of Health. The Arkansas Department of Environmental
Quality has provided the discharge limits and review the plant. AEDQ is awaiting
the CUP approval in order to release the construction permit. The Commission
denied this request at their July 14, 2016 hearing.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The overall area around the site is rural in nature; comprised primarily of tracts
of undeveloped land and single family residences on larger tracts of
R-2, Single-family and AF, Agricultural and Forestry zoned property. The
property contains 36-acres. A large portion of the property is cleared of trees but
areas located along the creek are still tree covered.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing along with the
Nowlin Creek Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Pleasant Grove Road is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 34 feet from centerline will be required
for a local residential street with open drainage.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Highway 10
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
3
including 5-foot sidewalks with the planned development. AHTD has denied
improvements to Highway 10. A payment in-lieu of construction cannot be
requested due to the property is outside the City limits.
4. With site development, provide design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Pleasant
Grove Road. Pleasant Grove Road should be constructed to a local
residential street with open drainage as found in the MSP with 12 foot lanes,
6-foot paved shoulder and open ditch.
5. The pedestrian trail system seems to promote pedestrians to walk in the
streets to access the trails with very little connection or access points with
fences constructed in rear yards.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner association as
defined in the bill of assurance.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. The property shows to be within the floodplain. Contact Pulaski County
Planning pertaining to floodplain requirements.
9. Where is the proposed access for the treatment facility?
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side.
12. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
15. Provide the phasing plan. Are street improvements to Pleasant Grove Road
planned to be constructed with Phase 1?
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Highway 10 on the south side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter 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.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
5
Fire Department:
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
6
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning:
Pulaski County Road and Bridge Comments - 7/14/16
1. Remove scaled 1% annual chance flood limits from plat.
2. Apply for floodplain development permit through Pulaski County for all
proposed work in the Special Flood Hazard Area.
3. Label and delineate existing Right-of-Way for Pleasant Grove Road and
Hwy 10.
4. Label radius on all property line and asphalt flares on plat.
5. Provide AR north state plane coordinates for two land ties.
6. List basis of bearing on plat.
7. Provide all survey data for street centerline.
8. Label lot size in square feet and acres.
9. Show all easements on plat.
10. Obtain driveway permit for Pleasant Grove road connection after
preliminary plat approval and before construction begins. Call Patricia
Mackey at 501-340-6800.
11. Provide traffic study to determine if traffic light and/or turn lane is needed
on Hwy 10 and if turn lane is needed on Pleasant Grove Road.
Intersection design must be approved by the City of Little Rock and
AHTD.
12. Include maintenance agreement, in Bill of Assurance, indicating who is
responsible for maintenance of all stormwater facilities.
13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater
approval.
14. Provide letter of approval or permit from ADEQ and the Arkansas Health
Department for proposed sanitary sewer treatment plant.
15. Provide letter of approval from AHTD for proposed improvements in the
Hwy 10 Right- of-Way.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
7
16. Provide letter and engineering certification stating that new Hwy 10 and
Pleasant Grove Road intersections will have a safe sight distance and
meet AASHTO sight distance standards.
17. Provide grading plan.
18. Provide signage plan.
19. Provide complete set of drainage plans.
20. Provide complete set of building plans for all phases of construction.
21. Provide plans for all proposed utilities located in the Right-of-Way.
22. Provide traffic control plan for all phases of construction that will affect
Pleasant Grove Road.
Items for Flood Development Approval –
1. CLOMR and LOMR approval from FEMA
2. LOMA-F approval from FEMA if any area will be removed from the Special
Flood Hazard Area (SFHA).
3. Elevation Certificate completed by registered surveyor or engineer for each
proposed structure (such as a house or shop) located in the SFHA.
Finish-Floors must be at least two feet above Base Flood Elevation.
4. A second Elevation Certificate is required just before finish floor
construction begins (to ensure floor is at correct elevation) and a third
as-built Elevation Certificate is required after construction is complete to
verify finish-floor elevation.
5. If structure requires flood openings, include size and locations of all flood
openings. Flood openings must adhere to guidelines in FEMA Technical
Bulletin 1".OPENINGS IN FOUNDATION WALLS AND WALLS OF
ENCLOSURES".
6. No-rise certification, stamped by an Arkansas registered engineer for all
proposed development located in the Floodway. No-rise must conform to
the guidelines in FEMA's publication "PROCEDURES FOR "NO-RISE"
CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY
FLOODWAY".
7. Design for all structural components located within the
floodplain/floodway such as roadbeds, levees, building foundations, and
structural fill. Density test are required after placement of structural
material showing that material meets or exceeds design density.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
8
8. Estimate, in cubic yards, for amount fill to be brought into the SFHA.
9. Signed Pulaski County floodplain development application.
10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought
into the SFHA.
11. Approved 404 permit from the Corps of Engineers for any work in the
wetlands 12.
12. Approved ADEQ permit for any construction over 1acre or any stream
crossing.
13. Perk Test and Heath Department authorization for any septic system if
located in the SFHA.
14. Provide letter of approval or permit from ADEQ and the Arkansas Heath
Department for proposed sanitary sewer treatment plant.
15. All utilities must be located above the Base Flood Elevation or flood proof.
Pulaski County Planning Comments -
1. Provide Bill of Assurance.
2. Show distances/bearings to two known section or quarter section
comers and state plane coordinates for two property comers. Show
basis of bearing.
3. Show state plane coordinates for section corners.
4. Show bearings and chord distances for all lot lines. Comply with
minimum survey standards.
5. Note 8 states that contour interval is 4', drawing appears to indicate
2’ interval.
6. Provide zoning or existing parcel. Has the PCD zoning been reverted
to R-2?
7. Applicant requests variances for Front, Side and Rear Yard setbacks
from Little Rock Planning Commission.
8. Show lot area for each lot in acres and square feet.
9. See comment #19 above and reference note #5 on plat.
10. Provide Health Dept. and ADEQ approval of Wastewater Treatment
system.
11. Provide approval from Volunteer Fire Department.
12. Provide Street Cross Sections for all streets.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
9
13. Provide Profile for all streets.
14. Label all street Centerlines.
15. Provide Storm Drainage Plan.
16. Provide Pulaski County Certificate of Preliminary Plat Approval.
17. Right of way width for Mountain Valley Court is insufficient for both Pulaski
County Master Road Plan and Little Rock Master Street Plan (45' shown,
50' minim is required.) Dedicate additional right of way to Pleasant Grove
Road as required to comply with the Little Rock Master Street Plan. Label
and dimension all existing and proposed rights of way for Pleasant Grove
Road and State Highway 10. Dedicate additional Right of Way for Hwy 10
to comply with City of Little Rock Master Street Plan.
18. Provide legal and physical access to wastewater treatment plan.
19. Provide full set of construction plans for all streets including ½ street
improvements to Pleasant Grove Road to Pulaski County Public
Works.
20. Show blocks l and 2 as referenced on plat title or re-number lots.
21. Front yard setbacks differ between plat and note #13.
22. Provide utility and drainage easements as required.
23. Provide SWPPP for Pulaski County review.
24. Pay $39.00 Review Fee.
Additional Staff Comments:
- Verify total number of lots shown on Note #7.
- Provide water and wastewater design plans for Public Works review.
- Provide for maintenance of tracts A and F in Bill of Assurance and on plat.
- Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34.
- Obtain appropriate road cut permits from Arkansas Highway Department
and Pulaski County Public Works for Pleasant Grove Road and State
Highway 10.
- Obtain floodplain development perm it from Pulaski County Public Works.
All work in floodway will require a no-rise/no adverse impact statement from
the developer.
- Comply with any applicable Hwy 10 Overlay District guidelines.
- Provide drainage easements as needed between lots.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
10
Rock Region Metro: Location is not currently served by METRO but is part of
our long range plan. As part of our future service we request the developer
review the street plan to remove any dead-end situations which prevent access
for efficient paratransit service. We also recommend a review and coordinated
design with Hwy 10 and Pleasant Grove Road. Future development, signalized
intersections and multi-modal transportation design will benefit from coordinated
planning in this area.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. White
verify the lot widths of the proposed lots. Staff stated it did not appear several of
the lots were indicated at the typical minimum lot width of 60-feet. Staff stated
the general notes did not agree with the proposed plat with regard to the number
of lots and the building setbacks. Staff stated since the Conditional Use Permit
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
11
request for the wastewater treatment plant was denied by the Commission at
their July 14, 2016, public hearing the Commission could not hear the plat
request unless there was an alternate means for wastewater treatment.
Public Works comments were addressed. Staff stated right of way dedications
along Highway 10 and Pleasant Grove Road were required to meet the Master
Street Plan requirements. Staff stated the pedestrian trail system appeared to
promote pedestrians to walk in the street to access the trail systems. Staff stated
street improvements were required along Pleasant Grove Road per the Master
Street plan. Staff questioned if the improvements would be completed in the first
phase.
Staff noted the various comments from the Pulaski County Planning staff and
Pulaski County Road and Bridge. Staff suggested Mr. White contact them
directly for clarification and timing of any of their comments.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Based on comments raised at the July 20, 2016, Subdivision Committee meeting
the applicant has requested a deferral of this item to the September 22, 2016,
public hearing. The Conditional Use Permit request for a wastewater treatment
system was denied by the Commission at their July 14, 2016, public hearing.
With the denial of the request the applicant has not addressed the means of
wastewater treatment for the development. Section 31-171 of the Little Rock
Code of Ordinances states the approval of a development by the Planning
Commission constitutes approval of the Planning Commission for water and
wastewater service to the property, including the installation of necessary water
lines and sewer mains, subject to the policies and procedures of the municipal
water works, the wastewater utility, and approval by the Board of Directors when
necessary . The applicant has a 30-day appeal period from the date of the
Planning Commission’s action to appeal their denial of the Conditional Use
Permit request to the Little Rock Board of Directors. Staff recommends deferral
of this item to the Commission’s September 22, 2016, public hearing to allow for
the proper appeal period and to determine if the Little Rock Board of Directors
will hear the request for the Conditional Use Permit for the placement of the
wastewater treatment plant within the area to serve the proposed subdivision.
August 11, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1776
12
I. STAFF RECOMMENDATION:
Staff recommends deferral of this item to the Commission’s September 22, 2016,
public hearing.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of this item to the Commission’s
September 22, 2016, public hearing to allow the resolution of an appeal filed with the
Little Rock Board of Directors for a conditional use permit request to allow the
placement of a wastewater treatment plant for the subdivision. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 4 FILE NO.: S-1777
NAME: The Parks Subdivision Preliminary Plat
LOCATION: Located on the south side of Mann Road in the 9600 – 9700 Block
DEVELOPER:
Town Creek LLC
11324 Arcade Drive
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 120 acres NUMBER OF LOTS: 369 FT. NEW STREET: 15,300 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the option of the development of an
internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is located just south of Mann Road and west of Wilderness Road.
The property contains 120-acres with 364 proposed residential lots.
The property will be developed in approximately six (6) phases with roughly
60 lots per phase. The lots are proposed 60-feet wide by 120-feet deep.
Two (2) access points to Mann Road will be provided. An additional emergency
access will be constructed to Peace Valley Road to the south via an all-weather
drive. An emergency gate with Knox box will be provided. Mann Road will be
improved to collector street standards with a 5-foot sidewalk. The developer is
proposing to improve Mann Road in two (2) phases as the adjacent property
develops.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks throughout the subdivision and to provide access to
Morehart Park located to the southwest. Section 31-175 of the Little Rock Code
of Ordinances outlines the minimum design requirements for sidewalks. The
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
2
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
An Entergy transmission line runs through the property. This easement will allow
the pedestrian tail to be easily accessible from all areas of the development.
Pedestrian tables will be constructed to slow traffic and create connectivity of the
trail system throughout the development.
B. EXISTING CONDITIONS:
The site is heavily wooded. There are single-family subdivisions located to the
east and south of the proposed development area. To the north is Mann Road
and a main railroad line. Across Mann Road to the north is a single-family
subdivision. Mann Road is a two (2) lane road with no curb and gutter or
sidewalk and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners, the West Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mann Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Mann Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 18 feet from centerline. Additional widening to
24 feet from centerline, tapers, and striping should be provided for lane
shifts and west bound left turn lanes. Additional paving maybe required to
comply with AASHTO guidelines.
3. Provide phasing plan for subdivision construction. Proposed improvements
to Mann Road cannot be deferred to the last construction phase.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advance
grading variance requested to advance grade future phases of the
subdivision with the issuance of a grading permit for the previous phase?
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
3
If a variance is being requested, undisturbed buffers or berms should be
maintained as found in the Land Alteration Regulations.
5. The proposed trail system layout will require pedestrians to walk in high
traffic volume streets where sidewalks are required to be installed per the
Master Street Plan are not proposed by this plan. Sidewalk should be
provided adjacent to public streets and/or additional trails provided for better
connectivity between homes and trails. Access considerations should be
given for fenced in yards.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the
large drainage areas at the rear of lots.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner’s association as
detailed in the bill of assurance.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. Streetlights are required by Section 31-403 of the Little Rock
code of ordinances. Provide plans for approval to Traffic Engineering.
Streetlights must be installed prior to platting/certificate of occupancy.
Contact Greg Simmons, Traffic Engineering, 501.379.1813,
gsimmons@littlerock.org for more information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
12. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
13. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
14. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley 501.371.4537, ghaley@littlerock.org .
Cascade Lane is a duplication and cannot be used. Big Bend Lane is too
long in distance to be labeled as a lane. Consideration should be given to
rename to "Drive".
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
4
15. If Big Bend Lane is constructed to a residential standard street, the
minimum radius is 150 feet normal crown.
16. Additional traffic calming measures should be provided on Big Bend Lane
on the east side of the development.
17. Big Bend Lane and Glacier Bay Drive should be constructed to a residential
collector standard of 31 feet wide with sidewalk on one (1) side or a trail
system due to the expected volume of traffic. The minimum radius should
be 275 feet normal crown or 235 feet super-elevated.
18. Due to the proposed configuration, there is limited sight distance at the
intersection of Big Bend Lane and Sequoia Lane.
19. The secondary emergency access should be constructed to the existing
pavement of Peace Valley Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for the project. Capacity fee analysis required. Contact
Little Rock Wastewater Utility for additional information.
Entergy: Entergy Distribution does not object to this proposal. A three phase
power line exists along the south side of Mann Road which can be utilized to
provide power to this development. However, the project proposes to utilize
Entergy Transmission line easements for pedestrian walking trails and a few lots
appear to encroach onto the Transmission easements. Contact Entergy
Transmission well in advance to discuss the future use of its easements and
contact Entergy Distribution well in advance to discuss future service
requirements, new Distribution facilities locations and adjustments to existing
Distribution facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
5
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. 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.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and
contact Central Arkansas Waster regarding procedures for installation of
the hydrant(s).
7. A Capital Investment Charge based on the size of meter 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.
Fire Department:
1. Maintain Access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
6
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
g. Locking device specifications shall be submitted for approval \by the
fire code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
7
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on routes 17
and 22. The development of this neighborhood street grid is important for
residents to have access to the transit and paratransit services. Dead-end
“lollipop” streets and disconnected sidewalk networks will impede resident’s
access to transit. We recommend along with the neighborhood exits on Mann
Road that Peace Valley Road be improved and provided as an access exit out of
the neighborhood. This will connect the transit route and provide efficient routing
for paratransit services.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
8
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the dimension
of the front building setback. Staff also questioned the proposed phasing plan.
Public Works comments were addressed. Staff stated Mann Road was classified
on the Master Street Plan as a collector street. Staff stated dedication of right of
way and ½ street improvements were required with the proposed new
development. Staff questioned if the street improvements would be completed
with the first phase or with later phases. Staff stated the minimum radius for Big
Bend Lane was 150-feet. Staff stated additional traffic calming measures should
be provided on Big Bend Lane. Staff stated Big Bend Lane and Glacier Bay
Drive should be constructed to a residential collector standard with 31-feet of
pavement with sidewalk on one (1) side of the street or a trail system due to the
expected volume of traffic.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided a revised preliminary plat to staff addressing the
technical issues associated with the request raised at the July 20, 2016,
Subdivision Committee meeting. The applicant has provided the front building
line for the single-family lots. The applicant has also provided the proposed
phasing plan.
The property contains 120-acres with 364 single-family residential lots. The
property will be developed in approximately six (6) phases with roughly 60 lots
per phase. The lot numbering system allows for the block number followed by
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
9
the lot number (Lot 171 is Lot 71 in Block 1). The lots are proposed 60-feet wide
by 120-feet deep. The lots are indicated with an average lot size of 60-feet by
120-feet and 7,200 square feet. The lots are indicated with a front platted
building line of 25-feet. The remaining setbacks will comply with the R-2, Single-
family zoning district.
Two (2) access points to Mann Road will be provided. An additional emergency
access will be constructed to Peace Valley Road to the south via an all-weather
drive. An emergency gate with Knox box will be provided. Mann Road will be
improved to collector street standards with a 5-foot sidewalk. Mann Road at
each entrance will be widened to create a left turn lane into the development.
The Phase I improvements will include 430-feet of widening to create a left turn
lane into the southern entrance. The improvements with the Phase V portion of
the development include completing the improvements to Mann Road and
installing an additional 430-feet of widening to create the left turn lane into the
second entrance to the subdivision.
An Entergy transmission line runs through the property. This easement will allow
the pedestrian trail to be easily accessible from all areas of the development.
