pc_12 15 2016sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
DECEMBER 15, 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
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Robert Stebbins
Members Absent: Keith Cox
Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the November 3, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
DECEMBER 15, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9105-A Stone Crest Apartments Short-form PD-R, located at
9700 Baseline Road.
B. S-1782 Alexander Mountain Preliminary Plat, located on the
South end of Main Street, Alexander, AR, within the City
of Little Rock, City limits.
C. Z-9171 Levi Short-form PD-R, located at 622 South Valentine
Street.
D. S-1776 Mountain Valley Preliminary Plat, located at 25616
Highway 10.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT:
Item Number:
File Number:
Title:
1. S-867-
GGGGGGGG
Chenal Valley Phase 18, Revised Preliminary Plat –
Epernay Place, located South of Highway 10 and West of
Chenal Parkway.
2. S-1538-M Gateway Town Center Lot 4 Replat, located on Bass Pro
Parkway and Bass Pro Drive.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
3. S-1784 Advanced Auto Subdivision Site Plan Review, located at
1421 - 1505 Rebsamen Park Road.
Agenda, Page Two
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
4. Z-3735-A R & RT Properties Short-form POD, located at 13100
Chenal Parkway.
5. Z-5649-F Stagecoach West II Long-form PCD, located at 10915
Stagecoach Road.
6. Z-5758-F PVK Development Lot B Short-form POD, located in the
15000 Block of Kanis Road, just West of Kanis and Pride
Valley Roads intersection.
7. Z-5758-G PVK Development Lot C Short-form POD, located in the
15000 Block of Kanis Road, just West of Kanis and Pride
Valley Roads intersection.
8. Z-6054-B Fitts Auto Expansion Long-form PCD, located at 8421
Stagecoach Road.
9. Z-7875-E Hays Development Revised Short-form POD, located at
13423 Kanis Road.
10. Z-8310-B Smith Development Revised Short-form POD, located at
7801 Cantrell Road.
11. Z-8873-A Hall Davidson Building Short-form PCD, located at 201 –
205 West Capitol Avenue.
12. Z-9183 Wildwood Trails Long-form PD-R, located on the South
side of Denny Road in the 19000 Block of Denny Road.
13. Z-9184 Little Rock Port Authority College Station Sports Complex
Long-form PID, located on the North side of Sloane Drive,
0.3 miles West of Mauney Road.
14. Z-9185 Genesis Datacom Short-form PD-C, located at 13008
Lawson Road.
Agenda, Page Three
IV. OTHER ITEMS:
Item Number:
File Number:
Title:
15. MSP16-01 Master Street Plan Amendment 4th Street, Alexander, AR.
December 15, 2016
ITEM NO.: A FILE NO.: Z-9105-A
NAME: Stone Crest Apartments Short-form PD-R
LOCATION: Located at 9700 Baseline Road
DEVELOPER:
Stone Crest Apartments LLC
c/o Stephen Giles
425 West Capitol Avenue, Suite 320
Little Rock, AR 72201
SURVEYOR:
Tommy Bond, PE
Bond Consulting Engineers
2601 TP White Drive
Jacksonville, AR 72076
AREA: 1.25 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Site contains an apartment complex
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize the existing apartment development (62-units) and add
additional property for parking
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 19, 2016, the Little Rock Board of Directors denied a request to rezone this site
from R-2, Single-family to PD-R, Planned Development Residential. The apartments
were constructed in 1972 and were located outside the City limits of Little Rock.
Located on the site plan were three (3) buildings containing 64-units and areas of
paving which were very much in disrepair. The parking stalls backed into the street
right of way along Herrick Lane. The applicant indicated they had bought the property
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 appl icant states they have worked
diligently with their project engineer, to create a site plan that attempts to directly
address the concerns raised by the Board, one of which addresses the parking
and the relationship to the single-family home to the north along Herrick Lane.
The applicant has negotiated to purchase the adjacent house and property on
Herrick Lane to use and has included the area into the project to provide parking
for the development. The off -site parking located across Winston Drive has been
eliminated.
Section 36-153 of the Little Rock Code of Ordinances states a nonconforming
use that has been discontinued or abandoned for a period of six (6) months shall
not be reestablished or resumed. Any subsequent use or occupancy of such land
or structure shall comply with the regulations of the zoning district in which such
land or structure is located. Section 36 -152 of the Little Rock Code of
Ordinances states any rezoning of a property occupied by a nonconforming
use shall be accomplished only through a planned development process. If the
planned development is approved but is not developed, the property shall
not revert to its former nonconforming use status or be utilized as a
nonconforming use.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road between Winston
Drive and Herrick Lane. The property contains three (3) buildings previously
used as multi-family and paved parking areas. There are single -family homes
located to the north and west of this site within the Winston Subdivision. The
area to the east is a multi-story office building, the Arkansas State Highway and
Transportation Department. South of the site are four (4) single -family homes.
There are large areas of undeveloped property in this immediate area.
Southwest of the site is a large parcel which was recently approved by the Little
Rock Board of Directors as a PCD, Planned Commercial Development, for an
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops, landscape areas or fence a one way exit driveway should be
constructed near the north property line on Herric k 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.
December 15, 2016
SUBDIVISION
ITEM NO.: A (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.gov 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.gov 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.
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 installat ion 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 an tifreeze 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.
December 15, 2016
SUBDIVISION
ITEM NO.: A (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.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
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 acti vity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Baseline Road since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class II Bike Lanes are shown along Baseline Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. New parking areas must meet the following requirement. Eight percent (8%)
of the vehicular use area must be designated for green space; this green
space needs to be evenly distributed throughout the parking area(s).
The minimum size of an interior landscape area shall be one hundred fifty
(150) square feet for developments with one hundred fifty (150) or fewer
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 minimum width per
the zoning ordinance. Mr. Stephen Giles questioned if compact parking spaces
were allowed. Staff stated the ordinance did allow compact spaces on a limited
basis. Staff requested the applicant provide notes on the site plan indicating the
fencing, the screening, the placement of dumpsters and a note indicating the
required screening.
Public Works comments were addressed. Staff stated dedications were required
along the abutting streets to meet the Master Street Plan. Staff stated a radial
dedication of right of way was required at the intersecting locations of Winston
Drive and Herrick Lane with Baseline Road. Staff stated with future site
expansion or construction of new structures street improvements to the abutting
streets would be required.
Landscaping comments were addressed. Staff stated any new pave d 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
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 laundry
building which is located with street view from both Winston Circle and Baseline
Road. Staff recommends the dumpster facilities be screened with a masonry
screen and the placement of a metal gate on the front side to limit the visual
impact of the dumpster on the abutting streets. Staff recommends the dumpster
hours of service be limited to daylight hours or from 7 am to 6 pm, Monday
through Friday.
The applicant has provided a site plan which includes the placement of
76 parking spaces on the site. There are two (2) areas proposed with new
paving. The remaining parking will be located on existing paved areas. Parking
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 standards a total of 93 parking
spaces would typically be required. The applicant has indicated they feel a
number of the units will be one (1) car families.
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 o r 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 present ed
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.
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 pl an
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 recomme nded by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 open position.
December 15, 2016
SUBDIVISION
ITEM NO.: A (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 develo pment 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 p aving 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 December 15,
21016, public hearing. There was no further discussion. The item was placed on the
December 15, 2016
SUBDIVISION
ITEM NO.: A (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.
STAFF UPDATE:
Staff has reviewed the previous recommendation. Based on multiple site visits to the
property and the neighborhood staff does not feel the placement of the parking, as
proposed by the applicant, is appropriate. Staff previously raised concerns with the
overall development plan of the site and the lack of parking to serve the proposed
number of multi-family units. The applicant has addressed this concern by reducing the
number of units and providing additional parking by placing the minimum parking as
typically required by ordinance on the site. However, staff feels the proposed parking
located along the northern perimeter, adjacent to several homes, could potentially have
an adverse impact on the homes and allow for further encroachment of the parking into
the neighborhood.
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of denial.
Mr. Stephen Giles addressed the Commission on behalf of the applicant. He stated the
developer was committed to a top quality project. He stated the owners had a contract
with a firm to keep the premises clean and the grass trimmed. He stated the project
was an in-fill project. He stated the developers proposed to reuse the existing building
but were proposing several upgrades to the site. He stated the parking provided did
match the parking required by ordinance. He stated a metal fence was proposed
around the street side perimeters. He stated a screening fence was proposed along the
northern perimeter.
Mr. John Huggler addressed the Commission in opposition of the request. He stated
the developer was not doing a good job of keeping the place secure. He stated
presently a number of the windows and doors were open. He stated the plywood
coverings were laying on the ground. He stated the place was an eye-sore. He stated
he felt the developer’s investment of $1 -millon dollars would be a waste. He stated the
crime rate for the area dropped by eighty percent (80%) after the apartments were
closed. He stated his concern was the lack of on-site management for the
development.
December 15, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9105-A
13
Mr. Jim Martin addressed the Commission stating the developers were proposing to
reinvest a million dollars into the project. He stated he felt the project was a good
project and would be a benefit to the area. He stated the brick would be painted and a
new pitch roof would be added to the buildings. He stated each of the units would have
individual heating and cooling systems. He stated each of the units would have
on-demand water heaters. He stated his company had purchased the home to the
north and was proposing to place parking in this area. He stated screening and
landscaping would be added to the new parking areas. He stated areas that were
currently paved would be upgraded by the removal of paving and the placement of
landscaping. He stated there would be a daytime manager from 9 am to 5 pm. He
stated the occupants would all have individual key codes for access. He stated
management would monitor the codes and if there was excessive use of a particular
code the resident would be asked to explain. He stated all residents would be subject
to a background check. He stated the target market was for older persons. He stated
staff’s concern related to the parking should be minimized due to the location of the
home to the north. He stated the four (4) or five (5) spaces located along the northern
perimeter would be screened via a fence and landscaping would be incorporated into
this area. He stated this area was located next to their carport and not directly located
adjacent to their living space.
Commissioner Latture questioned how long the developer’s had owned the property.
Mr. Martin stated they had owned the property for one (1) year. He stated there was
confusion when the property was purchased and the developers were unaware the
property was not zoned for multi-family.
There was a general discussion by the Commission concerning the property, the
condition of the property, the amount of reinvestment into the property. The
Commission questioned if the developers had given any thought to providing on -site
security or for on-site management 24-hours per day. Mr. Martin stated the site would
have security cameras, the gates would be monitored to see if any one code was being
used excessively. He stated there would be security in place to protect the residents
and the neighborhood.
Mr. Martin stated his company was willing to provide an on -site manager who would live
on the site. The Commission questio ned if he was amending his application to provide
on-site management 24-hours per day. Mr. Martin stated he was amending his
application.
The Commission questioned staff if the proposal before them could be enforced.
Mr. Tony Bozynski stated everything the applicant was offering, the on-site
management, the design of the buildings, the placement of fencing and landscaping
would all become a part of the approval. He stated if any of the items were not
implemented or were not continued the zoning would not be incompliance and the City
would issue the owner a notice.
December 15, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9105-A
14
The Commission questioned Mr. Huggler as to how long he had lived in the area. He
stated his family moved to the area when Baseline Road was a dirt road and before I -30
was put in place. He stated his family predated the apartments.
There was a general discussion concerning safety and police presence. Mr. Martin
stated he welcomed police patrons in and near the area. He stated the presence of
officers would lessen the crime potential in the area.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as amended and including all staff recommendations and
comments except that of denial. The motion carried by a vote of 8 ayes, 1 no, 1 a bsent
and 1 open position.
December 15, 2016
ITEM NO.: B 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 & 15 FT. NEW STREET: 2,568 LF
WARD: PLANNING DISTRICT: CENSUS TRACT:
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance to allow lot widths ranging from 50 to 55-feet in width with reduced lot
areas.
2. A variance to allow reduced side yard setbacks of 5-feet on all the proposed lots.
3. A variance to allow a 20-foot front yard and a 15-foot rear yard setback for all the
proposed lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a subdivision located
within the City limits of Little Rock with a portion of the subdivision located within
the City limits of the City of Alexander, Saline County, Arkansas. There are
44 lots located within the City limits of Little Rock. There are 15 lots located
within the Saline County portion of the development. The lots are indicated with
lot widths average 55-feet. The lot depths are indicated averaging 125-feet. The
applicant is requesting 20-foot front yard setbacks, 15-foot rear yard setbacks
and 5-foot side yard setbacks.
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
2
B. EXISTING CONDITIONS:
The property is located in Pulaski and Saline Counties in and adjacent to the
community of Alexander. The property is tree covered. The streets are
substandard streets. There is no curb, gutter or sidewalk in place along the
abutting streets.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners, the Alexander Road Neighborhood Association and
southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371-4537 or ghaley@littlerock.gov.
The name "Main Street" can no longer be used. This "Main Street" will be
the 3rd Main Street in the City of Little Rock. "Mountain" in "Alexander
Mountain" should not be abbreviated. Alexander Mountain Drive exceeds
the limit of the number of characters allowed on a street name.
2. Alexander Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required of
Alexander Road and from the centerline of 4th Street along the north
property line. Additional right-of-way maybe needed for the realignment of
Alexander Road.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Alexander
Road and 4th Street including 5-foot sidewalks with the planned
development. The new back of curb should be located 29.5 -feet from
centerline and should align with the existing street to the east.
4. Since a gate is proposed, a turn-around must be provided for a SU-30
vehicle attempting to enter the development. A stacking distance of 30-feet
from the 4th Street curb must also be provided. The proposed designs
appears to comply.
5. The pedestrian striping should be removed.
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. Is a variance
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
3
being requested to advance grade the lots with the grading of the stree ts
and will advanced grading be requested for future phases of construction?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show
the proposed drainage easements and tract land for drainage infrastructure.
8. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Depa rtment.
100-year overflow swales must be constructed and placed within public
drainage easements.
9. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
10. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or local property owners association.
The limits of the maximum ponding elevation can be no closer than 30-feet
horizontally from any building and less than one (1) foot vertically below the
lowest floor elevation.
11. 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.
12. Obtain a franchise agreement from Public Works, Bennie Nicolo at
501.371.4818 or bnicolo@littlerock.gov for the private improvements such
as subdivision signage and landscaping located in the right-of-way.
13. No vehicular access can be taken to Main Street. Include on the plat a
10-foot “No Right of Vehicular Access Easement” along this frontage.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons at 501.379.1813 or gsimmons@littlerock.gov for more
information.
15. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering, Travis Herbner at 501.379.1805 or
therbner@littlerock.gov for more information.
16. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
4
17. A minimum 20-foot wide all weather emergency secondary access must be
provided since the subdivision is greater than 30 lots or each structure must
be sprinkled. Contact Little Rock Fire Department Fire Marshall,
Tony Rhodes at 501.918.3757 or trhodes@littlerock.gov for more
information.
18. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Elm Street
including 5-foot sidewalks with the planned development. The new back of
curb should be located 13-feet from centerline with at least 20-feet of
pavement provided. The proposed Alexander Drive should intersect with
Elm Street.
19. A 20-foot radial dedication of right-of-way is required at the intersection of
Elm Street and Alexander Mountain Drive.
20. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the Main Street and Alexander Road intersection(s) comply
with 2004 AASHTO Green Book standards.
21. 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.
22. Some property southwest of the Alexander Mountain Pass/Alexander
Mountain Court is not labeled as a lot or tract land.
23. Concrete trickle swales should be installed within the detention ponds from
the intake to the discharge pipe.
24. The street cross slope should be designed at two percent (2%) and not
three percent (3%).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easement if new
sewer service is required for the portion of this project which lies inside Little
Rock Wastewater Service Boundary. No sewer service will be extended beyond
City of Little Rock City limits without approval from the Little Rock Board of
Directors.
