pc_02 02 2017sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 2, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Craig Berry
City Attorney: Shawn Overton
III. Approval of the Minutes of the December 15, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 2, 2017
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-5758-G PVK Development Lot C Short-form POD, located in the
15000 Block of Kanis Road, just West of the Kanis and
Pride Valley Roads intersection.
B. Z-9183 Wildwood Trails Long-form PD-R, located on the South
side of Denny Road in the 19000 Block of Denny Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT:
Item Number:
File Number:
Title:
1. S-200-S Watershed Pointe Preliminary Plat, located North of the
Cantrell Road and Chenal Parkway intersection on the
Divide Parkway.
2. S-1766-A Villages at Gateway Townhouse Community Revised
Preliminary Plat, Phases 2 – 7, located at 12500 Vimy
Ridge Road.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-3459-J Little Rock School District – Southwest High School Long-
form PD-C, located at 9715 Mabelvale Pike, the
intersection of Mabelvale Pike and Sibley Hole Road.
4. Z-4051-A Triangle Properties Short-form PID, located at 8218
Baseline Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
5. Z-4807-P Lot 1 Block 19 Wellington Park Revised Short-form PD-O,
located North of Wellington Village Road just East of the
Kirk and Wellington Village Roads intersection.
6. Z-8194-B First Christian Church of Little Rock Short-form PD-R,
located at 14411 Taylor Loop Road.
7. Z-9193 Artios, LLC Short-form PD-R, located at 1901 North
McKinley Street.
8. Z-9194 Moody Long-form PD-R, located at 10 Thomas Park
Circle.
9. Z-9195 Park View Addition Lots 1 – 3 Block 15, Short-form PD-R,
located at 2823 North Pierce Street.
February 2, 2017
ITEM NO.: A 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, 201 6, requesting deferral of this
item to the February 2, 1017, public hearing. Staff is supportive of the deferral request.
February 5, 2017
ITEM NO.: A (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.
STAFF UPDATE:
The applicant submitted a request dated January 9, 2017, requesting withdrawal of this
item, without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 9, 2017,
requesting withdrawal of this item, without prejudice. Staff stated they were supportive
of the withdrawal request. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
February 2, 2017
ITEM NO.: B 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
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 south 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 area
which remain on unplatted tracts of property. Loca ted 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 the
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 sho uld 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.
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 sta ndard 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 ends 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 ad vanced
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.
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 Bro adway,
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. Zero
Capacity Fee analysis required. LRW has a policy that it does not approve
developer funded projects where sewage will flow to a different su bbasin. The
Little Rock Water Reclamation Commission must consider these projects and
decide whether to grant a waiver of the policy. (Updated as of February 2, 2017.)
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.
February 2, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9183
5
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. 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 a pply 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 S ection
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
February 2, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9183
6
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 pro vided
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 ar e 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
February 2, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9183
7
Code. If the foundation cannot be ve rified 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 ext erior
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 setbac ks 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 it 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 function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedes trians 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.
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 oth er 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 provided a revised site plan to staff addressing the issues raised 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
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 no te
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 a rea. 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 inc lude a no right of
vehicular use access easement along the street sides of these proposed lots.
February 2, 2017
SUBDIVISION
ITEM NO.: B (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 a nd
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 ou tstanding 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.
February 2, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9183
11
STAFF UPDATE:
Little Rock Wastewater Utility has revised their comment to read as follows:
Sewer main extension required with easements . Zero Capacity Fee
analysis required. LRW has a policy that it does not approve developer
funded projects where sewage will flow to a different subbasin. The Little
Rock Water Reclamation Commission must consider these projects and
decide whether to grant a waiver of the policy.
The comment in Paragraph E has been revised to reflect this comment. 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 repo rt.
Staff recommends approval of the variance request to allow grading of future phases
with the development of the first phase.
Staff recommends at the time development is proposed for the undeveloped portion of
the property adjacent to Denny Road, an evaluation of the need for the construction of a
left turn lane on Denny Road will be conducted.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating Little Rock Wastewater Utility had revised their comment to
read as follows:
Sewer main extension required with easements. Zero Capacity Fee
analysis required. LRW has a policy that it does not approve developer
funded projects where sewage will flow to a different subbasin. The Little
Rock Water Reclamation Commission must consider these projects and
decide whether to grant a waiver of the policy.
Staff stated the comment in Paragraph E had been revised to reflect this comment.