Pedestrian tables will be constructed to slow traffic and create connectivity of the
trail system throughout the development. The trail system will be maintained by
the Property Owners Association. The internalized pedestrian circulation system
will be used in-lieu of the placement of sidewalks throughout the subdivision.
Access to Morehart Park, located to the southwest of the subdivision, is indicated
on the site plan. Section 31-175 of the Little Rock Code of Ordinances outlines
the minimum design requirements for the trail system. The ordinances states
internalized pedestrian circulation systems in the form of paved pathways may be
substituted for sidewalks along collector and residential streets upon approval by
the Planning Commission.
The applicant is seeking a variance from the City’s Land Alteration Ordinance to
allow advanced grading of the lots as each phase is developed. The applicant
has indicated the builder purchasing the lots requires that all trees be removed
and the lots graded with pad ready site for the new home construction. The
request does not include clearing of the entire site with the first phase of
development. As each phase is developed then that particular phase will be
cleared.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval to allow the development of a single-family subdivision
at a density of 3.03 units per acre. The lots are indicated with lot sizes and
setbacks which fully comply with the R-2, Single-family zoning district.
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
10
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of an entire phase of the subdivision with
the development of that particular phase.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from the
City’s Land Alteration Ordinance to allow grading of an entire phase of the subdivision
with the development of that particular phase.
Mr. Shawn Shackleford addressed the Commission in opposition to the request. He
stated he and his family owned a testing and inspection company that was located next
door to the proposed subdivision. He stated he was licensed with all required state and
federal agencies. He stated the terms of his license did not allow for residential
development adjacent to his business. He stated if the development was approved his
business would be required to move.
Ms. Linda Bergin addressed the Commission in opposition of the request. She stated
she had a number of concerns related to noise and safety. She stated the site was
located with a significant power transmission line running through the property.
She stated there had been a number of studies related to illnesses of children living
near power lines. She stated the plat indicated homes backing up to power lines and
the placement of trails and recreational activities for the subdivision all accessing and
located under the power lines. She stated currently the trees were a buffer for the noise
of the trains and the freeway. She stated once the trees were removed the noise would
increase. She stated the railroad line along Mann Road was the busiest in the country.
She stated there were 30 to 50 trains per day running along the track. She stated there
were two (2) crossings over the track from Mann Road. She stated at each crossing the
train was required to blow the whistle four (4) times. She stated with the loss of the
trees the noises would be greater. She stated the adjoining neighborhood was once a
nice neighborhood with large homes. She stated this was no longer true. She stated
there were 432 homes in the in the City foreclosure. She stated 130 of those homes
were in the 72209 zip code. She stated crime was on an issue in the area. She stated
there were 75 reported crimes within the general area. She questioned who would want
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
11
to buy a home that was next to a subdivision that had such a high crime rate and where
the homes were rental property. She questioned the placement of the detention areas
and the impact on the area and potential insect breeding grounds.
Mr. Phillip Abernathy addressed the Commission in opposition of the request. He
stated he was a resident of the Legion Hut neighborhood. He stated he was concerned
with the loss of the wooded area and the impact that would have on sound. He stated
with the removal of the wooded areas noise of the train and the interstate would be
heard by the neighborhoods. He questioned the upgrades that would be required by
police and fire to serve the new subdivision. He stated the existing schools were at
capacity and questioned what upgrades would be required to service the new students.
He stated ingress and egress from the subdivision with only access to Mann Road was
a concern. He questioned if there was a train derailment how the residents would be
evacuated.
Ms. Sharon Forrester addressed the Commission in opposition of the request. She
stated her home was located on five (5) acres and had a common property line with
Morehart Park and Twin Oaks Park. She stated her concern was the area and safety of
the residents. She stated she was concerned with the loss of trees and the potential
increase in noise. She stated she was concerned that the homes would not sell due to
the adjacent neighborhoods. She stated she echoed all the other speakers concerns.
She stated she was also concerned residents accessing the park would confuse her
property with park land, which has happened in the past, with patrons of the park
thinking her property was part of the park. She stated she was concerned how the new
subdivision would impact property values in the area.
Mr. Joe White addressed the Commission stating the area was once a thriving
neighborhood and he felt the area was coming back. He stated with the recent
construction of Bass Pro, the Outlets and the new Fed Ex facility he felt people would
be looking to the area to buy new homes. He stated new construction typically was a
good infusion into an area. He stated Rausch Coleman was committed to build the first
60 homes within the subdivision. He stated the homes did back up to the power lines
and the development was taking into consideration the potential impacts of the power
lines on the future home sites. He stated the development was not maximizing the land
area. He stated the development was right at three (3) units per acre. He stated typical
subdivision development, when maximizing the land area, was near four (4) units per
acre. He states the detention ponds were dry ponds. He stated they would fill during
heavy rains and in a few hours the water would drain out. He stated the developer did
not want to construct a wet pond and face the liability that would potentially go along
with a wet detention pond.
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
12
Commissioner Laha stated he felt the neighborhood was a great place to live and
Southwest United for Progress had voted to support the development. He stated his
home was located near the power line and he did not feel there were any adverse
impacts of allowing subdivisions to develop around power lines. He stated according to
the police department the crime rate in the area was the least of the entire City. He
stated there was petty crime all over the City but the major crimes in the area were less
in southwest than any other part of Little Rock.
Commissioner Bubbus stated he felt the development was good for the area. He stated
his home was not far from this area and he felt new single-family with a nice quality
developer was an asset for the neighborhoods.
There was no further discussion. The chair entertained a motion for approval of the
preliminary plat request as recommended by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
A motion was made to approve the variance request from the City’s land alteration
ordinance. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 5 FILE NO.: S-1778
NAME: Lots 1 and 2 Miles Addition Preliminary Plat
LOCATION: Located at 16604 Pride Valley Road
DEVELOPER:
James and Linda Miles
16300 Nation Street
Little Rock, AR 72223
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 5.33 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-232 to allow the creation of a
pipe stem lot and Section 31-2 to allow a variance in the design standard of the pipe
stem lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to create two (2) residential lots from this existing
5.5-acre parcel of land located at 16604 Pride Valley Road. The property
currently contains a house on the front portion of the lot. The applicant is
proposing to sell the home and two (2) acres and retain the rear 3.5-acres for
construction of a new home.
Section 31-232(f) states pipe stem lots shall be prohibited in residential
subdivisions. The applicant is seeking a variance from this section to allow the
creation of a pipe stem lot. The lot is approximately 700-feet deep and has 300-
feet of frontage along Pride Valley Road. A narrow strip of property 20-feet in
width is proposed along Pride Valley Road creating the pipe stem located along
the northern boundary to allow access to the new lot.
August 11, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1778
2
The request also includes a variance from Section 31-2 to allow the creation of
pipe stem lot inconsistent with typical standards established by the Ordinance.
Section 31-2 – Definitions, defines a pipe stem lot as follows: Lot, pipe stem
means a tract of land which is served for access, legally and physically by a
narrow strip of land less than the ordinance required minimum lot width. The
body of a pipe stem lot is typically an elongated figure or a polygon capturing a
difficult building site behind another lot. For purposes of a variance of subdivision
design for a pipe stem lot the following minimum dimensions will control: (1) the
minimum width of the stem at the street right-of-way shall be thirty (30) feet – the
lot is being proposed with a 20-foot width at the street (2) the maximum depth of
a pipe stem lot, including the stem shall be limited to three hundred (300) feet –
the depth of the lot including the stem is 703.58-feet (3) the minimum width of the
lot body shall be sixty (60) feet – the width of the body of the lot is 329.4-feet
(4) the minimum lot area shall be ten thousand (10,000) square feet – the
minimum lot area is 151,474 square feet or 3.48-acres.
B. EXISTING CONDITIONS:
The property sits adjacent to the City limits of Little Rock along the west side of
Pride Valley Road. There is undeveloped O-2, Office and Institutional zoned
property to the north of this site and there are single-family homes located on
5+ acre parcels located to the west of this site within the Chenal West Estates
Subdivision. Across Pride Valley Road there are single-family homes located on
one (1) to two (2) acre parcels within the Iris Subdivision.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing . There is not an
active neighborhood association located within this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater : Outside the service boundary.
Entergy: Entergy does not object to this proposal. A single phase power line
exists along Pride Valley Road in the vicinity of this proposed lot. There do not
appear to be any existing conflicts with Entergy facilities on this property.
August 11, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1778
3
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Provide a bill of assurance.
2. Show state plan coordinates for two lot property corners.
3. Show total acreage in plat legal description.
4. Show distances to second corner. Show state plane coordinates for both
section corners.
5. Provide Health Department approval for new septic system for the
undeveloped lot.
6. Pay $10.00 review fee.
7. Add notes to plat stating that rear setback for both lots is 25-feet minimum
and side yard setbacks to be 8-feet.
8. Obtain driveway permits from Pulaski County for all new driveways off Pride
Valley Road.
9. Remove certificate of recording.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this plat.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
August 11, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1778
4
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was not present. Staff stated there were few outstanding technical
issues associated with the request. Staff stated they would work with the
applicant to address any outstanding technical issues associated with the
request. There were no more issues for discussion. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing related to the proposed preliminary plat. The request is to allow
the creation of two (2) residential lots from a 5.5-acre parcel located at
16604 Pride Valley Road. The property currently contains a house on the front
portion of the property along Pride Valley Road (proposed Lot 2). The applicant
is proposing to sell the home and two (2) acres and retain the rear 3.5-acres for
construction of a new single-family home (proposed Lot 1).
The request includes the creation of a pipe stem lot to serve Lot 1. Section
31-232(f) states pipe stem lots shall be prohibited in residential subdivisions.
The applicant is seeking a variance from this section to allow the creation of a
pipe stem lot. The lot is approximately 700-feet deep and has 300-feet of
August 11, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1778
5
frontage along Pride Valley Road. A pipe stem 20-feet in width along Pride
Valley Road is proposed creating the pipe stem and is placed along the northern
boundary of the existing parcel.
The request also includes a variance from Section 31-2 to allow the creation of
the pipe stem lot inconsistent with typical standards established by the
Ordinance. Section 31-2 – Definitions, defines a pipe stem lot as follows: Lot,
pipe stem means a tract of land which is served for access, legally and physically
by a narrow strip of land less than the ordinance required minimum lot width. The
body of a pipe stem lot is typically an elongated figure or a polygon capturing a
difficult building site behind another lot. For purposes of a variance of subdivision
design for a pipe stem lot the following minimum dimensions will control:
• the minimum width of the stem at the street right-of-way shall be
thirty (30) feet – the lot is being proposed with a 20-foot width at
the street
• the maximum depth of a pipe stem lot, including the stem shall
be limited to three hundred (300) feet – the depth of the lot
including the stem is 703.58-feet
• the minimum width of the lot body shall be sixty (60) feet – the
width of the body of the lot is 329.4-feet
• the minimum lot area shall be ten thousand (10,000) square feet
– the minimum lot area is 151,474 square feet or 3.48-acres.
The property is located just outside the City limits of Little Rock within the City’s
Extraterritorial Planning Jurisdiction. The applicant is seeking plat approval to
allow the creation of a second lot from this 5+ acre property which would allow
the construction of a new single-family home of the property. Since the property
is located outside the City limits of Little Rock the applicant will be required to
provide proper septic certification for the existing home as well as the new home
prior to the County issuing a 911 address for the new lot and the signing of the
final plat for recording.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff does
not feel the creation of the plat with variances will have any adverse impact on
the newly created lots or on the area around the proposed plat. The property to
the north is zoned O-2, Office and Institutional and the property to the south and
west are homes developed on larger lots somewhat si milar to the lots proposed
by the applicant.
August 11, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1778
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232 to allow
the creation of a pipe stem lot and Section 31-2 to allow a variance in the design
standard of the pipe stem lot.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-232 to allow the creation of a pipe stem lot and Section 31-2 to
allow a variance in the design standard of the pipe stem lot. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 6 FILE NO.: Z-8009-C
NAME: Shackleford Warehouse #1 Zoning Site Plan Review
LOCATION: Located south of and adjacent to 5310 Shackleford Road
DEVELOPER:
RPM Group
P.O. Box 7300
Little Rock, AR 72217
ENGINEER:
Holloway Engineering, Surveying and Civil Design PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 4.636 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65 th Street West CENSUS TRACT: 24.05
CURRENT ZONING: I-1, Industrial Park District (upon approval of a revocation of the
current PID zoning, Item #10 on this agenda Z-8009-B)
VARIANCE/WAIVERS:
1. A variance from Section 30-43 and 31-210 to allow the drives located on South
Shackleford Road and Clearwater Drive to be located closer than the minimum
distance required by the Little Rock Code.
2. A variance from the Land Alteration Ordinance (Section 29-172) to allow grading of
the site prior to the issuance of a building permit.
BACKGROUND:
Ordinance No. 21,087 adopted by the Little Rock Board of Directors on August 18,
2015, rezoned the site from C-3, General Commercial District to PCD. The request was
to allow the future development of the site with an auto paint or body rebuilding shop.
This development did not occur and as a separate item on this agenda (Z-8009-B) the
applicant is requesting a revocation of the PD-I zoning and the restoration of the
underlying I-1, Industrial Park District zoning classification.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting site plan review and approval for a proposed
development located south and adjacent to 5310 South Shackleford Road.
Section 36-126 states the purpose is to set forth procedures for processing site
plans and to establish standards for development within those zoning districts
which require compliance with the site plan review process. The I-1, Industrial
Park Zoning District is one of several zoning districts which requires site plan
approval prior to development of the site. Site plan review is a development
review process that provides for case by case consideration of project particulars
including the provision of parking and landscaping, siting of buildings and the
compatibility of the proposed development with adjacent uses.
The applicant is requesting to place two (2) buildings on the site totaling
51,200 square feet of floor area to be used as lease space for office and
warehousing. The site contains 4.63-acres. The building coverage proposed is
25.4 percent. The site plan is indicated with 41 parking spaces. The maximum
building height proposed is 35-feet.
B. EXISTING CONDITIONS:
The property is currently undeveloped and tree covered. All surrounding
properties are zoned I-1, Industrial Park District with the exception of the property
immediately to the south which is zoned POD and contains an office
development, Little Rock Wastewater. Undeveloped property is located across
South Shackleford Road to the east. Little Rock Wastewater and Central
Arkansas Water facilities are located across Clearwater Drive to the west.
Office-warehouse type developments are located to the north.
C. NEIGHBORHOOD COMMENTS:
All property owners within 200-feet of the site and Southwest Little Rock United
for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Shackleford
Road including 5-foot sidewalks with the planned development. The new
back of curb should be 29.5 feet from centerline.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
5. Are gates proposed to be installed? If so the gates can be located no closer
than 20 feet from the new back of curb.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for
more information.
8. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, Travis Herbner,
therbner@littlerock.org or 501.379.1805 for more information.
9. The proposed driveway locations create the opportunity for cut thru traffic
and should be relocated or gates installed.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the west side of Shackleford Road on the east side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
9. 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 back flow preventer shall be required.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
5
Fire Department: Full plan review. Change in occupancy. Contact the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this site plan review request.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet. The average depth of the lot is four hundred and thirty-seven
(437) feet. A minimum twenty-six (26) foot street buffer is required adjacent to
the Shackleford and Clearwater right-of-ways.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
Existing trees and dense understory vegetation can be retained to satisfy
this requirement.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
6
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff stated the property was currently zoned PD-I. Staff stated as a
companion application on the current agenda the applicant was seeking a
revocation of the PD-I zoning and the restoration of the underlying I-1, Industrial
Park Zoning District classification. Staff stated there were specific development
criteria related to site development under the I-1, Industrial Park Zoning District.
Staff requested the applicant provide the building setbacks from the property
lines. Staff also requested the applicant provide the proposed signage plan.
Public Works comments were addressed. Staff questioned the proposed gating
of the development and if the gates would be opened during business hours and
closed at other times. Staff stated the driveway as indicated was creating a
conflict with the Subdivision Ordinance which did not allow service drives to
connect in direct line to public streets, so as to provide short cuts or alternate
street flows. Staff stated the driveway locations created an opportunity for cut
through traffic and should be relocated or gates installed and remain closed
during the hours of operation with the exception of times when truck traffic
needed the gates open for circulation.
Landscaping comments were addressed. Staff stated a perimeter planting strip
was required along any side of a vehicular use area that abutted adjoin property
or right of way. Staff stated screening was required along the vehicular use
areas. Staff stated an irrigation system was required of developments of
one (1) acre or larger. Staff stated it appeared the buffer along Clear Water
Drive did not meet the minimum width of 26-feet as typically required per the
zoning ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
7
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the July 20, 2016, Subdivision
Committee meeting. The applicant has indicated the building setbacks from the
property lines and provided the proposed signage plan. The applicant is
requesting site plan review and approval for a proposed development located
south and adjacent to 5310 South Shackleford Road. The applicant is requesting
to place two (2) buildings on the site totaling 51,200 square feet of floor area to
be used for lease space for office and warehousing.
The site contains 4.63-acres. The building coverage proposed is 25.4 percent.
Per the I-1, Industrial Park Zoning District all buildings shown on the site plan
may not cover an aggregate area of more than fifty (50) percent of the site.
Setbacks within the I-1, Industrial Park District are as follows:
• Front yard - There shall be a front yard having a depth of not less than
seventy (70) feet. The plan as presented indicates a front yard setback of
75-feet.