Entergy: Entergy does not object to this proposal. A three phase overhead
electrical line exists on the northeast corner of this proposed development and a
single phase line exists on the southwest corner of the development. There do
not appear to be any existing conflicts with Entergy facilities on this property.
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
5
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by th e Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
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 for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
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
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
6
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 grad e 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 const ructed
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 accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
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:
a. 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.
b. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
7
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: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2)
family dwellings requires foundations meet the following Sections of the Code.
If the foundation cannot be verified by the building official at the time of the
footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the inten t 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. Mark Redder of Holloway Engineering, Surveying and Civil Design was
present representing the request. Staff presented an overview of the item stating
the proposed plat was located within the City limits of Little Rock but a portion of
the plat was located within the City limits of Alexander and in Saline County.
Staff stated currently the City of Little Rock provided sewer service to the
developed portions of Alexander. Staff stated to allow the homes located outside
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
8
the City limits of Little Rock to receive sewer service would require approval of an
ordinance by the Little Rock Board of Directors.
Staff stated there were few outstanding technical issues associated with the
request. Staff stated a no right of vehicular access easement should be included
along the street frontages the lots did not intend to take access from. Staff also
questioned proposed fences within the areas of street rights of way in which the
developer was not taking access.
Public Works comments were addressed. Staff stated the street names were not
acceptable as currently proposed. Staff suggested Mr. Redder contact them to
discuss the proposed street names and the allowable names for the subdivision.
Staff stated Alexander Road was classified on the City’s Master Street Plan as a
minor arterial which would require dedication of right of way to 45 -feet from
centerline and one-half street construction to a minor arterial standards. Staff
stated since the development was proposed as a gated subdivision all streets
would be private. Staff stated garbage collection could only take place if the
property owners association signed a waiver of damage claims. Staff stated
radial dedications were required at the intersections of all proposed and existing
streets within the development area. Staff stated the street cross slope design
should be at two (2) percent and not as indicated at three (3) percent.
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 some of the
technical issues raised at the October 12, 2016, Subdivision Committee meeting.
The applicant has provided a no right of vehicular access easement along the
street frontages where the lots are not intend to take access. The plat notes
fencing with a maximum height of six (6) feet will be located along the rear of the
lots within the required rear yard setback.
The request is for preliminary plat approval for a subdivision located within the
City limits of Little Rock with a portion of the subdivision located within the City
limits of the City of Alexander, Saline County, Arkansas. There are 44 lots
located within the City limits of Little Rock. There are 15 lots located within the
Saline County portion of the development. The applicant is seeking approval to
extend city sewer service to the homes located within Saline County. This will
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
9
require a separate action by the Little Rock Board of Directors to allow for
wastewater service to be extended to the new homes.
The lots are indicated with lot widths average 55-feet. The lot depths are
indicated averaging 125-feet. The applicant is requesting 20-foot front yard
setbacks, 15-foot rear yard setbacks and 5-foot side yard setbacks. The lots are
indicated with an average lot size of 0.150 acres.
The subdivision is proposed as a gated communit y developed with private
streets. The plan as submitted does not appear to provide a turnaround for a
SU-30 vehicle attempting to enter the gate and a stacking distance of 30 feet
should be provided from the call box to the 4th Street curb. The Main Street
island is currently located in the 4th Street right of way. This must be moved out
of the 4th Street right-of-way prior to construction.
As a separate item on this agenda the applicant is requesting to reduce the street
classification of 4th Street from an arterial street classification to a collector street
classification. Staff is supportive of this request. The plat as submitted does not
indicated 4th Street constructed to a collector standard. 4th Street must be
constructed to a collector street standard with curb and gutter and sidewalk. A
dedication of right-of-way to 30 feet from centerline is required. The new back of
curb should be located 18 feet from centerline of the existing street. In addition
construction of one half (1/2) street improvements to Elm Street adjacent to the
property is required. The new back of curb should be located 13 f eet from
centerline. The street cross slope cannot exceed two percent (2%).
The street name convention as currently proposed is not acceptable. Main
Street is a duplicate street name and abbreviations in Alexander Mtn is not
acceptable. The street name Alexander Mountain Pass is too long and will not fit
on a street sign. All street names must be approved by public works staff prior to
final platting.
Staff is generally supportive of the applicant’s request provided the comments
raised at the subdivision committee can be addressed. Staff feels the
development of the lots as indicated by the applicant is acceptable. There are
homes located on large lots and acreage but there are also homes which have
developed in a similar development pattern as proposed by the applicant. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. The applicant is required to seek Board of Directors approval of
the request to serve the homes located outside the City limits of Little Rock with
sanitary sewer prior to the extension of sewer lines to the area. Otherwise to
staff’s knowledge there are no remaining outstanding technical issues associated
with the request.
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
10
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the applicant address public works staff concerns outlined in
paragraph D as well as H prior to the issuance of a grading permit.
Staff recommends approval of the variance request from the typical lot
development standards with regard to lot widths, lot areas and setbacks.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There was one registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation the applicant address public
works staff concerns outlined in paragraph D as well as H prior to the issuance of a
grading permit. Staff presented a recommendation of approval of the variance request
from the typical lot development standards with regard to lot widths, lot areas and
setbacks.
Mr. Mark Redder addressed the Commission on behalf of the request. He stated his
company was representing the developers who wished to construct a single -family
subdivision on this property. He stated the new subdivision would be good for the area.
He stated with the new subdivision 4th Street would be constructed to one-half of a
collector street which could include additional pavement which would allow a minimum
pavement width of 18-feet from centerline. He stated the current paving was minimal.
He stated this was a unique project in that a portion was located in the City of
Alexander, the City of Little Rock and in Saline County. He stated he would reserve his
time for follow-up.
Ms. Roberta Schmidt addressed the Commission in opposition of the request. She
stated her home was located adjacent to the site located on 15 -acres. She stated there
was a dispute with the survey provided by the applicant and the survey completed for
her property. She stated there was a history of disputes between the property
boundaries and in 1977 a judge ruled in favor of the previous owner. S he stated
currently the site was wooded and the wild life was abundant. She stated currently
there were four (4) to six (6) cars per day traveling 4 th Street. She stated with the new
development there would be a minimum of 100 cars entering and leaving t he
subdivision. She stated that was assuming that only one -half (1/2) the homes owned
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
11
one (1) car. She stated most families had two (2) or more cars. She stated the location
of the site and the multiple jurisdictions caused confusion. She stated when a nimal
control was called it was always passed on to some other jurisdiction. She stated the
City would tell her to call the county and the county would tell her to call Little Rock and
Little Rock would tell her to call Alexander. She stated there was a run-down mobile
home park located next to this site and a run-down home which should be torn down on
the other corner. She requested the Commission delay their approval until the property
line dispute could be resolved.
Mr. Redder stated he was unaware of the property line dispute. He stated he was more
than willing to work with her surveyor to see were the discrepancies were located. He
stated the developer purchased the property and was proposing to develop a single -
family subdivision. He once again stated the pavement width of 4th Street would be
increased. He stated his client was agreeable with all other staff comments.
There was a general discussion between the Commissioners and staff concerning if the
Commission could move ahead with the approval based on the potential conflict. Staff
stated the property line in question was located in Saline County. Staff stated the
Commission was not reviewing or approving any development outside the City limits of
Little Rock. Staff stated if the lot layout changed in the Saline County portion of the
development Saline County would have to review the development to ensure
compliance with their approval.
The Commission questioned Mr. Redder of the intent for the area indicated as a tract.
Mr. Redder stated the tract land would be designated as open space within the Bill of
Assurance. He stated the overall density of the development was consistent with the
residential zoning district. He stated with the new development, the installation of
additional paving and the placement of sidewalk, curb and gutter there would be little
impact on the area.
The Commission once again questioned staff as to if they could move ahead with the
approval knowing there was a property line dispute. Staff stated they fe lt comfortable
allowing the item to move forward to a vote. Staff stated property line disputes were
private matters. Staff stated if the line was ruled in favor of the opponent the plat within
the Little Rock portion of the development would not change.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 7 ayes,
2 noes, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: C 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
December 15, 2016
SUBDIVISION
ITEM NO.: C (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 feet 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.
December 15, 2016
SUBDIVISION
ITEM NO.: C (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 exceed
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 le ss 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.
December 15, 2016
SUBDIVISION
ITEM NO.: C (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 fronts 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 c hosen 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
December 15, 2016
SUBDIVISION
ITEM NO.: C (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 reques t. 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.
STAFF UPDATE:
The applicant submitted a revised site plan to staff which reorients the homes and
allows for a greater area of outdoor living spaces. The new plan indicates the placement
of one (1) home fronting on South Valentine Street and the second fronting West 7 th
Street. The request continues to include a two (2) lot plat. T he lots are indicated with a
65.35-foot depth and a 46.8-foot width.
The home fronting South Valentine Street is located 8.5 -feet from the public right of way
(Front yard setback). The side yard setback is indicated at 5-feet along the northern
and southern perimeters. The plan indicates a 17-foot rear yard setback. The home is
proposed as a 40-foot by 25-foot home with a ten (10) foot wide carport located along
the southern façade. Driveway access is from South Valentine Street.
The lot fronting West 7th Street is proposed as a 30-foot by 30-foot home with a ten
(10) foot carport located along the western façade of the home. The plan indicates an
eleven (11) foot front yard setback and a five (5) foot rear yard setback. The plan
indicates a 6.5-foot side yard setback from the western property line and a 19 -foot side
yard setback on the eastern perimeter.
Based on the new site plan staff is supportive of the applicant’s request. Staff
previously had concerns with the applicant’s proposal due to there being little to no
December 15, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9171
6
outdoor living space on the proposed lots. With the redesign of the site and allowing
one (1) of the homes to face South Valentine Street staff feels the development is more
in keeping and blends with the existing developme nt in the area. For the most part the
homes in this area have a block face with fronts facing the named streets, in this case
South Valentine Street, but there are homes which have a front yard relationship to the
numbered streets such as a number of home s east of Valmar Street which front West
7th Street.
To staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the creation of the two (2) lots and the construction of the
new homes as proposed by the applicant is appropriate. Staff recommends approval of
the request subject to compliance with the comments and conditions as noted in
paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: D FILE NO.: S-1776
NAME: Mountain Valley Preliminary Plat
LOCATION: Located at 25616 Highway 10
DEVELOPER:
RET Development LLC
P.O. Box 242116
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF
WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the option of the development of an
internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks.
BACKGROUND:
The property was previously used as a golf driving range. In 2007, the property was
rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture
of office and commercial uses. In 2015, a PD-R request for a single family residential
development and a CUP for a wastewater treatment plant were filed but were withdrawn
prior to Planning Commission hearing.
A Conditional Use Permit request for a wastewater treatment system was consid ered by
the Commission on July 14, 2016. The Commission denied this request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a property located at the
northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road.
The main entrance for the subdivision will be off Highway 10 with circulation and
emergency access provided off Pleasant Grove Road. The developer is
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
2
proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in
depth with a minimum lot size of 7,000 square feet. Amenities include walking
trails around the perimeter of the property leading to a common area along the
creek. The common area may include a fishing pond, play field, basketball court
and possibly a pavilion for the residents. Central Arkansas Water facilities are
available to the site. A Conditional Use Permit application is under consideration
that would allow the installation of a package sewer treatment plan t to provide
sanitary sewer to the proposed development. The plant has been approved by
the Arkansas Department of Health. The Arkansas Department of Environmental
Quality has provided the discharge limits and review the plant. AEDQ is awaiting
the CUP approval in order to release the construction permit. The Commission
denied this request at their July 14, 2016 hearing.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The overall area around the site is rural in nature; comprised primarily of tracts
of undeveloped land and single family residences on larger tracts of
R-2, Single-family and AF, Agricultural and Forestry zoned property. The
property contains 36-acres. A large portion of the property is cleared of trees but
areas located along the creek are still tree covered.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing along with the
Nowlin Creek Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Pleasant Grove Road is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 34 feet from centerline will be required
for a local residential street with open drainage.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
3
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Highway 10
including 5-foot sidewalks with the planned development. AHTD has denied
improvements to Highway 10. A payment in-lieu of construction cannot be
requested due to the property is outside the City limits.
4. With site development, provide design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Pleasant
Grove Road. Pleasant Grove Road should be construct ed to a local
residential street with open drainage as found in the MSP with 12 foot lanes,
6-foot paved shoulder and open ditch.
5. The pedestrian trail system seems to promote pedestrians to walk in the
streets to access the trails with very little connection or access points with
fences constructed in rear yards.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage imp rovements is
the responsibility of the developer and/or property owner association as
defined in the bill of assurance.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. The property shows to be within the floodplain. Contact Pulaski County
Planning pertaining to floodplain requirements.
9. Where is the proposed access for the treatment facility?
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side.
12. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
15. Provide the phasing plan. Are street improvements to Pleasant Grove Road
planned to be constructed with Phase 1?
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Highway 10 on the south side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fi re
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
5
Fire Department:
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driv ing
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
6
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning:
Pulaski County Road and Bridge Comments - 7/14/16
1. Remove scaled 1% annual chance flood limits from plat.
2. Apply for floodplain development permit through Pulaski County for all
proposed work in the Special Flood Hazard Area.
3. Label and delineate existing Right-of-Way for Pleasant Grove Road and
Hwy 10.
4. Label radius on all property line and asphalt flares on plat.
5. Provide AR north state plane coordinates for two land ties .
6. List basis of bearing on plat.
7. Provide all survey data for street centerline.
8. Label lot size in square feet and acres.
9. Show all easements on plat.
10. Obtain driveway permit for Pleasant Grove road connection after
preliminary plat approval and before construction begins. Call Patricia
Mackey at 501-340-6800.
11. Provide traffic study to determine if traffic light and/or turn lane is needed
on Hwy 10 and if turn lane is needed on Pleasant Grove Road.
Intersection design must be approved by the City of Little Rock and
AHTD.
12. Include maintenance agreement, in Bill of Assurance, indicating who is
responsible for maintenance of all stormwater facilities.
13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater
approval.
14. Provide letter of approval or permit from ADEQ and the Arkansas Health
Department for proposed sanitary sewer treatment plant.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
7
15.Provide letter of approval from AHTD for proposed improvements in the
Hwy 10 Right- of-Way.
16.Provide letter and engineering certification stating that new Hwy 10 and
Pleasant Grove Road intersections will have a safe sight distance and
meet AASHTO sight distance standards.
17.Provide grading plan.
18.Provide signage plan.
19.Provide complete set of drainage plans.
20.Provide complete set of building plans for all phases of construction.
21.Provide plans for all proposed utilities located in the Right-of-Way.
22.Provide traffic control plan for all phases of construction that will affect
Pleasant Grove Road.
Items for Flood Development Approval –
1.CLOMR and LOMR approval from FEMA
2.LOMA-F approval from FEMA if any area will be removed from the Special
Flood Hazard Area (SFHA).
3.Elevation Certificate completed by registered surveyor or engineer for each
proposed structure (such as a house or shop) located in the SFHA.
Finish-Floors must be at least two feet above Base Flood Elevation.
4.A second Elevation Certificate is required just before finish floor
construction begins (to ensure floor is at correct elevation) and a third
as-built Elevation Certificate is required after construction is complete to
verify finish-floor elevation.
5.If structure requires flood openings, include size and locations of all flood
openings. Flood openings must adhere to guidelines in FEMA Technical
Bulletin 1".OPENINGS IN FOUNDATION WALLS AND WALLS OF
ENCLOSURES".
6.No-rise certification, stamped by an Arkansas registered engineer for all
proposed development located in the Floodway. No-rise must conform to
the guidelines in FEMA's publication "PROCEDURES FOR "NO-RISE"
CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY
FLOODWAY".
