pc_11 03 2016sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
NOVEMBER 3, 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
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Members Absent: Rebecca Finney
Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the September 22, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
NOVEMBER 3, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-8198-A Goodwill Industries of Arkansas – The Excel Center –
Long-form PID, located at 7400 Scott Hamilton Drive.
B. Z-9105-A Stone Crest Apartments Short-form PD-R, located at
9700 Baseline Road.
C. Z-5570-C Lush Lemon Therapy Retreat Short-form PD-O, located at
12418 Cantrell Road.
D. Z-6453-D Diamond Park Community Revised Short-form PD-R,
located West of John Barrow Road on Labette Drive.
E. Z-5991-E Tract I the Villages of Wellington Short-form PCD, located
at 600 Wellington Hills Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. S-285-TTTT The Ranch 2016 Revised Preliminary Plat, located on the
Southeast corner of Ranch Boulevard and Overbrook
Drive.
2. S-1715-A The Village at Ison Creek Revised Preliminary Plat,
located on the West side of Pinnacle Valley Road, South
of Pinnacle Valley Phase V Subdivision.
3. S-1782 Alexander Mountain Preliminary Plat, located on the
South end of Main Street, Alexander, AR, within the City
of Little Rock, City limits.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
4. Z-6932-C Arkansas Association of the Nigerians African Heritage
House Revised Short-form PCD, located at 9802 Geyer
Springs Road.
5. Z-8472-C Mid-town at Fair Park Revised Short-form PCD, located
on the Southwest corner of I-630 and Fair Park
Boulevard.
6. Z-8738-A Little Rock Salsa Short-form PCD, located at 614
President Clinton Avenue.
7. Z-9172 Orndorff Construction Short-form PD-R, located in the
500 Block of East 16th Street.
8. Z-9171 Levi Short-form PD-R, located at 622 South Valentine
Street.
9. Z-9173 Holmstrom Conditional Use Permit, located at 1905 West
2nd Street.
November 3, 2016
ITEM NO.: A FILE NO.: Z-8198-A
NAME: Goodwill Industries of Arkansas – the Excel Center – Long form PID
LOCATION: Located at 7400 Scott Hamilton Drive
DEVELOPER:
Goodwill Industries of Arkansas
c/o Andrew Francis
2311 Biscayne Drive, Suite 205
Little Rock, AR 72227
SURVEYOR:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 79.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add adult high school as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting rezoning of the property located at 7400 Scott
Hamilton Drive from I-2, Light Industrial District to PID, Planned Industrial
Development, to accommodate I-2, Light Industrial District uses plus the use of
up to ten percent (10%) of the building area as an adult high school, known as
the Excel Center, as a permitted use not to exceed 58,700 square feet. The
Excel Center will be built within the existing office space in an area with over
10,000 square feet of space. Goodwill will alter the space to meet the needs of
the Excel Center, meeting guidelines set by Goodwill Education Initiatives, and
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
2
following all applicable state and federal laws relating to schools and child care
centers. The request to allow the high school to occupy up to ten (10) percent of
the building area is to allow the program to expand in future years.
Many are familiar with Goodwill and its mission to change lives through
education, training, and employment. To assist it in fulfilling its mission, in 2012,
Goodwill purchased the warehouse located at 7400 Scott Hamilton Road
overlooking I-30 in south Little Rock. The warehouse is used as Goodwill’s
Resource Center – the headquarters of Goodwill Industries of Arkansas. The
587,000 square foot one-story facility has paved parking for more than
1,000 vehicles. A Rock Region Metro bus stop is located in the parking lot
directly in front of the building.
The facility is presently used for Goodwill career services, adult education and
job training programs, an outlet store, a production warehouse, and
administrative offices. Approximately 60,000 square feet is currently devoted to
administrative, training and educational programs. Much of the interior area is
currently not in use. In an effort to expand the services to offers its clients,
Goodwill has applied to form a first-of-its-kind adult high school. Goodwill will
offer high school degrees to adults, with a targeted enrollment of 100 students.
B. EXISTING CONDITIONS:
Goodwill has purchased the building located at 7400 Scott Hamilton Road. The
building is being used by Goodwill as a donation center as well as for
administrative offices. The property contains a large building (550,000+ square
feet) and paved parking. There is little to no landscaping within the parking
areas. There is a church located on the east side of Scott Ha milton across from
the Goodwill property. Also located on the east side of Scott Hamilton are a
number of industrial uses including an equipment company, a trucking company
and a sign company. North of the site is the Job Corps campus and along West
65th Street is the Arkansas Food Bank property. Located behind the building are
single-family homes located within the Wakefield Subdivision.
Scott Hamilton Drive was recently completed with additional lanes and sidewalks.
The road is a four (4) lane street with sidewalks on both sides. The street was
constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, Southwest Little Rock
United for Progress and the Upper Baseline Neighborhood Association were
notified of the public hearing.
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this project. Capacity fee analysis
required. Contact Little Rock Wastewater Utility for additional information.
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. 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.
3. 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.
4. 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. Gates. Maintain fire apparatus access road gates as p er Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
4
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.
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 currently served by METRO on Route 3 Baptist
Medical Ctr. Provide pedestrian access from the transit route to the front
entrance of the business for employees and customers. Provide sidewalks along
the transit route for access to jobs.
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
5
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 65th Street East Planning District.
The Land Use Plan shows Industrial (I) for this property. The in dustrial 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 for a
rezoning from I-2 (Light Industrial District) to PID (Planned Industrial
Development) to add an adult high school as an allowable use.
Master Street Plan: To the east of the property is Scott Hamilton Drive 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 Scott Hamilton Drive.
Bicycle Plan: A Class II Bike Lanes are shown along Scott Hamilton Drive. This
Bike Lane provides 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.
2. Any dead, diseased, missing landscaping must be replaced.
3. Existing vehicular use areas may continue as nonconforming until such time
as a building permit is granted to enlarge or reconstruct a structure on the
property exceeding ten (10) percent of the existing gross floor area. At such
time ten (10) percent of the existing vehicular use area shall be brought into
compliance with this chapter and shall continue to full compliance on a
graduated scale.
4. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
6
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Andrew Francis was present representing the request. Staff presented an
overview of the item stating there were no exterior changes proposed to the
existing building or parking areas. Staff stated the request was to add a high
school as an allowable use for the site. S taff noted the school was proposed as
a charter school limited to adults to allow persons to complete their high school
education and to obtain a high school diploma. Staff requested the applicant
provide the maximum number of students and the ages of the students.
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 the additional information requested by staff at the
August 31, 2016, Subdivision Committee meeting. The applicant has indicated
the students will be 19 years of age and older. The applicant has also indicated
the maximum number of students will be 350. The applicant has indicated the
school hours are from 8:00 am to 8:00 pm Monday through Friday. The
administration, training, retail and production operations are currently operating
Monday through Saturday from 9 am to 8 pm and Sunday from 10 am to 6 pm.
The dumpster service hours are Monday through Friday from 7 am to 5 pm.
The applicant has indicated the existing signage will be maintained on the site.
The signage typically allowed in industrial zones is a maximum of thirty (30) feet
in height and seventy-two (72) square feet in area. If additional signage is added
in the future the signage must comply with signage allowed in industrial zones.
Building signage will be as allowed in industrial zones or a maximum of ten
(10) percent of the façade area on facades with direct public street frontage.
Informational signs will be added internally to direct students to the classroom
areas.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add a public charter school to provide adult high school education. The site is
fully developed and has more than ample parking to provide sufficient parking for
the future students, the staff of Goodwill and the customers of the Goodwill
stores on the site. Staff feels the applicant’s request to add public education is
appropriate.
November 3, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-8198-A
7
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: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item with a recommendation of deferral of the item to the
November 3, 2016, public hearing. Staff stated the applicant had failed to provide
proper notice to the property owners as required by the Commission’s By-laws. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
STAFF UPDATE:
The applicant has provided proper notice as required by the Commission’s By-laws.
Staff continues to support the request. 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: (NOVEMBER 3, 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 8 ayes, 0 noes,
2 absent and 1 open position.
November 3, 2016
ITEM NO.: B 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 indica ted they had bought the property
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
2
from the bank and felt with the purchase the property would be “grandfathered” as a
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) mont hs 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 a re 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
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
3
equipment sales business. Baseline Road is a two (2) lane State Highway with
no curb, gutter or sidewalk in place along the property frontage.
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 s idewalk 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.
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
4
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.
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.
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
5
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. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
6
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 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 Arteria l. 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
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
7
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
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 minimu m 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 radia l
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
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
8
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
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 laundr y
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
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
9
for a multi-family development is typically based on one and one -half parking
spaces per unit. Based on the typical minimum standar ds 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.
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.
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
10
STAFF UPDATE:
The applicant submitted a revised site plan to staff which provides additional
parking along the east side of Winston Drive. The plan indicates the placement of
eleven (11) parking spaces with a single drive from Winston Drive. The site plan
includes the placement of a 5-foot landscape strip along Baseline Road and a 30 -foot
landscape strip along the northern perimeter, where adjacent to the single -family home.
The Landscape Ordinance would typically require a minimum landscape strip (street
buffer) along Baseline Road of nine (9) feet.
The site plan includes 76 parking spaces on the main complex site on the west side of
Winston Drive. Within this area there are two (2) new areas proposed with additional
paving to provide parking. The remaining parking is located on existing paved areas
which will be restriped.
Parking for a multi-family development is typically based on one and one -half
(1 ½) parking spaces per unit. Based on the typical minimum standards a total of
93 parking spaces would typically be required to serve this development. With the
two (2) areas of parking combined there are 87 parking spaces provided. (The site plan
inaccurately indicates there are a total of 95 parking spaces.)
Staff is not supportive of the applicant’s request. Based on the future use of the site as
multi-family, the inability to provide the proper parking to accommodate the use, and the
inability to gain additional parking for the development without residents and guest of
the development over spilling onto the residential streets of the adjacent subdivision,
staff feels there is a potential there will be an adverse impact on the adjacent
neighborhood.
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated September 16, 2016,
requesting deferral of this item to the November 3, 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
10 ayes, 0 noes, 0 absent and 1 open position.
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
11
STAFF UPDATE:
The applicant submitted a revised site plan and cover letter to staff reducing the number
of units on the site and increasing the proposed parking. The applicant has indicated
the site will contain 54-units of multi-family housing. 48-units will be one bedroom units
and six (6) three bedroom units. Within the existing buildings the applicant is proposing
an office, custodial office and laundry facility. The development will be gated and
fenced to limit access to the site.
The site plan indicates the placement of 81 parking spaces to serve the future residents.
The zoning ordinance for multi-family developments typically requires the placement of
one and one-half (1 ½) parking spaces per unit. With the site containing 54 -units a total
of 81 parking spaces would typically be required to serve the use. All the proposed
parking is located on the apartment site. The applicant has indicated the lot located on
the eastern side of Winston Drive will not be included in this development and there are
no plans for the development of this lot at this time.
All other aspects of the development remain the same. The developer is not proposing
an on-site managers residence. The proposed signage and fencing plan are indicated
in the staff analysis of this report.
The plan includes the placement of additional landscaping along the new paved areas
both interior and perimeter landscaping. The applicant is also indicated paving will be
removed and additional landscaping will be added along Winston Drive adjacent to the
existing building. Within the landscaped areas plantings of trees and shrubs will comply
with the landscape ordinance requirements.