• Side yard - There shall be a side yard on each side lot line of any building
having a width of not less than thirty (30) feet. The northern side yard
setback is indicated at 30-feet and the southern side yard setback is
indicated at 119-feet.
• Rear yard - There shall be a rear yard having a depth of not less than forty
(40) feet from the lot line to the building. In the case of double frontage
lots the rear yard setback shall be increased to fifty (50) feet. The rear
yard setback is indicated at 45-feet.
The maximum building height per the zoning district and proposed is 35-feet.
The height of the building is indicated with the height allowed within the I-1,
Industrial Park Zoning District.
The applicant has indicated signage will comply with signage allowed in the
Industrial Zoning Districts. A ground sign is proposed along South Shackleford
Road. The maximum height proposed for the sign is 30-feet and the maximum
sign area proposed is 72 square feet. Building signage will be limited to
ten (10) percent of the building façade area abutting the street frontages.
Parking for warehouse and storage per the zoning ordinance indicates there
should be five (5) spaces plus one (1) space per two thousand (2,000) square
feet of gross floor area up to fifty thousand (50,000) square feet; then, in addition
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
8
there should be one (1) space per ten thousand (10,000) square feet above
fifty thousand (50,000) square feet or portion thereof. The site plan indicates the
building square footage proposed is 51,200 which would typically require
the placement of 26 parking spaces. The site plan is indicated with
41 parking spaces.
The development criteria within the I-1, Industrial Park District require outdoor
storage of trash receptacles to be located at the sides or rear of the site and be
totally enclosed or screened by a fence, planting or other suitable visual barrier.
The site plan indicates the placement of the dumpster along Clearwater Drive
which is the rear of the property but is located within the building setback along
this private street. The site plan notes the dumpster enclosure materials will be
constructed with materials that are consistent with the building materials
and design.
The I-1, Industrial Park Zoning District also states every use, or any part thereof
that is not conducted within a building completely enclosed on all sides must be
enclosed within a wall or fence six (6) feet in height. Such wall or fence shall
completely screen all operations conducted within such wall or fence from
observation. No exterior storage area shall encroach into any of the required
yards. The applicant is not proposing any outdoor storage of materials at
this site.
The I-1, Industrial Park Zoning District states no loading or storage of materials
or products shall be permitted in the required front yard. The applicant has
indicated no loading or storage of materials will be provided within the front yard
area of the site.
The street buffer is required at six (6) percent of the average depth of the lot with
a minimum dimension of one-half (½) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required is fifty (50) feet. The
average depth of the lot is four hundred and thirty-seven (437) feet which results
in a street buffer along Clearwater Drive and Shackleford Road of twenty-six
(26) feet and in no case less than 13-feet. The site plan indicates the placement
of a street buffer along the southern perimeter of 21.6-feet and along the
northern portion of the site at 24.2-feet. It appears there is sufficient area on the
site to regain the required landscape area along the Clearwater Drive frontage.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three (3) years from the date of
approval. If an approved multi-phase development, has not been completed
within three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
August 11, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8009-C
9
Staff is supportive of the applicant’s request. The applicant is seeking zoning site
plan approval for a site plan based on the underlying I-1, Industrial Park District
zoning. The site plan review is a development review process provides for
consideration of project particulars including the provision of parking and
landscaping, site of buildings and the compatibility of the proposed development
with adjacent uses. Staff feels the applicant has done an adequate job in
addressing the site development criteria for the zoning district.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommends approval of the request subject to compliance
with the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
August 11, 2016
ITEM NO.: 7 FILE NO.: Z-5178-D
NAME: Lot 1R West Markham Parkway Addition Revised Short-form PCD
LOCATION: Located at 13401 Chenal Parkway
DEVELOPER:
Vincent Properties LLC
13401 Chenal Parkway
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 24.05
CURRENT ZONING: PCD
ALLOWED USES: Retail sales and service of pianos and organs, O-3, General Office
District uses and Antique shop, Book and stationery store, Clothing store, Florist shop,
Furniture store, Office equipment sales and service, Medical appliance fittings and
sales, and Optical shop & Medical Office and Fitness Rehab for the Doctor’s patients
only
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add fitness center (health studio and spa) open to the general
public for membership as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 15,749 adopted by the Little Rock Board of Directors on September 19,
1989, rezoned this site from O-3, General Office District to PCD. The approval allowed
the construction of a single building and associated parking. The user was Capitol
Keyboard. Alternate uses included all permitted uses in the O-3, General Office Zoning
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
2
District, Antique shop, Book and stationery store, Clothing store, Florist shop, Furniture
store, Office equipment sales and service, Medical appliance fittings and sales and
Optical shop.
Ordinance No. 16,212 adopted by the Little Rock Board of Directors on May 19, 1992,
allowed a revision to the PCD zoning. The approval permitted performances by the
Community Theatre of Little Rock on three (3) occasions each year, with a maximum of
ten (10) performances during three (3) consecutive weeks.
Ordinance No. 20,810 adopted by the Little Rock Board of Directors on November 5,
2013, allowed a revision to the PCD zoning. The property was zoned PCD and O-3,
General Office District. The applicant proposed to expand the existing facility along the
western side of the building. The expansion included both a building and parking
expansion in two (2) phases.
The first phase contained the parking lot expansion, with the building expansion
following at a later date. The building construction has been completed. The parking is
currently a graveled lot and no landscaping has been installed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the PCD zoning to allow a cross fit gym,
open to the general public for membership in addition to the existing chiropractic
clinic, massage therapy center and nutrition consultation center at this site
located at 13401 Chenal Parkway. The applicant is not proposing any
modifications to the exterior of the building and no new landscaping or paving will
be added with the approval of the revision to the PCD zoning.
The building contains 10,000 gross square feet of floor area. The site plan
indicates there are 42 parking spaces located on the site.
B. EXISTING CONDITIONS:
The site contains a medical office building with graveled parking located along
the northern side of the building. This section of Old Town Road has developed
with office and commercial uses. To the east is a paint store, an upholstery shop
and an auto parts store. South of the site is a multi-tenant building containing a
number of office users.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Parkway
Place Property Owners Association were notified of the public hearing .
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Old Town Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
4
6. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. 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 back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment received.
Rock Region Metro: Location is not currently served by METRO but is part of
the long range plan. The pedestrian infrastructure should be continuous and
improved for access to the future West little Rock express route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Ellis Mountain Planning District.
The Land Use Plan shows Neighborhood Commercial (NC) for this property.
The Neighborhood Commercial category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to that neighborhood market area. The applicant has applied for a revision of
PCD (Planned Commercial District) to allow the use of a previously approved
wellness center by the doctor’s patients to a wellness center open for
membership to the general public. The request is within the Chenal Design
Overlay District.
Master Street Plan: To the south of the property is Chenal Parkway and it is a
Principal Arterial, east of the property is Old Town Road and it is a Local Street
on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
5
pedestrians on Chenal Parkway since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal Overlay District.
2. Parking areas must be designed and paved to meet the requirements of the
City codes and ordinances.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were few additional items necessary to complete the review process. Staff
stated they would work directly with the applicant to resolve any outstanding
concerns prior to the public hearing. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided staff with additional information concerning the
request which were raised as a result of the July 20, 2016, Subdivision
Committee meeting. The applicant has provided the square footage of the
activities taking place on the site and has also indicated the number of doctors
utilizing the site.
The request is to allow a revision to the existing PCD zoning to allow add a cross
fit gym, open to the general public for membership, to the allowable uses for the
site. Currently the approved uses include the existing chiropractic clinic,
massage therapy center and nutrition consultation center in addition to the
approved uses which were allowed with the original approval of the PCD zoning.
These include, Retail sales and service of pianos and organs, O-3, General
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
6
Office District uses, Antique shop, Book and stationery store, Clothing store,
Florist shop, Furniture store, Office equipment sales and service, Medical
appliance fittings and sales, Optical shop, Medical office and Fitness Rehab for
the doctor’s patients only.
Dr. Vincent bought the property in 2012 and opened his chiropractic clinic. As a
part of the clinic Dr. Vincent provided nutritional counseling in addition to
wellness training to his clients. As a component of the wellness training within
the building Dr. Vincent constructed a gym area to provide the cross fit service.
The total square footage for the cross fit gym portion of the building is
5,000 square feet. There are two (2) doctors providing service at this location.
The building area used for the doctor’s offices includes 5,000 square feet. Within
this are there are two (2) exam rooms and two (2) massage therapy rooms.
The hours of operation for the chiropractic clinic are Monday and Wednesday
from 7 am to 5 pm, Tuesday from 10 am to 6 pm, Thursday from 8 am to 6 pm
and Friday from 8 am to 1 pm. As noted the cross fit portion of the business is
open for membership to the general public and not limited to the doctor’s clients.
There are currently 135 members of the cross fit gym. The cross fit classes are
one (1) hour starting at 5:30 am, 6:30 am, 12 pm, 3:30 pm, 4:30 pm, 5:30 pm and
6:30 pm. The classes are offered as group sessions and the groups range in
size from 5 to 15 athletes. There is not any outdoor activity associated with the
cross fit portion of the gym with the exception of running which the athletes use
the sidewalks on Old Town Road and West Markham Street.
Parking for a medical office is based on six (6) parking spaces per doctor. This
would result in the need for twelve (12) parking spaces to meet the typical
minimum parking requirements for the medical office portion of the business.
Parking for the cross fit portion of the business is typically based on
one (1) parking spaces per 200 gross square feet of floor area. The typical
parking required for this portion of the business would be 25 parking spaces.
The two (2) would result in the need for 31 parking spaces. The site plan
indicates there are 42 parking spaces located on the site.
The northern parking area has not been paved nor has the required landscaping
been installed. Staff feels upon approval of the requested PCD zoning the
improvements to the parking area be completed including the paving and
landscaping to meet the minimum requirements of City ordinances and in
compliance with the site plan approved for the development in 2013. Staff
recommends these improvements be completed within 60 days of approval by
the Board of Directors of this rezoning request
August 11, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5178-D
7
The applicant is not proposing any modifications to the exterior of the building
and no new parking will be added with the approval of the revision to the PCD
zoning. The current request is to add the allowance of the cross fit portion of the
business which would be open to the general public for membership. Staff is
supportive of the applicant’s request. The site appears to have adequate parking
to meet the typical parking demand for the existing uses of the site. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the northern parking lot be paved and landscaped in
compliance with City ordinances and the previously approved site plan within
60 days of approval by the Board of Directors of this rezoning request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation the northern parking lot be
paved and landscaped in compliance with City ordinances and the previously approved
site plan within 60 days of approval by the Board of Directors of this rezoning request.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 8 FILE NO.: Z-5511-G
NAME: Better Lawns and Gardens Short-form PCD
LOCATION: Located at 17605 Crystal Valley Road
DEVELOPER:
David Munsey
17605 Crystal Valley Road
Little Rock, AR 72210
SURVEYOR:
Holland Surveying
4261 Lake Norel Road
Alexander, AR 72202
AREA: 2.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: PCD
ALLOWED USES: Antiques Shop and Auto paint and body shop
PROPOSED ZONING: Revised PCD
PROPOSED USE: Landscape company office
VARIANCE/WAIVERS: A variance from Section 30-43 and 31-210 to allow the existing
driveways to remain.
BACKGROUND:
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4,
1992, rezoned the property from R-2, Single-family to PCD, Planned Commercial
Development, to allow the use of the property as an antique shop and an auto paint and
body shop.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the use of this 2.66-acre property located at
17605 Crystal Valley Road by Better Lawns and Gardens, a landscape company,
to use the site for their office and landscape operations facility.
The property contains a 2,000 square foot house that will be utilized as an office
for internal personal which consists primarily of family members. The company
currently has 15 employees which will report to this location to pick-up their
equipment and begin their day. The employee’s vehicles will be parked near the
rear of the property to limit the visibility from Crystal Valley Road. The office
space will be utilized to bring clients to the site for meetings prior to the start of a
design building project as well as hosting internal meetings and training. The
general operational hours are Monday through Friday with occasional working
activities on Saturday during the peak business season.
There is an existing 50 x 40 foot metal shop on the property that will be used to
store the company’s two (2) maintenance vehicles and equipment. Two (2) future
additions are proposed to the existing shop building for storage of equipment. In
the back of the property four (4) bins will be installed to house bulk material for
use on job sites. These will be constructed with concrete barriers to keep the
materials contained. The base of the area will be a poured concrete slab to
further ensure a clean site and no contamination of materials to the surrounding
areas. A small dumpster is proposed on the site which will be screened with a
combination of fencing and landscaping. The dumpster will be used for daily
trash generated from the property.
Along the rear portions of the site a black chain link fence (6-feet in height) will be
installed along the property lines. Within the front portion of the site a decorative
black metal fence will be installed. The black metal fencing along with brick and
stone columns will be placed along the street frontage as well. The applicant is
proposing the placement of an electronic gate on both of the existing drives to be
closed during the non-operational hours of the business.
The property will be landscaped and an automatic irrigation system will be
installed to water landscaped areas. The applicant is proposing the placement of
a sign along Crystal Valley Road. A screen of trees will be planted on the south
side of the property to enhance the view from the neighbor’s property and screen
the current shop as well as assist in the sound buffer of any noises.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
3
B. EXISTING CONDITIONS:
The property contains a single-family structure and a separate metal shop
building. There are a number of trees located on the property. Within the
general area there are a number of single-family homes located on acreage.
There is a wooded tract located to the west of this site owned by this same
property owner. Crystal Valley Road is a two (2) lane road way with no curb and
gutter in place and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Plantation
Acres Neighborhood Association and the Crystal Valley Property Owners
Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Crystal Valley Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Crystal Valley Road
with the planned development. A 6 foot paved shoulder should be
constructed along the property frontage.
3. All driveways shall be concrete aprons per City Ordinance.
4. Stormwater detention ordinance applies to this property when additional
impervious surface is constructed. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the
developer and/or land owner.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on arterial
streets is at least 300 feet between driveways and 150 feet from side property
line. The width of driveway must not exceed 36 feet. A variance is required
to be obtained for the driveway locations.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. Sight distance to the south maybe insufficient.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary.
Entergy: Entergy does not object to this proposal. A single phase power line
exists on the west side Crystal Valley Road in front of this development and
power appears to already be extended to a few of the structures on the property.
Caution should be used if moving large equipment, structures, or materials
underneath the overhead lines located along the road. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department:
1. Maintain Access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
5
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
6
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: Dedicate R.O.W. to meet City of Little Rock Master Street
Plan.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this PCD.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Crystal Valley Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
revision of PCD (Planned Commercial District) to allow a landscape company to
use the property as office and to store equipment associated with the business.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
7
Master Street Plan: To the west of the property is Crystal Valley Road and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Crystal Valley Road since it is a Principal
Arterial.
Bicycle Plan: There is a Class I Bike Path shown along Crystal Valley Road. A
Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The adjacent properties to the south and east are zoned R-2,
Single-family. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. The plantings,
existing and purposed, shall be provided within the landscape ordinance of
the City, Section 15-102.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan and the future use of the property. Staff questioned the equipment used by
the business. Staff also questioned the days and hours of operation for the
business. Staff stated the site plan indicated the placement of a sign along
Crystal Valley Road but did not indicate the height or area. Staff requested the
applicant provide a letter from the area volunteer fire department indicating their
knowledge of the proposed project.
Public Works comments were addressed. Staff stated right of way dedication to
55-feet from centerline was required along Crystal Valley Road. Staff stated
street improvements to Crystal Valley Road would include the paving of a 6-foot
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
8
shoulder along the property frontage. Staff stated to allow the utilization of the
existing drives a variance approved by the Commission was required.
Landscaping comments were addressed. Staff stated perimeter planting strips
and screening was required along the perimeters of the site. Staff stated the
land use buffer typically required along the western perimeter would be 20-feet
and along the northern and southern perimeters would be 24-feet. Staff
requested the applicant relocate the proposed bulk storage material area away
from the perimeters of the site. Staff stated credit for existing trees was allowed
when preserving trees 6-inches in caliper or larger.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has revised the site
plan to include the land use buffers, the days and hours of operation and the
proposed signage plan. The applicant has also revised the site plan to comply
with the public works staff comments related to the treatment of the paving along
Crystal Valley Road.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the use of the 2.66-acre property located at
17605 Crystal Valley Road by Better Lawns and Gardens, a landscape company,
to use the site for their office and landscape operations facility. The business
has two (2) lawn care maintenance crews and two (2) design build construction
crews. The applicant has indicated should the business expand in the future one
(1) additional lawn care maintenance crew would be added in the short term
(12 to 24 months) and an additional design build construction crew would be
added. This would result in the addition of six (6) to eight (8) employees.
The property contains a 2,000 square foot house that will be utilized as the office
for internal personal which consists of five (5) to six (6) persons. The company
currently has 15 employees which will report to this location to pick-up their
equipment and begin their day. The employee’s vehicles will be parked near the
rear of the property to limit the visibility from Crystal Valley Road. The office
space will be utilized to bring clients to the site for meetings prior to the start of a
design building project as well as hosting internal meetings and training.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
9
The general operational hours are Monday through Friday 8 am to 6 pm. There
are times the employees begin work at 7 am, when the weather is hot, with
occasional working activities on Saturday during the peak business season. The
applicant has indicated the dumpster will be serviced on an as needed basis
mainly on a weekly or every other week basis. The dumpster will be serviced
during the opening hours of the business. The dumpster will be used for daily
trash generated from the property.