Staff also provided a point of clarification on a public works comment stating within the
staff write-up public works comments indicate a boundary street improvement statement
indicating boundary street improvements were required to be constructed on Denny
Road for the property still owned by Pulaski Academy. Staff stated approval of
Wildwood Place did not activate or accelerate any required improvements for the
Pulaski Academy property regarding the boundary street improvements provided
Pulaski Academy file an amendment to their currently approved Conditional Use Permit
application. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
February 2, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9183
12
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. Staff
presented a recommendation that at the time development was proposed for the
undeveloped portion of the property adjacent to Denny Road, an evaluation of the need
for the construction of a left turn lane on Denny Road be conducted . 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 and 1 absent.
February 2, 2017
ITEM NO.: 1 FILE NO.: S-200-S
NAME: Watershed Pointe Preliminary Plat
LOCATION: Located North of the Cantrell Road and Chenal Parkway intersection on
the Divide Parkway
DEVELOPER:
PDC, LLC
16623 Cantrell Road, Suite 2A
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 23.2 acres NUMBER OF LOTS: 30 FT. NEW STREET: 2,060 LF
WARD: 5 PLANNING DISTRICT: 20 – Pinnacle CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 36-254 to allow a 20-foot front platted building line.
2. A variance from the City’s Land Alteration Ordinance to allow grading outside the
right of way with the installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking preliminary plat approval to allow the creation of
30 residential lots from this 23.2-acre tract. The lots are proposed near the
northeast corner of the Chenal Parkway and the Divide Parkway intersection.
The lots are indicated with an average lot size of 100 -feet by 160-feet. The lots
are proposed with a 20-foot front building setback.
The request also includes a variance from the Land Alteration Ordinance to all ow
grading outside the right of way with the installation of the basic infrastructure.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
2
B. EXISTING CONDITIONS:
The site is located off the Divide Parkway, a constructed street which has not
been dedicated to the City, extending from Chenal Parkway to the north. The
site is heavily wooded located on top of a ridge running southeasterly. There is
vacant MF-12 zoned property to the south of the site. There is a City of Little
Rock wastewater treatment plant located to the north of this site. There are
single-family homes located on acreage (5+-acres) located to the west of this
site. South of the site, along Chenal Parkway, is a multi-family development.
There is also undeveloped commercial and office zoned property along Chenal
Parkway. To the west of the site is a multi-family development and a private
school accessed from the eastern portion of the Divide Parkway.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Aberdeen Court POA and the
Duquesne Place POA were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed subdivision has no legal access to public right -of-way.
2. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley, 501.371.4537 or ghaley@littlerock.gov. The
proposed street name has a double suffix and does not agree with the
unsigned final plat currently under review by the City.
3. The proposed right-of-way width of 50-feet does not agree with the
proposed right-of-way of 45-feet shown on the unsigned final plat for
Watershed Drive (Watershed Pointe Cove).
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the street including
5-foot sidewalks with the planned development. The paved pedestrian trail
should be constructed from the Divide Parkway to the subdivision with
access ramps and striping provided at street crossings. Is the paved
pedestrian trail proposed to continue through the subdivision?
5. The constructed street from Chenal Parkway to the proposed round -a-bout
must be called West Divide Parkway until the future connection is made to
the existing Divide Parkway.
6. The round-a-bout with channelization should be constructed on Divide
Parkway (West Divide Parkway) prior to the platting of the lots within the
subdivision.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
3
7. 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 an advanced
grading variance being requested to grade the lots with the construction of
the street and drainage?
8. What is the proposed horizontal radius of Watershed Pointe Cove
(Watershed Drive)? 150-feet is the minimum horizontal radius at centerline
with a normal crown.
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the pla n.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property owners 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. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. Streetlights are required by Section 31 -403 of the Little Rock Code
of Ordinances. Provide plans for approval to Public Works, Traffic
Engineering. Streetlights must be installed prior to platting/certificate
of occupancy. Contact Greg Simmons, 501.379.1813 or
gsimmons@littlerock.gov for more information.
13. A turnaround constructed in conformance with the Fire Code must be
provided for emergency and City vehicles at the end of the proposed street.
14. The proposed building line should be located at least 20 f eet from the
right-of-way so that parked vehicles do not stick out into the right -of-way
and block the public sidewalk.
15. 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.
16. 100-year overflow swales must be constructed and placed within public
drainage easements.
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.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
4
Entergy: Entergy does not object to this proposal. An existing three phase ,
power line exists to the west 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.
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:
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.
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.
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.
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.
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.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
5
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 apparat us access roads will connect
with future development, as determined by the fire code official.