The applicant has addressed staff’s previous concerns related to parking. The site plan
indicates parking adequate to meet the typical ordinance requirement for the number of
units proposed. In staff’s opinion one (1) to two (2) parking spaces may be lost to allow
proper circulation and traffic flow through the parking lot but staff does not feel this
minor reduction will significantly impact the development. It is also staff’s opinion one
(1) to two (2) spaces may be gained within the southeast parking area.
To staff’s knowledge there are no remaining outstanding technical issues. 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: (NOVEMBER 3, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the Decem ber 15,
21016, public hearing. There was no further discussion. The item was placed on the
November 3, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9105-A
12
consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes,
2 absent and 1 open position.
November 3, 2016
ITEM NO.: C FILE NO.: Z-5570-C
NAME: Lush Lemon Therapy Retreat Short-form PD-O
LOCATION: Located at 12418 Cantrell Road
DEVELOPER:
Joseph Eick
25 Courtside Place
Little Rock, AR 72210
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.41 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PD-O
ALLOWED USES: O-1, Quiet Office District uses
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Add health studio and spa as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,905 adopted by the Little Rock Board of Directors on June 20, 1995,
approved a rezoning of the property from R-2, Single-family to PD-O, Planned
Development Office. The applicant proposed to remodel an existing single-story
residence, located on a 1.4-acre tract and use the building for uses permitted by right in
the O-1, Quiet Office zoning district. The existing structure included a 2-car carport, the
west wall of which was located on the west property line of the tract. The driveway
extended from Cantrell Road to the carport. Head -in parking was proposed to be added
in front of the structure and off the driveway, with four (4) additional spaces proposed to
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
2
be provided within the front yard area and an additional four (4) spaces added behind
the building. The required 40-foot landscape buffer along Cantrell Road was to be
provided, as was the required landscape buffer at the east, rear and west property lines,
except in the area where the structure extended to the property line.
On October 28, 2002, the Little Rock Board of Adjustment approved a variance request
to allow the placement of ground sign along Cantrell Road located with a zero setback
from the property line. The sign approved was six (6) feet in height and 32 square feet
in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the previously approved PD -O
zoning to allow the addition of a health studio and spa in addition to the existing
O-1, Quiet Office District uses, as an allowable use for the property. Lush Lemon
Therapy Retreat, LLC is proposing to lease the space from the current property
owner and locate their business at this site. Lush Lemon Therapy Retreat will be
an establishment that focuses on health and wellness through quality body work
and foot soak therapy. In addition there will also be some retail associated with
the products used in the therapy seasons.
B. EXISTING CONDITIONS:
The property contains an office building located within a former single -family
residence. The property to the east is an office building (located on O -3, General
Office Zoning District) and the property to the immediate west is a vacant R -2,
Single-family zoned property. To the west of the vacant property is a medical
office and a training (sports and personal) and therapy facility. South of the site
is an office development, a church and a mechanical contractor’s office. The
Walton Heights Subdivision is located to the north of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site, the Piedmont Property
Owners Association and the Walton Heights-Candlewood Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
3
2. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Cantrell Road in accordance with Section 31 -175 of the Little
Rock Code of Ordinances and the Master Street Plan. The 1995 approval of
the PD-O for this property required sidewalk to be constructed.
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. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is require d 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. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
4
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25
Pinnacle Mountain. We have no objection to planned use. Provide pedestrian
access from the transit route in your final site design plans.
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 River Mountain Planning District.
The Land Use Plan shows Office (O) for this property. The office category
represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more b asic economic activities.
The applicant has applied for a revision of PD -O (Planned Office District) to add
a health studio spa as an allowable use to the existing O -1 office uses. The
review area is within the Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell 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 Cantrell Road. This street 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.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. Provide paving and parking areas as per previous approved plan.
3. Any dead, diseased, missing landscaping must be replaced.
4. Any existing landscape or irrigation disturbed by construction shall be
repaired or replaced before completion and final acceptance of the project.
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
5
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 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
site had developed with additional parking in the rear of the building but the
development was not constructed in accordance with the approved site plan.
Staff stated the drive lane and parking was to be completed in accordance with
the approved site plan. Staff also stated the parking spaces located in front of
the building were to be striped in accordance with typical ordinance standards.
Staff questioned the days and hours of operation, the number of therapist and
the proposed signage plan.
Public Works comments were addressed. Staff stated a right of way dedication to
55-feet from centerline was required along Cantrell Road. Staff stated sidewalks
with appropriate handicap ramps were required to be installed along the street
frontage.
Landscaping comments were addressed. Staff stated any dead, diseased or
missing landscaping was to be replaced. Staff noted the previous comment
concerning the parking layout.
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 cover letter to staff addressing most of the
technical issues associated with the request as raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided the days and hours
of operation, the number of therapists an d indicated there will be no change to
the proposed signage plan. The existing sign will be refaced to advertise the
business.
The request is to revise the previously approved PD -O zoning to add a health
studio and spa as an allowable use for the site. The current approval allows O-1,
Quiet Office District uses, as an allowable use for the property. The applicant is
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
6
proposing to lease the space from the current property owner and perform
cosmetic upgrades to the interior and exterior of the building.
The applicant has indicated the business will focuses on health and wellness
through body work, massage therapy, and foot soak therapy. Associated with
the therapies some retail items associated with the products used in the therapy
seasons will be provided.
The site contains a building with 2,200 square feet. Parking for the use is
typically based on one (1) parking space per 200 gross square feet of floor area.
Based on this calculation eleven (11) parking spaces would typically be required
to serve the site. The plan includes eight (8) parking spaces. The applicant has
indicated customers are scheduled by appointment only. There are few
employees of the business. The front four (4) parking spaces will be used as
customer parking and all staff parking will be located in the rear of the
building.
The hours of operation are primarily by appointment only. The appointments
range from 7:00 am to 8:00 pm. The days are primarily Monday through Friday.
It is anticipated there will be four (4) therapist with the potential of adding an
additional employees in the future.
The applicant has indicated there will not be a dumpster located on the site. All
trash generated from the site can be removed from the site with the placement of
typical residential refuse cans.
When the site was redeveloped the former owner did not follow the approved site
plan. The owner also did not install the sidewalk along Cantrell Road as was
required with the original approval. The drive along the eastern boundary was
not constructed to a 20-foot width and the parking stalls within the rear yard area
were not properly installed (paved area and depth of the parking stalls) or
striped. Staff recommends based on the number of therapist the parking be
provided as previously required. The proposed use of the building
would typically require the placement of eleven (11) parking spaces. With
four (4) therapist, four (4) clients and office personnel the parking as currently
exist does not appear to be adequate to serve the use.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add a health studio and spa as an allowable use of the site. The site was
previous used as an office use and the applicant has indicated on ly minor
cosmetic repairs and changes will be made to the site. Staff feels the addition of
the use as proposed by the applicant is appropriate provided proper parking is
developed on the site.
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
7
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 driveway along the eastern portion of the site be widened
and the parking located behind the building be constructed to meet the previously
approved site plan.
Staff recommends the sidewalk along Cantrell Road be completed with the
approval of this revision to the PD-O zoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating based on conversations with the applicant they were
recommending deferral of this item to the November 3, 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 10 ayes, 0 noes, 0 absent and 1 open position.
STAFF UPDATE:
Staff has reviewed their previous recommendation and has determined the site as
currently developed will adequately provide the required parking to serve the use.
There are four (4) parking spaces located in the front of the building. There are an
additional seven (7) spaces located behind the building that are currently paved. There
are four (4) spaces which are currently graveled with compacted gravel in the rear
which can provide overflow and employee parking. The use of the site for a therapy
business would typically require a total of eleven (11) parking spaces. With the current
paved areas and the graveled area to serve as any overflow parking staff feels the
parking will be adequate to serve the use.
Staff previously indicated the drive to the rear of the building should be increased to a
minimum width of 20-feet. Based on the existing conditions of the site and the dense
landscaping along the eastern perimeter of the site, which screens the view of the
parking from Cantrell Road, staff feels the drive should remain as currently constructed.
The business is not a high volume traffic generating busine ss. Clients are seen by
appointment. The rear parking will be used primarily by the business employees.
Based on the use of the rear parking areas the existing 12 -foot drive should adequately
serve the rear parking area.
November 3, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5570-C
8
Staff does however continue to recommend the sidewalk along Cantrell Road be
extended to the eastern side of this sites driveway. There is a sidewalk located along
Cantrell Road to the east of this site. There is also a sidewalk located to the west of this
site, one property removed. With the continuation of the sidewalk to the west additional
safe pedestrian access can be provided to the area.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of t he agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 8 ayes, 0 noes,
2 absent and 1 open position.
November 3, 2016
ITEM NO.: D FILE NO.: Z-6453-D
NAME: Diamond Park Community Revised Short-form PD-R
LOCATION: Located west of John Barrow Road on Labette Drive
DEVELOPER:
Faithland Commercial Properties No. 5 LLC
P.O. Box 55300
Little Rock, AR
ENGINEER:
McGetrick and McGetrick Engineer
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 6.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 L.F.
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: PD-R
ALLOWED USES: Single-family and multi-family housing
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family and multi-family/age restricted housing
VARIANCES/WAIVERS REQUESTED: A variance from the City’s Land Alteration
Ordinance to allow advanced grading for the site.
BACKGROUND:
Ordinance No. 19,539 adopted by the Little Rock Board of Directors on June 6, 2006,
allowed a rezoning of 6.27-acres from MF-18 to PD-R to allow the site to develop as a
220-unit senior citizen adult living facility. T he units were proposed as one-bedroom
units. The site plan included the place of 220 parking spaces. Each of the units would
have an independent kitchen facility. The development would not have on -site food
preparation. A nursing station was to be loc ated on the site and a small satellite
medical office. Limited transportation was to be provided for the residents. This
development did not occur and the PD-R zoning expired.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
2
Ordinance No. 20,842 adopted by the Little Rock Board of Directors on Feb ruary 11,
2014, allowed a revision to the previously approved site plan. The approval allowed
the rezoning from PD-R Expired and MF-18 to PD-R to allow the development of
five (5) 3-story apartment buildings with twelve (12) 1 and 2-bedroom units per building
and 84 parking spaces along the northern portion of the site. The remaining acreage
was to be developed with 32-lots of detached single-family. These lots were
approximately 43-feet wide and 135-feet deep with 15-foot front setbacks and 3-foot
side yard setbacks. The units were to have rear loaded garages. The overall density of
the development with the combined single-family and multi-family portions of the
development was 9.4-units per acre.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PD -R zoning to
allow the development of the site with 83-units of age restricted housing and
20 lots to be developed with single-family homes. Contained within the
development plan and shared between the single-family and multi-family housing
the site plan indicates an activity center, a pocket park, a maintenance building
and a lot to be used for a non-residential use such as an office/security for the
development. Within the multi-family portion of the development the applicant is
proposing the placement of a small medical office/clinic within one of the
multi-family buildings. The site plan indicates the placement of 1,585 linear feet
of new public streets.
B. EXISTING CONDITIONS:
The site is tree covered, sloping upward to the southwest. There are multi -family
units located to the west of the site accessed from Labette Manor Drive. There is
a nursing home located to the north of the site adjacent to John Barrow Road.