There is an existing 50 x 40 foot metal shop on the property that will be used to
store the company’s two (2) maintenance vehicles and equipment. The plan
indicates an addition to the existing building in the near future containing
1,000 square feet (20-feet by 50-feet). The plan indicates a future addition of
60-feet by 50-feet (3,000 square feet). The existing building has two (2) bays.
The first addition proposed contains one (1) additional bay and the final addition
includes three (3) additional bays.
Located along the rear of the property four (4) bins will be installed to house bulk
material for use on job sites. These will be constructed with concrete barriers to
keep the materials contained. The base of the area will be a poured concrete
slab to further ensure a clean site and no contamination of materials to the
surrounding areas. A small dumpster is proposed on the site which will be
screened with a combination of fencing and landscaping.
The applicant indicates currently the maintenance division of the business
includes two (2) Isuzu NPR landscape bodied trucks, both riding and push
mowers, as well as all hand held trimmers, blowers and other equipment
associated with the lawn maintenance service provided. The design build side of
the business consists of one (1) ton dually truck and a ¾ ton pickup truck, an
enclosed job site trailer, a dump trailer and a gooseneck trailer. The equipment
used is a CAT track skid loader and a Cat mini excavator. The applicant states
the larger pieces of equipment are on various job sites 90-percent of the working
year. The applicant anticipates the addition of a small skid loader on the site for
use on the property for moving items such as loading of mulch or bulk materials.
Along the rear portions of the site a black chain link fence (6-feet in height) will be
installed along the property lines. Within the front portion of the site a decorative
black metal fence will be installed. The black metal fencing along with brick and
stone columns will be placed along the street frontage as well. The applicant is
proposing the placement of an electronic gate on both of the existing drives to be
closed during the non-operational hours of the business.
The applicant has indicated screening will be installed along the northern,
western and southern perimeters. The applicant has indicated screening will be
in the form of a dense evergreen planting or with a wood fence. The applicant
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
10
has indicated the land use buffer along these perimeters to comply with the
typical ordinance standards. A screen of trees will be planted on the south side
of the property to enhance the view from the neighbor’s property and screen the
current shop as well as assist in the sound buffer of any noises. The property will
be landscaped and an automatic irrigation system will be installed to water
landscaped areas.
The applicant is proposing the placement of a sign along Crystal Valley Road.
The sign is proposed with a maximum height of 6-feet and a maximum sign area
of 35 square feet. The sign is proposed with two (2) six (6) foot by two (2) foot
columns. The overall length of the sign is 11-feet. The sign area proposed is
five (5) feet in height and seven (7) feet in width.
The site plan includes the addition of permeable pavers along Crystal Valley
Road to distinguish the private drive from the abutting street right of way. The
applicant has also indicated the pavers will be added around the shop area and
the office to allow for employee and customer parking. The plan indicates the
placement of eight (8) parking spaces in the rear of the site for employees
and seven (7) spaces around the existing drive/garage to serve as additional
employee and customer parking. Parking for an office use based on the
2,000 square foot home would typically require the placement of five
(5) parking spaces.
Staff is not supportive of the applicant’s request. Although the site was zoned
PCD in 1992 the property was zoned to recognize a use that was occurring on
the site at the time. (Although the area residents do not remember the site being
used for auto body repair and/or an antique shop and there is no evidence of he
property being used for anything other than single-family.) The site is indicated
as MX, Mixed Use on the Future Land Use Plan. The Mixed Use category
typically is designed to provide for a mixture of residential, office and commercial
uses to occur. The commercial uses anticipated for this classification are
typically quiet retail uses which are typically associated with residential areas and
neighborhoods. This property is located in a rural area along Crystal Valley
Road with few non-residential uses located in the area. During the extraterritorial
rezoning in 1992 there were three (3) to four (4) businesses recognized with the
PCD zoning classification and it appears there is only one (1) or two (2) still
operational. Staff feels the zoning designation that best fits the applicant’s use of
the property would be a contractor’s storage yard which is typically allowed in
high volume traffic areas. Staff feels the level of activity that will be generated
from this business will have a potential impact on the nearby residents and
homes.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
11
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. David Munsey addressed the Commission on the merits of the request. He stated
his family had been in business for over 13 years. He stated the company had a long
standing reputation for running a quality business. He stated he understood staff’s
concerns with regard to a commercial business at this location but he did not feel their
business would be an intrusion on the neighborhood. He stated with the business the
site would be enhanced with landscaping. He stated the home would remain residential
in character. He stated he wanted to be a good neighbor and have minimal impact on
the area.
Ms. Mary Katherine Henderson addressed the Commission in opposition. She stated
she and her husband bought the property next door to the site two (2) years ago as their
starter home. She stated now they were expecting their first child and she was very
concerns with the level of activity and the storage of chemicals on the site. She also
questioned if the business would use Crystal Valley Lane for access to the site. She
stated she was also concerned with the impact of a business on the property values in
the area.
Mr. Donald Davenport addressed the Commission in opposition of the request.
He stated his home was located to the south of the proposed business. He stated
13 employees would have an impact on the adjacent homes. He stated this was a
commercial business. He stated he was concerned with property values. He stated this
was a residential area and the home had never been used for anything other than a
home.
Mr. Munsey addressed the Commission stating his company did use chemicals with the
lawn care business. He stated the business was licensed with the State Plant Board
and the chemicals would be stored as required by State Law. He stated the chemicals
were safe because they were going on lawns with children. He stated he would not be
using Crystal Lane for the commercial business. He stated all access to the business
would be from Crystal Valley Road. He stated he had purchased the 40 acres behind
this site and Crystal Lane was an access easement to the 40 acre tract. He stated the
site worked great for his business. He stated the office portion would not disrupt the
home so that in the future it could not return to a single-family home. He stated the use
of the site for the lawn care business would have little to no impact on the area.
August 11, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5511-G
12
He stated the traffic would be similar to a single-family residence. He stated the
employees reported to the site in the morning to retrieve their equipment and left the
site not returning until the end of the day to return their equipment and get into their
personal vehicles and leave for the day.
Commissioner Bubbus questioned the zoning and commercial uses in the area. Staff
stated the property was zoned PCD as a part of the extraterritorial planning in the early
1990’s. Staff stated as a part of the exterritorial planning effort rezonings to planned
developments were given to recognize existing commercial uses in areas. Staff stated
according to the file this site was being used as an auto repair and antique shop. Staff
stated they had talked with a number of the area residents and no one remembered the
site ever having a commercial activity. Staff stated the other PCD zonings on the map
appeared to no longer be operational. Staff stated the only business that appeared to
remain was the small engine repair business located across Crystal Valley Road.
The Commission questioned Mr. Munsey as to his current location. He stated the
business operated out of two (2) locations. One location for the office portion of the
business and the second to store the equipment. He stated with approval of the PCD
zoning the business would all be operated from one (1) site.
A motion was made to approve the request including all staff recommendations and
comments expect for that of denial. The motion failed by a vote of 0 ayes, 9 noes and
2 absent.
August 11, 2016
ITEM NO.: 9 FILE NO.: Z-6973-G
NAME: Lot 4 the Village at Colonel Glenn Road Revised Short-form PCD
LOCATION: Located north of David O Dodd Road in the 13700 Block
DEVELOPER:
Terraforma, LLC
P.O. Box 13437
Maumelle, AR 72113
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.5383 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65 th Street West CENSUS TRACT: 24.05
CURRENT ZONING: O-3, General Office District and PD-C
ALLOWED USES: General Office and Medical appliance fitting and sales
PROPOSED ZONING: PCD
PROPOSED USE: Automobile sales related activities including a sales office and
parking for new and used inventory
VARIANCE/WAIVERS: A variance from Sections 30-41 and 31-210 to allow the drives
on the abutting streets as proposed.
BACKGROUND:
Ordinance No. 20,822 adopted by the Little Rock Board of Directors on December 17,
2013, rezoned a portion of this property, approximately 0.6 acres, from O-3, General
Office District to PD-C to add a medical appliance fitting and sales as an allowable use
for the site. The development was proposed with 7,425 square feet of building space
and 19 parking spaces. A small loading dock for smaller delivery trucks was to be
located on the southern end of the building.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site from PD-C and O-3, General
Office District to PCD to allow a phased development for automobile sales
related activities including a sales office and parking for new and used inventory.
The development will occur in three (3) phase. The first phase of the
development will be construction of the parking area in the northwest portion of
the property, adjacent to the existing Subaru and Acura automobile dealerships.
The second phase of the development will include construction of an automobile
dealership building as shown on the site plan and additional parking. The third
phase will include the final area for vehicle display on the southern tip of the
property.
B. EXISTING CONDITIONS:
The property is wooded with frontage on Lawson Road. The property along the
northern boundary is a small cemetery and an automobile dealership. To the
south of the site is a nursing home and a dental office. Across Lawson Road are
single-family homes and a General Dollar store. Within the general area there is
a contractor’s construction office, a small grocery store, a public high school, a
convenience store, a number of automobile dealerships and the Baptist School of
nursing
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Crystal Valley Property Owners Association
were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. David O Dodd Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
2. Lawson Road Cutoff is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
3. Due to the proposed use of the property, the Master Street Plan specifies
that Lawson Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20-foot radial dedication of right-of-way is required at the intersection of
Lawson Road Cutoff and Lawson Road.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
3
5. Due to an arterial/arterial intersection, a 75 foot or more radial dedication of
right-of-way is required at the intersection of David O Dodd Road and
Lawson Road Cutoff.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Lawson Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 18 feet from centerline. Staff cannot recommend
approval of deferring the boundary street improvements to the last phase of
development.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to David O
Dodd Road including 5-foot sidewalks with the planned development. The
new back of curb should be located 29.5 feet from centerline. In addition,
due to the arterial/arterial intersection, a right turn lane should also be
constructed on David O Dodd Road with 200 feet of stack and 100 foot of
taper. The right turn lane will move the new back of curb to 40.5 feet from
centerline at the intersection. Staff cannot recommend approval of deferring
the boundary street improvements to the last phase of a development.
8. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Lawson Road
Cutoff including 5-foot sidewalks with the planned development. The new
back of curb should be placed 29.5 feet from centerline. Staff cannot
recommend approval of deferring the boundary street improvements to the
last phase of development.
9. Provide access ramps at intersections.
10. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is advanced
grading of future phases requested when construction is imminent on Phase
1? If advanced grading is proposed for future phases, berms or temporary
undisturbed buffers should be maintained in conformance with Land
Alteration Regulations.
11. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner association.
12. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
4
13. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.org or 501.379.1813 for more information.
14. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The Lawson Road driveway is
not located at least 125 feet from the side property line. The width of
driveway must not exceed 36 feet. A variance must be requested.
15. Provide proposed truck route to unload vehicles within the site instead of on
the public street. A couple of the turns appear to not be maneuverable by a
WB-60 vehicle.
16. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
17. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
18. Show locations of driveways on the south side of David O Dodd Road to
determine any turning conflicts.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Capacity fee analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Three phase power lines
exist along Lawson Road to the west and along David O. Dodd to the east of the
property. There do not appear to be any conflicts with existing Entergy facilities.
Contact Entergy in advance regarding future service requirements to the
development and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
5
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
9. 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 back flow preventer shall be required.
Fire Department: New construction full plan review. Contact the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754).
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
6
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is part of
the long range plan. Provide pedestrian infrastructure for access to employment
and future transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in 65 th Street West Planning District.
The Land Use Plan shows Mixed Office and Commercial (MOC) for this property.
This category provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has
applied for a rezoning from O-3 (General Office District) to PCD (Planned
Commercial District) to allow the development of this lot with automobile sales
related activities including a sales office and parking for new and used inventory.
Master Street Plan: To the south of the property is David O Dodd Road and it is
a Minor Arterial, to the north-west of the property is Lawson Road and it is a
Local Street on the Master Street Plan. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance
travel within the urbanized area. The primary function of Local Streets is to
provide access to adjacent properties. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along David O Dodd Road.
These Bike Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
7
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred
fifty (150) parking spaces the minimum size of an interior landscape area
shall be three hundred (300) square feet. Interior islands must be a
minimum of seven and one half (7 1/2) feet in width. Trees shall be included
in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building
7. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The minimum dimension shall be nine (9) feet. As a
component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City,
Section 15-81. The adjacent property fronting Lawson Road is zoned R-2,
Single-family screening will be required.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
8
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Tim Daters of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated per the
commercial zoning district there was to be no display of vehicles allowed within
the first 20-feet of the required front yard setback. Staff requested the applicant
provide details of any proposed fencing and/or signage proposed for the
development.
Public Works comments were addressed. Staff stated right of way dedications
were required along the abutting streets. Staff stated a 20-foot radial dedication
was required at the intersections of the abutting streets. Staff stated street
improvements were required to the abutting streets at the time of development.
Landscaping comments were addressed. Staff stated street buffers and interior
landscaping appeared to comply with the landscape and buffer ordinance
requirements. Staff stated an automatic irrigation system to water landscaped
areas was required. Staff stated a landscape plan stamped with the seal of a
registered landscape architect was required at the time of building permit
request.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the site plan raised at the July 20, 2016,
Subdivision Committee meeting. The applicant has indicated the proposed
signage plan, indicated the placement of perimeter fencing and provided a note
on the site plan states there will be no display of vehicles within the landscape
area of the site but there will likely be parking of vehicles on the paved surfaces
within the first 20-feet of the front yard setback. This parking of vehicles will be
placed 15-feet from the property line which matches the automobile display area
on the site located to the north.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
9
The request is to rezone the site from PD-C and O-3, General Office District to
PCD to allow a phased development of the site. The intended use of the site is
automobile sales with related automobile sales activities including a sales office
and parking for new and used inventory. The new development will occur in
three (3) phases. The first phase of the development plan is to construct paving
for automobile display in the northwest portion of the property, adjacent to the
existing Subaru and Acura automobile dealerships. The second phase of the
development plan will include construction of a new automobile sales building
and additional paving. The third phase includes the final area for vehicle display
on the southern tip of the property. The applicant has indicated this area may be
developed with a use other than vehicle display. If this is the case the applicant
will seek review and approval of a site plan prior to development.
The applicant has indicated a single building 60-feet by 90-feet (5,400 square
feet) will be constructed as the sales office. The maximum building height
proposed is 35-feet. The plan indicates the placement of a ground sign along
David O Dodd Road and along Lawson Road. The plan also includes the
placement of a ground sign at the intersection of Lawson Cut-off and Lawson
Road. The signs are proposed with a maximum height of 36-feet and a
maximum sign area of 160 square feet. Building signage is proposed on the
front façade along David O Dodd Road (south) and on the façade with frontage
on Lawson Cut-off Road (west). Building signage is also proposed on the
eastern façade of the building. The placement of this sign location is proposed
as wall signage without public street frontage limited to a maximum of
ten (10) percent of the façade area.
The applicant has indicated the proposed truck route and the areas proposed for
unloading of vehicles within the site. No vehicles will be off loaded within the
public street or right of way. The applicant has indicated on the plan the turns for
the truck route and the maneuverability for a WB-60 vehicle.
The applicant has indicated a site lighting will be low level and directional,
directed downward and into the site and shielded to reflect away from
residentially zoned or used properties.
The hours of operation are from 7 am to 7 pm Monday through Saturday and
from 1:00 pm to 6:00 pm Sunday. The site plan does not include the placement
of a dumpster. If a dumpster is proposed in the future the dumpster should be
placed to limit any impact on the adjacent residentially zoned and/or used
property and screened per the typical ordinance standards. Dumpster service
hours should be limited to daylight hours between the hours of 7 am and 6 pm
Monday through Friday.
August 11, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6973-G
10
The applicant has indicated right of way per the Master Street Plan will be
provided along the abutting streets in the first phase of the development. The
street improvements will be phased with the development of the site. The
request includes the postponement of the required street improvements for the
Phase III area. The applicant has indicated this area will be created as a
separate lot and the street improvements will be deferred until the final platting of
this lot. Staff is not supportive of allowing the improvements of this area/lot until
the final phase of the development.
Staff is supportive of the applicant’s request to rezone the site from PD-C and
O-3, General Office District to PCD, Planned Commercial Development, to allow
the development of this site with an automobile sales business. The plan as
presented appears to comply with the minimum standards of the landscape and
buffer ordinances and the applicant has provided on the site plan areas for
off-loading of vehicles on the site which does not include the use of the public
right of way. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the development plan as
proposed is appropriate for the site.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the street improvements located adjacent to the final phase of
this development be completed with the third phase of this development.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation the street improvements to
the abutting streets be completed with the second phase of this development. Staff
stated the driveway onto David O Dodd Road was to be constructed as a temporary
drive with entry only access. Staff stated with the boundary street improvements the
temporary drive would be removed and a new permanent drive constructed located to
align with the drive located to the south across David O Dodd Road serving the existing
nursing home. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 10 FILE NO.: Z-8009-B
NAME: ALR Arkansas Properties LLC PID Revocation
LOCATION: Located south of and adjacent to 5310 Shackleford Road
DEVELOPER:
ITR Construction
5104 Sarna Drive
North Little Rock, AR 72118
ENGINEER:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 4.636 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65 th Street West CENSUS TRACT: 24.05
CURRENT ZONING: PD-I
ALLOWED USES: Auto paint or body rebuilding shop
UNDERLYING ZONING: I-1, Industrial Park District
BACKGROUND:
Ordinance No. 21,087 adopted by the Little Rock Board of Directors on August 18,
2015, rezoned the site from C-3, General Commercial District to PCD. The request was
to allow the future development of the site with an auto paint or body rebuilding shop.