7.Design for all structural components located within the
floodplain/floodway such as roadbeds, levees, building foundations, and
structural fill. Density test are required after placement of structural
material showing that material meets or exceeds design density.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
8
8.Estimate, in cubic yards, for amount fill to be brought into the SFHA.
9.Signed Pulaski County floodplain development application.
10.Permit review fee of $25 plus one cent per cubic yard of fill to be brought
into the SFHA.
11.Approved 404 permit from the Corps of Engineers for any work in the
wetlands 12.
12.Approved ADEQ permit for any construction over 1acre or any stream
crossing.
13.Perk Test and Heath Department authorization for any septic system if
located in the SFHA.
14.Provide letter of approval or permit from ADEQ and the Arkansas Health
Department for proposed sanitary sewer treatment plant.
15.All utilities must be located above the Base Flood Elevation or flood proof.
Pulaski County Planning Comments -
1.Provide Bill of Assurance.
2.Show distances/bearings to two known section or quarter section
comers and state plane coordinates for two property comers. Show
basis of bearing.
3.Show state plane coordinates for section corners.
4.Show bearings and chord distances for all lot lines. Comply with
minimum survey standards.
5.Note 8 states that contour interval is 4', drawing appears to indicate
2’ interval.
6.Provide zoning or existing parcel. Has the PCD zoning been reverted
to R-2?
7.Applicant requests variances for Front, Side and Rear Yard setbacks
from Little Rock Planning Commission.
8.Show lot area for each lot in acres and square feet.
9.See comment #19 above and reference note #5 on plat.
10.Provide Health Dept. and ADEQ approval of Wastewater Treatment
system.
11.Provide approval from Volunteer Fire Department.
12.Provide Street Cross Sections for all streets.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
9
13. Provide Profile for all streets .
14. Label all street Centerlines.
15. Provide Storm Drainage Plan.
16. Provide Pulaski County Certificate of Preliminary Plat Approval.
17. Right of way width for Mountain Valley Court is insufficient for both Pulaski
County Master Road Plan and Little Rock Master Street Plan (45' shown,
50' minim is required.) Dedicate additional right of way to Pleasant Grove
Road as required to comply with the Little Rock Master Street Plan. Label
and dimension all existing and proposed rights of way for Pleasant Grove
Road and State Highway 10. Dedicate additional Right of Way for Hwy 10
to comply with City of Little Rock Master Street Plan .
18. Provide legal and physical access to wastewater treatment plan .
19. Provide full set of construction plans for all streets including ½ street
improvements to Pleasant Grove Road to Pulaski County Public
Works .
20. Show blocks l and 2 as referenced on plat title or re-number lots.
21. Front yard setbacks differ between plat and note #13.
22. Provide utility and drainage easements as required.
23. Provide SWPPP for Pulaski County review.
24. Pay $39.00 Review Fee.
Additional Staff Comments:
- Verify total number of lots shown on Note #7.
- Provide water and wastewater design plans for Public Works review.
- Provide for maintenance of tracts A and F in Bill of Assurance and on plat.
- Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34.
- Obtain appropriate road cut permits from Arkansas Highway Department
and Pulaski County Public Works for Pleasant Grove Road and State
Highway 10.
- Obtain floodplain development perm it from Pulaski County Public Works.
All work in floodway will require a no-rise/no adverse impact statement from
the developer.
- Comply with any applicable Hwy 10 Overlay District guidelines.
- Provide drainage easements as needed between lots.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
10
Rock Region Metro: Location is not currently served by METRO but is part of
our long range plan. As part of our future service we request the developer
review the street plan to remove any dead-end situations which prevent access
for efficient paratransit service. W e also recommend a review and coordinated
design with Hwy 10 and Pleasant Grove Road. Future development, signalized
intersections and multi-modal transportation design will benefit from coordinated
planning in this area.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the str eet gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materi als, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. White
verify the lot widths of the proposed lots. Staff stated it did not appear several of
the lots were indicated at the typical minimum lot width of 60 -feet. Staff stated
the general notes did not agree with the proposed plat with regard to the number
of lots and the building setbacks. Staff stated since the Conditional Use Permit
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
11
request for the wastewater treatment plant was denied by the Commission at
their July 14, 2016, public hearing the Commission could not hear the plat
request unless there was an alternate means for wastewater treatment.
Public Works comments were addressed. Staff stated right of way dedications
along Highway 10 and Pleasant Grove Road were required to meet the Master
Street Plan requirements. Staff stated the pedestrian trail system appeared to
promote pedestrians to walk in the street to access the trail systems. Staff stated
street improvements were required along Pleasant Grove Road per the Master
Street plan. Staff questioned if the improvements would be completed in the first
phase.
Staff noted the various comments from the Pulaski County Planning staff and
Pulaski County Road and Bridge. Staff suggested Mr. White contact them
directly for clarification and timing of any of their comments.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. Th e
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Based on comments raised at the July 20, 2016, Subdivision Committee meeting
the applicant has requested a deferral of this item to the September 22, 2016,
public hearing. The Conditional Use Permit request for a wastewater treatment
system was denied by the Commission at their July 14, 2016, public hearing.
With the denial of the request the applicant has not addressed the means of
wastewater treatment for the development. Section 31-171 of the Little Rock
Code of Ordinances states the approval of a development by the Planning
Commission constitutes approval of the Planning Commission for water and
wastewater service to the property, including the installation of necessary water
lines and sewer mains, subject to the policies and procedures of the municipal
water works, the wastewater utility, and approval by the Board of Directors when
necessary. The applicant has a 30-day appeal period from the date of the
Planning Commission’s action to appeal their denial of the Conditional Use
Permit request to the Little Rock Board of Directors. Staff recommends deferral
of this item to the Commission’s September 22, 2016, public hearing to allow for
the proper appeal period and to determine if the Little Rock Board of Directors
will hear the request for the Conditional Use Permit for the placement of the
wastewater treatment plant within the area to serve the proposed subdivision.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
12
I. STAFF RECOMMENDATION:
Staff recommends deferral of this item to the Commission’s September 22, 2016,
public hearing.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of this item to the Commission’s
September 22, 2016, public hearing to allow the resolution of an appeal filed with the
Little Rock Board of Directors for a conditional use permit request to allow the
placement of a wastewater treatment plant for the subdivision. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
This item was scheduled to be on the Board of Directors agenda for their September 6,
2016, public hearing on an appeal of a denial request for a Conditional Use Permit for a
wastewater treatment plant. The Conditional Use Permit appeal was deferred at the
request of the developer from the September 6, 2016, agenda to the Board of Directors
December 6, 2016, agenda. Staff recommends this item be deferred to the
Commissions December 15, 2016, agenda to allow time for the Board of Directors to
hear the requested appeal of the Conditional Use Permit application for the proposed
wastewater treatment plant.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of deferred of item to the Commission’s
December 15, 2016, agenda to allow time for the Board of Directors to hear the
requested appeal of the Conditional Use Permit application for the proposed wastewater
treatment plant. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1776
13
STAFF UPDATE:
This item was deferred of the Little Rock Board of Directors meeting on December 6,
2016, to a meeting in March of 2017. Staff recommends deferral of this item to the
Commission’s March 16, 2017, Public Hearing to allow resolution of the appeal of the
Planning Commissions denial of the proposed wastewater treatment facility which would
serve this proposed subdivision.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the item was deferred from the Little Rock Board of Directors
meeting on December 6, 2016, to the Board of Directors March 7, 2017 hearing. Staff
presented a recommendation of deferral of the item to the Commission’s March 16,
2017, Public Hearing to allow resolution of the appeal of the Planning Commissions
denial of the proposed wastewater treatment facility which would serve this proposed
subdivision. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent
and 1 open position.
December 15, 2016
ITEM NO.: 1 FILE NO.: S-867-GGGGGGGG
NAME: Chenal Valley Phase 18 – Epernay Place Revised Preliminary Plat
LOCATION: Located South of Highway 10 and West of Chenal Parkway
DEVELOPER:
Deltic Timber Corporation
#7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 62.98 acres NUMBER OF LOTS: 295 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request for a variance to allow a 7-foot side yard setback on
all lots located within Phase 18 of the Chenal Valley Subdivision also known as Epernay
Place.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Planning Commission approved a preliminary plat request on October 15,
1998, to allow the development of 488 -acres with 915 single-family residential
lots within Chenal Valley Phase 18. Variances were approved to allow increased
street grades and cul-de-sac lengths exceeding the typical development
standards of the Subdivision Ordinance.
The applicant is now requesting preliminary plat approval to allow reduced side
yard setbacks of 7-feet on the lots located within Epernay Place Phases I, II and
III. The specific lots include – Block 71, Lots 10 – 19 and 33 – 65, Block 72, Lots
1 – 69 and 122-132, Block 77, Lots 1 – 3 and 16 – 18, Block 78, Lots 1 – 13,
Block 79, Lots 1 – 24, Block 80, Lots 1 – 24, Block 81, Lots 1 – 18 and Block 82,
Lots 1 – 19. Located within Epernay Place Phases IV and V the lots include
Block 71, Lots 20 – 31, Block 72, Lots 70 – 121 and Block 77, Lots 4 – 15.
December 15, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-GGGGGGGG
2
As noted the only modification is to allow a reduced side yard setback on the
indicated lots to 7-feet. All other previously approved conditions cont inue to
apply to the future development of the lots.
B. EXISTING CONDITIONS:
Portions of the previously approved subdivision are developed and there are lots
currently under construction within a phase recently final platted. There are also
future phases which remain tree covered and undeveloped.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not a
neighborhood associated registered with the City of Little Rock located in this
area.
D. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
The applicant was present. Staff presented an overview of the item stating there
were no outstanding technical issues associated with the request. Staff stated
the only request for the subdivision was to allow reduced side yard setbacks for
various lots within various phases of the previously approved plat area. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The applicant is seeking approval of a
revision to the previously approved preliminary plat for Epernay Place Phases I ,
II and III to allow a reduced side yard setback. Section 36-454 states lots are to
be developed with a minimum side yard setback of ten (10) percent of the lot
width with a maximum side yard setback of eight (8) feet. The specific lots
include, Block 71, Lots 10 – 19 and 33 – 65, Block 72, Lots 1 – 69 and 122-132,
Block 77, Lots 1 – 3 and 16 – 18, Block 78, Lots 1 – 13, Block 79, Lots 1 – 24,
Block 80, Lots 1 – 24, Block 81, Lots 1 – 18 and Block 82, Lots 1 – 19. Located
within Phases IV and V Epernay Place the lots include Block 71, Lots 20 – 31,
Block 72, Lots 70 – 121 and Block 77, Lots 4 – 15. The only modification is to
allow a reduced side yard setback on the indicated lots to 7 -feet. All other
previously approved conditions continue to apply to the future development of
the lots.
Staff is supportive of the applicant’s request. The request for the reduced side
yard setbacks is to allow consistency with the Bill of Assurance filed for record for
December 15, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-GGGGGGGG
3
the subdivision. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the request to allow the
reduced side yard setbacks is appropriate.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a reduced side yard setbac ks
of seven (7) feet for the lots within the various phases as proposed.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented a recommendation of approval of the request to allow a reduced side yard
setbacks of seven (7) feet for the lots within the various phases 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 9 ayes, 0 noes, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 2 FILE NO.: S-1538-M
NAME: Gateway Town Center Lot 4 Replat
LOCATION: Located on Bass Pro Parkway and Bass Pro Drive
DEVELOPER:
Bass Pro Outdoor World LLC
2500 E. Kearney
Springfield, MO 65898
ENGINEER:
McGetrick Engineers
11601 Bass Pro Parkway - 72210
P.O. Box 30441
Little Rock, AR 72260
AREA: 22.36 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.13
CURRENT ZONING: C-4, Open Display District
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the placement of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to replat Lot 4 Gateway Town Center into seven
(7) lots ranging in size from 2-acres to 14-acres. The lots will be served via a
private street with access to Bass Pro Parkway and an adjacent service drive
serving the Outlets of Little Rock Shopping Center. Three (3) of the lots will have
frontage on Bass Pro Parkway. Proposed Lots 4R-2, 4R-6 and 4R-7 will have
access from the private access easement. The easement is indicated with
a 60-foot width to provide access and utilities. Lot 4R-1 is indicated with
12.07-acres and contains the existing Bass Pro Store.
B. EXISTING CONDITIONS:
A portion of the area is paved and is currently being used by Bass Pro for boat
storage. The remainder of the area has been used as a materials storage area
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
2
for the development of Bass Pro and the development area as a whole. There
are a few trees located along Bass Pro Parkway. Bass Pro Parkway has been
constructed to Master Street Plan standards including curb, gutter and sidewalk.
The drive for the Outlet Mall has also been completed. There are no sidewalks in
place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners, the Bentley Court Property Owners Association, the
Chateaus on Stagecoach Property Owners Association , the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct commercial street improvement to the streets
including 5-foot sidewalks with the planned development. The commercial
street should be 36 feet in width with sidewalks on both sides.
2. All driveways shall be concrete aprons per City Ordinance. Show the
proposed driveway locations for each lot. Driveway spacing on commercial
streets is 250 feet between driveways and from street intersections and
125 feet from side property lines.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advance
grading variance being requested to clear and grade the lots with
construction of the street?
5. Stormwater detention ordinance applies to this property. A regiona l
detention facility is provided west of the subject property.
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. Public Works
must approve completed plans prior to construction.
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
3
8. A concrete apron is required to be provided at the intersection of the
proposed private street and Bass Pro Parkway.
9. 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
501.379.1813, Greg Simmons, gsimmons@littlerock.gov for more
information.
10. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Travis
Hebner, Public Works Traffic Engineering, 621 South Broad way,
501.379.1805, therbner@littlerock.gov for more information.
11. Provide the proposed street name(s). Street names and street naming
conventions must be approved by Glenn Haley, Public Works,
ghaley@littlerock.gov or 501.371.4537.
12. 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.
13. Accessible pedestrian access should be provided within, to, and from the
proposed subdivision from existing adjacent developments.
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. A three phase, underground
electrical line runs along the western edge of this property. There do not appear
to be any existing conflicts with Entergy facilities on this property. Service to any
of the proposed lots contained in the replat of Lot 4 will require quite a bit of
prework and discussion. 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: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
4
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.
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.
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
5
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 surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
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 co de 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: Location is currently served by METRO on route 23.
Provide sidewalks along Bass Pro Parkway for access to the transit route in
accordance to current development requirements.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
6
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Pat McGetrick of McGetrick Engineering was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the proposed plat.
Staff requested Mr. McGetrick provide the proposed phasing plan, the building
lines and the agreement with the adjacent property owner concerning access.
Public Works comments were addressed. Staff requested Mr. McGetrick provide
the locations of the proposed driveways. Staff also stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff
questioned if the request included a variance from the City’s Land Alteration
Ordinance to allow grading of the entire plat area with the installation of the
streets and basic infrastructure. Staff stated the City’s Stormwater Detention
Ordinance would apply to the development of the lots. Staf f stated if the
driveway/private street was to include a name the name should be approved by
Public Works staff. Staff stated a concrete apron was required for the private
street at the intersection with Bass Pro Parkway.
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 November 22, 2016,
Subdivision Committee meeting. The applicant has provided th e proposed
phasing plan and the proposed building lines. The applicant has indicated they
are working to secure a written agreement from the adjacent property owner
concerning access to the drive serving the property to the east. Staff
recommends prior to the issuance of a grading permit the applicant provide a
written agreement between the two (2) property owners indicating the access as
proposed is acceptable. The applicant has provided the proposed driveway
locations on the preliminary plat as requested by staff.
The request is to allow the replatting of Lot 4 Gateway Town Center into seven
(7) lots ranging in size from 2-acres to 12-acres. The lots will be served via a
private street with access to Bass Pro Parkway and an adjacent service drive
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
7
serving the Outlets of Little Rock Shopping Center to the east. Three (3) of the
lots will have public street frontage on Bass Pro Parkway. Proposed Lots 4R-2,
4R-6 and 4R-7 will be served via a private street/access and utility easement.