A POD is located on the corner of Labette and John Barrow Road currently
housing medical office. South of the site is a branch library facility for the Central
Arkansas Library System. Labette Drive dead-ends into the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Twin Lakes B Special
Recreation Improvement District, the Twin Lakes B Property Owners Association
and the John Barrow Neighborhood Association were notified of the public
hearing.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the streets including
5-foot sidewalks with the planned development. Per the Master Street Plan,
sidewalks are required to be installed along the north side of Labette Drive
but are not required adjacent to Labette Circle.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of constr uction. Will the
development be constructed in phases and is an advanced grading variance
being requested?
4. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e). Lot
configuration and the addition of tract land maybe required to provide
accessible public drainage easements.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. 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 Greg Simmons, Traffic
Engineering, 501.379.1813, gsimmons@littlerock.org for more information.
9. 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. In addition, the following
comments must be agreed to for collection and recycling service:
a. Service will be provided to one side of the through easements/alleys
which will require everyone to place their carts on the side of the
easement/alley as selected by the City of Little Rock;
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
4
b. Service will not be provided to a dead -end alley. The easement/alley
must have a separate entrance and exit;
c. The City of Little Rock is not liable for damage to the easement/alley;
d. If the easement/alley is obstructed on service day the City of Litt le
Rock will not return until the following week for pick up;
e. Yard waste will not be picked up in the rear easement/alley. Yard
waste is to be placed at the curb on the street in front of house;
f. A letter from the Property Owners Association must be provided stating
all residents unanimously agree to all of the above .
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.
11. If the Master Street Plan (MSP) is modified to remove the connection of
Labette Drive, a hammerhead should be designed to be at least 80 feet in
length and the same width as the street at the end of the western portion of
Labette Drive.
12. Curb radius within the access easement must be redesigned for an SU-30
vehicle with a 60 foot turning radius. The entrances to the access
easements must be designed with concrete aprons.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Existing sewer easement must be retained. Sewer
main extension required with easements if new sewer service is required for this
project. Capacity fee analysis required for the project. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A three phase overhead
electrical line runs along Labette Drive to the east of this propos ed development
which can be utilized to provide service to the property. 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 location s and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
5
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the tim e 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 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 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. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
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.
2. Multi-Family Residential Developments. As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple-family residential projects having more than
100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all build ing,
including nonresidential occupancies are equipped throughout with
approved automatic sprinkler systems installed in accordance with
Section 903.3.1.1 or 903.3.1.2.
3. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with
two separate and approved fire apparatus access roads regardless of
whether they are equipped with an approved automatic sprinkler system.
4. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
7
Rock Region Metro: Location is currently served by METRO along Route 9 John
Barrow. Provide pedestrian infrastructure to the transit route for residents. The
bus route at this location provides neighbors with rides to work and school. Our
new service starting in October 2016 will include a direct stop at West Central
Community Center which will have programs for after school, sports, workout,
tutoring and other classes.
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-430 Planning District. The Land
Use Plan shows Residential High (RH) and Mixed Office and Commercial (MOC)
for this property. Residential High category accommodates residential
development of more than twelve (12) dwelling units per acre. Mixed Office and
Commercial 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 revision of a PD-R (Planned Development
Residential) to allow the development of the multi -family portion of the
development as elderly housing.
Master Street Plan: To the east and to the west of the property are both Labette
Drive and it is shown as a Collector on the Master Street Plan. The primary
function of a Collector Road is to provide a connection from Local S treets to
Arterials. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site. An application has been
approved by the Planning Commission to remove Labette Drive as a Collector
from the Master Street Plan, but the City Board of Directors has not acted on this
request as of this writing.
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 ord inance
requirements.
2. 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
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
8
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
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. An irrigation system shall be required for developments of one (1) acre or
larger.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Pat McGetrick was present representing the applicant. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested Mr. McGetrick provide the proposed signage
plan, details of any proposed fencing, the proposed building cover age, the total
area of landscaping and total area of paving.
Public Works comments were addressed. Staff stated Labette Drive was to be
constructed to a collector street design standard. Staff also stated a grading
permit in accordance with Section 29-186 was required prior to any land clearing
or grading activities. Staff questioned if the development would be constructed in
multiple phases and if the request included a variance from the City’s Land
Alteration Ordinance to allow the advanced grading. Staff also stated no
residential waste would be collected on the private easements and/or street
unless specific conditions were met. Staff noted the conditions were provided in
the Public Works Conditions Item #9 a – f.
Staff stated landscaping was required on the multi-family portion of the
development. Staff stated interior parking lot landscaping was required as well
as a perimeter planting strip was required adjacent to the street rights of way.
Staff stated screening of the parking lot was required from view of the street
rights of way. Staff stated irrigation was required for developments of
one (1) acre or larger.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the de partments 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.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
9
H. ANALYSIS:
The applicant submitted a revised site plan to s taff addressing a number of the
technical issues raised at the August 31, 2016, Subdivision Committee meeting.
The applicant has provided the proposed signage plan, the proposed fencing
plan, the building coverage and areas of landscaping and paved areas. The
development is proposed with a single development sign as allowed in
multi-family zones or a maximum of six (6) feet in height and twenty-four
(24) square feet in area. Perimeter and internal fencing is proposed as typically
allowed in residential zones, a maximum of six (6) feet in height located behind
the front building line.
The request is to revise the previously approved PD-R zoning to allow the
development of the site with 83 units of age restricted housing and 20 lots for
single-family homes. Shared with the single-family and multi-family housing the
plan includes an activity center, a pocket park, a maintenance building and a lot
to be used for a non-residential use such as an office/security for the
development.
Within the multi-family portion of the development the applicant is proposing the
placement of a small medical office/clinic. The applicant has indicated the
medical office space will be used to serve the residents of the proposed
development area.
The development is proposed in four (4) phases with the first phase containing a
three story (45-foot maximum height) apartment building. The plan indicates
16-units per building. With the first phase 40 parking spaces will be developed.
With each additional phase 16 -units and a minimum of 25 parking spaces will be
added. With the final development of the multi-family housing there will be a total
of 126 parking spaces.
Parking for the multi-family portion of the development is typically required at one
and one-half (1 ½) parking spaces per unit. The development is proposed with
83-units of age restricted housing which would create a parking requirement of
124 parking spaces. As noted the plan indicates the placement of 126 parking
spaces to serve the multi-family portion of the development.
The single-family portion of the development is indicated as the fourth phase.
The single-family development includes the development of 20 single-family
residential lots. The site plan indicates a 15-foot front yard building setback,
three-foot side yard setbacks and a 15-foot rear yard setback. The lots are rear
loaded garages accessed via a 30-foot access and utility easement. There will
be no front loading garages for the new homes. Included on the final plat will be
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
10
a no right of vehicular access easement along the street sides of the lots to
prohibit front driveways.
The streets are proposed with a 27 -foot pavement width located within a 45-foot
right of way. The streets will be dedicated to the public. The alleys will be
maintained by the property owners association. The plan indicates extending a
sidewalk from this development to the southern property line to allow residence
access to the library.
The site plan indicates the placement of an activity center along with a small
parking area. The plan also includes the placement of a pocket park south of the
activity center for use by the residence of the entire development area. Lot 12 is
proposed for a non-residential use such as a leasing office or security f or the
proposed development. The plan indicates the placement of a maintenance
building within Tract A which is located along the western perimeter of the site.
The site plan indicates the placement of 1,585 linear feet of new public streets.
On January 9, 2014, the Little Rock Planning Commission reviewed a request to
allow the removal of Labette Drive from the Master Street Plan as a collector
street. The Commission made a recommendation of approval of the request but
as a condition of approval the amendment would not be forwarded to the Little
Rock Board of Directors for final action until the developer requested a grading
permit for the proposed development. The applicant is requesting to allow the
previous approval and conditions to remain and to move the previously approved
Master Street Plan amendment for the removal of Labette Drive forward to the
Board of Directors at the time a grading permit for the first phase of this
development is requested.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow grading of future phases with the development of the first phase. The
applicant is also requesting to work with Central Arkansas Library, the property
owner to the south, to expand their existing on-site water feature and detention
pond to incorporate some of the required detention from this site into the library
pond. Staff will work with the developer at the time of request to ensure
compliance with the stormwater detention ordinance can be met.
Staff is supportive of the applicant’s request. The development is proposed as a
mixed use development containing single-family and multi-family housing. The
applicant has indicated the multi-family portion of the development will be age
restricted as defined by the federal housing standards. Staff feels the applicant
has done an adequate job in providing areas of outdoor living space within the
development area.
November 3, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-6453-D
11
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 advanced grading of the site.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
September 6, 2016, requesting deferral of this item to the November 3, 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 10 ayes, 0 noes, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 a s 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 advanced grading of 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 8 ayes, 0 noes, 2 absent and 1 open
position.
November 3, 2016
ITEM NO.: E 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, publ ic 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.
November 3, 2016
SUBDIVISION
ITEM NO.: E (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.
STAFF UPDATE:
The applicant submitted a request dated September 5, 2016, requesting deferral of this
item to the November 3, 2016, public hearing. Staff is supportive of the deferr al
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
September 5, 2016, requesting deferral of this item to the November 3, 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 10 ayes, 0 noes, 0 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a request dated October 19, 2016, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated October 19, 2016,
requesting withdrawal of this item without prejudice. Staff stated they were supportive
of the withdrawal 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,
2 absent and 1 open position.
November 3, 2016
ITEM NO.: 1 FILE NO.: S-285-TTTT
NAME: The Ranch 2016 Revised Preliminary Plat
LOCATION: Located on the Southeast corner of Ranch Boulevard and
Overbrook Drive
DEVELOPER:
Ranch Properties, Inc.
P.O. Box 56350
Little Rock, AR 72215
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 28.097 acres NUMBER OF LOTS: 22 FT. NEW STREET: 1,820 LF
WARD: 5 PLANNING DISTRICT: 20 – Pinnacle CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance to allow the creation of a pipe stem lot (Section 31-232).
2. A variance from the City’s Land Alteration Ordinance to allow grading outside the
right of way with the installation of the utilities to serve the new lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains 28.097-acres and is located at the southeast corner of
Ranch Boulevard and Overbrook Drive. Currently the parcel is undeveloped and
zoned R-2, Single-family. The developer is proposing to revise the previously
approved preliminary plat for this area. The original preliminary plat which
included this area was approved on April 24, 1990 and included 60 lots. An
amendment was made to the approved preliminary plat in 1991 but did not affect
this area. The current request indicates the creation of 21 new lots and the
replatting of Lot 187.
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
2
The plat includes variances to allow the creation of a pipe stem lot and a
variance from the City’s Land Alteration Ordinance to allow for advanced grading
of the future lots outside the right of way.
B. EXISTING CONDITIONS:
The site is heavily wooded with homes located on Ranch Ridge Road, Lanes
End and Ranch Boulevard. Overbrook Drive has been constructed and stubs
into the proposed development area. The regional detention for t he Ranch
Subdivision is located on the west side of Ranch Boulevard. There is a railroad
line located along the northern boundary and further north is property owned by
the Nature Conservancy which sits on the banks of the Little Maumelle River.
Curb, gutter and sidewalk has been completed along Ranch Boulevard along the
developed portions of the road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners and the River Valley Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Where will the trash receptacle be placed for Lot 188? Lot 186 appears to be
picked up from Overbrook Drive today.
2. Provide a Sketch Grading and Drainage Plan per Sec tion 29-186 (e). Show
proposed unobstructed drainage easements or tracts. Provide centerline
grade of proposed Ranch Ridge Road.