This development did not occur and the applicant is requesting a revocation of the PD-I
zoning and the restoration of the underlying I-1, Industrial Park District zoning
classification.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed
with the City staff at any time up to three (3) years after the date of adoption of
August 11, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8009-B
2
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The board of directors may grant or deny the request or return the
request to the planning commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner has stated the development will not occur as planned. The owner is
requesting the PD-I zoning be revoked and the I-1, Industrial Park District zoning
be restored.
B. EXISTING CONDITIONS:
The property is currently undeveloped and tree covered. All surrounding
properties are zoned I-1, Industrial Park District with the exception of the property
immediately to the south which is zoned POD and contains an office
development, Little Rock Wastewater. Undeveloped property is located across
South Shackleford Road to the east. Little Rock Wastewater and Central
Arkansas Water facilities are located across Clearwater Drive to the west.
Office-warehouse type developments are located to the north.
C. NEIGHBORHOOD COMMENTS:
Southwest Little Rock United for Progress was notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented the item stating the request was a
revocation of the previously approved PD-I zoning. Staff stated the previously
approved development did not occur and the owners were requesting the PD-I
zoning be revoked and the I-1, Industrial Park District zoning be restored. There
was no further discussion of the item. The Committee then forwarded the item to
the full Commission for final action.
E. STAFF RECOMMENDATION:
Staff recommends the current PD-I zoning classification be revoked and the
previously held I-1, Industrial Park District zoning be restored.
August 11, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8009-B
3
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation the current PD-I zoning classification be
revoked and the previously held I-1, Industrial Park District zoning be restored. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 11 FILE NO.: Z-8501-B
NAME: Stanton Optical Revised Short-from PCD
LOCATION: Located at 112 South University Avenue
DEVELOPER:
Musa Realty Group
4800 North Federal Highway, Suite 201B
Boca Raton, FL 33431
ENGINEER:
GarNat Engineering
Attn. Vernon Williams
P.O. Box 116
Benton, AR 72018
AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Retail and Optical
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add a wall sign on the southern façade of the building, located
without public street frontage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,216 adopted by the Little Rock Board of Directors on February 16,
2010, rezoned the site from C-3, General Commercial District to Planned Commercial
Development. The approval allowed the construction of a 4,043 square foot building
and seventeen (17) parking spaces. Any existing curb cut located on South University
Avenue would be maintained for access. The building was proposed with a maximum
building height of thirty (30) feet. The front façade was to be decorative panels.
Windows without mullions were proposed. This development did not occur.
August 11, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8501-B
2
Ordinance No. 21,072 adopted by the Little Rock Board of Directors on July 21, 2016,
allowed a revision to the previously approved PCD. The revision reinstated the
previously approved PCD (Planned Commercial Development) to allow the construction
of a 3,780 square foot building and 17 parking spaces. The applicant indicated the
building would be used as an optical clinic with retail sales.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PD-C, Planned
Development Commercial, to allow the placement of a wall sign along the
buildings southern façade. The previous approval allowed the placement of wall
signage on the eastern, along South University Avenue, and the north façade,
the front façade.
B. EXISTING CONDITIONS:
Stanton Optical is currently constructing their offices and retail sales building on
this site. North of the site has redeveloped with two (2) new restaurants. There
is an office building/school located to the west of the site. South of the site is the
Park Avenue Shopping Center containing restaurant, retail and residential.
Across University Avenue is St. Vincent Hospital.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site along with the Briarwood
Neighborhood Association and the Hillcrest Residents Neighborhood Association
were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the applicant was seeking approval to allow the placement of wall signage
on the southern facade of the building, which is located without public street
frontage. Staff noted the allowance of the signage as proposed would require a
revision to the currently approved PD-C. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan raised at the July 20, 2016, Subdivision
Committee meeting. The request is to revise the previously approved PD-C,
August 11, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8501-B
3
Planned Development Commercial, to allow the placement of a wall sign along
the buildings southern façade. The southern façade is located without public
street frontage. The previous approval allowed the placement of wall signage on
the eastern façade, along South University Avenue, and the north façade, the
front, entrance, of the building.
The sign proposed along the southern façade is 88-inches in height and
182-inches in width for a total sign area of 112 square feet. Section 36-557
states all on-premises wall signs must face required street frontage except in
complexes where a sign without street frontage would be the only means of
identification for a tenant. The site is not a part of the Park Avenue Shopping
Center Development but abuts the developments northern boundary.
Staff is supportive of the applicant’s request. The building is located such that
the sign will be visible to the customers within the Park Avenue Shopping Center
as well as customers traveling north along South University Avenue. Staff does
not feel the placement of the sign will create any negative impact on this
development or other developments within the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of the wall sign
on the southern façade as proposed by the applicant.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
placement of the wall sign on the southern façade as proposed by the applicant. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 12 FILE NO.: Z-8170-D
NAME: Pinnacle at Maumelle Long-form Conceptual PCD Revocation
LOCATION: Located at 25616 Highway 10
DEVELOPER:
RET Development LLC
P.O. Box 242116
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 37.56 acres NUMBER OF LOTS: 6 FT. NEW STREET: 915 LF
WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01
CURRENT ZONING: PCD
ALLOWED USES: C-2 and O-2 uses and the allowance of a convenience store
UNDERLYING ZONING: R-2, Single-family
BACKGROUND:
Ordinance No. 19,720 adopted by the Little Rock Board of Directors on April 3, 2007,
rezoned the site from R-2, Single-family to PCD. The developer proposed to construct
a cul-de-sac northwest through the middle of the property to develop six (6) lots. Lots 1
and 6 were to be developed using C-2, Shopping Center District uses and the
allowance of a convenience store on any one (1) of the lots. Lots 2 through 5 would
develop using O-2, Office and Institutional District uses with the allowance of
ten (10) percent of the total building square footage to be used as an accessory uses as
allowed per the O-2, Office and Institutional Zoning District. The request also included
utilizing the existing office and parking for an office use, general and professional office,
until the property was redeveloped. The lots were indicated in excess of
three (3) acres; ranging from 3.01 to 11.49 acres.
August 11, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8170-D
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed
with the City staff at any time up to three (3) years after the date of adoption of
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The board of directors may grant or deny the request or return the
request to the planning commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner has stated the development will not occur as planned. The owner is
requesting the PCD zoning be revoked and the R-2, Single-family Zoning District
zoning be restored.
B. EXISTING CONDITIONS:
The site was formerly used as a golf driving range and there is a single building
located near the southwestern portion of the site. The area has a mixture of uses
and zoning. A number of the properties in the area are zoned AF, Agricultural
and Forestry. There are two commercially zoned properties located to the west,
a site zoned C-1, Neighborhood Commercial, which is vacant and a site zoned
PCD which is developed with a number of buildings which allows C-1,
Neighborhood Commercial uses, limited outdoor storage and auto sales, as
allowable uses for the site.
C. NEIGHBORHOOD COMMENTS:
The Nowlin Creek Neighborhood Association was notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented the item stating the request was a
revocation of the previously approved PCD zoning. Staff stated the previously
approved development did not occur and the owners were requesting the PCD
zoning be revoked and the R-2, Single-family Zoning District zoning be restored.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
August 11, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8170-D
3
E. STAFF RECOMMENDATION:
Staff recommends the current PCD zoning classification be revoked and the
previously held R-2, Single-family Zoning District zoning be restored.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation the current PCD zoning classification be
revoked and the previously held R-2, Single-family Zoning District zoning be restored.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 13 FILE NO.: Z-8233-B
NAME: Longleaf Cove Lot 24 Revised Short-form PD-R
LOCATION: Located at 2 Longleaf Cove
DEVELOPER:
Larry Alford
2 Longleaf Cove
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential – 25 Lots
PROPOSED ZONING: Revised PD-R (Lot 24)
PROPOSED USE: Allow covered screen porch and pergola within rear building
setback.
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,794 adopted by the Little Rock Board of Directors on August 6, 2007,
allowed a rezoning of this site containing approximately 4.9-acres for a subdivision
containing 25 single-family lots. The site plan indicated the placement of a 20-foot front
building line for the lots abutting Longleaf Cove and a five (5) foot side yard setback.
The front building line proposed along Katillus Road was 25-feet. All lots were
proposed with a 25-foot rear yard setback. The lots were proposed with an average
size of 50-feet by 115-feet or 5,750 square feet. The development was proposed with
an overall density of 5.1 units per acre. The final plat for the lots was filed for record
with the Pulaski County Clerk on March 14, 2008.
August 11, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8233-B
2
On September 18, 2008, the Little Rock Planning Commission denied a request to allow
Lot 25 to be rezoned to a POD to allow the developer to place his office at this location.
The denial was not appealed to the Board of Directors.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The homeowner of Lot 24 is proposing to revise the previously approved PD-R,
Planned Development Residential, to allow the construction of a room/covered
porch and the future construction of a pergola. Both proposed structures are
located within the rear yard setback.
The applicant has indicated the porch will be constructed over an existing
concrete patio area. The area to be enclosed for the porch is approximately
15 x 15-feet. The new porch will be located 13.4-feet from the northern property
line and will not encroach into the 25-foot platted side yard setback along the
eastern property line, South Katillus Road. The area will include the placement
of an outdoor fireplace. The applicant has indicated the existing patio is a step
down from the current finished floor of the home. The applicant is proposing to
construct the new porch at floor level with the existing home.
The applicant has indicated the proposed porch will be constructed of materials
complimentary to the existing design and subdivision ascetics. The proposed
porch will be in compliance with the building requirements set forth within the
Longleaf Cove Subdivision Bill of Assurance and landscaped with indigenous
vegetation which will be placed within the rear yard area to screen the view of
adjacent properties.
The applicant has indicated a pergola will be placed over a second existing
concrete patio area. The future construction of the pergola will be at ground
level. Stairs from the new porch will allow access to the future patio area. The
pergola is proposed on a 12 x 15 foot slab and is located approximately 13-feet
from the northern property line.
B. EXISTING CONDITIONS:
Longleaf Cove has fully developed with single-family homes. To the east of the
subdivision is a single-family subdivision, Montagne Court. To the south of the
site are single-family homes located on large lots accessed from Katillus Court.
There are single-family homes located north of the subdivision with access from
Katillus Road. Johnson Creek is located to the west of the subdivision with a
newly developing subdivision located along this subdivision western edge.
Access to the new subdivision will be from Drew Drive.
August 11, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8233-B
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet and the Katillus Court Property
Owners Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Existing sewer easement must be retained.
Entergy: Entergy does not object to this proposal. Caution should be used
during the construction of this porch as an overhead power line exists to the east
of this property along Katillus Road within the vicinity of this house. However,
there do not appear to be any existing conflicts with Entergy facilities on this
property. Contact Entergy in advance to discuss adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: N o comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served nearby by METRO on Route 25
Pinnacle Mtn. We have no comments regarding this plat.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
August 11, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8233-B
4
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The applicant has applied for a revision of a PD-R (Planned District Residential)
to allow a covered porch within the rear setback.
Master Street Plan: To the east of the property is South Katillus Road, to the
south of the property is Longleaf Cove and they are both Local Streets on the
Master Street Plan. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Katillus Road. This bike
route requires no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were no outstanding technical issues associated with the request. Staff stated
the applicant had provided notification to the property owners as required by the
Commission’s By-laws. Staff stated there were no comments from the other
departments and agencies. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the July 20, 2016, Subdivision Committee meeting. The
request is to revise the previously approved PD-R, Planned Development
Residential, to allow the construction of a screened porch and the future
construction of a pergola within the rear yard of the applicant’s property. Both of
the proposed structures are located within the rear yard setback.
The screen porch is proposed over an existing concrete patio area. The area to
be enclosed for the screen porch is approximately 15-feet x 15-feet. The new
August 11, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8233-B
5
screen porch will be located 13.4-feet from the northern property line and will not
encroach into the 25-foot platted side yard setback along the eastern property
line, South Katillus Road. The area will include the placement of an outdoor
fireplace. The existing patio is a step down from the current finished floor of the
home. The new construction will be at floor level with the existing home.
The screen porch will be constructed of materials complimentary to the existing
design and subdivision ascetics. The proposed porch will be in compliance with
the building requirements set forth within the Longleaf Cove Subdivision Bill of
Assurance and landscaping with indigenous vegetation will be placed within the
rear yard area to screen the view of adjacent properties.
The proposed pergola will be placed over a second existing concrete patio area.
The future construction of the pergola will be at ground level. Stairs from the new
screen porch will allow access to the new at grade patio area. The pergola is
proposed on a 12-foot x 15-foot slab and is located approximately 13-feet from
the northern property line.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a revision to the existing PD-R zoning to allow the placement of additional
living space (screen porch) within the rear yard setback of this existing
single-family home. The approved PD-R included the placement of a 25-foot
rear yard setback. As proposed both the screen porch and the future pergola will
encroach into the rear yard setback reducing the rear yard setback to
approximately 13-feet.
Staff feels the new construction will have limited impact to the home located to
the north. The home has a side yard relationship to this home and is set back
some distance from the right of way from Katillus Road. The new construction
will be within the area currently serving as the applicant’s driveway. There are
dense evergreen plantings located along the northern property line of this lot and
the applicant has indicated additional plantings as necessary will be added to
limit the view of the abutting home. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the request
to allow the placement of the screen porch and the future pergola within the rear
yard setback as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
August 11, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8233-B
6
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
August 11, 2016
ITEM NO.: 14 FILE NO.: Z-8872-A
NAME: 510 – 524 Main Street Revised Short-form PCD
LOCATION: Located at 510 – 524 Main Street
DEVELOPER:
Flake and Kelly Commercial
Gary Smith
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
ENGINEER:
Paul D. Fleming, PE SECB
18 Essay Drive
Little Rock, AR 72223-9142
AREA: 12,628 Sq. Ft. NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44
CURRENT ZONING: PCD and UU, Urban Use
ALLOWED USES: UU, Urban Use District and to allow multi-family density at a density
greater than the UU, Urban Use Zoning District
PROPOSED ZONING: Revised PCD
PROPOSED USE: UU, Urban Use District and to allow multi-family density at a
density greater than the UU, Urban Use Zoning District – allow for additional uses other
than residential within the upper floors of the buildings
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,773 adopted by the Little Rock Board of Directors on August 27,
2013, rezoned the MM Cohn Building located at 510 Main Street. The MM Cohn
Building has a significant history with the City of Little Rock. Built in the 1930’s this site
was a hub for both commercial and cultural events along Main Street for nearly
50 years. With its distinctive art deco façade, the MM Cohn Building is a notable
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
2
historic property along Main Street. The property went vacant in the early period of the
1980’s and has set empty for nearly 30+ years. Main Street Lofts acquired the property
in the summer of 2012.
The first floors of the property were to contain the Arkansas Symphony and a future
restaurant or commercial tenant. The basement of the property was set to become
parking for tenants and the upper floors 2 – 5 are designed to allow for up to
38 apartment units with tenant amenities such as gyms, theaters, conferencing areas,
party rooms, and a proposed rooftop pool and gathering area for guest.
The UU, Urban Use District would allow 22-multi-family units. The requested rezoning
to PCD allowed additional density in the upper floors for the apartments as well as
commercial/office uses on the ground floors and basement. The property contained
12,628 square feet and was proposed for up to 38-units. The request also included the
allowance of use of the rooftop for outdoor uses.
While parking is not required under the UU, Urban Use Zoning District the development
provided on-site parking in the basement of the Arkansas Annex and the MM Cohn
Building for up to 55 tenants. Additional parking located on the street, in decks and
surface lots was indicated as ample parking to serve the residents of the development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval of a revision to an existing PCD zoning for the
property located at 510 – 524 Main Streets. The legal description for the current
zoning covers all three (3) properties but the write-up only addresses the uses of
the MM Cohn Building located at 510 Main Street. The applicant is requesting to
utilize the first floors of the properties with office and/or retail including restaurant
users. The basement of the property is set to become parking for tenants and
the upper floors 2 – 5 are proposed with multi-family or a mixture of commercial,
office and residential. The plan also includes the possibility of a rooftop pool,
garden, patio and gathering area for residents and guest.
The building at 524 Main Street contains 0.32 acre and a 3-story building with
58,000 square feet of floor area including the basement. The proposed uses
include the allowance of uses within the UU, Urban Use Zoning District and to
allow the placement of multi-family at a density greater than allowed per the UU,
Urban Use Zoning District.
The building at 514 Main Street is a 3-story building located on 0.16 acres with
30,000 square feet of floor area. The proposed uses include the allowance of
uses within the UU, Urban Use Zoning District and to allow the placement
of multi-family at a density greater than allowed per the UU, Urban Use
Zoning District.
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
3
The building at 510 Main Street is a 5-story building containing 0.29 acres
containing 75,660 square feet of floor area including the basement. The
proposed uses include the allowance of uses within the UU, Urban Use Zoning
District and to allow the placement of multi-family at a density greater than
allowed per the UU, Urban Use Zoning District.
While parking is not required under the UU, Urban Use Zoning District, the
development will provide on-site parking in the basement of the Arkansas Annex
and MM Cohn Building for 50+ tenants. Additional parking is located on the
street and in decks and surface lots in the area within walking distance of the
development.