The easement is indicated with a 60-foot width adequate to meet the typical
minimum requirements for a commercial street. Lot 4R-1 is indicated with
12.07-acres and contains the existing Bass Pro Store.
The applicant is requesting a variance from the City’s Land Alterat ion Ordinance
to allow grading of the site with the installation of the basic infrastructure of the
development. The lots will be final platted based on market demand.
Staff is supportive of the applicant’s request. The property is zoned C -4, Open
Display District. The lots as indicated are more than adequate to meet the typical
development criteria of the zoning district. To staff’s knowledge there are no
outstanding technical issues associated with the proposed replat request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the issuance of a grading permit for the new lots the
applicant provide a written agreement between this property owner and the
property owner to the east allowing access to the drive serving the development
to the east.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phases with the installation of the
basic infrastructure for the subdivision.
PLANNING COMMISSION ACTION: (DECEMBER 15, 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 grading permit for the new lots the applicant provide a written agreement between this
property owner and the property owner to the east allowing access to the drive serving
the development to the east. Staff presented a recommendation of approval of the
variance request from the City’s Land Alteration Ordinance to allow grading of future
December 15, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M
8
phases with the installation of the basic infrastructure for the subdivision. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 3 FILE NO.: S-1784
NAME: Advanced Auto Subdivision Site Plan Review
LOCATION: Located at 1421 - 1505 Rebsamen Park Road
DEVELOPER:
Irwin Partners
1701 Center View Drive, Suite 201
Little Rock, AR 72211
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 1.54 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02
CURRENT ZONING: I-2, Light Industrial
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated November 25, 2016, requesting withdrawal of
this item, without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated November 25,
2016, requesting withdrawal of the item, without prejudice. Staff stated they were
December 15, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1784
2
supportive of the withdrawal request. There was no further discussion. The item was
placed on the consent agenda and approved as recommend ed by staff by a vote of
9 ayes, 0 noes, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 4 FILE NO.: Z-3735-A
NAME: R & RT Properties Short-form POD
LOCATION: Located at 13100 Chenal Parkway
DEVELOPER:
Beverly Young
R & RT Properties
13100 Chenal Parkway
Little Rock, AR 72211
SURVEYOR:
Smit and Goodson
7509 Cantrell Road, Suite 327
Little Rock, AR 72207
AREA: 1.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 5
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: POD
PROPOSED USE: Add consignment shop and the Accessory uses as identified in the
O-3, General Office Zoning District as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Ortho Rehab and Specialty Centers Physical Therapy located at 13100 Chenal
Parkway is proposing to rezone the site from O-3, General Office District to POD,
Planned Office Development District, to allow the addition of a consignment shop
as an allowable use for the property. The applicant has indicated the upper
portion of the building containing 6,600 gross square feet of floor area (73%) with
uses as allowed in the O-3, General Office Zoning District and the lower level
containing 2,464 gross square feet of floor area (27%) as a retail use. Currently
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
2
the lower level area houses the Closet, a consignment shop for clothing. The
applicant is requesting the allowance of similar type retail uses within this area
should the existing consignment shop relocate.
B. EXISTING CONDITIONS:
The medical office building was constructed in the early 1990’s. The site
contains the building and parking located in front of and behind the building.
Access to this site is from the property to the east via a 30 -foot cross access and
utility easement. There is also a shared common drive located along this
properties eastern boundary allowing two -way access to the rear of this building.
There is a one-way drive along the west side of the building allowing exit from the
northern parking lot the front parking area. There are 40 parking spaces located
in front of the building and 15 spaces located in the rear.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Parkway
Place Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental
Assessment Division, approval required for food service. Contact Little Rock
Wastewater for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Power lines currently exist along Chenal Parkway and
on the west side of this property. 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:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
3
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 antifree ze 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. Full Plan Review
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. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
4
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is on our
long range plans. We recommend continuation of pedestrian infrastructure for
access to the transit system. Also provide pedestrian link through parking areas
for access from the street to businesses and services.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows MX (Mixed Use). This category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is
required if the use is entirely office or commercial or if the use is a mixtu re of the
three. The applicant has applied for a rezoning from O-3 (General Office District)
to POD (Planned Office Development) to allow a consignment store in the same
building in addition to existing office uses. This request is within the Chenal
Design Overlay District.
Master Street Plan: To the south of the property is Chenal Parkway and it is
shown as 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 Chenal Parkway. 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 and the Chenal Overlay District.
2. All vehicular use areas which were in existence prior to the effective date of
the Landscape Ordinance may continue as non -conforming until such time a
building permit is issued to rehabilitate a structure on the property exceeding
(50) percent of current replacement cost of the structure. At such time (50)
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
5
percent of the existing vehicular use area shall be brought into compliance
and shall continue to full compliance on a graduated scale based on the
percentage of rehabilitation cost.
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: (November 22, 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
applicant was seeking approval of the rezoning to allow an existing consignment
shop to become an allowable use. Staff questioned any other activities taking
place on the site. Staff questioned the days and hours of operation for the
businesses and activities at the site. Staff stated any additional signage would
need to comply with the Chenal Parkway Design Overlay District.
Landscaping comments were addressed. Staff stated any dead, diseased or
missing landscaping was to be replaced. Staff stated any site upgrades would
require landscaping come into compliance accordingly.
Rock Region Metro comments were addressed. Staff stated the site was not
currently served but was within the long range plans. Staff requested the plan
include continuation of pedestrian infrastructure for access to the transit system
and to provide a link from the building through the parking areas to the street.
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 in need of addressing raised at the
November 22, 2016, Subdivision Committee meeting. The a pplicant is
requesting a rezoning of the site from O-3, General Office District to POD,
Planned Office Development, to add a consignment shop as an allowable use for
the property. Currently the lower level area houses the Closet, a consignment
shop for clothing.
The applicant has indicated the upper portion of the building containing
6,600 gross square feet of floor area (73%) with uses as allowed in the O -3,
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
6
General Office Zoning District and the lower level containing 2,464 gross square
feet of floor area (27%) as a retail use.
Currently there are a number of uses taking place on the site including medical
office, orthopedic rehab, physical therapy, a church, education and tutoring,
general and professional office uses. The office and consig nment shop typically
operate from 8 am to 6 pm Monday through Saturday. The church holds service
at the site on Sunday morning from 9 am to 11 am. The church also meets for
bible study classes on Wednesday evenings from pm to 8 pm.
The site plan indicates a total of 55 parking spaces on the site. 15 spaces are
located behind the building and the remaining parking is located between the
building and Chenal Parkway. Parking for the retail portion of the building is
typically based on one (1) parking space per 300 gross square feet of floor area.
Parking for the office portion of the building is typically based on one (1) parking
space per 400 gross square feet of floor area. The retail portion would typically
require eight (8) parking spaces. The office portion would typically require
16 parking spaces.
The applicant is requesting the allowance of similar type uses as the
consignment shop as allowable alternate uses for the site. Staff feels the
allowable alternate uses should be limited to the uses identified as accessory
uses within the O-3, General Office Zoning District without the allowance of an
eating place without drive-in service. Staff feels it appropriate to allow the
accessory use to exceed the typical limit of ten (10) percent of the gross floor
area provided the use mix for the building match the parking available on the site.
To staff’s knowledge there are no outstanding technical issues associated with
the request. Staff feels the requested rezoning to Planned Office Development
to add a consignment shop and the allowance of the identified accessory uses
within the O-3, General Office Zoning District as allowable uses is appropriate for
this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D, E and F of the agenda staff
report.
December 15, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3735-A
7
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: 5 FILE NO.: Z-5649-F
NAME: Stagecoach West II Long-form PCD
LOCATION: Located at 10915 Stagecoach Road
DEVELOPER:
Doug Woodall
14996 West Polk Road
Alexander, AR 72002
SURVEYOR:
Rasburry Surveying
308 West South Street
Benton, AR 72015
AREA: 9.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Automobile sales
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the development of the first phase.
BACKGROUND:
On September 18, 2003, the Commission approved a conditional use permit allowing
for the phased development of this property for a church. Phase I was to consist of a
single building and a paved driveway and 25 parking spa ces. Phase II was to construct
a second building and additional parking. The Phase I worship area was proposed to
have seating for 100 persons. The Phase II seating capacity was not proposed. No
additional activities such as private school or daycare was proposed. Approval was
given to allow placement of a portable building in the site to be used as a construction
office/storage building. The Commission approved a waiver of the screening
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
2
requirement along the south perimeter of the site since it was a djacent to a large,
undeveloped floodway.
On March 25, 2004, the Commission approved a revision to the previously approved
conditional use permit. The church proposed to place a second 28 -feet x 64-feet
portable building on the site adjacent to the location of the proposed church building.
The church requested to the use of the portable building as a church for a period up to
seven (7) years. At the end of the seven (7) year period, the church proposed to have
constructed the first phase building and the paved driveway and parking lot. Staff did
not support the use of the portable building for seven (7) years but did provide
a recommendation to allow the use of the portable building for thirty -six (36) months.
The applicant was agreeable to limiting the use of the portable building to thirty-six
(36) months and the Commission approved the request on their consent agenda.
On January 29, 2015, the Commission approved withdrawal of an item on the Consent
Agenda to allow the development of this site with a single building containing
15,000 square feet of floor area with 2,000 square feet being used as office space and
13,000 square feet being used for manufacturing/shop area.
On August 27, 2015, the Commission approved withdrawal of an item on the Consent
Agenda to allow the rezoning of the site to PCD, Planned Commercial Development,
and allow the development of the site with a retail building utilizing C -3, General
Commercial District uses and to use a portion of the site for automobile sales.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to rezone the site from R-2, Single-family to
PCD, Planned Commercial Development, to allow the redevelopment of this
vacant parcel with automobile sales and service. As par t of the PCD zoning
request the applicant is requesting the development in two (2) phase. The first
phase will include the existing parking lot which will be used for automobile
display. The first phase also includes additional paving for automobile sale s
display and a sales office. Phase 2 is proposed to include additional auto display
areas and a service center. The rear of the site is proposed for future
development via a revision to the site plan.
B. EXISTING CONDITIONS:
The site is currently vacant with the exception of a paved parking area and a
small structure previously used by the church for covered parking of the church
vehicle. This area of Stagecoach is development with a number of varying uses
including mini-warehouse, multi-family, office warehouse and retail. Stagecoach
Road was recently widened by the State Arkansas Highway and Transportation
Department. Sidewalks are in place along the property frontage.
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. A special Grading Permit for Flood Hazard Areas will be required per Section.
8-283 prior to construction in the floodplain.
3. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Show the proposed finish floor elevation of at least one (1) foot above the
base flood elevation.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner association.
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.
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
4
Entergy: Entergy does not object to this proposal. A three phase, overhead
electrical line runs along the north side of Stagecoach Road, and a single phase,
overhead line crosses the road to the approximate location of this development.
There do not appear to be any existing conflicts with Entergy facilities on this
property. Contact Entergy in advance to discuss future service requirements,
new facilities locations/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: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on nearby route
23. Provide sidewalks along Highway 5 for access to the transit route in
accordance to current development requirements.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC) for this property.
This category provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has
applied for a rezoning from R-2 (Single Family District) to PCD (Planned
Commercial Development) to allow auto sales on the property.
Master Street Plan: To the north of the property is Stagecoach Road and it is
shown as Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is t o provide
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
5
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Stagecoach
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: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
requirements, opaque screening, whether a fenc e or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. Th e
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81. The property to the east and south is
zoned R-2, a minimum buffer will be required at six (6) percent of the average
depth of the lot. The maximum dimension required shall be fifty (50) feet in all
instances.
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 no less than three (3) feet within the required landscape
area. Provide trees with an average linear spacing of no less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building
6. Trees shall be included in the interior vehicular landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required for developments of one
(1) acre or larger.
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
6
8. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to compete
the review process. Staff requested information conc erning the proposed auto
sales. Staff stated there was to be no display of vehicles within the first 2 0-feet
of the site. Staff questioned if there would be any detailing, repair or
maintenance of the vehicles on the site. Staff questioned the placement
of dumpsters and the hours of service. Staff stated a separate legal description
was required for the floodway area to allow the floodway to be zoned OS,
Open Space.
Public Works comments were addressed. Staff stated a dedication of right of
way was required for Stagecoach Road. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff stated a
NPDES stormwater permit was required for sites over one (1) acre. Staff stated
the Stormwater Detention Ordinance would apply to the development of the site.
Landscaping comments were addressed. Staff stated the new development was
to comply with the City’s landscape and buffer ordinance requirements. Staff
stated a minimum of eight (8) percent of th e paved areas were to be landscaped.
Staff stated screening was required on the eastern and southern perimeters of
the site, where adjacent to residentially zoned property.
Rock Region Metro comments were addressed. Staff stated continuous
pedestrian connectivity through the parking areas to the street was important in
designing the proposed development. Staff stated the site was served by a bus
route along Stagecoach Road.
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.
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
7
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the technical
issues associated with the request raised at the November 22, 2016, Subdivision
Committee meeting. The applicant has provided the details concerning activities
related to the automobile sales in the revised cover letter. The applicant has also
indicated the placement of the proposed dumpster and noted the days and hours
of service.
The request is to rezone the site from R-2, Single-family to PCD, Planned
Commercial Development, to allow the redevelopment of this vacant parcel with
automobile sales and service. The applicant has indicated the development will
occur in multiple phases. The first phase includes the placement of a building
containing 2,400 square feet of floor area and 95 display parking spaces and
nine (9) spaces for staff and customer parking. The future phase includes the
construction of 6,000 square foot building and the addition of 90 display spaces
and ten (10) customer and staff parking spaces.
There is no automobile rebuilding proposed for the site. All repairs to the
vehicles will be minor repairs such as replacement of headlamp bulb or wiper
blades. All detailing of vehicles will take place within the rear portion of the site.
The applicant has indicated there will be no display of vehicles within the first
20-feet of the site as typically required per Section 36-302 of the Little Rock Code
of Ordinances.
The applicant notes the days and hours of operation are from 7 am to 7 pm
Monday through Saturday and from 1 pm to 6 pm on Sunday. The hours of
dumpster service are limited to 7 am to 5 pm Monday through Friday.
The applicant has indicated signage will comply with signage allowed on
commercial zones. The sign is proposed with a maximum height of 36-feet and a
maximum sign area of 160 square feet. Building signage is proposed with a
maximum of ten (10) percent of the façade area abutting the public street.
The applicant is requesting a waiver of the required screening and buffe r
requirement along the southern perimeter of the site, adjacent to the floodway.
The applicant states the area located within the floodway will be dedicated to the
City via a deed or as a floodway easement. The applicant is also requesting a
waiver of the required screening along the eastern perimeter of the site.
Although the area is zoned R-2, Single-family the area is indicated on the City’s
Future Land Use Plan as mixed office commercial. Staff is supportive of the
applicant’s request.
December 15, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5649-F
8
The site plan does not include the placement of any perimeter fencing. The
applicant states should fencing be desired in the future the fencing will be placed
as allowed in commercial zones with a maximum height of eight (8) feet.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of the entire development with the development of the first phase.
According to the response letter provided from the Subdivision Committee
comments, the applicant has indicated the advanced grading is necessary
to prevent hauling materials in and out with the site as each of the
phases develops.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning to PCD, Planned Commercial Development, to all ow the
development of the site with automobile sales with future plans for automobile
service. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the redevelopment of the site 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 to allow grading of future
phases with the development of the first phase.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow grading of future phases with the development of the first phase. 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, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 6 FILE NO.: Z-5758-F
NAME: PVK Development Lot B Short-form POD
LOCATION: Located in the 15000 Block of Kanis Road, just West of the Kanis and
Pride Valley Roads intersection
DEVELOPER:
Kanis Pride, LLC
Graham Smith Construction
15100 Pride Valley Road
Little Rock, AR 72223
SURVEYOR:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 1.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Single-family, Mini-warehouse and O-2, Office and Institutional
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: O-2, Office and Institutional Zoning District uses and Contractors
office with limited indoor storage and warehousing of materials
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow grading of Lot C with
the development of this site.