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 Lowder501-377-1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). 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 pedestrian infrastructure be provided for
access to the proposed Chenal Express. The sidewalks will also provide needed
community amenities.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
6
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: (January 11, 2017)
Mr. Brian Dale and Mr. Tim Daters of White Daters and Associates were present
representing the request. Staff presented an overview of the item stating there
were a few outstanding technical issues associated with the request. Staff stated
the Divide Parkway had not been dedicated to the City and requested the street
to be dedicated prior to any land clearing or grading activity on the s ite. Staff
questioned if the development was proposed utilizing hillside development
standards and if so the applicant should provide the development criteria as
outlined in Section 31-371 with regard to the percent of slope.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff
requested a temporary turn-around be provided at the intersection of the Divide
Parkway and the new street accessing the subdivision and the wastewater
treatment plant. Staff requested the City’s Stormwater Detention Ordinance
would apply to the development of the property. Staff stated streetlight
installation was required prior to the final platting of the proposed subdivision.
Rock Region Metro comments were addressed. Staff stated pedestrian
infrastructure should be provided for access to the proposed Chenal Express.
Staff stated the sidewalks would also provide community amenities for the future
residents.
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 most of the
technical issues associated with the request raised at the January 11, 2017,
Subdivision Committee meeting. The applicant has provided the percent grade
for the proposed lots. The applicant has also indicated the Divide Parkway will
be dedicated to the City as a public street to the City prior to any construction or
grading activities on the site.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
7
The applicant is no longer seeking development of the lots utilizing the hillside
development standards as outlined in the Subdivision Ordinance. The applicant
is however requesting a front yard setback variance to allow the placement of a
20-foot front platted building line (Section 36-254 of the Little Rock Code of
Ordinances) along Watershed Pointe Cove. All other setbacks will comply with
the typical development standards of the R-2, Single-family Zoning District.
The proposal includes the development of 30 residential lots with an average lot
width of 100-feet and an average lot depth of 160-feet. The average lot size
proposed is 16,000 square feet. The R-2, Single-family zoning district typically
requires a minimum lot width of 60-feet, a minimum lot depth of 100-feet and a
minimum lot area of 7,000 square feet.
The plat includes the construction and dedication of 2,000 linear feet of new
residential street constructed within a 50-fooot right of way with 27-feet of
pavement. The source of water is Central Ar kansas Water and the means of
wastewater disposal is Little Rock Wastewater Utility. There are no floodplains
or floodways located within the plat area.
The request also includes a variance from the Land Alteration Ordinance to allow
grading outside the right of way with the installation of the basic infrastructure.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval to allow the development of 30 residential lots within a
23.20-acre site for an overall density of .77 units per acre. Although there is a
variance associated with the proposed preliminary plat staff does not feel the
variance to allow the reduced front yard setback of 20 -feet will significantly
impact the proposed development. The development of lots with a reduced front
yard setback is common within this area of West Little Rock such as homes
being developed in Chenal, Bishop Place and within the Ranch. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff will not issue a grading permit until the right of way for the
Divide Parkway is dedicated as a public street.
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 a 20 -foot front
platted building line (Section 36-254 of the Little Rock Code of Ordinances) for
the proposed lots.
February 2, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-S
8
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading outside the right of way with the installation of the
basic infrastructure.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
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 a 20-foot front platted building line (Section 36-254 of the Little Rock
Code of Ordinances) for the proposed lots. Staff presented a recommendation of
approval of the variance request from the Land Alteration Ordinance to allow grading
outside the right of way with the installation of the basic infrastructure. 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 and 1 absent.
February 2, 2017
ITEM NO.: 2 FILE NO.: S-1766-A
NAME: Villages at Gateway Townhouse Community Revised Preliminary Plat –
Phases 2 – 7
LOCATION: Located at 12500 Vimy Ridge Road
DEVELOPER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
ENGINEER:
Stantec Consulting Services, Inc.
12222 Merit Drive, Suite 400
Dallas, TX 75251
AREA: 35.5-acres NUMBER OF LOTS: 293 FT. NEW STREET: 6,950 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance to allow a reduced platted building line from the proposed residential lots
which are being developed with rear loaded garages (Section 31-256).
2. A variance from the City’s Land Alteration Ordi nance to allow grading of future
phases with the development of future phases.