B. EXISTING CONDITIONS:
The MM Cohn building is a vacant five (5) story commercial building. The
building at 514 Main Street is also vacant. The building at 524 Main Street has
office users located on the lower level of the building. The upper levels are not
finished for occupancy. There are a number of buildings currently under
renovation within this area of Main Street. Across Main Street is a building
renovated as office space and owned by the State of Arkansas.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association, the MacArthur Park Neighborhood Association and
the River Market Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site. Capacity fee analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal and has already been working
with the developer. Service is being provided to the building via an on-site vault
which provides power to the entire building. Contact Entergy should service
requirements or loads differ significantly than what was originally requested.
Centerpoint Energy: No comment received.
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
4
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. 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 back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
5
Rock Region Metro: Location is served by METRO by several routes and is in
the heart of the system in downtown Little Rock. The proposed planters are
numerous and block access to the cross walk and bus stops because they are
located so close to the corner. We request that planters located along the
sidewalk be clear 60’ away from the corner radius on 6 th and Main Streets to
allow free pedestrian movements near traffic control signals and transit
stop access.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Downtown Planning District. The
Land Use Plan shows Mixed Use Urban (MXU) for this property. Mixed Use
Urban provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric creating a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a revision to a
previously approved PCD (Planned Commercial Development) for the MM Cohn
Building, adding the Arkansas Annex Building and the Arkansas Building to PCD
to allow the use of the three (3) existing buildings for mixed uses including office,
retail and residential uses.
Master Street Plan: To the east of the property is Main Street and it is a Minor
Arterial, to the south of the property is West 6 th Street and it is Collector, to the
north of the property is West Capitol and it is a Local Street on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Main Street. The primary function of a Collector Road is to
provide a connection from Local Streets to Arterials. The primary function of
Local Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
6
Bicycle Plan: There is a Class III Bike Route shown on Main Street. This bike
route requires no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Urban Use District.
2. Any existing landscape or irrigation disturbed by construction shall be
repaired or replaced before completion and final acceptance of the project.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the development involved three (3) buildings along South Main Street. Staff
stated the developers were requesting the PCD zoning classification to allow for
a mixed use development which could involve multi-family at a density which
exceeded density allowed in the UU, Urban Use Zoning District.
Staff noted the landscape comments indicating any existing landscape or
irrigation disturbed by any future redevelopment of the site was to be repaired or
replaced before completion and final acceptance of the project.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted revised comments to staff addressing concerns raised at
the July 20, 2016, Subdivision Committee meeting. The applicant is requesting
to maintain the UU, Urban Use Zoning District uses as allowable uses for the
property. The applicant has indicated any potential restaurant user may have
outdoor dining within the public right of way and is requesting to utilize the right of
way for outdoor dining. The outdoor dining area would comply with the provision
of the UU, Urban Use Zoning District in that the number of seats in the outdoor
seating area will not exceed 50 percent of the seats within the eating place, bar
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
7
or lounge. The applicant has indicated the areas of outdoor dining will fully
comply with the ordinance requirements and will not obstruct pedestrian
movement, fire lanes or areas designated for access by the physically impaired.
Fencing will be placed around the outdoor dining areas as required by the State
Alcohol Beverage Control (ABC) rules and regulations. The request includes the
allowance of multi-family which may result in a density greater than allowed per
the UU, Urban Use Zoning District. The UU Zoning District allows for
development of multi-family at a density of 72 units per acre.
The applicant is seeking approval of a revision to the PCD zoning for the
MM Cohn Department Store Building located at 510 Main Street. The building
contains 0.32-acre and is a 5-story building with 75,660 square feet of floor area
including the basement. The future uses of the first floors of the property may be
the Arkansas Symphony or a combination of restaurant and/or commercial
tenants. The basement of the property is proposed as parking for tenants of the
building. The applicant has indicated the upper floors 2 – 5 will be designed to
allow commercial space, office space or multi-family. The applicant has
indicated the number of multi-family units has not been determined.
The applicant has indicated the desire would be for the approved PCD to allow
tenant amenities such as a gym, theater, conferencing area, party rooms, and a
proposed rooftop pool and gathering area for guest should the multi-family
development prove the need for such amenities.
The building at 514 Main Street is a 3-story building located on 0.16-acres with
30,000 square feet of floor area, the Arkansas Annex Building. The proposed
uses include the allowance of uses within the UU, Urban Use Zoning District and
to allow the placement of multi-family at a density greater than allowed per the
UU, Urban Use Zoning District. Once again the applicant is seeking approval to
allow tenant amenities for the potential residential uses such as the amenities
indicated for the MM Cohn Building.
The building at 524 Main Street, the Arkansas Building, contains 0.32 acre and a
3-story building with 58,000 square feet of floor area including the basement.
The proposed uses include the allowance of uses within the UU, Urban Use
Zoning District and to allow the placement of multi-family at a density greater
than allowed per the UU, Urban Use Zoning District. The number of multi-family
units has not been determined. As with the other two (2) buildings the applicant
is requesting flexibility to allow the placement of amenities within the building to
serve the tenants should the development provide the need for such amenities
exist.
Within the UU, Urban Use Zoning District no off-street parking is required. While
parking is not required under the UU, Urban Use Zoning District the development
will provide on-site parking in the basement of the Arkansas Annex and
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
8
MM Cohn Building for 50+ tenants. Additional parking is located on the street, in
decks and surface lots which are within walking distance of the development.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet. The applicant has indicated
no new projections or awnings are anticipated at this time. Should these
elements be added in the future the projections will comply with the typical
development standards of the UU, Urban Use Zoning District.
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
sidewalk. The City has recently completed a streetscape project in this area
along Main Street. Any required street trees will be placed along East 6 th Street
to comply with the typical development standards of the UU, Urban Use Zoning
District.
Staff is supportive of the request. Staff feels the amendment to the PCD and the
rezoning of the remaining two (2) buildings to PCD to allow for the
redevelopment of the site as proposed is appropriate. The applicant is seeking
approval of the PCD zoning to allow flexibility for the future redevelopment of
these three (3) buildings located in the 500 block of South Main with a mixture of
uses including retail, which would allow for restaurant users, office and/or multi-
family. The request includes the allowance of an increase in the allowable
density of multi-family for each of the three (3) buildings should the demand for
multi-family at the greater density provide to be marketable. The applicant has
indicated tenant amenities such as roof top outdoor activities may be constructed
should the future tenants desire these amenities to be provided. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
August 11, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8872-A
9
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
A franchise agreement will be required for any projections into or use of the
public right of way.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff stated a franchise agreement was required for any
projections into or use of the public right of way. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 9 ayes, 0 noes and 2 absent.
August 11, 2016
ITEM NO.: 15 FILE NO.: Z-9105-A
NAME: Stone Crest Apartments Short-form PD-R
LOCATION: Located at 9700 Baseline Road
DEVELOPER:
Stone Crest Apartments LLC
c/o Stephen Giles
425 West Capitol Avenue, Suite 320
Little Rock, AR 72201
SURVEYOR:
Tommy Bond, PE
Bond Consulting Engineers
2601 TP White Drive
Jacksonville, AR 72076
AREA: 1.25 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Site contains an apartment complex
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize the existing apartment development (62-units) and add
additional property for parking
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 19, 2016, the Little Rock Board of Directors denied a request to rezone this site
from R-2, Single-family to PD-R, Planned Development Residential. The apartments
were constructed in 1972 and were located outside the City limits of Little Rock.
Located on the site plan were three (3) buildings containing 64-units and areas of
paving which were very much in disrepair. The parking stalls backed into the street
right of way along Herrick Lane. The applicant indicated they had bought the property
from the bank and felt with the purchase the property would be “grandfathered” as a
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
2
multi-family development. The site was vacated by the City’s Code Enforcement
Division a number of year ago. According to Entergy records power to the office and
the units were disconnected from September 2012 through February 2013.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the site from R-2, Single-family to
PD-R, Planned Development Residential, to recognize the former use of the site
as multi-family and add additional property for parking. According to the
applicant following the Board of Directors meeting, the owners considered the
statements of the Board members regarding certain elements of the previous site
plan and layout of the parking spaces. The applicant states they have worked
diligently with their project engineer, to create a site plan that attempts to directly
address the concerns raised by the Board, one of which addresses the parking
and the relationship to the single-family home to the north along Herrick Lane.
The applicant has negotiated to purchase the adjacent house and property on
Herrick Lane to use and has included the area into the project to provide parking
for the development. The off-site parking located across Winston Drive has been
eliminated.
Section 36-153 of the Little Rock Code of Ordinances states a nonconforming
use that has been discontinued or abandoned for a period of six (6) months shall
not be reestablished or resumed. Any subsequent use or occupancy of such land
or structure shall comply with the regulations of the zoning district in which such
land or structure is located. Section 36-152 of the Little Rock Code of
Ordinances states any rezoning of a property occupied by a nonconforming
use shall be accomplished only through a planned development process. If the
planned development is approved but is not developed, the property shall
not revert to its former nonconforming use status or be utilized as a
nonconforming use.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road between Winston
Drive and Herrick Lane. The property contains three (3) buildings previously
used as multi-family and paved parking areas. There are single-family homes
located to the north and west of this site within the Winston Subdivision. The
area to the east is a multi-story office building, the Arkansas State Highway and
Transportation Department. South of the site are four (4) single-family homes.
There are large areas of undeveloped property in this immediate area.
Southwest of the site is a large parcel which was recently approved by the Little
Rock Board of Directors as a PCD, Planned Commercial Development, for an
equipment sales business. Baseline Road is a two (2) lane State Highway with
no curb, gutter or sidewalk in place along the property frontage.
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress and the Town and Country Neighborhood Association
were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
Herrick Lane and Baseline Road.
2. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 45 feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the both sides of the
intersection of Winston Drive and Baseline Road.
4. The old driveway not in use along with the culvert on Baseline Road should
be removed. Contact Dan Ivy, AHTD, District 6 for permitting -
501.569.2171.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops, landscape areas or fence a one way exit driveway should be
constructed near the north property line on Herrick Lane. The Herrick Lane
driveway should not exceed 15 feet in width. The proposed parking should
be angled on the west side of the existing buildings.
7. The parking stalls on the north side of the existing building are only
7 feet wide.
8. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops or landscape areas, a driveway should be constructed just south of
the existing building at a location to provide efficient and safe vehicle
movements. The driveways should be not exceeding 26 feet. Due to the
limit space to right-of-way, the asphalt pavement on the east side of the
existing building on Winston Drive should be removed and replaced with
sod and landscaping.
9. With site development on Lot 1, provide design of street conforming to the
Master Street Plan. Construct curb and gutter on the west side of Winston
Drive.
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
4
10. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow
mglasgow@littlerock.org or 501.371.4646 for more information.
11. With future site expansion or construction of new structures, provide design
of street conforming to the Master Street Plan. Construct one-half street
improvement to the boundary streets including 5-foot sidewalks with the
planned development.
12. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements
including parking, parking aisles, fence, gates, and barriers located in the
right-of-way.
13. Provide proposed striping plan for the parking lot on the east side of
Winston Drive.
14. The call boxes should be located at least 30 feet from the back of the
street curb.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A three phase electrical line
runs along the north side of Baseline Road in front of this property and a line also
exists through the property. Extreme caution must be used in the construction
activities in the vicinity of the power lines so that proper clearances are
maintained. Electrical service may need to be reworked as the project continues.
Contact Entergy in advance regarding future service requirements to the
development, desired line extensions, and future facilities locations as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
5
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. 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 back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on route 23. As a
property on along the transit route sidewalk infrastructure is import for access to
the route. The plan as shown does not include pedestrian infrastructure. We
recommend the addition of these important amenities.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
6
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Geyer Springs West Planning
District. The Land Use Plan shows Suburban Office (SO) for this property. The
suburban office ategory shall provide for low intensity development of office or
office parks in close c proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The applicant has applied for
a rezoning from R-2, Single-family to PRD (Planned Residential Development)
for reuse of existing buildings and paving for redevelopment of the site for multi-
family.
Master Street Plan: To the south of the property is Baseline Road and it is a
Principal Arterial, to the east of the property is Winston Drive and it is a Local
Street on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Baseline Road since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class II Bike Lanes are shown along Baseline Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. New parking areas must meet the following requirement. Eight percent (8%)
of the vehicular use area must be designated for green space; this green
space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150)
square feet for developments with one hundred fifty (150) or fewer parking
spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet
in width. Trees shall be included in the interior landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
7
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated a
few of the parking spaces did not appear to comply with the minimum width per
the zoning ordinance. Mr. Stephen Giles questioned if compact parking spaces
were allowed. Staff stated the ordinance did allow compact spaces on a limited
basis. Staff requested the applicant provide notes on the site plan indicating the
fencing, the screening, the placement of dumpsters and a note indicating the
required screening.
Public Works comments were addressed. Staff stated dedications were required
along the abutting streets to meet the Master Street Plan. Staff stated a radial
dedication of right of way was required at the intersecting locations of Winston
Drive and Herrick Lane with Baseline Road. Staff stated with future site
expansion or construction of new structures street improvements to the abutting
streets would be required.
Landscaping comments were addressed. Staff stated any new paved areas
were required to be landscaped per the minimum requirements of the landscape
ordinance. Staff stated interior islands were to be a minimum of 150 square feet
in area. Staff stated screening was required along the sites northern perimeter.
Staff stated this could be accomplished via dense evergreen plantings or a fence
or wall.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided a revised site plan addressing staff’s concerns
related to the parking layout raised at the July 20, 2016, Subdivision Committee
meeting. The applicant is proposing to rezone the site from R-2, Single-family to
PD-R, Planned Development Residential, to recognize the former use of the site
as multi-family and add additional property for parking. The revised plan
indicates the building and parking located along the west side of Winston Drive
and is not proposing any activity on the lot currently owned by the developer on
the east side of Winston Drive. The applicant has secured a home located to the
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
8
north of the development which will be relocated within the subdivision and the
vacant lot will be used for parking to serve the multi-family development.
The site was developed as a multi-family apartment development in 1972. The
development was located outside the City limits of Little Rock at the time of
construction. There are currently three (3) buildings located on the site
containing 62 rental units, a leasing office, laundry facility and areas of paving for
parking.
The plan as presented allows for the placement of perimeter fencing around the
site. Along the northern and western perimeters a six (6) foot wood fence will be
installed. Along the street sides a decorative fence (wrought iron style) will be
put in place also six (6) feet in height.
Presently the parking stalls along Herrick Lane and on Winston Drive back into
the street right of way. With the placement of the fencing the backing of cars into
the street will be eliminated. Portions of the fencing will require franchising with
the City of Little Rock due to the fence being located within the public right of
way.
The applicant has not provided the proposed signage plan. Staff recommends
ground signage be as allowed in the multi-family zones within the Zoning
Ordinance. This would allow one (1) freestanding sign per premises not to
exceed six (6) feet in height and twenty-four (24) square feet in area. Building
signage is to be limited to a maximum of ten (10) percent of the façade area
abutting public streets.
The applicant has not provided on the site plan the location of the proposed
dumpster facilities. The dumpster will most likely be placed near the laundry
building which is located with street view from both Winston Circle and Baseline
Road. Staff recommends the dumpster facilities be screened with a masonry
screen and the placement of a metal gate on the front side to limit the visual
impact of the dumpster on the abutting streets. Staff recommends the dumpster
hours of service be limited to daylight hours or from 7 am to 6 pm, Monday
through Friday.
The applicant has provided a site plan which includes the placement of
76 parking spaces on the site. There are two (2) areas proposed with new
paving. The remaining parking will be located on existing paved areas. Parking
for a multi-family development is typically based on one and one-half parking
spaces per unit. Based on the typical minimum standards a total of 93 parking
spaces would typically be required. The applicant has indicated they feel a
number of the units will be one (1) car families.
August 11, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9105-A
9
The applicant has indicated within the newly paved areas landscaping will be
placed with a minimum width of 9-feet. These two (2) new paved areas are
located along the northern perimeter of the site, one (1) adjacent to Winston
Drive and one (1) adjacent to Herrick Lane. Within the area along the northern
perimeter there is an existing paved area which has historically been used as
parking and will be planted with trees and shrubs within an existing 7-foot
landscape strip. The plan includes the placement of a nine (9) foot street buffer
and landscape strip along Winston Drive in the area proposed with new paving.
The plan does not include the placement of a street buffer or landscape strip
along Herrick Lane adjacent to the new parking lot. A minimum landscape strip
of nine (9) feet is required. An area of asphalt adjacent to the existing building
located on Winston Drive will be removed and landscaped to provide building
landscaping and street buffering. There are portions of the site, along Baseline
Road, which will require a franchise agreement to allow the placement of
landscaping within the right of way. The applicant is also proposing the
placement of fencing within the right of way in this area which will also require a
franchise agreement with the City.
Staff is continuing to review the proposed plan with regard to landscaping,
driveway placement and the proposed parking plan. Staff will provide their
recommendation at the August 11, 2016, public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 9, 2016, requesting
deferral of this item to the September 22, 2016, public hearing. Staff stated the deferral
request would require a waiver of the Commission’s By-laws with regard to the late
deferral request. There was no further discussion. The chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
August 11, 2016
ITEM NO.: 16 FILE NO.: Z-9149
NAME: 15 th and Park Lane Short-form PD-R
LOCATION: Located at 515 – 519 East 15 th Street
DEVELOPER:
Daniel Jimenez
301 Brown Street
Little Rock, AR 72205
SURVEYOR:
Cunningham Surveying
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.35 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 46
CURRENT ZONING: R-4, Two-family residential
ALLOWED USES: Single-family
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential – reconfigure the lot layout
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to reconfigure three (3) existing lots containing
four (4) single-family homes into four (4) lots to recognize the existing conditions
of the site. The lots are currently platted as east/west lots. With the replat
three (3) of the lots will become north/south lots and the fourth lot will remain
platted as an east/west lot. The request for the replat allows the creation of the
north/south lots to be created with lot sizes and setback less than the typical
setbacks per the R-4, Two-family zoning District.