2. A variance from Sections 30-43 and 31-210 to allow the placement of the drive on
Kanis Road as proposed.
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
2
BACKGROUND:
The site contains 12.95-acres and is located on the northwest corner of Kanis Road and
Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors
on August 16, 1994, rezoned the site from R-2, Single-family to O-2, Office and
Institutional.
On March 12, 2015, the Little Rock Planning Commission denied a request to rezone
the site to PCD to allow the development of the site with a mixed use development. Lot
A was proposed as a future phase of Chenal Kanis Storage, a mini -warehouse
development, located west of the site. Lot B was proposed with frontage along Kanis
Road with C-3, General Commercial District uses as allowable uses. This area was to
be subdivided into additional lots in the future as dictated by market demand. Tract C
was proposed with detention and Tract D was proposed as open space. The
development included 15 single-family lots fronting onto Pride Valley Road. The lots
were proposed with 50-foot widths, 30-foot front yard setbacks, 20-foot rear setbacks
and 5-foot side yard setbacks.
Ordinance No. 21,050 adopted by the Little Rock Board of Directors on June 2, 2015,
allowed a rezoning of the site from O-2, Office and Institutional to PCD to allow the
development of the site with the same number of lots and layout as was previously
denied but limited the development of Lot B to O-2, Office and Institutional Zoning
District uses.
Lot A was proposed as a future phase of Chenal Kanis Storage, a mini -warehouse
development, located west of the site. Lot B was proposed with frontage along Kanis
Road with O-2, Office and Institutional uses as the allowable uses. The area was to be
subdivided into additional lots in the future as dictated by market demand. Tract C was
proposed with detention and Tract D was proposed as open space.
The development included 15 single-family lots with frontage along Pride Valley Road.
The lots were proposed with 50-foot lot widths, 30-foot front yard setbacks, 20-foot rear
setbacks and 5-foot side yard setbacks.
Phase I of the project consisted of the construction of the residential lots on Pride Valley
Road and grading of the site. The applicant requested a variance from the City’s Land
Alteration Ordinance to allow grading of future phases with the development of the
single-family homes. The applicant indicated the advanced grading would include all of
Lot A, the residential lots and the rear 50 -feet of Lot B. The request also included the
allowance of 2:1 slopes within the mini-warehouse portion of the development.
A portion of the site has been graded and the single-family homes located along Pride
Valley Road are currently under construction.
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the site from PCD, Planned
Commercial Development, to POD, Planned Office Development, to allow the
creation of a two (2) lot plat from the area previously indicated as Lot B. The plat
indicates the newly created Lot B will contai n 1.051-acres and the newly created
Lot C will contain 2.731-acres.
Lot B is proposed for development with a professional office use. The site plan
indicates the placement of an office building containing 5,087 square feet of floor
area and a storage area containing 2,611 square feet. The site plan indicates
the placement of 33 parking spaces. The development will share an access
drive with proposed Lot C located to the west.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of Lots B and C with the development of Lot B. The allowance of
advanced grading will allow the site to balance and eliminate the need to haul
material from the site.
B. EXISTING CONDITIONS:
This area of the previously approved site plan remains wooded. The single-
family homes are currently under construction. Kanis Road is located along the
northern boundary and Pride Valley Road is located to the east of this site. Kanis
Road is an unimproved roadway with open ditches for drainage. There are
single-family homes located across Pride Valley Road to the east. To the south
of this site is a mini-warehouse development and newly developing office.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Capital
Lakes Estates POA, the Kanis Creek POA, the Parkway Place POA, the Spring
Valley Manor POA and the Woodlands Edge Community Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Pride Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
4
3. Right-of-way should be dedicated at Kanis Road and Pride Valley Road
intersection for a 90 degree intersection. Previous approved plans showed
the reconfiguration of the intersection.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5 feet from the centerline. The deve loper will be
responsible for an overall striping plan with a turn lane(s) and possible
construction of taper sections at the time of permitting.
5. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to advance grade beyond Lot B with
construction of this project.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. 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 or gsimmons@littlerofck.gov for more
information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. 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.
12. Pride Valley Road should intersect Kanis Rd at a 90 degree angle in
accordance with the previously approved plan.
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
5
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. (There is an existing approved project
at Little Rock Wastewater.) Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. An existing three phase,
power line exists along the south side of Kanis Road in front of this property. As
Kanis Road is widened at this location then this power line will likely need to be
relocated further south onto the property and relocation costs may be involved.
Also, care must be used to maintain proper clearances in the construction of the
entry drive to this property as it will be constructed underneath the existing power
line. Contact Entergy in advance to discuss future service requirements,
new facilities locations and adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A Capital Investment Charge based on the size of meter connection(s) wi ll
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
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
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
6
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 addi tives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Full plan review
2. Maintain Access.
3. 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.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appen dix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. 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 acces s for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
7
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus acc ess 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.
7. 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 surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
8
Rock Region Metro: Location is not currently served by METRO but is on our
long range plans. We recommend continuation of pedestrian infrastructure for
access to the transit system.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for this property. The suburban
office category provides for low intensity development of office or office parks in
close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The applicant has applied for a rezoning from
PCD (Planned Commercial Development) to POD (Planned Office Development)
to allow office and warehouse uses.
Master Street Plan: To the northeast of the property is Kanis Road and it is a
Minor Arterial, to the south of the property is Pride Valley Road and it is a
Collector 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 Kanis Road since it is a
Minor Arterial. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements 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.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
9
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.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building
6. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Thomas Pownell was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the proposed site plan. Staff questioned the total
building height, the proposed construction materials and the location and service
hours of any proposed dumpsters.
Public Works comments were addressed. Staff stated street improvements to
Pride Valley Road and Kanis Road were required with the proposed
development. Staff stated the City’s stormwater detention ordinance would apply
to the development of the site. Staff questioned if regional detention was
proposed. Staff stated a grading permit was required prior to any land clearing or
grading activities on the site. Staff questioned if a variance request from the
City’s Land Alteration Ordinance was being requested.
Landscaping comments were addressed. Staff stated the comments were
general in nature. Staff stated with the site development interior landscaping
meeting a minimum of eight (8) percent of the vehicular use area was required.
Staff stated street buffers were required along the Kanis Road frontage. Staff
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
10
stated building landscaping was required between the vehicular use area and the
proposed parking area.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by Rock region Metro but was a part of the long range plan.
Staff stated a continuation of pedestrian infrastructure for access to the transit
system was recommended.
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 and site plan to staff addressing
most of the technical issues associated with the request. The applicant has
provided the total building height, the proposed construction materials and the
location and service hours of any proposed dumpsters. The applicant is also
seeking approval to maintain the previously approved O -2, Office and
Institutional Zoning District uses as allowable alternate uses for the site.
The request is to rezone the site from PCD, Planned Commercial Development,
to POD, Planned Office Development, to allow the creation of a two (2) lot plat
from the area previously indicated as Lot B PVK Development. The plat
indicates the newly created Lot B will contain 1.051 -acres and the newly created
Lot C will contain 2.731-acres. Lot B is proposed for development with this
application. Lot C is proposed for future development.
Lot B is proposed for development with an office user with additional space for
warehousing. The site plan indicates the placement of the office portion
containing 5,087 square feet of floor area and the warehouse area containing
2,611 square feet. The site plan indicates the placement of 33 parking spaces.
The development will share an access drive with proposed Lot C located to the
west.
The applicant has indicated there will not be any areas of outdoor storage of
materials or equipment. There will be vehicles associated with the business
parked behind the building.
The site plan notes a single ground sign will be located within the front yard
landscaped area along Kanis Road. The sign is proposed with a maximum
height of six (6) feet and a maximum sign area of 64 square feet. Building
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
11
signage is proposed on the front façade of the building limited to ten (10) percent
of the building façade area.
The site plan notes an eight (8) foot screening fence will be located along the
perimeter where adjacent to the single-family homes. If there is currently fencing
in place the fence will not be installed until such time as the homeowners remove
their fence at which time the screening becomes a requirement of this
development.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of Lots B and C with the development of Lot B. The allowance of
advanced grading will allow the site to balance and eliminate the need to haul
material from the site.
A variance from Sections 30-43 and 31-210 to allow the placement of the drive
on Kanis Road is being requested. The applicant states the drive is proposed in
this location to offer the best sight distance for vehicles traveling Kanis Road,
persons entering and exiting this site and the Pride Valley Road intersection.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of an amendment to the previously approved POD, Planned Office Development,
to allow a revision to the approved site plan and to allow the applicant to have an
office and warehouse space within the building. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff
feels the amendment to the POD zoning 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 to allow grading of future
phases with the development of the first phase.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow grading of future phases with the development of the first phase. There
December 15, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5758-F
12
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, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 7 FILE NO.: Z-5758-G
NAME: PVK Development Lot C Short-form POD
LOCATION: Lot C Short-form POD, located in the 15000 Block of Kanis Road, just
West of the Kanis and Pride Valley Roads intersection
DEVELOPER:
Longview, LLC
400 West Capitol Avenue, Suite 2000
Little Rock, AR 72201
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.731-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Single-family, Mini-warehouse and O-2, Office and
Institutional
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Elderly housing
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow grading of Lot B with
the development of this site.
2. A variance from Sections 30-43 and 31-210 to allow the placement of the drive on
Kanis Road as proposed.
The applicant submitted a request dated November 30, 2016, requesting deferral of this
item to the February 2, 1017, public hearing. Staff is supportive of the deferral request.
December 15, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-G
2
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated November 30,
2016, requesting deferral of the item to the February 2, 2017, 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 9 ayes, 0 noes, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 8 FILE NO.: Z-6054-B
NAME: Fitts Auto Expansion Long-form PCD
LOCATION: Located at 8421 Stagecoach Road
DEVELOPER:
Bill Fitts Auto Sales
c/o Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
SURVEYOR:
Arkansas Surveying and Consulting
c/o Scott Foster
7926 Salem Road
Benton, AR 72019
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 39.98 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and Automobile sales
and service
VARIANCE/WAIVERS: The request includes a variance from the City’s Land
Alteration Ordinance to allow grading of areas outside the proposed development area.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting rezoning of the site from R -2, Single-family to PCD,
Planned Commercial Development, to allow the development of this site with an
expansion of the adjacent automobile sales business. The applicant ha s
indicated the initial plans include the construction of parking and an access drive
to allow the offloading and storage of vehicles, currently taking place on property
owned by the applicant located across Stagecoach Road. The applicant is
requesting the new parking areas be allowed to be graveled for a period of
two (2) years. At which time the parking area will be paved and landscaped to
meet the typical minimum ordinance requirements of the landscape and buffer
ordinances. The future plan includes the construction of a building to be used for
auto detailing of inventory prior to placing the vehicles on the lot for sale.
The development site includes 7.13-acres. The remainder of the area is located
within the floodway and will be dedicated to the City of Little Rock.
B. EXISTING CONDITIONS:
The site is located on Stagecoach Road just west of Interstate 430. The property
is located adjacent to the existing auto sales (Bill Fitts Auto Sales) and does not
have direct public street access. Access to the site will be taken from the
existing auto sales lot. The site is heavily wooded and is located adjacent to a
regulatory floodway. Stagecoach Road was recently widened by the Arkansas
State Highway and Transportation Department. There is curb, gutter and
sidewalk located adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Bentley
Court POA, Chateaus on Stagecoach POA, Crystal Valley POA, Otter Creek
POA, Plantation Acres POA and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required to be installed
along Stagecoach Road and extend to the side property line in accordance
with Section 31-175 of the Little Rock Code and the Master Street Plan.
Sidewalk stops on south side of driveway today.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
3
3. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to grade future phases with construction
of Phase 1?
5. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e).
Provide finished floor elevations and fill embankments or retaining walls.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detentio n facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
9. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
10. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot
wide drainage and access easement is required adjacent to th e floodway
boundary. If property within the floodway should be zoned as Open Space.
11. Vehicle offloading within the public right-of-way is allowed. Provide the
truck maneuvering area on the site plan.
12. Damage to public and private property due to hauling op erations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer 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 three phase,
overhead power line exists along Stagecoach Road to the north and another one
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
4
exists along the western side of the property. They do not appear to be in
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. 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 an d 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 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
5
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 ex cept as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
6
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 surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
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
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
7
Rock Region Metro: Location is currently served by METRO on nearby route
23. Provide sidewalks along highway 5 for access to the transit route in
accordance to current development requirements.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mixed Office and Commercial (MOC) and Parks/Open
Space (PK/OS) for this property. 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. Parks/Open Space category include s all
public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land. The applicant has applied for a rezoning from
R-2, Single-family Zoning District to PCD (Planned Commercial District) to allow
expansion of existing auto sales and future development of office/retail uses
utilizing C-3 (General Commercial District) uses.
Master Street Plan: To the north of the property is Stagecoach Road and it is
shown as 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 Stagecoach Road. This street 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 Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
8
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout
the parking area(s). For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area shall
be three hundred (300) square feet. Interior islands must be a minimum of
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) sh rubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building
7. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dis similar use of a more
restrictive nature. The minimum dimension shall be nine (9) feet. As a
component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the city,
section 15-81.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
9
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Terry Burruss was present representing the request. Staff pre sented an
overview of the item stating there were a few outstanding technical issues
associated with the request in need of addressing. Staff requested Mr. Burruss
provide additional information concerning the proposed development and the
proposed phasing plan. Staff also requested additional information concerning
the proposed activities to take place on the site.
Public Works comments were addressed. Staff stated right of way dedication per
the Master Street Plan was required along Stagecoach Road. Staff also stated
the area indicated as floodway was to be dedicated to the City through a deed or
a floodway easement. Staff stated a grading permit was required prior to any
clearing activities located on the site. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the property.
Landscaping comments were addressed. Staff stated the newly developed
areas would require landscaping to meet the landscape ordinance requirements.
Staff stated a land use buffer was required adjacent to areas zoned or used as
residential. Staff stated screening was also required within the areas used or
zoned as residential.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by Rock region Metro but was a part of the long range plan.
Staff stated a continuation of pedestrian infrastructure for access to the transit
system was recommended.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request raised at the November 22, 2016,
Subdivision Committee meeting. The applicant has reduced the overall
development plan of the site limiting the proposed approval to the construction of
a parking area and a small building to be used for detailing of automobiles. The
applicant has noted this property has no frontage along Stagecoach Road. All
access to the site will occur from the existing automobile sales lot. The parking
lot will be constructed in the first phase and the building will be constructed in a
later phase.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
10
The request is to rezone the site from R-2, Single-family to PCD, Planned
Commercial Development, to allow the development of this site with an
expansion of the adjacent automobile sales business. The new parking area will
allow the receiving of vehicles currently taking place across Stagecoach Road to
be relocated to this site. This will limit the impact of employees crossing
Stagecoach Road to move vehicles and ready them for sale.
Section 36-508 states all areas are to be paved where subject to wheeled traffic.
The applicant is requesting the new parking area be allowed to be graveled for a
period of two (2) years. After the two (2) year period the parking area will be
paved and landscaped to meet the typical minimum ordinance requirements of
the landscape and buffer ordinances. There will be no customer traffic to this
area. The only activity taking place will be unloading of vehicles and detailing of
vehicles for future transfer to the existing automobile sales lot.