3. Sidewalks with appropriate handicap ramps are required to be constructed
along Ranch Boulevard and Ranch Ridge Road in accordance with Sec tion
31-175 of the Little Rock Code and the Master Street Plan to the pedestrian
path connection(s).
4. The preliminary plat does not show the continuous extension of Ranch
Boulevard.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Will an advanced grading
variance be requested to grade portions of the lots ?
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
3
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, 501.379.1813 or gsimmons@litttlerock.org for more
information.
8. What is the centerline radius of Ranch Ridge Road? The minimum centerline
radius for a minor residential street is 75 feet.
9. The pedestrian path passes through a private lot to Ranch Boulevard. An
easement or tract land should be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock 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. An existing single phase,
underground, power line exists along the streets to the west and south of this
property. It does not appear to be i n conflict with the proposed development.
Contact Entergy in advance to discuss future service requirements, new facilities
locations/extensions 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
4
3. 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.
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.
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. 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.
4. 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 provi sions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
5
5. 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.
6. 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: The site is not located on a dedicated Rock Region Metro
line. The Pinnacle Mountain Express Route (Route #25) is located to the south
along Cantrell Road.
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.
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
6
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: (October 12, 2016)
Mr. Brian Dale 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 questioned the
use of the tract labeled tract for future residential uses. Staff also requested
Mr. Dale provide the lot width of Lot 188 at the building line.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any construction on the site. Staff stated sidewalks were
required along Ranch Boulevard and Ranch Ridge Road. Staff stated the
pedestrian path which passed through the proposed lot to Ranch Boulevard
should be included in an easement or within tract land. Staff requested Mr. Dale
provide a sketch grading and drainage plan.
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
technical issues associated with the request raised at the October 12, 2016,
Subdivision Committee meeting. The applicant has provided additional lots
within the area indicated as a tract for future residential use. The applicant has
also indicated a platted building line for Lot 188.
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
7
The request is to revise the previously approved preliminary plat for a project
containing 28.097-acres located at the southeast corner of Ranch Boulevard and
Overbrook Drive. The current request will allow the creation of 21 new
residential lots and the replatting of Lot 187. The plat indicates a number of the
lots abutting a dedicated tract proposed as open space. The pedestrian access
has been included in a tract and no longer included in the proposed lot.
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 request includes the creation of a pipe stem lot to serve Lot 66. 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 pipe
stem lots. The lot is approximately 450-feet deep and has a 30-foot lot width
along Ranch Ridge Road.
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 proposed with a 30-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 approximately 450-feet
the minimum width of the lot body shall be sixty (60) feet – the width of
the body of the lot is approximately 250-feet
the minimum lot area shall be ten thousand (10,000) square feet – the
minimum lot area for Lot 66 is 56,857 square feet.
The applicant is requesting a variance from the Land Alteration Ordinance to
allow grading outside the proposed street right of way with t he installation of the
basic infrastructure for the subdivision. The applicant has indicated the lots will
November 3, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT
8
not be clear-cut but trees will be removed from the front of the lots to allow the
installation of the utilities. Staff is supportive of the request.
Staff is supportive of the request. The applicant is seeking approval of a revision
to a previously approved preliminary plat which allowed the development of
single-family homes within this area. The current request reduces the number of
proposed lots for the area. The plat does include variances to allow the creation
of two (2) lots as pipe stem lots. The lots are indicated with minimum widths and
lot areas to comply with the development standards outlined in the Subdivision
Ordinance. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the preliminary plat 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 -232 to allow
the creation of a pipe stem lot.
Staff recommends approval of the variance request f rom the Land Alteration
Ordinance to allow the removal of trees outside the right of way with the
installation of the utilities to serve the new lots.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There were no register ed 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 ap proval of the variance
request from Section 31-232 to allow the creation of a pipe stem lot. Staff presented a
recommendation of approval of the variance request from the Land Alteration Ordinance
to allow the removal of trees outside the right of way with the installation of the utilities
to serve the new lots. Staff presented a recommendation of approval of the request to
allow alternative pedestrian paths in-lieu of sidewalks to serve the newly created lots.
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, 2 absent and 1 open
position.
November 3, 2016
ITEM NO.: 2 FILE NO.: S-1715-A
NAME: The Village at Ison Creek Revised Preliminary Plat
LOCATION: Located on the W est side of Pinnacle Valley Road, South of Pinnacle
Valley Phase V Subdivision
DEVELOPER:
Ison Creek Development
2024 Arkansas Valley Drive, Suite 307
Little Rock, AR 72212
ENGINEER:
Central Arkansas Engineering
Raymond Hickey
1012 Autumn Road, Suite #2
Little Rock, AR 72211
AREA: 20.7 acres NUMBER OF LOTS: 48 FT. NEW STREET: 2,500 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
3. A variance to allow a 15-foot front building setback on Lots 28 – 32 (now Lots 26 –
31) located adjacent to the floodway.
4. A variance from the City’s Land Alteration Ordinance to allow advanced grading of
the proposed lots.
BACKGROUND:
On February 20, 2014, the Little Rock Planning Commission approved a preliminary plat
request to allow the development of this site with a single-family subdivision. The
make-up of the subdivision included 51-residential lots, four (4) tracts of green space
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
2
and two (2) tracts which were reserved for future development and were not p roposed
to be final platted with the initial phase of the subdivision. Detention was proposed
within the green spaces of the proposed development. The total area of the subdivision
included 20.7-acres before dedication of rights of way.
The approval included variances from the typical development standards regarding
setbacks. The applicant requested a variance to allow a 5 -foot side yard setback on all
the proposed lots. The request also included a variance to allow a reduced rear yard
setback of 15-feet for a number of lots which abutted a dedicated tract of open space.
The developer also requested the allowance of a variance to allow a 15 -foot front
building line for Lots 27 – 32, now Lots 26 – 31, located adjacent to the floodway.
The request included a variance from the City’s Land Alteration Ordinance to allow
advanced grading of the proposed land area. The applicant indicated the grading was
necessary to allow the existing material to be moved on the site to fill the low areas
creating a balanced site and eliminating the need for hauling of materials to and from
the site.
The grading of the site has taken place. The applicant has worked with the Corp of
Engineers to secure the permit for the bridge crossing of Ison Creek. The applicant ha s
also secured from an adjacent property owner an access easement to allow for
emergency access via the shopping center to the south which has access to Cantrell
Road aligning to Taylor Loop Road to the south.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the previously approved preliminary
plat to allow the creation of a phasing plan and to indicate the location for the
proposed secondary access to the subdivision. The original proposal indicated
the homes would be sprinkled, as required by the fire code unless two (2) means
of access can be provided to a subdivision containing 30 or more lots.
Since the original approval of the preliminary plat the developer has secured a
buffer easement located to the immediate east of the development and has also
obtained a fire access easement at the southeast corner of the development.
The applicant states with the fire access easement there will not be a need to
sprinkle the homes in the subdivision.
According to the applicant due to weather limitations the developer is requesting
the phasing of the project in order to final plat a portion of the original proposal as
quickly as possible. Lots 1 – 20 are proposed in the first phase. The remaining
lots, Lots 21 – 48 will be final platted at a later date. The lots range in size from
just over 7,000 square feet to just over 10,600 square feet.
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
3
In addition to the previously approved variance the applicant is requesting
approval of a reduced rear yard setback for Lot 9 to allow a 15-foot rear yard
setback.
B. EXISTING CONDITIONS:
The property is located south of the Pinnacle Valley Phase V Subdivision which
is accessed from Pinnacle Valley Road and east of Pinnacle Valley Phase IV
Subdivision which is accessed from Rummel Road. The access to the property
is located just north of the intersection of Pinnacle Valley Road and Cantrell
Road. Grading of the site has taken place and a number of the infrastructure
improvements are in place. Along Pinnacle Valley Road in this area there are
two (2) single-family subdivisions, a veterinary clinic and an apartment
development. The property abuts commercial uses along the southern boundary
which front on Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Pinnacle Valley Neighborhood
Association and the Tulley Cove Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All previous comments on the preliminary plat apply.
2. Lot 491 is shown on north side of bridge.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: If phasing is desired, then second phase and beyond
must be submitted as a new project with new review fee. Contact Lit tle Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along Pinnacle Valley Road to the north of this development. There do not
appear to be any conflicts with existing electrical facilities. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
4
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. 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. A 48-inch raw water line and a 72-inch raw water line crosses the site within a
50-foot waterline easement within the middle of the property. Care must be
taken to protect these water lines, and any appurtenances, such as access
and air release vaults or monumentation which may be in the area. No signs,
dumpster pads, light poles or other structures on foundations will be allowed
within the existing 50-foot waterline easement. Paved parking and driveways
are allowed. Field verification of the pipeline depth and location will need to
be made by Central Arkansas Water. Construction of the proposed
improvements must be performed with materials and techniques that will not
harm or damage the pipelines or interfere with their operation. Due to the
critical nature of the 39-inch raw waterline located near this grading please
contact Central Arkansas Water at 501.594.5261 24-hours prior to any work
within the water line right of way.
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
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
5
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.
4. 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 accordanc e
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. 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.
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
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
6
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.
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: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route. The Pinnacle Mountain Express Route (Route #25) is located to the
south along Cantrell Road.
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
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
7
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: (October 12, 2016)
Mr. Raymond Hickey of Central Arkansas Engineering was present representing
the request. Staff stated there were few outstanding technical issues associated
with the request. Staff stated the applicant was seeking approval of a phasing
plan for the new subdivision. Staff stated in addition the previous approval
indicated the homes would be sprinkled. Staff stated a secondary emergency
access was now being requested. Staff stated the access had been approved by
the Fire Department. Staff stated with the second access the homes were no
longer required to be sprinkled.
Public Works comments were addressed. Staff stated all previous comments to
the preliminary plat continued to apply. Staff stated Lot 491 was located on the
north side of the bridge. Mr. Hickey stated this property wa s maintained by the
original property owner and was not transferred to this developer at the time of
the original purchase.
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 were few outstanding technical issues associated with the request in need
of addressing from the October 12, 2016, Subdivision Committee meeting. The
request is to revise the previously approved preliminary plat for the Ison Creek
Subdivision. The applicant is continuing to request approval of the previo usly
approved variances and is requesting Lot 9 to also have a reduced rear yard
setback of 15-feet. The previous approval allowed a number of the lots, abutting
dedicated green spaces to be developed with rear yard setbacks of 15 -feet.
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
8
The original proposal for the subdivision indicated the homes would be sprinkled,
as required by the 2012 fire code unless two (2) means of access can be
provided to a subdivision containing 30 or more lots. The developer of the
subdivision has secured a fire access easement at the southeast corner of the
development via the property located to the south which has an access drive to
the traffic light at Cantrell and Taylor Loop Roads. The fire department has
reviewed the request and has determined the means of secondary access is
acceptable. The drive will be developed as secondary access only and will not
be opened as a public access to this development or any other property in the
area without prior approval by the Little Rock Planning Commission through a
public hearing process. With the fire access easement there will not be a need to
sprinkle the homes in the subdivision.
Section 31-121 outlines the procedures for staging or phasing a proposed
subdivision. The ordinance states the subdivider may, and in conformance with
the provisions of the subdivision ordinance, seek final approval for only a portion
of the property for which the preliminary plat was approved. For residential plats,
however, such stages shall contain at least five (5) percent but in no ca se less
than five (5) lots of the total number of lots contained within that phase of the
approved preliminary plat seeking final plat approval. Plats containing fewer than
six (6) lots shall not be phased unless specifically authorized by the Planning
Commission.