August 11, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9149
2
The zoning district typically requires a minimum lot area of 7,000 square feet with
a minimum lot width of not less than 70-feet. The front and rear yard setbacks
per the zoning district are 25-feet and the side yard setbacks are to be a
minimum of ten (10) percent of the lot width not to exceed five (5) feet.
The lot width of Parcel A is 44.61-feet with a lot area of 4,465.87 square feet.
The front setback appears to be 15-feet and the rear setback 22-feet. The side
yard setbacks are 5-feet. Parcel B is indicated containing 4,451.74 square feet.
The front setback is also 15-feet and the rear yard 22-feet. The side yard
setbacks are 5-feet. Parcel C is indicated containing 5,236.98 square feet. The
front yard setback is 15-feet and the rear yard setback is 22-feet. The side yard
setbacks are 5-feet along the western perimeter and 10-feet along the eastern
perimeter. Parcel D contains 7,574.15 square feet. The front yard setback is
15-feet. The rear yard setback is well over 25-feet. The northern side yard
setback is 4-feet and the southern side yard setback is 10-feet.
There are no drives along East 15 th Street. The residents park in the rear yards
of the homes. The plat includes an access and utility easement along the rear of
Parcels A, B and C to allow the continued use of the existing gravel drive by the
three (3) homeowners. The southern lot also utilizes the driveway for access to a
rear parking pad.
B. EXISTING CONDITIONS:
The property is located at the intersection of East 15 th Street and Park Lane.
There are four (4) homes located on the site. The properties to the north and
northeast are vacant and within this general area there are a number of vacant
lots. There is one block of single-family homes, then a Little Rock Elementary
School and the I-630/I-30 Interchange. The streets are constructed with curb
and gutter. There are no sidewalks in place along East 15 th Street or Park Lane.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the MacArthur
Park Property Owners Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
East 15 th Street and Park Lane.
August 11, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9149
3
2. The driveway apron on Park Lane should be narrowed to the width of the
shared gravel driveway. Curb and gutter should be installed where driveway
apron is removed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Little Rock Wastewater has a Community Service sewer
replacement project in process for 515-519 East 15 th Street. Little Rock
Wastewater will construct the needed sewer extension and approve the plat
provided the property owner furnishes a 10-foot sewer easement to be noted on
the plat (must be specifically noted as “Sewer Easement”). The configuration of
the required easement should be confirmed with Little Rock Wastewater
Technician, Scott Taylor (501.688.1449), prior to filing the plat.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the existing structures at the rear of the property. Caution should be
used in constructing or utilizing parking pads in the rear of these houses when
near electrical power lines or poles. Contact Entergy regarding facilities locations
or adjustments to existing facilities (if any) if deemed necessary.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location served nearby by METRO route 6 Granit Mtn.
Provide pedestrian infrastructure for access to the transit route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
August 11, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9149
4
Low category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden
homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-4, Two-family to
PD-R (Planned District Residential) to replat three (3) existing residential lots into
four (4) residential lots which do not comply with the typical minimum standards
of the zoning district.
Master Street Plan: To the north of the property is East 15 th Street, to the east of
the property is Park Lane and they are both Local Streets on the Master Street
Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
final plat to be recorded with the County Clerk’s office should only include
easements, access easements and platted building lines. Staff requested the
applicant include a note on the site plan indicating any future fences or accessory
structures.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of East 15 th Street and Park Lane.
Staff stated the driveway apron on Park Lane should be narrowed to the width of
the shared gravel drive.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
August 11, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9149
5
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing comments
raised at the July 20, 2016, Subdivision Committee meeting. The applicant has
indicated any future fences and/or accessory structures would be placed as
typically allowed within the single-family zoning district. The applicant has also
indicated the gravel drive will be reduced with the final platting of the lots. The
applicant has also indicated the radial dedication of right of way will be included
on the final plat submitted for recording.
The proposal is to allow a rezoning of three (3) existing residential lots to PD-R,
Planned Development Residential, to create a plat/plan reconfiguring the lot
layout. The three (3) existing lots contain four (4) single-family homes. The
request is to create the four (4) lots to recognize the existing conditions of the
site. The lots are currently platted as east/west lot. With the replat three (3) of
the lots will become north/south lots and the fourth lot will remain platted as an
east/west lot.
The request for the replat allows the creation of the north/south lots to be created
with lot sizes and setback less than the typical setbacks per the R-4, Two-family
zoning District. The zoning district typically requires a minimum lot area of
7,000 square feet with a minimum lot width of not less than 70-feet. The front
and rear yard setbacks per the zoning district are 25-feet and the side yard
setbacks are to be a minimum of ten (10) percent of the lot width not to exceed
five (5) feet.
The lot width of Parcel A is 44.61-feet with a lot area of 4,465.87 square feet.
The front setback appears to be 15-feet and the rear setback 22-feet. The side
yard setbacks are 5-feet.
Parcel B is indicated containing 4,451.74 square feet. The front setback is also
15-feet and the rear yard 22-feet. The side yard setbacks are 5-feet.
Parcel C is indicated containing 5,236.98 square feet. The front yard setback is
15-feet and the rear yard setback is 22-feet. The side yard setbacks are 5-feet
along the western perimeter and 10-feet along the eastern perimeter.
Parcel D contains 7,574.15 square feet. The front yard setback is 15-feet. The
rear yard setback is well over 25-feet. The northern side yard setback is 4-feet
and the southern side yard setback is 10-feet.
There are no drives along East 15 th Street. The residents park in the rear yards
of the homes. The plat includes an access and utility easement along the rear of
Parcels A, B and C to allow the continued use of the existing gravel drive by the
August 11, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9149
6
three (3) homeowners. The southern lot also utilizes the driveway for access,
which is included in the access easement, to allow access to a rear parking pad.
Staff is supportive of the applicant’s request. The applicant is requesting the
replat to recognize existing conditions and allow the placement of each individual
home on its own individual lot. The replat will allow for future sale of the homes
and establishes lot sizes and setbacks for the lots should the homes be damaged
or destroyed. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the requested rezoning to the
PD-R to create the plat/plan for this site is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
August 11, 2016
ITEM NO.: 17 FILE NO.: Z-9150
NAME: East Village Short-form PCD
LOCATION: Located in the 1200 through 1400 Blocks of East 6 th Street
DEVELOPER:
Sixth and Shall LLC
101 South Spring Street
Little Rock, AR 72201
ENGINEER:
Cromwell Architects and Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 3.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 2
CURRENT ZONING: UU, Urban Use District and I-3, Industrial District
ALLOWED USES: Mixed - including residential, office, commercial and industrial
uses
PROPOSED ZONING: PCD
PROPOSED USE: UU, Urban Use District uses
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drives
on East 6 th Street as indicated on the site plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Cromwell Architects Engineers have purchased five (5) parcels of land in what
they are now calling the East Village, an area east of Interstate 30 around the
intersection of East 6 th Street and Shall Avenue. Four (4) of the five (5) parcels
are zoned UU, Urban Use District and one (1) of the parcels is zoned I-3,
Industrial District. Three (3) of the parcels zoned UU have existing masonry
manufacturing warehouse type buildings and one (1) has an old building
slab/foundation. The parcel zoned I-3, Industrial District has a small parking lot.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
2
The property is located within the Presidential Park Design Overlay District. The
applicant is requesting to rezone the site from the UU, Urban Use Zoning District
and the I-3, Industrial District to PCD to allow development of the site. The
request for the PZD application is to allow the placement of a surface parking lot
along East 6 th Street. Section 36-419 states no surface parking is allowed along
3rd Street from I-30 east one thousand, one hundred fifty (1,150) feet, 6th Street,
Bond Street and College/College Street Extension. Parking structures along
these streets must either have non-vehicular uses on the first (ground) level or a
false facade along the street so as to appear to be a non-vehicular use area.
The applicant is proposing to utilize the existing building on the northwest corner
of East 6 th Street and Shall Avenue as lease space. The space may be
subdivided into multiple lease tenants as the future may dictate. To support the
tenants, additional on street parking on both East 6 th Street and Shall Avenue is
proposed.
Cromwell Architects and Engineers will relocate their corporate offices to the first
floor of the building located on the northeast corner of East 6 th Street and Shall
Avenue. In addition, the firm intends to lease approximately 4,000 square feet of
the first floor east side facing Shall Avenue to a retail user, likely a restaurant
establishment. The plan also includes the development of 15 apartments on the
second floor for lease. There is currently a small parking area at the southeast
corner of the lot which will remain parking for the guests. In addition, the
applicant proposes to provide on street parking at both Shall Avenue, currently
and historically used as parking, and along East 6 th Street.
A triangular parcel directly east of Industrial Street has a small masonry building
that will remain. The remaining portion of the lot is currently a parking lot. The
site does not directly abut East 6 th Street. The applicant plans to develop the
parcel as secure parking for the office building and the apartment tenants.
The crescent shape easternmost parcel defined by the railroad track, presently
has multiple building foundations and floor slabs. The applicant intends to
redevelop this parcel as a parking lot for their office and the tenants along East
6th Street. Landscape screening and water retention between the parking area
and East 6 th Street will be provided. The existing rock retaining wall along East
6th Street, east of Thomas Street, will remain as the street dips significantly at
this location.
The parcel south of East 6 th Street is presently a small parking lot. The applicant
intends the area to be retained as parking for off street on grade parking and
prepared for future on street parking to be constructed at a later date as the
south side of East 6 th Street develops.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
3
The intent of the development is to create a walkable community with sidewalks
along the street edge, curb and gutter, tree wells at regular intervals and on
street parking all the way long the north side of East 6 th Street from the western
railroad bridge to the retaining wall noted above and along Shall Avenue abutting
the property.
B. EXISTING CONDITIONS:
The property is located in the former manufacturing/warehouse district of the
City. This area is changing significantly with the reuse of the former
manufacturing buildings with new uses such as microbreweries and Rock Town
Distillery. E-stem school has purchased a building to the north of this site and
intends to move a portion of their grades to this location. Further north of the site
is the President Clinton Presidential Park and Heifer International office building.
East 6 th Street is a two (2) lane street. There is a sidewalk located on the north
side of the street in disrepair. There is curb located along the street, much of
which is broken and/or missing.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hanger Hill
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Shall Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements located
in the right-of-way including pavers, colored concrete with score pattern,
street trees, irrigation, electrical for lighting trees, etc.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to East 6 th
Street adjacent to the subject property proposed for redevelopment
including 5-foot sidewalks. The street improvements include the
construction of a left turn lane or a portion of a left turn lane at Shall Street.
At the left turn lane, the street section should be 36 feet at its widest
with 200 feet of stack and 100 foot of taper. Plans should reflect the left
turn lane.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
4
4. Property on the south side of East 6 th Street is shown to be of the same
ownership and proposed to be redeveloped but no proposed street
improvements are shown. Is a waiver being requested for those
improvements?
5. Shall Street should be constructed with at least 20-foot curb radius.
6. The location of the pedestrian crossing on the west end of East 6 th Street
should be moved to the Shall Street intersection due to limited sight
distance from railroad bridge obstructions.
7. All driveways shall be concrete aprons per City Ordinance.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is the entire
development proposed to be constructed in one (1) phase or several
phases? If constructed in several phases, is an advanced grading permit
being requested? Street improvements cannot be deferred to the last
phase. Show phases of construction.
10. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
storm management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
11. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owner.
12. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
13. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more
information.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
5
15. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. Driveway spacing on this commercial street is at least
250 feet from other driveways and intersections and 125 feet from side
property lines. Variances must be requested.
16. "Stop" signage is shown on East 6 th Street. Signage is not approved by this
application and must meet traffic warrants and analysis requirements prior
to installation.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the project. Capacity fee analysis
required. EAD, Environmental Assessment Division, approval required if food
prep is to be done on site. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. However, power lines exist
along East 6 th Street, Shall Street, and Thomas Street with multiple crossings
and potential conflicts with the development and landscaping. Extreme caution
must be used in the construction activities in the vicinity of the power lines so that
proper clearances are maintained. Contact Entergy in advance to discuss future
service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
6
4. A Capital Investment Charge based on the size of meter 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
9. 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 back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Locations along East 6 th Street are currently served by
METRO on the Presidential Center-East 6 th Street Route 12. Our current annual
service changes include add service to this corridor to support expected
development and employment opportunities along East 6 th Street. The roadway
redesign as shown will not dimensionally allow for bus service along Shall Street
and East 6 th Street where the route will continue to run.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
7
The street corner radii need to be at least 25’-0” for the bus to turn. The parking
spaces are too close to the intersection to allow us to position bus stops. While
the “bulbed-out” crossings are helpful however they are too short to serve as a
bus stop. METRO requests a meeting with relevant departments and the
developer in order to discuss our concerns and make this street design truly
multi-modal.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in I-30 Planning District. The Land Use
Plan shows Mixed Use Urban (MXU) and Industrial (I) for this properties. Mixed
Use Urban category provides for a mix of residential, office and commercial uses
not only in the same block but also within the same structure. This category is
intended for older "urban" areas to allow dissimilar uses to exist, which support
each other to create a vital area. Development should reinforce the urban fabric
creating a 24-hour activity area. Using the Planned Zoning District or the Urban
Use District, high and moderate density developments that result in a vital
(dense) pedestrian oriented area are appropriate. The industrial category
encompasses a wide variety of manufacturing, warehousing research and
development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The applicant has applied to rezone
five (5) parcels around the intersection of East 6 th Street and Shall Avenue from
UU (Urban Use District) and I-3 (Heavy Industrial District) to PCD (Planned
Commercial Development) to allow the redevelopment of the area with a mixed
use development including residential, office and commercial uses. This request
is within the Presidential Park Overlay District.
Master Street Plan: The five (5) parcels are around the intersection of East 6 th
Street and Shall Avenue which are shown as Locals Streets on the Master Street
Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
8
Bicycle Plan: There is a Class III Bike Route shown on East 6 th Street and Shall
Avenue. These bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Presidential Park Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet. The property is located in the City’s designated mature area.
A twenty-five (25%) percent reduction of the perimeter width requirements is
allowed.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip. The
property is located in the City’s designated mature area. A twenty-five
(25%) percent reduction of the perimeter width requirements is allowed.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces. The property is
located in the City’s designated mature area. A 25% reduction of the interior
parking requirements is acceptable.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
9
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicants were present. Staff presented an overview of the item stating
there were a number of questions concerning the proposed future redevelopment
of the area. Staff requested the applicant provide the proposed phasing plan.
Staff stated the site was located within the Presidential Park Design Overlay
District. Staff questioned the placement of street trees and street furniture.
Public Works comments were addressed. Staff stated dedications of rights of
way along East 6 th Street and Shall Avenue were required to meet the Master
Street Plan. Staff stated along East 6 th Street a turn-lane should be installed.
Staff stated the property to the south of East 6 th Street was shown to be of the
same ownership and proposed for redevelopment but no proposed street
improvements were indicated. Staff questioned if the improvements would be
completed with a later phase of the development. Staff stated the City’s
Stormwater Detention Ordinance would apply to the future development of the
site. Staff stated driveway locations did not meet the typical spacing
requirements of City ordinances. Staff stated the driveways as indicated would
require approval of a variance request by the Commission.
Landscaping comments were addressed. Staff stated the property was located
within the Presidential Park Design Overlay District. Staff stated the overlay had
specific development criteria related to street trees and street furniture. Staff
stated if the trees or furniture could not be placed as outlined by the ordinance
the developer was to pay an in-lieu fee based on calculations outlined in the
ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the technical issues associated with the request. The applicant is
seeking a rezoning of the site from UU, Urban Use District and I-3, Industrial
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
10
District to PCD, Planned Commercial Development, to allow the redevelopment
of this area. The property contains five (5) parcels. The developer is dubbing
the area as “the East Village”. The area is east of Interstate 30 around the
intersection of East 6 th Street and Shall Avenue. Four (4) of the five (5) parcels
are zoned UU, Urban Use District and one (1) of the parcels is zoned I-3,
Industrial District. Three (3) of the parcels have existing masonry manufacturing
warehouse type buildings and one (1) has an old building slab/foundation. The
parcel zoned I-3, Industrial District has a small parking lot and is located on
the south side of East 6 th Street.
The property is located within the Presidential Park Design Overlay District. The
applicant is requesting to rezone the site from the UU, Urban Use Zoning District
and the I-3, Industrial District to PCD to allow development of the site with the
placement of a surface parking lot along East 6 th Street. Section 36-419 states
no surface parking is allowed along East 3 rd Street from I-30 east one thousand,
one hundred fifty (1,150) feet, East 6th Street, Bond Street and College/College
Street Extension. Parking structures along these streets must either have
non-vehicular uses on the first (ground) level or a false facade along the street so
as to appear to be a non-vehicular use area . The applicant is proposing to place
a surface parking lot along the north side of East 6 th Street and is not proposing
to place a false façade along the street.