The future plan includes the construction of a building to be used for automobile
detailing of inventory prior to placing the vehicles on the lot for sale. Th e building
is proposed 40-feet by 50-feet containing 2,000 square feet of floor area.
The development site includes 7.13-acres. The remainder of the area is located
within the floodway and will be dedicated to the City of Little Rock.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of areas outside the proposed development area. The applicant
has indicated the grading is necessary to provide proper detention storage for
the site.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning of this site from R-2, Single-family to PCD, Planned Commercial
Development, to allow the use of a portion of this property for activities
associated with the adjacent automobile sales. Any future development of the
site with additional buildings and parking will be reviewed by the Commission as
a revision to the approved site plan. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development as proposed is appropriate for the site.
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 to allow grading outside the
development area with the construction of the proposed parking area.
December 15, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6054-B
11
PLANNING COMMISSION ACTION: (DECEMBER 15, 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 recommend ation of approval of the variance
request to allow grading outside the development area with the construction of the
proposed parking area. 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,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: 9 FILE NO.: Z-7875-E
NAME: Hays Development Revised Short-form POD
LOCATION: Located at 13423 Kanis Road
DEVELOPER:
Hall Roofing and Construction
c/o Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
SURVEYOR:
South Point Surveying
1082 Grant 748
Sheridan, AR 72150
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 1.185 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: POD, Planned Office Development
ALLOWED USES: O-3, General Office District uses
PROPOSED ZONING: Revised POD
PROPOSED USE: O-3, General Office District uses and Contractors office with limited
indoor storage of materials
VARIANCE/WAIVERS: None requested.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
2
BACKGROUND:
The Planning Commission reviewed a request and recommended approval for Taylor
Park Long-form POD at their July 7, 2005, public hearing. The site plan included the
development of 22.9 acres containing a mixed -use development including office and
residential uses. The property fronting along Kanis Road was approved for O-3,
General Office District uses with the remainder of the site being developed with
attached and detached single-family residences. Ordinance No. 19,388 adopted by the
Little Rock Board of Directors on August 30, 2005, rezoned the site from R -2,
Single-family to POD establishing Taylor Park Long-form POD.
Ordinance No. 19,635 adopted by the Little Rock Board of Directors on November 21,
2006, allowed a revision to the POD by allowing the height and area of the subdivision
identification sign to be increased.
Ordinance No. 20,317 adopted by the Lit tle Rock Board of Directors on September 21,
2010 allowed the construction of the 2nd Phase of the subdivision. The approval
allowed two (2) office buildings each containing 3,375 square feet and a shared parking
lot located along Kanis Road. The parking was proposed with a single access point to
Taylor Park Boulevard. The development also contained the construction of
two (2) single-family homes on the east side of Taylor Park Boulevard and
five (5) single-family homes on the west side of Taylor Park Boulevard. The single-
family homes have been constructed. The office buildings were not developed.
Ordinance No. 20,793 adopted by the Little Rock Board of Directors on September 17,
2013, allowed a revision to the previously approved site plan. The or iginal approval for
the property located at the southwest corner of Kanis Road and Taylor Park Boulevard
to develop with two (2) office buildings each containing 3,375 square feet and a shared
parking lot. The applicant indicated the office market was no t as strong as
the residential market in this area and he proposed the construction of three (3) single -
family homes on the site. The building envelopes, construction materials and amenities
of the homes were to be similar to the homes previously develop ed in the subdivision.
The new homes have been constructed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is for the development of 1.12 acres previously approved for
development with an office use utilizing the O-3, General Office District uses.
The site plan indicates the construction of a building containing 8,800 gross
square feet of floor area to be divided into multiple bays for office users. The
plan indicates the placement of parking within the front yard area as well as
parking and storage within the rear yard area.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
3
B. EXISTING CONDITIONS:
The property proposed for development is presently a vacant tract with a
scattering of trees. The Taylor Park Subdivision has developed with single -family
homes both attached and detached located south and west of this site. The
office portion of the development along Kanis Road has not been initiated.
Street improvements to Kanis Road were completed with the first Phase of the
Taylor Park Subdivision to the west. Street improvements along the Kanis Road
frontage for this development have not been completed.
The area has not changed much since the original approval. The area remains
single-family with homes located on large lots. The area to the south is
developing as the Woodlands Edge Subdivision. To the west of this site a new
street, Woodlands Edge Trail, has been constructed from Kanis Road to the
south accessing the Woodlands Edge Subdivision. This area is zoned PCD for
future development of office and commercial uses. The area to the north
includes two (2) properties zoned as planned developments for office uses and a
third property to the northeast is also zoned for office use. The remaining area is
single-family homes located on large lots or parcels.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kanis Village
Property Owners Association and the Parkway Place Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including
5-foot sidewalks with the planned development. The new back of curb
should be located 29.5 feet from centerline. A payment should be made to
the City in-lieu of widening of Kanis Road. The new driveway should be
placed 29 feet from the centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29 -186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
4
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner association.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street improvement plans shall include signage and s triping. Public Works
must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Street lights must be installed
prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, 501.379.1813 or gsimmons@littlerock.gov for more
information.
10. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Travis
Herrbner, Public Works Traffic Engineering, 621 South Broadway,
501.379.1805 or therbner@littlerock.gov for more information.
11. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street.
12. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
13. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to an existing structure on this property. Power lines currently exist
along Kanis Road and on the north side of this property. Contact Entergy
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
5
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. 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. Contact Central Arkansas Water regarding the size and location of the water
meter.
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 material s
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 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
6
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: No comment
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is on our
long range plans. We recommend continuation of pedestrian infrastructure for
access to the transit system.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for this property. The suburban
office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The applicant has applied for a revision of
POD (Planned Office District) to allow the placement of a contractor’s office
within a new building.
Master Street Plan: To the north of the property is Kanis Road 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 Kanis Ro ad 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
7
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet. The average depth of the lot is two hundred and ninety
(290) feet. A minimum seventeen (17) foot street buffer is required adjacent to
the Kanis Road right-of-way.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. A portion of the adjacent property to the east is zoned R-2. As a
component of all land use buffer requirements, opaque screening, whether a
fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. The plantings, existi ng and
purposed, shall be provided within the landscape ordinance of the city,
section 15-102.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the item stating there were a few outstanding technical issues
associated with the request in need of addressing. Staff requested Mr. Burruss
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
8
provide additional information concerning the proposed development and the
activities proposed for the site. Staff questioned any areas of outdoor storage of
vehicles, equipment or materials.
Public Works comments were addressed. Staff stated right of way dedication per
the Master Street Plan was required along Kanis Road. Staff stated the driveway
tee-intersection should be located a minimum of 75-feet from the centerline of
Kanis Road. Staff stated a grading permit was required prior to any grading or
clearing activities on the site. Staff stated the City’s Stormwater Detention
Ordinance would apply to the development of the property.
Landscaping comments were addressed. Staff stated the newly developed
areas would require landscaping to meet the landscape ordinance requirements.
Staff stated a land use buffer was required adjacent to areas zoned or used as
residential. Staff stated screening was also required within the areas used or
zoned as residential. Staff stated building landscaping and interior landscaping
of the paved areas would be required with the development of the site.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by Rock Region Metro but was a part of the long range plan.
Staff stated a continuation of pedestrian infrastructure for access to the transit
system was recommended.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the November 22, 2016, Subdivision
Committee meeting. The applicant has indicated there will not be any areas of
outdoor storage of materials or equipment. There will be vehicles associated
with the business located behind the building. The applicant ha s also indicated
the business has a lift which is used to lift roofing materials to the roof of the
house and/or businesses. The lift will be fully screened by the building and the
perimeter fencing.
The request is to allow the development of 1.12-acres of the previously approved
development plan with an office use. The request includes the allowance of O-3,
General Office District uses as allowable uses and to allow Riley Hays Roofing to
occupy the building. Riley Hays Roofing will have an area for warehousing and
also a small portion of the site will be used for a showroom.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
9
The site plan indicates the construction of a building containing 8,800 gross
square feet of floor area to be divided into multiple bays for office users. The
plan indicates the placement of 22 parking spaces within the front yard area.
There is parking and storage located within the rear yard area (11 parking
spaces). Based on the parking requirement for an office development
(one space per 400 gross square feet of floor area) 22 spaces would typically be
required.
The applicant is proposing a shared access with the property to the west
extending from Kanis Road. The initial drive will be constructed 20 -feet wide.
Once the adjacent property is redeveloped additional width will be added to
ensure proper access to the two (2) parcels is achieved.
The site plan indicates landscaping and screening along the eastern and
southern perimeters of the site. The site plan notes an eight (8) foot opaque
fence will be placed along the south side of the rear parking area. In addition a
40-foot undisturbed buffer will be placed on the south side of the proposed fence.
The site plan notes a single ground sign will be located within the front yard
landscaped area along Kanis Road. The sign is proposed with a maximum
height of six (6) feet and a maximum sign area of 64 square feet. Building
signage is proposed on the front façade of the building limited to ten (10) percent
of the building façade area.
Staff is supportive of the applicant’s request. The applicant is requesting
approval of a revision to a previously approved POD, Planned Office
Development, to revise the previously approved site plan and to allow the roofing
company to occupy the space. The applicant has ind icated the building will be
leased to multi-tenants which will be users as allowed within the O -3, General
Office Zoning District. Staff is supportive of the request but recommends the use
mix match the parking available on the site. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the requested rezoning 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-E
10
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff stated in addition to the request to allow commercial and
office on the lower level, the applicant was requesting the allowance of redeveloping the
upper floors as multi-family or a hotel. 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, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 10 FILE NO.: Z-8310-B
NAME: Smith Development Revised Short-form POD
LOCATION: Located at 7801 Cantrell Road
DEVELOPER:
Willis Smith
5 Inwood Circle, Suite 104
Little Rock, AR 72211
SURVEYOR:
Brooks Surveying
10820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 0.642 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 22.03
CURRENT ZONING: POD
ALLOWED USES: Office (70%) and Retail (30%)
PROPOSED ZONING: Revised POD
PROPOSED USE: Add health studio and spa as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,935 adopted by the Little Rock Board of Directors on March 18, 2008,
rezoned the site from O-3, General Office District and C-3, General Commercial District
to POD. The property contained two (2) parcels; one (1) zoned office and the second
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
2
zoned commercially. Parcel 1 contained a building with approximately 5,068 square
feet and was zoned O-3, General Office District. Parcel 2 contained a carwash facility
(5 bays) and was zoned C-3, General Commercial District. The development was
proposed in two (2) phases. The first Phase included the modification of the structure
on Parcel 1 removing approximately 1,500 square feet and renting the space as
commercial space. Phase II consisted of the removal of the carwash facility on Parcel 2
and the construction of a two (2) story office building containing 8,000 square feet. The
driveway located on Biscayne Street was also proposed for removal during the Phase 2
construction. Building located on Parcel 1 was not modified and the carwash located on
Parcel 2 was removed.
The hours of operation were proposed from 8 am to 5 pm Monday through Saturday for
the office users. The commercial users will extend their closing hour until 9 pm. The
dumpster service hours were limited to 6 am to 7 am Monday through Saturday.
Phase I proposed to use the existing 5,068 square foot building located on Parcel 1 for
commercial uses as defined in the C-1, Neighborhood Commercial Zoning District less,
restaurant use.
Ordinance No. 20,083 adopted by the Little Rock Board of Directors on March 3, 2009,
allowed a revision to the previously approved site plan. The applicant proposed to
amend the previously approved POD to allow an addition on the building located on the
west side of the building. The addition was proposed to contain 56 0 square feet and
was to be used as inventory storage for the clothing store. There were no other
modifications proposed to the previously approved development plan. The addition was
completed to western side of the building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the previously approved POD,
Planned Office Development, to add health studio and spa as an allowable use
for the existing building located on the site. The request includes to maintain the
previously approved office building located on the former carwash property for
future development.
B. EXISTING CONDITIONS:
The building located on Parcel 1 contains a number of users including a clothing
store. The multiple bay carwash has been removed from Parcel 2. Watt Street
has been closed by the Highway Department and currently terminates in a
cul-de-sac between this property and the McDonalds property located to the
east. There is an alley located between the two (2) buildings with an office
building, facing Biscayne Drive located to the west. There are a series of drives
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
3
which connect these properties to Biscayne Drive and the properties on Biscayne
Drive to Watt and T Streets.
In the area, there are residential and non -residential uses. There is a beauty
salon in a converted residential structure located to the west and a school
located in a number of converted structures located to the south. There is an
office building located on the southeast corner of T and Watt Streets.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kingwood
Neighborhood Association and the Merriwether 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
Watt Street and T Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. The existing sidewalk adjacent to Watt Street should be extended to the
sidewalk adjacent to Cantrell Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Power lines currently exist along Cantrell Road and on
the west side of this property. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
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. 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 f irst 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:
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
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
5
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, route 1, nearby at
Cantrell Rd. and Mississippi St. We recommend closing old curb cuts which are
not accessible or are too close to intersections per current regulations. By closin g
and consolidating curb cuts it will enhance pedestrian and disabled access to the
facility.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Mixed Office and Commercial (MOC) for this
property. This category provides for a mixture of offi ce 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 POD (Planned Office District) to add a
health studio spa as an allowable use.
Master Street Plan: To the northwest of the property is Biscayne Drive and it is a
Collector, to the northeast of the property is Cantrell Road and it is a Principal
Arterial, to the southeast is Watt Street and it is a Local Street on the Master
Street Plan. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. 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. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
6
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.
2. All vehicular use areas which were in existence prior to the effective date of
the Landscape Ordinance may continue as non -conforming until such time a
building permit is issued to rehabilitate a structure on the property exceeding
(50) percent of current replacement cost of the structure. At such time
(50) percent of the existing vehicular use area shall be brought into
compliance and shall continue to full compliance on a graduated scale based
on the percentage of rehabilitation cost.
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. 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: (November 22, 2016)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the item stating there were additiona l items necessary to complete
the review process. Staff requested Mr. Burruss provide the square footages of
the existing uses. Staff also requested Mr. Burruss provide the proposed
signage plan and any proposed changes to the existing signage located on the
site.
Public Works comments were addressed. Staff stated a 20 -foot radial dedication
of right of way was required at the intersections of the abutting streets. Staff
stated the existing sidewalk on Watt Street should be extended to connect with
the existing sidewalk on Cantrell Road.
Landscaping comments were addressed. Staff stated the new parking lot would
require landscaping to meet the minimum requirements of the landscape and
buffer ordinances. Staff stated a minimum planting strip of nin e (9) feet was
required around the sites perimeters where abutting a public street. Staff stated
any existing landscaped areas which were deficient would require upgrades per
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
7
the minimum ordinance requirements with modifications to the existing
developed site.
Rock Region Metro comments were addressed. Staff stated the location was
currently served by Rock Region Metro. Staff stated a continuation of pedestrian
infrastructure for access to the transit system was recommended.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly
with any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the November 22, 2016, Subdivision Committee meeting. The
applicant has removed the proposed parking area loca ted on the former carwash
site and has revised the site plan to include the placement of an office building as
was previously approved by the Board of Directors in 2009.
The request is to amend the previously approved POD, Planned Office
Development, to add health studio and spa as an allowable use for the existing
building located on the site. The site is currently developed as a mixed use
development including retail, office and the health studio and spa (yoga studio).
The building contains 5,500 gross square feet of floor area. There are 24 parking
spaces located on the site. Parking for a mixed use development, based on one
(1) parking space per 225 gross square feet of floor area would typically require
the placement of 24 parking spaces to serve the site.
The applicant is not proposing any modification to the existing signage plan.
Each of the lease spaces are allow a maximum of ten (10) percent of their façade
area for building signage. The development is allow a single ground mounted
sign not to exceed 36-feet in height and 160 square feet in sign area.