According to the applicant due to weather limitations the developer is requesting
the phasing of the project in order to final plat a portion of the original proposal as
quickly as possible. Lots 1 – 20 are proposed in the first phase. The rema ining
lots, Lots 21 – 48 will be final platted at a later date. The lots range in size from
just over 7,000 square feet to just over 10,600 square feet.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval to allow phasing of the previously approved preliminary
plat. The applicant is seeking to continue the previously approved variances for
the preliminary plat approval. The applicant is also seeking to add one (1)
additional lot to the variance request to allow a reduced rear yard setback. Staff
does not feel the additional variance will significantly impact this development or
the area. To staff’s knowledge there are no additional outstanding technical
issues associated with the request. Staff feels the development schedule as
proposed by the applicant 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
9
Staff recommends approval of the previously approved variances with regard to
building setbacks and the addition variance for Lot 9 to allow a reduced rear yard
setback. Staff also continues to recommend approval of the variance request
from the City’s Land Alteration Ordinance to allow advanced grading of the site.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There was one registered objector 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 previously approved
variances with regard to building setbacks and the addition of the variance request for
Lot 9 to allow a reduced rear yard setback. Staff stated they continued to recommend
approval of the variance request from the City’s Land Alteration Ordinance to allow
advanced grading of the site.
Ms. Melinda Morrell addressed the Commission with concerns. She stated her home
was located at the intersection of the new street serving the subdivision and Pinnacle
Valley Road. She stated there were three (3) questions concerning the proposed
development she wished to have answered. She stated the number of proposed lots
had not been consistent. She stated the notice form indicated 59 -lots. She stated staff
had indicated 49-lots. She stated she bought her home and then the spring rains came
and the creek adjacent to her home became a concern. She stated as with all rains the
creek carried a great deal of trash, trees and bushes. She questioned who would keep
the creek clear. She stated with the bridge her concern was the debris would get
caught by the bridge and cause damage and flooding. She question the location of a
proposed electrical pole and the relation of the pole to her property. She stated she
was also concerned with access to the subdivision and the proximity to her property.
Mr. Keith Wingfield addressed the Commission stating the City was responsible for
maintenance of the creek. He stated the development had provided the City with a
25-foot access easement on both sides of the creek to allow access for the specific
purpose of maintaining the creek. He stated the easement provided was located
outside the floodway. Mr. Wingfield stated Entergy had not determined the location of
the proposed power pole but when the location was determined he would ensure
Ms. Morrell knew the location and flags would be placed at the location determined by
Entergy to ensure the proper placement. He stated across Ms. Morrell’s lot there was a
25-foot access and utility easement. He stated a water line had been installed within
the easement. He stated Central Arkansas Water had verified the location of the water
line and determined the water line had been placed within the easement. Mr. Wingfield
stated the development was proposed with 49 -lots and a number of tracts. He stated
the original approval allowed for 5 1-lots and a number of tracts. He stated the
inconsistency of reporting the number of lots was the tracts were not always included.
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
10
He stated the loss of lots was due to access and the placement of the bridge to serve
the new subdivision.
There was a general discussion by the Commission concerning the development and if
the developer had secured the proper permits. Mr. Wingfield stated he had secured a
404 permit from the Corp of Engineers and a Conditional Letter of Map Revision from
FEMA. He stated he had dedicated the floodway to the City along with the 25 -foot
maintenance easement.
There was no further discussion. The Chair entertained a motion for approval of the
item as recommended by staff including all staff recommendations and comments. T he
motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
November 3, 2016
ITEM NO.: 3 FILE NO.: S-1782
NAME: Alexander Mountain Preliminary Plat
LOCATION: Located on the South end of Main Street, Alexander, AR, within the City of
Little Rock, City limits
DEVELOPER:
Capital Equity Management Group, Inc.
P.O. Box 1747
Modesto, CA 95353
SURVEYOR:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 11.441 acres NUMBER OF LOTS: 44 FT. NEW STREET: 2,568 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance to allow lot widths ranging from 50 to 60 -feet in width.
2. A variance to allow reduced side yard setbacks of 5-feet on all the proposed lots.
3. A variance to allow a 15-foot rear yard setback for all the proposed lots.
The applicant requested on October 20, 2016, deferral of this item to the December 15,
2016, public hearing to allow this item as well as a request for a Master Street Plan
amendment to be considered by the Commission at the December 15, 2016, meeting.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There were no registered objectors present. Sta ff presented
the item stating the applicant had requested on October 20, 2016, deferral of this item to
the December 15, 2016, public hearing to allow this item as well as a request for a
Master Street Plan amendment to be considered by the Commission at t heir
November 3, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1782
2
December 15, 2016 meeting. 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, 2 absent and 1 open position.
November 3, 2016
ITEM NO.: 4 FILE NO.: Z-6932-C
NAME: Arkansas Association of the Nigerians African Heritage House
LOCATION: 9802 Geyer Springs Road
DEVELOPER:
Arkansas Association of the Nigerians
c/o Woods Group Architects
2200 South Main Street
Little Rock, AR 72206
SURVEYOR:
Harbor
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 0.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.06
CURRENT ZONING: Revised PCD
ALLOWED USES: Specified C-3, General Commercial District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Allow an addition to the existing building
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property at 9802 Geyer Springs Road contains a 2,400 square foot commercial
building and paved parking lot that were constructed prior to the property being annexed
into the City in 1980. The structure was built as a convenience store with gas pumps in
the 1970’s. Subsequent to the convenience store closing, the building has housed a
number of commercial uses including a restaurant, a bar and a pawnshop. When the
property was annexed into the City, it was zoned R-2, Single-family and rendered
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
2
nonconforming. The nonconforming C-3, General Commercial Zoning District status
was maintained by the continuous occupancy of the site by the commercial uses. On
December 12, 2000, the Board of Directors adopted Ordinance No. 18,394 rezoning the
site from R-2, Single-family to PCD, Planned Commercial Development. The approved
PCD utilized the existing as-built survey as the site plan and limited the uses of the
property to a specific list of uses proposed by the applicant. The approved PCD
expressly prohibited any alcoholic beverage sales from the property. The following
listed uses were approved uses for the site: Antique shop, Appliance repair, Barber and
beauty shop, Cabinet and woodwork shop, Clothing store, Day nursery or day care
center, Convenience store with gas pumps, Food store, Hobby shop, Key shop, Pawn
shop, Photography studio, Secondhand store, Tool and equipment rental (inside only).
Ordinance No. 18,536 adopted by the Little Rock Board of Directors on August 21,
2001, revised the previously approved PCD to allow the addition of eating place, inside
to the permitted uses allowed for the site.
Ordinance No. 19,316 adopted by the Little Rock Board of Directors on May 3, 2005,
added fraternal organization to the allowable uses for the site. The Arkansas
Association of Nigerians had purchased the site and requested to utilize the site for their
weekly meetings. The request included the allowance of all previously approved uses
to continue as allowable alternative uses for the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previo usly approved PCD, Planned
Commercial Development to allow an addition to the existing building.
The addition is approximately 1,600 square feet and is comprised of a meeting
room, two (2) women’s restrooms, two (2) men’s restrooms and office space.
The existing building contains approximately 2,500 square feet of floor area.
(4,100 total floor area proposed) The plan indicates the placement of 19 on -site
parking spaces to serve the use.
Previously the applicant indicated the membership was a non-profit organization
with the intent to utilize the property as a cultural center. The applicant indicated
the building would be used for educational purposes, with speakers coming from
all over the world.
B. EXISTING CONDITIONS:
The property is located on the west side of Geyer Springs Road, several blocks
south of Baseline Road. Several tracts of undeveloped land and a developed
residential neighborhood characterize the immediate area. The properties
adjacent to the north and west are undeveloped and zoned R-2, Single-family.
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
3
There is a church to the south. To the east of the site, across Geyer Springs
Road, is a single-family subdivision and an apartment complex.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Allendale
Neighborhood Association, the OUR Neighborhood Association, the Santa
Monica Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
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 this site.
Entergy: Entergy does not object to this proposal. A three phase overhead
electrical line runs along the north and west edges of this property and proposed
building extension. There do not appear to be any existing conflicts with Entergy
facilities on this property. However, extreme caution shoul d be used when doing
construction work near electrical power lines so that proper clearances are
maintained. Also, please contact Entergy in advance to discuss the exact
location of the building expansion so that access to Entergy’s electrical facilities
can be maintained for the future. Discussion will also need to take place
regarding 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: 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
4
County Planning: No comment.
Rock Region Metro: The site is located on the Mabelvale-Midtown (Route #22)
and the Mabelvale-Downtown (Route #17) Rock Region Metro Routes.
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 Geyer Springs West Planning
District. The Land Use Plan shows Park/Open Space (PK/OS) for this property.
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 revision to the PCD zoning (Planned Commercial
Development) to allow an addition to the existing building for additional meeting
space.
Master Street Plan: To the east of the property is Geyer Spring Road and it is a
Minor Arterial Road 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 pede strians on Geyer Springs
Road since it is a Minor Arterial. 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.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
Existing vehicular use areas may continue as nonconforming until such time as a
building permit is granted to enlarge or reconstruct a structure on the property
exceeding ten (10) percent of the existing gross floor area. At such time ten (10)
percent of the existing vehicular use area shall be brought into compliance with the
landscape ordinance and shall continue to full compliance on a graduated scale.
2. An approximate 1,600 square foot addition is proposed to the 2,460 square foot
building. A minimum of sixty-five (65%) of the parking shall be brought into
compliance with the landscape code.
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
5
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the
landscaping and buffer must also come into compliancy accordingly.
4. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
5. 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: (October 12, 2016)
The applicant was present representing the request. Staff presented an
overview of the item stating there were additional technical items necessary to
compete the review process. Staff stated the parking proposed for the site did
not meet the typical minimum parking required for this type use. Staff questioned
if additional parking was being proposed off -site. Staff also requested additional
information concerning the proposed use of the site, the hours of activities and
the activities taking place at the site. Staff sta ted the parking spaces located at
the ends of the parking areas did not allow for adequate back -out area. Staff
requested additional information concerning any proposed fencing.
Public Works comments were addressed. Staff stated Geyer Springs Road was
classified on the Master Street Plan as a minor arterial. Staff stated a dedication
of right of way to 45-feet from centerline was required. Staff stated any broken
curb, gutter and sidewalk was to be replaced prior to the issuance of a certificate
of occupancy.
Landscaping comments were addressed. Staff stated as the building was
expanded and the building was being rehabilitated additional landscaping and
upgrades to the landscaping would be required. Staff stated with the additional
floor area a minimum of sixty-five (65) percent of the site was to come into
compliance with the landscape ordinance requirements.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or age ncies 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
the technical issues associated with the request which were raised at the
October 15, 2016, Subdivision Committee meeting. The applicant has reduced
the number of parking spaces to allow for additional landscaping and to allow
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
6
proper backing from the end parking stalls. The applicant has also indicated
there will not be any fencing added to the site at this time.
The request is to amend the previously approved PCD, Planned Commercial
Development, to allow a building addition to the existing building. The building
addition is approximately 1,600 square feet and will be used for meeting space,
two (2) women’s restrooms, two (2) men’s restrooms and administrative office
space. The existing building contains approximately 2,500 square fe et of floor
area allowing for a total of 4,100 square feet of floor area upon completion of the
addition.
The plan indicates the placement of 19 on-site parking spaces to serve the use.