The applicant is proposing to utilize the existing building on the northwest corner
of East 6 th Street and Shall Avenue as lease space. The space may be
subdivided into multiple lease tenants as the future may dictate. To support the
tenants, additional on street parking on both East 6 th Street and Shall Avenue are
proposed. The parking will be added within the public right of way. Parking on
Shall Avenue is proposed as angle parking. Parking on East 6 th Street is
proposed as parallel spaces along the drive lanes. The applicant has indicated
special pavers will be installed within the Shall Street right of way. A franchise
permit will be required to be obtained for all private improvements within the
public right-of-way including plantings, specialty concrete, irrigation, electrical
components etc. The proposed private improvements within the right-of-way will
be reviewed by City of Little Rock Public Works staff and will be the responsibility
of the applicant to maintain.
Within this area the applicant has indicated a potential leaser may be a
restaurant user. The site plan indicates the placement of a potential outdoor
patio or dining area. The area will be fenced to comply with all State regulations
with regard to fencing and alcohol sales. The site plan indicates a portion of
the patio and potentially accesses to the building may extend into the public right
of way.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
11
Cromwell Architects and Engineers intend to relocate their corporate offices to
the first floor of the building located on the northeast corner of East 6 th Street and
Shall Avenue. In addition, the firm intends to lease approximately 4,000 square
feet of the first floor east side facing Shall Avenue to a retail user, likely a
restaurant establishment. This user would potentially have an outdoor patio or
dining area. Once again portions of the outdoor activities may extend into the
public right of way. The outdoor dining area will be fenced to comply with all
State requirements with regard to fencing and alcohol sales. The plan also
includes the potential for development of fifteen (15) multi-family units on the
second floor for lease.
There is currently a small parking area located behind the building with access
from East 6 th Street and future access to Industrial Street which will remain
parking for guests. In addition, the applicant proposes to provide on street
parking at both Industrial Street and along East 6 th Street both of which have
historically been used for parking.
A parcel directly east of Industrial Street has a small masonry building that will
remain. The remaining portion of the lot is currently a parking lot and will
continue to serve as parking. The applicant has secured approval from the
railroad to allow parking within the railroad right of way across this lot. The area
west of the masonry building does not abut East 6 th Street. The applicant plans
to develop this area as secure parking for the office building and the apartment
tenants. The area to the east of the masonry building presently has multiple
building foundations and floor slabs. The applicant intends to redevelop this
parcel as a parking lot for their office and the tenants along East 6 th Street.
Landscape screening and water retention between the parking area and East 6 th
Street will be provided. The existing rock retaining wall along East 6 th Street,
east of Thomas Street, will remain as the street dips significantly at this location.
The parcel south of East 6 th Street is presently a small parking lot. The applicant
intends the area to be retained as parking for off street on grade parking and
prepared for future on street parking to be constructed at a later date as the
south side of East 6 th Street develops.
The intent of the development is to create a walkable community with sidewalks
along the street edge, curb and gutter, tree wells at regular intervals and on
street parking all the way long the north side of East 6 th Street from the western
railroad bridge to the retaining wall noted above and along Shall Avenue abutting
the property.
The applicant is seeking a variance to allow the drives to be located and with
driveway widths that do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The width of driveway should not exceed 36-feet.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
12
Driveway spacing on commercial streets should be a minimum of 250-feet from
other driveways and intersections and 125-feet from side property lines. The
applicant is requesting the variance to allow the drives within the eastern parking
lot to be less than the typical spacing requirements for spacing between drives
and the placement of the drives related to property lines.
The site is located within the Presidential Park Design Overlay District. The DOD
has specific development criteria related to street furniture and trees. All
landscape requirements of the base zone are required related to location, plant
size and spacing. Any property owner, due to the spacing requirements, not
required to provide a "street tree" or "street furniture" shall pay an in-lieu fee
based on the percentage of frontage along the street divided by the cost of
providing the required street trees and furniture in the ordinance.
The applicant has indicated the placement of specialty paving along Shall
Avenue and within the right of way at the intersection of East 6 th Street and Shall
Avenue. The applicant has indicated bio-retention will be provided within the
landscaped areas. The applicant has indicated a reduced sidewalk width of
6.5-feet be allowed west of Shall Avenue where parallel parking is indicated and
the east half of the building extends to the south.
The applicant has indicated ribbed metal siding for cladding of the stair and
elevator towers will be added to the Cromwell building and one smaller in-fill
panel will be added at the new glazing wall. The UU, Urban Use Zoning District
prohibits the use of corrugated or ribbed materials unless approved by the
Commission.
The applicant has indicated the proposed signage plan will comply with the
Presidential Park Design Overlay District and the UU, Urban Use Zoning District.
The general sign regulations per the UU, Urban Use zoning district except for the
first two (2) floors where the following is required:
a. Awning valances are appropriate locations for signage, sign area not to
exceed six (6) square feet of valance.
b. Neon illumination is permitted if channelized.
c. Letters shall not exceed 30 inches in height.
d. Window signs shall not cover more than twenty-five percent of each glass
panel.
The plan indicates the placement of a dumpster along East 6 th Street within the
building setback. The applicant has indicated the dumpster will be screened via
a poured in place concrete pad. The walls will extend above the dumpsters by a
minimum of two (2) feet as typically required per the zoning ordinance.
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
13
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning and site plan to allow the redevelopment of a number of buildings
located along East 6 th Street. The need for the rezoning is due to the
Presidential Park Design Overlay District and the non-compliance with the
placement of a surface parking lot along East 6 th Street. The applicant has
indicated landscape materials will be placed between the public right of way and
the proposed parking areas to soften the impact and reduced the visibility from
the abutting street and the traveling motorist through the area. Staff feels the
applicant’s request to rezone the property to PCD and allow the redevelopment
of the area for the East Village is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the driveway spacing variance request to allow the
drives along East 6 th Street as indicated on the site plan.
A franchise permit will be required to be obtained for all private improvements
within the public right-of-way including plantings, specialty concrete, irrigation,
electrical components etc. The proposed private improvements within the
right-of-way will be reviewed by City of Little Rock Public Works staff and will be
the responsibility of the applicant to maintain.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the driveway
spacing variance request to allow the drives along East 6 th Street as indicated on the
site plan. Staff stated a franchise permit was required for all private improvements
within the public right-of-way including plantings, specialty concrete, irrigation, electrical
components etc. Staff stated the proposed private improvements within the right-of-way
would be reviewed by City of Little Rock Public Works staff and would be the
responsibility of the applicant to maintain.
Mr. Dan Fowler, Cromwell Architects, addressed the Commission on the merits of the
request. He stated there had been slight modifications to the site plan. He stated
working with Rock Region Metro the curb radius had been increased on Shall Avenue to
August 11, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9150
14
allow for maneuverability of the transit buses. He stated in addition on Industrial Street
the radius had been increased to allow for truck traffic and maneuvering to properties
located to the north.
Commissioner Laha stated his concern was the right of way dedication for Shall
Avenue. He stated he could not find were the right of way was ever dedicated to the
City or accepted by the City as a public street. He stated his concern was in a few
years the heirs of the original property would approach the City requesting to be paid for
the right of way. He requested the item not go forward to the Board of Directors until
the right of way issues was resolved. Commission Laha stated he was also requesting
the site plan be overlaid on the survey. He stated without the survey under the site plan
it was difficult to tell what was going on with the new development.
Staff stated it was their position the right of way was in place. Staff stated the item
would not be held and would be forwarded to the Board of Directors along with the other
items.
There was no further discussion. The chair entertained a motion for approved of the
item as recommended by staff. The motion carried by a vote of 8 ayes, 1 noes and
2 absent.
August 11, 2016
ITEM NO.: 18 FILE NO.: Z-9151
NAME: Porter Short-form PCD
LOCATION: Located on the southeast corner of Highway 10 and Ferndale Cutoff Road
DEVELOPER:
Winifred Porter Trust
3334 Parkway Boulevard
Land O Lakes, FL 34639
ENGINEER:
McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
AREA: 4.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family – non-conforming commercial
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District and Commercial uses with
outdoor materials and inventory such as landscape nursery and/or outdoor playground
equipment
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The property has historically been used as
a commercial use. The property was developed as a landscape nursery and is
currently being used for outdoor display of playground equipment. The request is
to rezone the property to PCD, Planned Commercial Development, to allow the
use of the site for future users as a use within the C-3, General Commercial
District zoning classification and also to allow the placement of outdoor display of
August 11, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9151
2
merchandise as has been used in the past such as landscaping plants and/or
outdoor playground equipment.
B. EXISTING CONDITIONS:
The site has a scattering of trees and is located at the southeast corner of
Highway 10 and Ferndale Cutoff Road. The site is being used as a commercial
use with the outdoor display of playground equipment. The property to the west
was recently rezoned to a PCD to allow a mini-warehouse development. North
of the site is the West Pulaski County Volunteer Fire Department. To the south
of the site are single-family homes. Further to the west along Highway 10 at the
Barrett Road intersection is a commercial node containing a small grocery, a
church, a contractor’s office and small portable building sales.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Nowlin
Creek Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Ferndale Cutoff is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. At
arterial-arterial intersections, an additional 10 feet of right-of-way should be
dedicated for 250 feet in length for a future right turn lane.
2. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
3. A 100-foot radial dedication of right-of-way is required at the intersection of
Ferndale Cutoff and Highway 10.
4. Portions of the subject property shows to be within the regulatory floodplain.
Contact Pulaski County Planning Department about specific conditions and
regulations.
5. With future site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Highway 10
and Ferndale Cutoff including 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
August 11, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9151
3
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: Dedicate R.O.W. to meet City of Little Rock Master Street
Plan.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this PCD.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Commercial (C) and Park/Open Space (PK/OS) for this
property. 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. Park/Open Space category includes all public
parks, recreation facilities, greenbelts, flood plains, and other designated open
space and recreational land. The applicant has applied for a rezoning from an
existing non-conforming R-2 (Single Family) use to PCD (Planned Commercial
Development) to allow the site with C-3 (General Commercial District) uses as
well as limited outdoor display as the existing playground equipment materials
associated with a plant nursery. The request is within the Highway 10 Overlay
District.
Master Street Plan: To the north-east of the property is Highway 10, to the west
of the property is Ferndale Cutoff Road and they are both shown as Principal
Arterials on the Master Street Plan. A Principal Arterial is to serve through traffic
August 11, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9151
4
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Highway 10 and Ferndale Cutoff Roads since they are
Principal Arterials. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Highway 10. A Bike
Path is to be a paved path physically separate for the use of bicycles. A Class II
Bike Lanes are shown along Ferndale Cutoff Road. This Bike Lane provides a
portion of the pavement for the sole use of bicycles.
Landscape: Any future redevelopment of the site will require compliance with
the City’s landscape and buffer ordinances.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Pat McGetrick was present representing the applicant. Staff stated there
were few outstanding technical issues associated with the request. Staff
questioned the proposed signage plan, the placement of any proposed fencing
along with the material and total height of the proposed fencing and the proposed
days and hours of operation.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Ferndale Cutoff and Highway 10. Staff
stated right of way dedication along Ferndale Cutoff was required at 55-feet from
centerline to conform to the Master Street Plan. Staff stated with future site
development street construction to the abutting streets would be required.
Landscaping comments were noted. Staff stated any future redevelopment of
the site would require compliance with the minimum development standards of
the City’s landscape and buffer ordinances.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided staff with the proposed signage plan, indicated the
proposed fencing and locations and indicated the days and hours of operation for
the businesses located on the site.
August 11, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9151
5
The applicant is requesting to rezone the site from R-2, Single-family to PCD,
Planned Commercial Development, to allow the current use and future use of the
site with C-3, General Commercial District uses. In addition the applicant is
requesting to be allowed to use portions of the site for outdoor display as has
historically has been use such as a former landscape business and the current
business which sells outdoor play equipment.
The property is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The property has historically been used as
a commercial use. The site contains 4.22 acres of which a portion is located
within the floodway. The applicant is not proposing any development or future
development within the floodway area. The entrance drive to the site is from
Ferndale Cutoff. The building and paved area represent 12 percent of the total
site area. A large portion of the site is not being used. The display of play
equipment is located along each side of the driveway entrance within grassed
areas.
The days and hours of operation are from 7:00 am to 6:00 pm Monday
through Saturday. On occasion the business may operate on Sunday on an
appointment basis.
A single ground sign six (6) feet in height and 72 square feet in area is proposed
for the development. The site plan indicates building signage, limited to ten (10)
percent of the façade area, on the northern and western facades is proposed for
the building. The signage as proposed is consistent with signage allowed per the
Highway 10 Design Overlay District.
Staff is supportive of the applicant’s request. The applicant is proposing to utilize
the site in its current condition. Any redevelopment of the site would require the
applicant to seek approval of a revised site plan via an amendment to the PCD
zoning.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
August 11, 2016
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9151
6
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
August 11, 2016
ITEM NO.: 19 FILE NO.: Z-5991-E
NAME: Tract I the Villages of Wellington Short-form PCD
LOCATION: Located at 600 Wellington Hills Road
DEVELOPER:
Longview, LLC
400 West Capitol Avenue, Suite 2000
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: C-1, Neighborhood Commercial
ALLOWED USES: Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Add assisted living as an allowable use
VARIANCE/WAIVERS: None requested.
The applicant is continuing to work to resolve outstanding technical issues related to the
site plan which were raised at the July 20, 2016, Subdivision Committee meeting. Staff
recommends deferral of this item to the September 22, 2016, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff stated
the applicant was continuing to work to resolve outstanding technical issues related to
the site plan which were raised at the July 20, 2016, Subdivision Committee meeting.
August 11, 2016
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-5991-E
2
Staff presented a recommendation of deferral of this item to the September 22, 2016,
public hearing. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
August 11, 2016
ITEM NO.: 20 FILE NO.: LA-0071
NAME: 12,110 Stagecoach Road Advanced Grading Variance
LOCATION: 12,110 Stagecoach Road
APPLICANT: Doda Construction, LLC.
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 26.7 acres
CURRENT ZONING: Planned Industrial Development (PID)
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and filling approximately 26.7 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and filling approximately 26.7 acres of a 50.8 acre
property on the north side of Stagecoach Rd at the Pulaski/Saline County line
located at 12,110 Stagecoach Road. The variance would allow staff to issue a
grading permit for the advance grading activities without imminent construction.
Fill material is proposed to be hauled to this site from a nearby AHTD
construction project.
B. EXISTING CONDITIONS:
The 26.7 acre property is undeveloped with little slope. Areas of the property
have been cleared and other areas of the site are tree covered. The subject
property is zoned Planning Industrial Development (PID). The northern half of
the property is within the floodplain and the eastern and northern portions
adjacent to Fourche Creek are within the floodway. The subject property is
located within the Little Rock city limits.
East of the subject property is property zoned I-2. On this property is a
residential home and Southern Tank Cleaning. Also east and north of the
property is the floodway of Fourche Creek. Beyond Fourche Creek is the City of
Little Rock Otter Creek Park. West of the subject property are properties zoned
C-3 and R-2. Enterprise Liquor is located on the C-3 zoned property and a
baseball field is located on the R-2 zoned property. Additionally on the west, is
the Pulaski/Saline County line which is tree covered and appears to be
undeveloped. South of the subject property is Stagecoach Road. Beyond
Stagecoach Road is the Knollwood Mobile Home Park which is zoned R-7.
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
August 11, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: LA-0071
2
streets and alleys. Also, as of the time of writing, staff has not received any
inquiries into the application.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Storm water detention ordinance applies to this property to be provided in
accordance with Chapter 29, Article IV. Design Criteria an Performance
standards.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
5. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
6. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
7. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
8. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in
Sec. 31-431(2) at the time of final inspection of the grading activities.
9. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
10. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
11. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
August 11, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: LA-0071
3
12. Since no trees exist adjacent to Stagecoach Rd, temporary berms are
required to be constructed adjacent to Stagecoach Road to obstruct views
from Stagecoach Rd. Berms should also be constructed adjacent to other
neighboring properties where a sufficient tree buffer to obstruct views is not
established.
13. The site should be signed with a Land Alteration Variance sign acquired
from Vince Floriani in Public Works Dept.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Brian Dale of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant is proposing to clear and fill approximately 26.7 acres of a
50.8 acre property. The tree covered areas will be cleared and fill material will be
hauled to the subject property from a nearby AHTD construction project. A
gravel construction entrance will be located off Stagecoach Road. The applicant
has agreed that grading will occur expeditiously and the site will be stabilized
within 1 year of the issuance of the grading permit. Any damage to city streets or
infrastructure will be repaired by the applicant prior to the acceptance and
release of the 2 year maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. Maintenance of erosion controls, detention
facilities, and construction entrances will occur as needed during the grading
period. Within 14 days of completion of the final grading, the disturbed area will
be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then
be removed.
The applicant proposes to maintain a 50 ft undisturbed wooded buffer along the
west, east, and south property lines. In addition, an 80 ft undisturbed wooded
buffer will be provided on the east and north adjacent to Fourche Creek and Otter
Creek Park. Also, an 80 ft undisturbed buffer will be provided adjacent to
Stagecoach Road. In places where the undisturbed buffer does not contain
trees, earthen berms will be constructed to obstruct views from the adjacent
property and street. Orange fencing will be installed along all undisturbed buffers
to prevent entry.
August 11, 2016
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: LA-0071
4
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraph D of the agenda staff report. Staff stated in addition to the conditions in
Paragraph D, the variance request was subject to compliance with the following
condition: a grading permit in accordance with Section 29-186 (c) and (d) would be
required prior to any land clearing or grading activities at the site. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
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August 11, 2016
There being no further business before the Commission, the meeting was adjourned
at 5:27 p.m.
Date
Chairman _-