The applicant has indicated there is not a dumpster located on the site and the
current tenant mix does not require a dumpster. The applicant notes should a
dumpster be required in the future the dumpster will be placed behind the
building and screened per typical ordinance standards. The dumpster hours will
also be limited to daylight hours or serviced between the hours of 7 am to 6 pm
Monday through Friday.
December 15, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8310-B
8
Staff is supportive of the request. The applicant is seeking approval to allow the
addition of a health studio and spa as an allowable use for the existing developed
site. There are no modifications proposed to the existing building or parking
areas. To staff’s knowledge there are no outstanding technical issues associated
with the request. Staff feels the addition of the health studio and spa 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: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: 11 FILE NO.: Z-8873-A
NAME: Hall Davidson Building Short-form PCD
LOCATION: Located at 201 – 205 West Capitol Avenue
DEVELOPER:
Rock Capital Real Estate LLC
c/o Dan Roda, General Counsel
200 West Capitol Avenue, Suite 1310
Little Rock, AR 72201
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 – Downtown CENSUS TRACT: 44
CURRENT ZONING: PCD
ALLOWED USES: Residential, Office, Commercial – Multi-family at a density greater
than the UU, Urban Use Zoning District
PROPOSED ZONING: PCD – Reinstate previously approved PCD zoning
PROPOSED USE: Residential, Office, Commercial – Multi-family at a density greater
than the UU, Urban Use Zoning District
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,774 adopted by the Little Rock Board of Directors on August 27,
2013, rezoned the site from UU, Urban Use District to PCD, Planned Commercial
Development. The approval allowed the upper floors of the 65,000 square foot
buildings to be rehabbed for the development of 60 multi-family units. The site
contained 0.3859-acres which per the UU, Urban Use Zoning District would allow a total
of 29 apartments.
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
2
The applicant proposed parking for the tenants via a lease agreement for 60 parking
spaces with a property owner located directly behind the building. The ground floor
were to contain commercial and office uses. Floors 2 – 5 were to be developed into
60 apartment units.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A new developer is proposing to purchase the property located at
201-205 Capitol Avenue, the Hall – Davidson Buildings, to allow the development
of the property in a similar fashion as previously approved. Based on the date of
the previous approval the PCD, zoning approved has expired. Section 36-454
defines the procedures for review and submission of a final development plan.
The ordinances states the applicant has three (3) years from the date of passage
of the ordinance approving the preliminary plan to submit the final development
plan. The final development plan typically entails the applicant/d eveloper
securing a building permit within the three (3) year time frame. Extension may be
granted by the Planning Commission provided the applicant/developer make s the
request for the time extension in writing a minimum of 90 days prior to the
expiration. Failure of the applicant to file a timely extension shall be cause for
revocation of the PUD as provided in Chapter 36 of the Code of Ordinances.
The request for time extension was not made as required by the Ordinance. The
applicant is seeking approval to reinstate the previously approved PCD to allow
the redevelopment of the Hall and Davidson Buildings as proposed by the former
developer to include 60 residential units on the upper levels and
commercial/office on the ground floor.
B. EXISTING CONDITIONS:
The site is located downtown in the Urban Core of the City. The building is a five
(5) story building with multiple tenant lease spaces on the lower level. This area
of Capitol Avenue is tree lined. There are several multi -story office buildings
located in this block.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association and the MacArthur Park Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Capacity Fee Analysis
required if multi-family residential. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Entergy is aware of this
project and has already been in communication with the developer. This
particular project is located in an area served by Entergy’s underground network
and as such will need to be served by special, network equipment. This
discussion has already begun.
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 Ce ntral
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 Arkans as
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
4
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:
1. Full plan review
2. Maintain Access.
3. 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.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Gr ade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
5
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.
7. 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 surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shal l 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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
6
Rock Region Metro: Location is served by METRO via several routes and is
located along a main route in the system. In order to serve riders more efficiently
we recommend removing (1) parking space at Capital Ave and Louisiana St on
either side of the corner. Parking spaces are too close to the corner to be able to
board passengers without the riders having to walk between cars to board.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Downtown Planning District. The
Land Use Plan shows MXU (Mixed Use Urban). 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 increase the density to allow multifamily uses in the
building.
Master Street Plan: To the north of the property is West Capitol Avenue and to
the east of the property is South Louisiana Street and they are both shown as
Collectors on the Master Street Plan. The primary function of a Collector Street is
to provide a connection from Local Streets to Arterials. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Louisiana Street. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the UU, Urban Use Zoning District.
2. Any exiting street trees, landscape, or irrigation disturbed by construction
shall be repaired or replaced before completion a nd final acceptance of the
project.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
7
requirements can be given when preserving trees of six (6) inch caliper o r
larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the developer was proposing to reinstate a previously approved PCD, Planned
Commercial Development, zoning for the site to allow redevelopment with multi -
family and office/commercial uses. Staff stated there were no changes to the
previous approval. 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 no comments requiring addressing raised at the November 22, 2016,
Subdivision Committee meeting. The applicant has indicated there will not be a
food store less than 5,000 square feet sellin g beer or wine. The applicant is
requesting to maintain the UU, Urban Use Zoning District uses as allowable uses
for the property. The applicant has indicated a restaurant user may potentially
utilize the right of way for outdoor dining. Should a resta urant user become a
viable request the owner will apply for a franchise agreement with the City to
allow the outdoor dining activity to occur within the public right of way.
The applicant is seeking approval of a PCD zoning for the Hall and Davidso n
Building located between 201 – 215 Capitol Avenue. The developer intends to
rehab the upper floors of the 65,000 square foot buildings to allow for 60 market
rate multi-family units. The street level will be marketed as retail to users which
are allowed within the UU, Urban Use Zoning District.
The site contains 0.3859 acres. The UU, Urban Use Zoning District typically
allows multi-family to develop at a density of 72 units per acre. The development
as proposed would allow an increase in density to 143 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required. The
applicant has stated parking will be provide for the residents via a lease
agreement for 60 parking spaces within a parking lot located directly behi nd
the building.
December 15, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8873-A
8
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building façade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5 -feet from the building
façade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4 -feet. The applicant has indicated
no new projections or awnings will be added to the building.
Section 36-342.1 states street trees a minimum of three (3) inch caliper shall be
required. The trees shall be located a minimum of 2 -feet off the back of curb and
30-feet on center and no closer than 30 -feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8 -feet above the
sidewalk. The applicant has indicated the development will comply with the
typical requirements of the UU, Urban Use Zoning District.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi-family for this site will
adversely impact the area. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: 12 FILE NO.: Z-9183
NAME: Wildwood Trails Long-form PD-R
LOCATION: Located on the South side of Denny Road in the 19000 Block
of Denny Road
DEVELOPER:
Denny Road LLC
P.O. Box 242146
Little Rock, AR 72223
SURVEYOR:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 39.987 acres NUMBER OF LOTS: 71 FT. NEW STREET: 2,710 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development Residential
PROPOSED USE: Attached and detached single-family
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the development of the first phase.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R -2, Single-family to
PD-R, Planned Development Residential. The site contains 39.987 acres and is
proposed for development with 71 residential lots of attached and detached
single-family homes. The applicant is requesting 15-foot front building setbacks
for the homes proposed in Block 3 and a 20-foot front building setback for the
homes located in Blocks 1, 2 and 4. The lots located in Blocks 1 and 2 are
indicated with 50-foot lot widths. The lots located in Block 3 are indicated with a
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
2
32-foot lot width. The lots located in Blocks 1, 2 and 4 are indicated with 5 -foot
side yard setbacks. The lots located in Block 3 are indicated as attached single -
family residences with zero side yard setbacks.
B. EXISTING CONDITIONS:
The site is heavily wooded located on the sout h side of Denny Road. To the east
is Pulaski Academy School’s ball fields and to the west is a developing
subdivision, Wildwood Place Subdivision. This area of Denny Road remains
rural in character. There are a number of homes located in this general ar ea
which remain on unplatted tracts of property. Located to the west of this site is
the Wildwood Center for the Performing Arts. Where property has redeveloped
the street improvements to Denny Road have been completed. Adjacent to this
site and the Pulaski Academy site there are no street improvements in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not an active neighborhood association, registered with t he
City of Little Rock, located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny Road is classified on the Master Street Plan as a minor arterial.
If not already dedicated, a dedication of right-of-way 45 feet from centerline
will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Denny Road
including
5-foot sidewalks with the planned development. The new back of curb
should be located 29.5 feet from centerline. A left turn lane should be
provided for left turns on Denny Road. Additional paving and striping
maybe required beyond the side property lines for tapers. The posted
speed is 45 mph. The left turn lane should provide 150 feet of stack and
270-foot lane tapers.
3. Temporary turnarounds are required to be constructed at the ends of
phases of streets.
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
3
4. Per the Master Street Plan, Rosemary Loop is not a loop street connecting
in the same street at two (2) separate intersections and should be
constructed to a residential street standard with a 26 feet street width and
a 50-foot right-of-way and sidewalk from Rosemary Drive to the first
intersection.
5. Sidewalks with appropriate handicap ramps are required to be constructed
on Rosemary Drive in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan. How many additional lots are proposed
that access Rosemary Drive on the south end of the project?
6. Temporary turnarounds are required to be constructed at the e nds of
phased streets.
7. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to advance grade future phases with
other phases of construction?
8. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e).
Access to public drainage easements must be provided from the right-of-
way and infrastructure installed within that easement.
9. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or the property owner's association.
10. 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.
11. At this time, boundary street improvements are required to be constructed
on Denny Road for the portion of property still owned by Pulaski Academy
and not a part of the preliminary plat in conformance with previous
approvals.
12. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
13. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights shall utilized
Entergy's standard fixtures and poles. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering 501.379.1813 or gsimmons@littlerock.gov for more
information.
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
4
15. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Travis
Herbner, Public Works Traffic Engineering, 621 South Broadway,
501.379.1805 or therbner@littlerock.gov for more information.
16. Per the Master Street Plan, parking is restricted to one side of the street on
a 24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
17. The proposed median should not extend into the Denny Road right -of-way.
The taper section down to standard roadway width should meet Green Book
Standards of WS/60. It is estimated the taper length will be 150 feet.
18. Per the Master Street Plan, all residential developments shall include traffic
calming measures on each street within the development. The plan should
include traffic calming on Rosemary Drive.
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. Zero capacity fee analysis is required.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy Distribution does not object to this proposal. An existing three
phase, distribution power line exists along Denny Road on the north side of this
proposed development site. There do not appear to be any conflicts with existing
distribution, electrical facilities. However, there needs to be some contact
between the developer and Entergy’s Transmission Department as there is a
proposed road crossing on the Transmission Line easement on the south side of
the property. Transmission lines are highly regulated and may have stringent
requirements for right of way access and line crossing. Contact Entergy
Distribution in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
5
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Waster regarding procedures for installation for the
hydrant(s).
8. 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
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
6
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 accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
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: Location is not currently served by METRO but is on our
long range plans. We recommend continuation of pedestrian infrastructure for
access to the transit system.
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
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
7
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: This request is located in Burlingame Valley Planning District.
The Land Use Plan shows RL (Residential Low). 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 of PDR (Planned Development Residential) to allow
the development of attached and detached single family houses and i t meets the
RL density requirements.
Master Street Plan: To the north of the property is Denny Road and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary funct ion 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 Denny 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: A Class II Bike Lane is shown along Denny Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
8
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
Mr. Thomas Pownell was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff questioned the proposed development schedule and
requested Mr. Pownell provide the proposed phasing plan. Staff requested
Mr. Pownell provide a note on the site plan concerning outbuildings, accessory
structures and/or swimming pools. Staff questioned the proposed subdivision
identification sign. Staff requested Mr. Pownell provide the percentage of
common usable open space in the general notes section of the site plan.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff stated
the City’s Stormwater Detention ordinance would apply to the development of the
site. Staff stated right of way dedication per the Master Street Plan was required
along Denny Road. Staff requested the applicant provide a sketch grading and
drainage plan for the proposed subdivision.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by Rock Region Metro but was a part of the long range plan.
Staff stated a continuation of pedestrian infrastructure for access to the transit
system was recommended.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies direc tly 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 provided a revised site plan to staff addressing the issues r aised at
the November 22, 2016, Subdivision Committee meeting. The revised plan
indicates accessory structures, storage buildings and swimming pools will be
allowed within the development per the R-2, Single-family zoning district.
Fencing will be allowed per the R-2, Single-family zoning district. The revised
plan indicates the placement of an emergency access entrance extending from
Rosemary Loop to Denny Road.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of the entire development with the installation of the basic
infrastructure of the subdivision. The applicant has indicated some grading will
take place within the area identified on the plan as future development area.
According to the response letter provided from the Subdivision Committee
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
9
comments, the applicant has indicated the advanced grading is necessary to
prevent hauling materials in and out with the construction of each home.
The development is proposed with attached and detached one (1) or
two (2) story single-family homes. The homes are proposed as attached and
detached single-family homes. The homes are proposed with brick facades
and pre-cast concrete accenting architectural elements. The maximum building
height will not exceed the maximum building height allowed in the R-2,
Single-family zoning district.
A single subdivision identification sign is proposed. The sign will be incorporated
into an entry feature for the subdivision. The applicant has indicated the entry
feature may be a wall or some other architectural design element. The height of
the feature may exceed the wall and fence height typically in the R -2,
Single-family zoning district. The applicant is requesting approval to be allowed
the construction to be eight (8) feet in height with columns which may be
constructed with a maximum height of ten (10) feet. The sign area containing the
name of the subdivision will not exceed a maximum of thirty-two (32) square feet
in area. The lettering is proposed on both wall faces entering the subdivision.
The perimeter fencing around the subdivision may also be constructed eight (8)
feet in height with ten (10) foot columns.
The site plan indicates parking will be restricted to one side of the street on
streets proposed with a 24-foot pavement width. Parking will not be allowed on
the eighteen foot (18’) private driveway in the rear of the attached homes. A note
will be included on the final plat for the subdivision and the restricted parking will
be addressed in the bill of assurance for the subdivision at the time of
final platting.
The neighborhood is proposed with a combination of attached and detached
single-family homes. For the most part the detached lots will consist of
fifty (50) foot wide lots. The lots are indicated with 20-foot front building
setbacks, five (5) foot side yard setbacks and 20-foot rear yard setbacks. There
are forty-six (46) residential lots proposed in this configuration.
The inner core will consist of thirty-two (32) foot wide attached townhouses that
have access to a common fifteen (15) foot wide private drive on the rear. There
are eighteen (18) homes proposed in this area. The attached homes are
proposed with fifteen (15) foot setbacks adjacent to the streets and the rear yard
is indicated with a fifteen (15) foot access and utility easement with the building
setback located adjacent to the easement. The plat will include a no right of
vehicular use access easement along the street sides of these proposed lots.
December 15, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9183
10
The developer is proposing the development in multiple phases. The final
platting of the lots will occur in various phases depending on the market and
demand.
Street improvements to Denny Road as per the Master Street Plan. The
applicant is requesting deferral of the striping of the left turn lane into the
development along Denny Road until the development of a portion of the site
currently not under consideration or review with the application. Staff is
supportive of this request.
This property was included in a larger acreage and previously approved as a
Conditional Use Permit for the Pulaski Academy School campus. The school
decided to locate on Hinson Road for the main campus and has developed ball
fields only at this site. As a separate future application staff will work Pulaski
Academy to amend the previously approved Conditional Use Permit to provide a
site plan to the Commission for review and approval of a site plan that more
accurately reflects their existing and future plans for their remaining property.
Staff is supportive of the request and the requested variance for the advanced
grading. To staff’s knowledge there are no outstanding technical issues
associated with the request. The site is proposed with single -family homes at a
density allowed per the City’s Future Land Use Plan.