Per the Zoning Ordinance parking for lodge halls, exhibition halls, clubs (and
similar places of public assembly) typically requires the placement of one (1)
space per one hundred (100) gross square feet of floor area. Based on the
square footage of the building with the addition the typical parking required would
be 41 parking spaces. The applicant is working with a church which is located
south of this site to determine if a parking agreement can be reached.
The applicant has indicated building signage will be utilized for the site. The
building signage will comply with building signage typically allowed in commercial
zones or a maximum of ten (10) percent of the façade area. The applicant has
indicated should a ground sign be added in the future signage will comply with
signage allowed in commercial zones with a maximum height of 36-feet and a
maximum sign area of 160 square feet.
The applicant states the site will be utilized by the Arkansas Association of
Nigerians African Heritage House for their fraternal organization meetings. The
meetings are typically held in the evening after 5:00 pm and on Saturday. The
organization also host seminars which are also typically held in the evening after
5:00 pm or on weekends from 8:00 am to 8:00 pm.
There is a dumpster located on the site. Currently the dumpster i s not screened.
The site plan notes the dumpster will be screened per the typical ordinance
standards with the new construction.
Staff is supportive of the applicant’s request provided the applicant can secure
parking to accommodate the use. As noted the ordinance would typically require
the placement of 41 parking spaces to serve the intended use. The plan as
indicated proposes the placement of 19 on-site parking spaces. According to
the applicant for most activities the 19 on -site parking spaces will accommodate
the users. On occasional seminars parking may become an issue. Staff
recommends prior to the issuance of a building permit for the addition the
applicant secure a long term lease for a minimum of 22 parking spaces. If at any
November 3, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6932-C
7
time the lease is voided or discontinued, the PCD must be brought back to the
Commission for review and approval.
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 prior to the issuance of a building permit the applicant provide
staff with a long term lease for 22 parking spaces. If at any time the lease is
voided or the use of the property is discontinued, th e PCD must be brought back
to the Commission for review and approval.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 that prior to the issuance of
a building permit the applicant provide staff with a long term lease for 22 parking
spaces. Staff stated if at any time the lease was voided or the use of the property was
discontinued, the PCD was to be brought back to the Commission for review and
approval. 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, 2 absent
and 1 open position.
November 3, 2016
ITEM NO.: 5 FILE NO.: Z-8472-C
NAME: Mid-town at Fair Park Revised Short-form PCD
LOCATION: Located on the Southwest corner of I-630 and Fair Park Boulevard
DEVELOPER:
Arkansas Specialty Orthopedics
c/o Sue Hibbs
600 South McKinley Street
Little Rock, AR 72205
SURVEYOR:
Crafton, Tull and Associates, Inc.
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
ARCHITECTS:
Cromwell Architects and Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 4.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 18
CURRENT ZONING: Revised PCD
ALLOWED USES: Hotel, Restaurant, Parking lot
PROPOSED ZONING: Revised PCD
PROPOSED USE: Revised the site plan to allow a medical office building on
Lots 3 - 5
VARIANCE/WAIVERS: None requested.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
2
BACKGROUND:
Ordinance No. 20,150 adopted by the Little Rock Board of Directors on September 1,
2009, rezoned this site from R-3, Single-family, R-6, Multi-family, O-1, Quiet Office and
C-3, General Commercial District to PCD, Planned Commercial Development. The
project consisted of a redevelopment of a number of blocks located within the Perry
Heights Subdivision. The abandonment of right of way for a portion of Maryland
Avenue, South Taylor Street and Fillmore Street along with the alleys within the area
was also approved by the Board of Directors through the adoption of Ordinance No.
20,151. In addition to the rights of way the easements were also abandoned. The
developers reconstructed portions of Maryland Avenue and South Taylor Street and
created a five lot subdivision. The approved uses were a hotel, a drive-in restaurant, a
drive-through restaurant and two (2) new parking facilities to support St. Mark’s Baptist
Church. The building proposed for Lot 5 contained approximately 4,000 square feet
with 61 parking spaces. The building was proposed as a drive-through restaurant. The
building proposed for Lot 4 contained approximately 1,200 square feet and 39 parking
spaces. The development was proposed as a drive-in restaurant. The building
proposed for Lot 3 was proposed as a four (4) story 81-room hotel with 90 parking
spaces. The request included the allowance of C -3, General Commercial District uses
as allowable alternative uses for the site. The maximum building height approved was
55 feet. Lot 2 was proposed containing 67 parking spaces and Lot 1 containing
158 parking spaces to serve the church. The new parking areas have been
constructed. The remainder of the development has not occurred.
The signage plan was approved with 36 -foot tall pylon signs containing 160 square feet
in area for Lots 3 – 5 (individual signs) adjacent to I-630. A single ground mounted
monument sign was approved for each of the lots along Maryland Avenue/South Taylor
Street. The monument signs approved allowed a maximum height of ten (10) feet and
100 square feet in area. Building signage approved was on the facades of the buildings
with street frontages. A wall sign was proposed on the western façade of the proposed
hotel building. This façade did not have public street frontage. The maxim um wall
signage coverage approved was ten (10) percent of the façade area.
A variance from the Land Alteration Ordinance to allow grading of the entire five (5) lot
development with the issuance of a building permit for one or more lots was approved
by the Planning Commission on July 23, 2009. The grading of the lots did occur with
the development of the parking lots serving St. Mark’s Church.
Ordinance No. 20,267 adopted by the Little Rock Board of Directors on May 18, 2010,
allowed a revision to the previously approved PCD. The approval allowed St. Mark
Baptist Church, located at 5722 West 12th Street, to amend the previously approved
PCD by adding additional property to the original site plan and allow an expansion of
their facilities. The church planned the construction of a 3,000-seat worship center along
with education space for children and teens. Other ancillary space in the project
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
3
included, meeting rooms, choir suite, television ministry studio, indoor playground
space, offices and a catwalk system. The facility was to also house a gathering space
for the congregation. This entrance was to be oriented toward the 10 th Street/Fair Park
intersection and was to create a new “front door” for the church.
The proposed project included the demo lition of existing structures, the abandonment of
existing streets and easements, the addition of landscaped areas, the installation of a
fountain and cross structure and additional off -street parking. The church did not
completely follow the previously approved site plan. Since the time of approval the
church has constructed a youth center but has not demolished the existing church
sanctuary.
On April 21, 2011, the Little Rock Planning Commission denied a request to revise the
previously approved PCD for the northern portion of the site to allow the placement of
restaurant space and a convenience store with gas pumps on the site. The denial was
not appealed to the Board of Directors.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD for the
northern portion of the site, Lots 3 – 5, to allow the construction of a 120 -foot by
120-foot building envelope for a 4-story medical office building. The plan
indicates the placement of 61 staff parking spaces, 31 handicap parking spaces
and 173 patient parking spaces. The hours of operation are from 6 am to 8 pm
Monday through Friday and from 8 am to 12 pm on Saturday.
B. EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard
St. Mark’s Church has removed a number of buildings to allow for future
expansion of the church. On the east side of Fair Park Boulevard are vacant and
occupied single-family residences. Along West 10th Street on the north side is a
refrigeration company, a plumbing warehouse, mini -storage, a multi-story office
building and a hotel. On the south side of West 10th Street are church related
uses, the sanctuary of St. Mark’s Baptist Church, a cemetery and a multi -story
office building.
Both West 10th Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. Maryland Avenue has been reconstructed to
City standards complete with curb, gutter and sidewalk extending from Fair Park
Boulevard to West 10th Street.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
4
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the University District, the
Oak Forest Neighborhood Association, the Fair Park Residents Association, the
Curran Conway Neighborhood Association and the Universit y District
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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.
3. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right -of-
way from Traffic Engineering, Travis Herbner at 501.379.1805 or
therbner@littlerock.org.
4. Stormwater detention ordinance applies to this property. Show pr oposed
location of the detention facility.
5. 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.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
7. Proposed private improvements show to be within the existing right -of-way.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of
Maryland Avenue with Fair Park Boulevard.
9. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
public sewer service is required for this project. Capacity fee analysis required.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. An existing power line exists
on Fair Park Boulevard to the east of this proposed development site. There do
not appear to be any conflicts with existing electrical facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceed.
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. 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. 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.
7. Due to the nature of this facility, installation of an approved red uced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
6
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 annu ally thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
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. 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. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
7
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. 30-foot 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 surf ace 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.
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.
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
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
8
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: The site is located near Rock Region Metro Routes #17 –
Mabelvale-Downtown, #25 – Pinnacle Mountain Express, #26 – Oak Grove
Maumelle Express and #3 – Baptist Medical Center.
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 I-630 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 en tirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
revision to the PCD zoning (Planned Commercial District) to revise the site plan
and allow for the construction of a medical office building.
Master Street Plan: To the east of the property Fair Park Boulevard and it is a
Minor Arterial, to the south of the property is W est 10th Street and it is a Collector,
to the north of the property is I-630 and it is a Freeway 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 Fair Park Boulevard since it is a Minor Arterial. The primary
function of a Collector Road is to provide a connection from Local Streets to
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 between the north property line of this
property and I-630. A Bike Path is to be a paved path physically separate for the
use of bicycles.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
9
Landscape:
1. Site plan must comply with the City’s land scape 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 dimensio n 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 acceptable. A minimum twenty -eight (28) foot buffer is
required adjacent to the Fair Park Boulevard right-of-way.
3. Street buffers shall be a minimum of thirty (30) feet in width when abutting
an expressway except within mature areas. A twenty-five (25%) percent
reduction of the perimeter width requirements is acceptable. A minimum
twenty-three (23) foot buffer is required adjacent to the I-630 right-of-way
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.
5. 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.
6. 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 acceptable.
7. 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 wid th. 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.
8. Dumpsters, loading docks, heating and air conditioning units, external
storage of materials, communications equipment and similar outside
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
10
activities and appurtenances shall be screened from abutting properties and
streets.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
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: (October 12, 2016)
The applicants were present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested information concerning the proposed
building height, any proposed fencing and the proposed signage plan. Staff
stated all site lighting was to be low level and directional, directed downward into
the site. Staff questioned if there would be any area of covered drop -off for the
patients.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing on the site. Staff stated any broken curb,
gutter or sidewalk was to be repaired prior to the issuance of a certificate of
occupancy. Staff stated the City’s Stormwater Detention Ordinance would app ly
to the development of the site. Staff stated no obstruction to visibility could be
located within a triangular area 50-feet from the intersecting right of way lines.
Landscaping comments were addressed. Staff stated street buffers were
required along all street sides. Staff stated since the site was located within the
designated Mature Area the buffers could be reduced to no less than six feet
nine inches (6-feet 9-inches). Staff stated a perimeter planting strip was required
along any side of a vehicular use area that abutted adjoining property or the
street right of way. Staff stated eight percent (8%) of the vehicular use area was
to be designated as green space.
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.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
11
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the October 12, 2016, Subdivision
Committee meeting. The revised plan includes a covered area for patient
drop-off. The applicant has provided the proposed signage plan, noted the
proposed fencing plan and indicated the maximum building height.
The request is to amend the previously approved PCD for the northern portion of
the site, Lots 3 – 5, to allow the construction of a 120-foot by 120-foot building
envelope with a 4-story office building. The applicant has indicated the maximum
building height of the eastern side of the building will be 64 -feet and the western
side 80-feet. The site slopes downward from east to west which allows the
placement of parking on the lower level of the building entered from the west side
of the building.