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: (DECEMBER 15, 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 February 2,
2017, public hearing to allow the Little Rock Wastewater Commission to review a
request for tie-on to the City’s wastewater collection system. 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, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 13 FILE NO.: Z-9184
NAME: Little Rock Port Authority College Station Sports Complex Long-form PID
LOCATION: Located on the North side of Sloane Drive, 0.3 miles West of
Mauney Road
DEVELOPER:
Pulaski County
201 South Broadway, Suite 400
Little Rock, AR 72201
ENGINEER/SURVEYOR:
Garver, LLC
c/o William E. Ruck
4701 Northshore Drive
North Little Rock, AR 72118
AREA: 13.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 – Port CENSUS TRACT: 40.07
CURRENT ZONING: I-3, Heavy Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add sports complex as an allowable use
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future development areas with the initial construction.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is working with the Little Rock Port Authority to replat and rezone a
13.1-acre parcel of land at the Little Rock Port Industrial Park. The site is located
along Fourche Bayou on the north side of Sloane Drive. The land will be
developed into a sports complex for the College Station community. The
development is proposed in two (2) phases. The planned sit e improvements
include lighted tee ball and pony league fields which allow conversion to a
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
2
football field, depending on the season. The field will be served by restrooms
and concessions. The second phase includes the placement of an additional ball
filed, with restrooms and concessions. Bleacher seating to accommodate
spectators will be installed with each phase.
A parking lot is indicated from Sloane Drive to serve the two (2) new fields. The
applicant is requesting the allowance of the area to be graveled for a period of
two (2) years prior to paving.
B. EXISTING CONDITIONS:
The site was previously cleared of trees with a scattering of trees located along
the creek bank. This area is primarily industrial with a single -family subdivision
located to the west of this site. Sloane Drive is a two -lane roadway with open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the College
Station Neighborhood Association and the Apple Blossom Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the location of the floodplain in relation to the subject property.
2. All driveways shall be concrete aprons per City Ordinance.
3. The finished floor of the restroom structure must be elevated above the base
flood elevation as determined by a certified engineer or surveyor.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
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 three phase,
power line exists along Sloane Drive on the south side of this property. It does
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
3
not appear to be in conflict with the proposed development. Care must be used
to maintain proper clearances in the construction of the entry drive to this
property as it will be constructed underneath the existing power line. Contact
Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. 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 A ssembly
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 additive s are
used, a reduced pressure zone back flow preventer shall be required.
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
4
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 Cod e 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 t he
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.
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.
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
5
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: Location is currently served by METRO on route 20. Both
cyclists and pedestrians use the road shoulders in this industrial area as a
sidewalk. Provide sidewalk from road shoulder to the interior of ballfield facility for
access by pedestrians and cyclists.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Port Planning District. The Land
Use Plan shows I (Industrial). The industrial category encompasses a wide
variety of manufacturing, warehousing research and development, processing,
and industry related office and service activities. Industrial development typically
occurs on an individual tract basis rather than according to a n overall
development plan. The applicant has applied for a rezoning from I -3 (Heavy
Industrial District) to PID (Planned Industrial Development) to add a sports
complex as an allowable use.
Master Street Plan: To the south of the property is Sloane Drive and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Sloane Drive
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: A Class II Bike Lane is shown along Sloane Drive. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
6
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. 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.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interi or landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the Port was selling property to Pulaski County to own and operate a ball field for
the College Station community. Staff questioned the placement of any
dumpsters on the site. Staff also requested the placement of any proposed
signage.
Public Works comments were addressed. Staff requested the site plan include
the location of the floodplain in relation to the property. Staff stated the minimum
finished floor elevation was to be one (1) foot above the base flood elevation.
Staff stated a grading permit was required prior to any clearing or grading
activities on the site.
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
7
Landscaping comments were addressed. Staff stated the parking lot was to be
landscaped per the Landscape Ordinance requirements. Staff stated landscaped
areas were to be irrigated. Staff stated this would include the landscaped areas
within the street buffer. It was noted the paving of the parking would not be put in
place for one (1) to two (2) years. Staff stated the landscaped areas could be
deferred and installed with the paving of parking areas.
Rock Region Metro comments were addressed. Staff stated the Port area was
served by Rock Region Metro. Staff stated a continuation of pedestrian
infrastructure for access to the transit system was recommended.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request raised at the November 22, 2016,
Subdivision Committee meeting. The plan indicates the placement of the
dumpster and notes the dumpster will be screened per typical ordinance
requirements. The applicant has also indicated signage is proposed as allowed
in industrial zones or a maximum of 30 -feet in height and 72 square feet in sign
area.
The request is to rezone 13.1-acres of land at the Little Rock Port Industrial Park
from I-3, Industrial District to PID, Planned Industrial Development to add a
sports complex as an allowable use. The site is located along Fourche Bayou on
the north side of Sloane Drive. The land is proposed for development into a
sports complex for the College Station community. The facility will be owned by
Pulaski County.
The development is proposed in two (2) phases. The planned site improvements
include a lighted tee ball and pony league field which is proposed to allow
conversion to a football field, depending on the season. The field will be served
by restrooms and concessions. The second phase includes the placement of an
additional ball filed, with restrooms and concessions. Bleacher seating to
accommodate spectators will be installed with each phase. All associated
support facilities such as dugouts, fencing and scoreboards will be provided for
each of the proposed fields. The fields will have lighting. The lighting will be
directional, directed downward and into the site to limit the over spilling of light
onto adjacent properties.
December 15, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9184
8
A parking lot is indicated from Sloane Drive to serve the two (2) new fields. The
site plan indicates 60 parking spaces within the parking lot. The applicant is
requesting the allowance of the area to be graveled for a period of two (2) years
prior to paving. Section 36-508 states all areas are to be paved where subject to
wheeled traffic. The applicant is requesting the new parking area be allowed to
be graveled for a period of two (2) years to allow the base to compact. After the
two (2) years the parking area will be paved and landscaped to meet the typical
minimum ordinance requirements of the landscape and buffer ordinances.
The request includes a variance from the City’s Land Alteration Ordinanc e to
allow grading of future phases with the development of the first phase .
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add a sports complex as an allowable use for the property. The site is located
within an industrial area but is located near the College Station community and
neighborhoods. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the development of the
ball fields 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 to allow grading of future
phases with the development of the first phase.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow grading of future phases with the development of the first phase. 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, 1 absent and 1 open position.
December 15, 2016
ITEM NO.: 14 FILE NO.: Z-9185
NAME: Genesis Datacom Short-form PD-C
LOCATION: Located at 13008 Lawson Road
DEVELOPER:
Genesis Datacom
13008 Lawson Road
Little Rock, AR 72206
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 1.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Office-warehouse – Genesis Datacom
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family with a
non-conforming use to PD-C, Planned Development Commercial, to allow the
current user to occupy the site. Genesis Datacom is a company offering security,
December 15, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9185
2
network cabling, wireless and LED/Low voltage lighting. The company has been
at this location since 2011. The rezoning request is limited to Genesis Datacom.
B. EXISTING CONDITIONS:
The site contains several buildings, many of which are used for storage and
warehousing. There is an auto body shop located to the north of thi s site which
shares an access with this property. There are single-family homes located to
the south of this site. There are a number of non -residential uses located in this
immediate area, many of which were developed prior to the City’s Extraterritoria l
Planning Jurisdiction in this area.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Crystal
Valley Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Future building expansion will required the owner to provide design of street
improvements to Lawson Road conforming to the Master Street Plan.
Construct one-half street improvement to Lawson Road including 5-foot
sidewalks.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the existing structures on this property. Power lines currently exist
along Lawson Road and on the west side of this property. 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.
December 15, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9185
3
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. Contact Central Arkansas Water regarding the size and location of the water
meter.
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 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.
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.
December 15, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9185
4
Fire Department:
1. Fire hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 o r Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by MET RO but is on our
long range plans. We recommend continuation of pedestrian infrastructure for
access to the transit system.
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.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows RL (Residential Low). 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-2 (Single Family District) to PDC (Planned Development
Commercial) recognize Genesis Datacom an existing non-conforming use.
Master Street Plan: To the south of the property is Lawson Road and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Lawson Road
December 15, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9185
5
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: A Class II Bike Lane is shown along Lawson Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (November 22, 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
cover letter indicated similar type uses. Staff stated additional clarification was
needed to determine the potential future or alternate users of the site. Staff
questioned the proposed signage plan. Staff questioned the days and hours of
operation for the business.
Public Works comments were addressed. Staff stated right of way dedication
along Lawson Road to meet the Master Street Plan was required. Staff stated
any future building expansions would require improvements to Lawson Road to
meet the Boundary Street Ordinance requirements.
Landscaping comments were addressed. Staff stated any future redevelopment
of the site would require the landscaping and landscaped areas to be brought
into compliance based on a percentage of the cost of improvements.
Rock Region Metro comments were addressed. Staff stated the location was not
currently served by Rock region Metro but was a part of the long range plan.
Staff stated a continuation of pedestrian infrastructure for access to the transit
system was recommended.
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 no modifications required to the site plan from comments raised at
the November 22, 2016, Subdivision Committee meeting. The applicant is
requesting to rezone the site from R-2, Single-family which has been operating
as a non-conforming use to PD-C, Planned Development Commercial, to allow
the current user to continue to occupy the site.
December 15, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9185
6
The site was developed in the early 1980’s and was occupied by an electrical
contractor. The site contains two (2) buildings. One (1) building contains
8,350 gross square feet of floor area and is used as office space. The second
building contains 5,700 gross square feet of floor area and is used as warehouse
space. The current user, Genesis Datacom, has been in this location for
six (6) to seven (7) years and only occupies a small portion of the office
space area.
Genesis Datacom is a company offering security, network cabling, wireless and
LED/Low voltage lighting. The company has been at this location since 2011.
The rezoning request is limited to Genesis Datacom.
Staff is supportive of the applicant’s request. There are no modifications to the
existing site. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning of the site to allow
this user to occupy 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.
PLANNING COMMISSION ACTION: (DECEMBER 15, 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 o f
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 open position.
December 15, 2016
ITEM NO.: 15 FILE NO.: MSP16-01
Name: Master Street Plan Amendment, Remove 4th Street
(Alexander Road)
Location: 4th Street (Alexander)
Request: Removal of Minor Arterial Classification
Source: Holloway Engineering, Surveying & Civil Design, PLLC.
PROPOSAL / REQUEST:
The amendment to the Master Street Plan amendment is to remove a Minor
Arterial east of Town of Alexander at the end south of Alexander Road. 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.
A Local Street provides access to adjacent property. The movement of traffic is
a secondary purpose. Residential street use by heavy trucks and busses should
be minimized. The Local Street generally has a right-of-way of 50 feet. In
suburban location with larger acreage single family tracts, Local Streets may be
designed with paved shoulders and open space drainage. In the case of short
residential streets, a lesser standard is allowed.
CURRENT MASTER STREET PLAN:
4th Street (Alexander) is shown as a Minor Arterial on the plan. Master Street
Plan proposes 90’ Right of Way and 59’ minimum paving width. The existing part
of 4th Street (Alexander) is not built to arterial standards and it is approximately
19’ currently.
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 Minor Arterials.
FUTURE LAND USE PLAN:
With the length of 750 LF, 4th Street (Alexander) is the southern extension of
Alexander Road and boundary between Little Rock and Alexander. The north
and northwest of 4th Street (Alexander) is the Town of Alexander and it is single
family area. Southeast of 4th Street (Alexander) within Little Rock city limits the
area is shown as Residential Low (RL) Density. It is an un -built area, and mostly
woodland.
December 15, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: MSP16-01
2
HISTORIC DISTRICTS:
There are no historic districts that would be effected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
There aren’t any neighborhood plan in the area.
ANALYSIS:
This amendment is on the southwest edge of Little Rock adjacent to Town of
Alexander. 4th Street (Alexander) continues south of Alexander Road which is
shown as Minor Arterial. The 4th Street (Alexander) is 750 LF 3 blocks in length
and wholly within the Little Rock city limits. 4th Street (Alexander) is lined with
single family houses on the north side of the street and with currently vacant
undeveloped land to the south of the street, in City of Little Rock.
Currently there is no constructed road or any connection between 4th Street
(Alexander) and State Highway 111 in Saline County, a length of one city block .
The parcels of Original City Alexander on that block have no access to a public
Street. There is no street or right-of-way. The portion of 4th Street (Alexander)
which has been built is 19 feet wide in a 50 foot right -of-way. This is substandard
for any Street Standard in the Master Street Plan.
4th Street (Alexander) is a Minor Arterial on the Master Street Plan (MSP). Minor
Arterial should be 90 foot of minimum right-of-way and 59 foot for the minimum
pavement width. The intend of the Master Street Plan with this designation is to
provide a traffic by-pass around Alexander connection Alexander Road north of
Alexander to State Highway 111 south of Alexander. The Master Street Plan
proposes a similar traffic by-pass south of Mabelvale.
City staff met with Metroplan staff and discussed the future transportation
projects and plans for the area. CARTS (Central Arkansas Regional
Transportation Study) has developed the Regional Arterial Network (RAN) as a
network of major roads (Arterials) to connect and serve the regional
transportation needs of Central Arkansas. On this plan Alexander Road from I -30
passes around the town of Alexander to the east connecting to Highway 111
south of Alexander. This in part is to allow a grade separation at the Union
Pacific rail line near Alexander.
The CARTS functional Class Network shows the Arterial function along State
Highway 111 from south of Alexander through Alexander on 3rd Street
(Alexander) to Alexander Road east to I-30. This is the current state highway
December 15, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: MSP16-01
3
designed route. Saline County Master Street Plan also shows the arterial
designation along 3rd Street (Alexander).
Little Rock’s MSP proposes to relocate the arterial to the east (4th Street,
Alexander) to allow the traffic to bypass Alexander and move directly fro m
Alexander Road south to State Highway 111 in Saline County.
Based on current traffic counts most of the traffic appears to move from
Alexander Road in Little Rock to the freeway through Alexander or from State
Highway 111 in Saline County through Alexander to the freeway. The RAN
improves this connection with a grade separation for the Saline County traffic and
keeps it from entering Little Rock. Since CARTS controls the federal funding, the
RAN option is the most likely future change to the current traffic pattern.
4th Street (Alexander) is one block short of connecting Alexander Road in Little
Rock to Highway 111 south of Alexander. There are plotted lots with no access in
that ‘one block’ making the desire for this connection greater. With the
connection between State Highway 111 to Alexander Road via 4th Street
(Alexander), 4th Street (Alexander) becomes a convenient connection and more
than a local street.
The Master Street Plan does not show any bike routes on 4th Street. Thus the
requested change should have no impact on the bicycle section of the Master
Street Plan.
The applicant is requesting the removal of 4th Street (Alexander) from the Master
Street Plan as a Minor Arterial. Staff believes more than a local street standard is
needed for 4th Street (Alexander).
Staff Update: Staff received an email from the applicant, Hollaway Engineering,
on December 1, 2016 to amend their application to downgrading 4th Street
(Alexander) on Master Street Plan from a Minor Arterial to a Collector standard
with 60’ foot right of way and a 36’ minimum pavement width (back to back of
curb). This was after they had submitted a revision to their subdivision plat, also
on this agenda, with proposed dedication along 4 th Street (Alexander) for a
‘Collector’ Standard roadway.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Alexander Road
Neighborhood and Southwest Little Rock United for Progress. Staff has received
no comments from area residents.
December 15, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: MSP16-01
4
STAFF RECOMMENDATIONS:
Staff believes amended application downgrading of 4th Street (Alexander) from a
Minor Arterial to a Collector Standard is appropriate.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The item was placed on the consent agenda for approval. By a vote of 9 for,
0 against, 1 absent and 1 vacant position the consent agenda was approved.
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There being no further business before the Commission, the meeting was adjourned
at 5:03 p.m.
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