The plan indicates the placement of 22 staff surface parking spaces, 39 covered
staff parking spaces, 35 handicap parking spaces and 162 patie nt parking
spaces. The site is proposed with 20 doctors. Parking for a medical office use is
typically based on six (6) parking spaces per doctor or dentist. With 20 doctors
utilizing the site 120 parking spaces would typically be required to serve the
development. The plan indicates 258 parking spaces to serve the development.
The applicant is requesting signage on all four (4) facades of the building. The
site has street frontage on three (3) sides. The only façade without direct street
frontage is the western façade. There is however, a right of way for Fillmore
Street which ends at this property’s southern boundary. The total signage on all
facades will be limited to a maximum of ten percent of the façade area on which
the sign will be placed. The plan indicates the placement of ground signage
not to exceed six (6) feet in height and sixty-four (64) square feet in
three (3) locations, all placed in areas with street frontage.
The hours of operation are from 6 am to 8 pm Monday through Friday and from
8 am to 12 pm on Saturday. Dumpster service will be limited to Monday through
Friday from 7 am to 6 pm.
The site plan indicates the placement of a street buffer along Fair Park Boulevard
with an average buffer width of approximately 25-feet varying from 22-feet to a
maximum of 27-feet. The street buffer along I-630 has an average buffer width
of 24-feet varying from 17-feet at the northeast corner of the site to 38-feet along
the building. The buffer along Maryland Avenue is indicated at 9-feet.
November 3, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8472-C
12
Staff is supportive of the applicant’s request. The site plan as presented allows
for the development of a medical office in -lieu of a hotel and two (2) restaurant
spaces. In staff’s opinion the applicant has done an adequate job in addr essing
the technical issues associated with the proposed site development. The parking
as proposed far exceeds the typical parking required for a medical office building
but according to the applicant the medical office is heavily staffed to provide the
required services to the patients. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development 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.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 8 ayes, 0 noes, 2 absent and
1 open position.
November 3, 2016
ITEM NO.: 6 FILE NO.: Z-8738-A
NAME: Little Rock Salsa Short-form PCD
LOCATION: 614 President Clinton Avenue
DEVELOPER:
Little Rock Salsa
614 President Clinton Avenue
Little Rock, AR 72201
SURVEYOR:
Tyler Surveying
240 Skyline Drive, Suite 3000
Conway, AR 72032
AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 – Downtown CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Uses as allowed in the Residential, Office, Commercial and
Industrial zoning districts – all indoor uses
PROPOSED ZONING: PCD
PROPOSED USE: Add private club as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from UU, Urban Use District to
PCD, Planned Commercial Development District, to allow the use of t he existing
building for the hosting of ballroom and Latin dance classes and socials. Little
Rock Salsa promotes community hospitality between members and guests
through sponsoring dance classes, including Salsa/Latin/Tango/Cha
Cha/Bachata with dances after instruction. Little Rock Salsa has been operating
for over 6-years through partnerships with difference venues. Previous partners
November 3, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8738-A
2
include Vieux Carre, Union Bistro, Rev Room, Browning’s, Arkansas Arts Center
and Juanita’s. Little Rock Salsa Company most successful partnership was with
Juanita’s in the River Market location from 2013 to 2015. The company feels
there is a need for a dedicated space that can host the events they promote for
the benefit of their members, followers and the community in general.
Previously, the upstairs space at 614 President Clinton Avenue, was used
primarily as a concert venue. It is Little Rock Salsa’s intention to convert the
space into a ballroom using the dance floor that is already in place for
professional dancing and make it the primary focus of the facility. The
downstairs space will be operated independently as a restaurant that will serve
Argentinian/International food. Little Rock Salsa and the operators of the
restaurant will work together to create a space not seen in Arkansas before
where a unique type of food and entertainment will be available under one roof.
The applicant feels this is a singular opportunity to promote diversity and to
enrich the Little Rock Cultural scene and the River Market in particular.
In addition, the applicant has a history of using dancing for the benefit of the
community. The applicant has donated salsa lessons and entrance to the
ballroom and Latin nights for organizations such as ACANSA, PARK, Rotaract
Club of Little Rock and Ballet of Arkansas and has hosted a successful salsa
fundraiser after the Haiti earthquake. A dedicated space will offer Little Rock
Salsa Company the stability that any business requires in order to realize its full
intention and to allow it to find innovative new ways in which to benefit the
community through dance.
B. EXISTING CONDITIONS:
The building is located in the River Market District with the Arkansas River to the
north and President Clinton Avenue to the south. The site was former occupied
by a restaurant. Also located in this general area are restaurants, hotels, the
Museum of Discovery and the Arkansas Game and Fish Commission, Witt
Stephens Jr. Central Arkansas Nature Center.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Downtown
Neighborhood Association and the River Market Neighborhood Association were
notified of the public hearing.
November 3, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8738-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss any changes to
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: 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: The site is not located on a dedicated Rock Region Metro
Route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. 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
November 3, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8738-A
4
Planning Division: This request is located in Downtown Planning District. The
Land Use Plan shows Mixed Use Urban (MXU) for this property. The 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. The applicant has applied for a revision of PCD
(Planned Commercial District) to add a private club as an allowable use retaining
the UU (Urban Use District). The request is within the River Market Design
Overlay District.
Master Street Plan: To the south of the property is President Clinton Avenue and
it is a Local Street, to the east of the property is I-30 and it is a Freeway 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 consid ered 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: (October 12, 2016)
The applicant was present representing the request. Staff presented an
overview of the item stating there were addit ional items necessary to complete
the review process. Staff stated the request was for a private club based on the
definition of the ABC’s rules and regulations. Staff stated the applicant was not
providing food service and was proposing the sale of liquor which required a
private club license from the State. Staff stated there were few outstanding
technical issues associated with the request. Staff stated signage was to comply
with the River Market Design Overlay District requirements.
Public Works noted there were no comments or required improvements based on
the proposed use of the building.
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.
November 3, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8738-A
5
H. ANALYSIS:
The applicant provided additional information concerning the request as raised at
the October 12, 2016, Subdivision Committee meeting. The applicant is
requesting to rezone the site from UU, Urban Use District to PCD, Planned
Commercial Development to allow the use of the “top” floor of the building as a
private club. (The lower level will be leased by a separate entity and will be
operated as a restaurant.) The applicant is requesting from the Arkansas State
Alcohol Beverage and Control Commission (ABC) approval of a liquor license.
The ABC issues permits for restaurant or for privat e club activities. The applicant
is proposing the sale of alcohol without the sale of food thus the need for a
private club permit from the State. The City recognizes zoning for this type
activity based on the State issued permit. A cover charge will be charged to
each person desiring to enter the business. The applicant will also maintain the
business with a membership log as required by the State licensing board.
The Zoning Ordinance defines the separation requirements for private clubs.
The separation requirement are determined by the P lanning Commission so as
not to adversely impact the neighborhood. Private club review by the
Commission should consider the following requirement:
a. A private club shall not be located within seven hundred fifty (750) feet of
the following:
i. A church or other religious facility.
ii. A sexually-oriented business as defined by Chapter 17 of the Code
of Ordinances.
iii. A public or private elementary, secondary or postsecondary school,
a day care center or any facility that operates programs for children
or youth.
iv. Any single-family or multifamily residential use, except a hotel or
motel, or a residential use that is within a unified development that
contains both the private club and the residential use.
b. For the purposes of subsection (a), measurement shall be made in a
straight line, without regard to intervening structures or objects, from the
nearest portion of a building or structure proposed for occupancy as a
private club to the nearest property line of any use listed in subsection (a).
The site is located within 750-feet of multi-family housing and the Clinton School
of Public Service.
The applicant has indicated the business will be open daily until 2:00 am. The
applicant states in the beginning the business will operate primarily on Friday
November 3, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8738-A
6
evenings but the request is for the allowance of additional days for operation
should the business decide to grow and expand.
Staff is supportive of the applicant’s request. The applicant is seeking appr oval
to add a private club as an allowable use for this site. The company, Little Rock
Salsa Company, intends to use the upper floor of the existing building to offer
salsa dancing and also offer the sale of liquor without food service. Staff is
supportive of this applicant but would request the transfer of the business or
ownership the approval be reviewed via a revision to the PCD zoning for any new
owner.
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 should there be a transfer of the business or ownership the
approval must be reviewed via a revision to the PCD zoning.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 paragra phs D, E and F of
the agenda staff report. Staff presented a recommendation should there be a transfer
of the business or ownership the approval was to be reviewed via a revision to the PCD
zoning. 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, 2 absent and
1 open position.
November 3, 2016
ITEM NO.: 7 FILE NO.: Z-9172
NAME: Orndorff Construction Short-form PD-R
LOCATION: Located in the 500 Block of East 16th Street
DEVELOPER:
Mike Orndorff Construction
609 East 16th Street
Little Rock, AR 72202
SURVEYOR:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 0.4949 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 46
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family and two-family
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – allow the creation of four (4) residential lots from
three (3) existing lots
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-4, Two-family to PD-R,
Planned Development Residential, to allow the creation of four (4) single -family
November 3, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9172
2
lots from three (3) existing platted lots. The lots are proposed with areas ranging
from 5,450 square feet to 6,943 square feet. The applicant is requesting the
placement of a 15-foot front building setback, a 30-foot rear yard setback and
side yard setbacks of five (5) feet.
B. EXISTING CONDITIONS:
The property is located at the intersection of East 16th Street and Park Lane. The
site is vacant. There are single-family homes located to the north and west of
this site. To the south is a church and there are vacant lots located to the east of
this site. 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 1 6th Street or
Park Lane.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the Mac Arthur Park
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Park Lane is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Park Lane and East 16th Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. The existing steps, concrete paving
not a part of the sidewalk, and curb cuts not proposed to be used should be
removed. The curb and sidewalk on East 16th Street appears to be missing
or damaged. If missing or damaged the curb should be replaced.
4. Sidewalks with appropriate handicap ramps are required to be completed
adjacent to East 16th Street in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
5. All driveways shall be concrete aprons per City Ordinance.
6. Will the proposed shared driveway be shared with the property to the west?
7. City of Little Rock residential trash service will be provided from the public
street frontage.
November 3, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9172
3
8. A minimum 20 foot wide access/utility easement should be platted in place of
Parcel F.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements, in order
that each separate dwelling must have its own sewer service. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. An overhead, single phase
power line exists on the north side of this development and a pole line with
secondary service exists on the west side. There do not a ppear to be any
conflicts with existing facilities. 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: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
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 Fir e
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: The site is not located on a dedicated Rock Region Metro
Bus Route.
November 3, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9172
4
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows RL (Residential Low). The Residential Low 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-4 (Two-Family District) to PD-R
(Planned Development Residential) to allow the creation of five (5) lots from
three (3) existing lots for future development of single family homes.
Master Street Plan: To the south of the property is East 16th Street, to the east of
the property is Park Lane and they are both shown as Local Streets on the
Master Street Plan. 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 fo r 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: (October 12, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the technical review. Staff
requested the applicant provide the buildable areas on the proposed site plan.
Staff questioned the buildability of the lot at the intersection of East 16 th Street
and Park Lane. Staff also requested the applicant provide the proposed
construction materials for the new homes.
Public Works comments were addressed. Staff stated a 20 -foot radial dedication
of right of way was required at the intersection of East 16th Street and Park Lane.
Staff stated any broken curb, gutter or sidewalk that was damaged in the public
right of way was to be repaired prior to the issuance of a certificate of occupancy.
Staff stated all driveways were to be concrete aprons to meet current City code.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
November 3, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9172
5
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 associated with the request raised at the October 12, 2016, Subdivision
Committee meeting. The applicant has reduced the number of lots from
five (5) to four (4). The revised plan also indicates the buildable areas for each of
the lots.
The request is a rezoning of the site from R-4, Two-family to PD-R, Planned
Development Residential, to allow the creation of four (4) single-family lots from
three (3) existing platted lots. The lots are proposed with areas ranging from
5,450 square feet to 6,943 square feet. The applicant is requesting the
placement of a 15-foot front building setback, a 30-foot rear yard setback and
side yard setbacks of five (5) feet.
Tract 1 is indicated with 6,943 square feet. Tract 2 containing 5,855 square feet,
Tract 3 containing 5,450 square feet and Tract 4 containing 6,268 square feet.
The plat indicates the placement of a ten (10) foot access, drainage and utility
easement to serve the new lots. The applicant indicates the drive will function as
an alley. The alley will be one -way extending from East 16th Street connecting to
Park Lane. The homes will be rear loaded. No driveway access will be taken
from East 16th Street or from Park Lane.
The applicant has indicated the homes will be constructed of materials
complimentary to the existing neighborhood. The materials will include, brick,
hardi-board, vinyl siding and/or stone accents.
Staff is supportive of the applicant’s request. The applicant i s seeking approval
of a PD-R zoning to allow the creation of four (4) single -family lots from
three (3) existing lots. The site previously contained five (5) homes. The walks
are still in place along East 16th Street and Park Lane. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the proposed development of 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9172
6
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There were no registered objectors present. Staff noted a
point of correction. Staff stated the side yard setback proposed for Tract 4 was 4 -feet
on each side of the lot. 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 a genda 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 8 ayes, 0 noes, 2 absent and 1 open position.
November 3, 2016
ITEM NO.: 8 FILE NO.: Z-9171
NAME: Levi Short-form PD-R
LOCATION: 622 South Valentine Street
DEVELOPER:
The C Street Group, LLC
c/o Lance Levi
P.O. Box 25761
Little Rock, AR 72225
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 48
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family - allow the creation of two (2) residential lots from an
existing single lot
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from R -3, Single-family to PD-R,
Planned Development Residential, to allow the creation of two (2) residential lots
from an existing 46.8-foot by 131-foot platted lot. The site currently contains a
single-family home addressed from South Valentine which will be removed. The
new lots will be platted with West 7th Street address. The new lots are proposed
65.5-feet wide and 46.8-feet deep containing a lot area of 3,065 square feet. The
November 3, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9171
2
request includes a 11.8-foot front yard setback, a 5-foot rear yard setback and
6.75-foot side yard setbacks.
The applicant indicates the new homes will contain 1,000 to 1,200 square feet of
floor area and each will contain a single car carport. The homes are being built
with the intention of selling them to future homeowners.
B. EXISTING CONDITIONS:
The site contains a single-family home fronting on Valentine Street. The area
contains a number of single-family homes as well as several duplex units. There
are two (2) churches located to the north and northeast of this site. To the south
is a residential building owned by the Arkansas Association of Kidney Patients.
There are no sidewalks in place within the general area.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the Capitol View Stifft
Station 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
Valentine Street and West 7th Street.
2. The minimum building setback is 20 f eet for vehicle parking outside of the
public right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements, in order
that each separate dwelling must have its own sewer service. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. An existing single phase,
power line exists in the alley on the west side of this property. It does not appear
to be in conflict with the proposed development. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9171
3
AT & T: No comment received.
Central Arkansas Water: 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: The site is located near Rock Region Metro Route #5 – the
West Markham Route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property.
This category provides for single family homes at densities not to e xceed
six (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
six (6) units per acre. The applicant has applied for a rezoning from R-3 (Single
Family District) to PRD (Planned Residential Development) to allow the existing
lot to be reconfigured and allow the construction of two (2) new single -family
homes on the new lots.
Master Street Plan: To the East of the property is South Valentine Street and to
the south of the property is West 7th Street and they are both shown as Local
Streets on the Master Street Plan. 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: A Class III Bike Lane is shown along South Valentine Street.
These Bike Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
November 3, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9171
4
G. SUBDIVISION COMMITTEE COMMENT: (October 12, 2016)
Mr. Lance Levi 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 the building setback for the carport
should be increased to allow a 20-foot front building setback which would allow
cars to not block the sidewalk. Mr. Levi stated there were no sidewalks in the
area. Staff stated the building setback should be increased to allow for proper
clearance should a sidewalk be installed.
Staff questioned the proposed building materials. Mr. Levi stated the materials
would be a combination of siding and brick with a low pitch roof to match the
character of the neighborhood. Mr. Levi stated his request was to include
fencing and accessory structures as allowed in residential zones.
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 chose not to revise the site plan to allow for the 20-foot front
building setback as requested by staff at the October 12, 2016, Subdivision
Committee meeting. The applicant is seeking approval of the rezoning of the site
from R-3, Single-family to PD-R, Planned Development Residential, to allow the
creation of two (2) residential lots from an existing 46.8 -foot by 131-foot platted
lot.
Located on the site is a single-family home fronting on South Valentine which is
proposed to be removed. The new lots are proposed with fro nts along West 7th
Street. The applicant indicates the new homes will contain 1,000 to 1,200 square
feet of floor area and each will contain a single car carport.
The new lots are proposed with a 65.5 -foot width and a 46.8-foot deep. The new
lot areas proposed are 3,065 square feet each. The proposal includes 11.8 -foot
front yard setbacks, 5-foot rear yard setbacks and 6.75-foot side yard setbacks.
Staff is not supportive of the applicant’s request. The applicant has chosen not
to include the 20-foot front building line as typically requested by staff on newly
created lots. The plat indicates the front building setback at less than 12 -feet. A
second concern is with the overall livability of the new lots. The proposal
includes the placement of the new homes on lots with little outdoor living space.
This area of Capitol View Stifft Station has developed with single -family homes
November 3, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9171
5
on single lots as were previously platted. In areas of the neighborhood in which
homes have been built in a different configuration the homes have been
constructed on lots which continue to provide a depth of 75 to 100 -feet and
allows areas for outdoor living. With the new homes located within 5 -feet of the
rear property line there is limited space for outdoor activities within the rear yard
areas of the future homes.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a written request dated
October 25, 2016, requesting deferral of this item to the December 15, 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, 2 absent and 1 open position.
November 3, 2016
ITEM NO.: 9 FILE NO.: Z-9173
NAME: Holmstrom Conditional Use Permit
LOCATION: 1905 West 2nd Street
DEVELOPER:
Capitol Properties of Arkansas
Gabriel Holmstrom
2102 Louisiana Street
Little Rock, AR 72206
SURVEYOR:
Bond Consulting Engineers
2601 T.P. White Drive
Jackson Ville, AR 72076
AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 48
PROPOSAL: The applicant is requesting approval of a Conditional Use Permit to
allow the conversion of an existing structure into a duplex on an R-3,
Single-family zoned lot.
VARIANCE/WAIVERS: None requested.
1. SITE LOCATION:
The property is located on the South side of West 2nd Street at 1905 West 2nd
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and u ses. There are single-
family homes located to the north of West 2nd Street and non-residential uses
located to the south of this site along West Markham Street. Along West
Markham Street is a contractor’s office and storage yard, a daycare, a liquor
store and an office use. Further east on the south side of West Markham Street
is the Arkansas State Capitol Complex. West of this site is a duplex, a
November 3, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9173
2
four (4) unit apartment building and an attorney’s office. Further west is a
multi-story office building. This lot is the last lot in this area zoned R-3,
Single-family with the remaining property on the south side of West 2 nd Street
being zoned C-3, General Commercial District or PCD, Planned Commercial
Development District. North of West 2nd Street is a mix of zoning including R-5,
High rise multi-family, R-4, Two-family District, R-3, Single-family District and
O-3, General Office District. There are also spots of I -2, Light Industrial District
zoned properties in the area. The proposal to convert t his existing structure to a
duplex appears to be compatible with the neighborhood.
All property owners located within 200-feet of the site along with the Capitol View
Stifft Station Neighborhood Association were notified of the public hearing.
3. ON SITE DRIVES AND PARKING:
Parking per the zoning ordinance for two (2) family dwellings is one and one -half
(1 ½) spaces per unit. Based on this requirement three (3) spaces would
typically be required for the two (2) units. The site plan indicates th e placement
of two (2) parking spaces located within a 20-foot by 20-foot parking pad in the
front yard area.
4. SCREENING AND BUFFERS:
No comment.
5. PUBLIC WORKS COMMENTS:
No comment.
6. UTILITY/FIRE DEPARTMENT/COUNTY PLANNING/CATA/BUILDING CODES:
Little Rock Wastewater: Sewer available to this site.
Entergy: It is unclear from the drawing received by Entergy what is being
requested at this property. The location and use of the existing structure at this
site does not cause any concern to Entergy. However, there is a power line on
the south side of West 2nd Street in front of this property. Any extension added to
the structure toward the street will need to be discussed with Entergy prior to
construction to ensure that proper clearances are maintained for the safety of all
concerned. 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.
November 3, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9173
3
AT & T: No comment received.
Central Arkansas Water: 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: The site is located near Rock Region Metro Routes #1 –
Pulaski Height Route and #8 - the Rodney Parham Route.
7. SUBDIVISION COMMITTEE COMMENT: (October 12, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were no additional technical issues associated with the request in need of
addressing related to the site plan. Staff stated the applicant was seeking
approval of a Conditional Use Permit to allow the conversion of an existing
structure into a duplex. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
8. ANALYSIS:
The applicant is requesting approval of a Conditional Use Permit to allow for the
remodeling of an existing structure to be used as a duplex. The property is
zoned R-3, Single-family which allows for duplex units if approved by the
Commission as a CUP. The applicant states the house was previously used as a
duplex. The building currently contains two (2) exterior doors on the front and
rear of the building.
Two (2) parking spaces are proposed to serve the duplex. The ordinance would
typically require the placement of one and one-half (1 ½) parking spaces per unit.
The parking is proposed via a parking pad located in the front yard area along
West 2nd Street. Although the ordinance would typically require the placement of
three (3) parking spaces to serve the duplex staff is supportive of the parking as
proposed.
The site plan indicates the placement of landscaping along the eastern and
western perimeter of the proposed parking pad to soften the appearance of the
new parking pad. The applicant has indicated there will not be any fencing at this
November 3, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9173
4
time but is requesting the allowance of fencing in the future as typically allowed in
the residential zoning districts. The applicant has indicated a new deck may be
added within the rear yard area of th e existing structure which will comply with
the typical setbacks of the R-3, Single-family zoning district.
To staff’s knowledge there are no outstanding issues. The proposed duplex
appears to be compatible with uses and zoning in the area. Th is is a remodel of
an existing structure which was previously used as a duplex which staff feels is a
positive redevelopment for the neighborhood.
9. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in Sections 4, 5 and 6 of the staff report.
Staff recommends approval of the parking for the duplex as proposed.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 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 Sections 4, 5 and 6 of the
staff report. Staff presented a recommendation of approval of the parking for the duplex
as proposed. 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, 2 absent
and 1 open position.
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November 3, 2016
There being no further business before the Commission, the meeting was adjourned
at 4:20 p.m.
(12- 1 15;-.16
Date
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