BACKGROUND:
On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to
allow the subdivision of 60-acres into 198 single-family lots. The approval allowed a
minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant
indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the
Property Owners Association designated for buffering of the subdivis ion from the
adjoining roadways. The applicant also indicated a 25-foot platted building line along
the front, side and rear yards to meet the minimum ordinance requirement. A phasing
plan was not approved for the subdivision and the development was prop osed in a
single phase.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
2
The Little Rock Planning Commission approved a request to revise the preliminary plat
for the subdivision on June 19, 2008. The revision allowed the development of the
subdivision in phases which included five (5) phases. The street construction to Vimy
Ridge Road and the internal street construction were to correspond to the phasing plan.
The request also included a variance from the Master Street Plan and the Boundary
Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy
Ridge Road and along the internal residential streets. The applicant indicated the
ground at the right of way on Vimy Ridge Road and on some of the internal lots was
eight (8) to ten (10) feet above or below the curb. According to the applicant the
sidewalks would be more likely utilized if the walks were placed at grade with the street.
No activity occurred and the preliminary plat approval expired.
May 30, 2013, the Little Rock Planning Commission approved a request to reestablish
the previously approved preliminary plat. The approval allowed the development of
204 single-family lots from a 60 acre tract. Five (5) phases were approved which
included the development of 66 lots and two (2) tracts in Phase I. P hase 2 included
44 lots. Phase 3 included 11 lots and 1 tract. Phase 4 included 42 lots and 2 tracts and
Phase 5 included 41 lots. A 10 -foot open space tract was included along Vimy Ridge
Road and Pleasant Hill Road to avoid double frontage lots. A no te on the plat stated no
access would be granted through the open space tract. The plat also included the
placement of a 10-foot no right of vehicular access easement within the open space
tract and along the street right of way on Pleasant Hill Road and Vimy Ridge Road.
On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat
request to allow this 35-acre site of the previously approved 60-acre property for
development. The area was the northern 35-acres of the site and located at
12500 Vimy Ridge Road near the intersection of Alexander Road and Vimy Ridge
Road. The subdivision was proposed as a townhouse community with lots that average
30-feet in width by 100-feet in depth. The project was proposed in seven (7) phases.
The first Phase included the development of 38 lots, the clubhouse and pool. Phase II
included the development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V
42 lots, Phase VI 36 lots and Phase VII 52 lots. The plat included 6,950 linear feet of
new street to be dedicated to the public. The streets were indicated with a 50-foot right
of way and 27-feet of pavement. Sidewalk were indicated on one (1) side of the interior
streets. Centrally located within the plat were areas set aside for open space and
sports fields. Along the rear of the lots in Phases III – V an area was identified for
pedestrian paths to connect to the open spaces. Francis Avenue was proposed as a
collector street with a 60-foot right of way and 31-feet of pavement. The street
improvements to Vimy Ridge Road were to be completed in phases corresponding to
the phased development of the subdivision.
The request included a variance to advance grade the project. The development of the
subdivision was to occur in phases. This would allow excess earthwork in one phase to
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
3
be hauled to another phase that required fill. This variance would allow the earthwork to
balance over multiple phases and prevent hauling material over public streets.
The Phase 1 portion of the development is currently under review for acceptance of the
final plat. The Phase 1 portion of the development contains 56 residential lots. A model
home permit was issued for the subdivision’s model home. The model home is
currently under construction. (The phasing lines have been slightly modified from the
originally approved preliminary plat.)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved preliminary
plat for Phases II through VII to allow the removal of the rear yard green spaces
and replace the green spaces with alleys to allow access to rear loaded garages.
The area contained within these phase is 26.5-acres proposed with 293 lots.
The lots proposed with rear yard alley access a re indicated with a 15-foot front
yard setback. The cover letter states the reduced setback will allow for longer
driveways between the alley and the garage. The applicant states parking or
drives will not be allowed in the 15 -foot front yard setback. The lots proposed
with front loading garages are indicated with a 25-foot front yard setback. The
lots indicated along Big Rock Avenue, the proposed collector street, are indicated
with a 30-foot front building setback as typically required by the Subdivis ion
Ordinance for lots fronting a collector street.
The request includes a continuation of the variance from the City’s Land
Alteration Ordinance to continue to allow grading of areas outside the phases
proposed for development. The applicant states the grading is required to allow
the site to balance and eliminate the need for hauling of fill materials to and from
the site as each phase is developed.
B. EXISTING CONDITIONS:
The first phase of the development is currently under construction and in the
preliminary phase of final platting. The majority of the trees on the remainder of
the site were removed with previous construction. North of the site the uses
include residential, commercial and industrial. The area to the west of the site is
vacant and was previously cleared of trees. The Quail Run Subdivision is
located south of the site on Pleasant Hill Road. There is an approved POD
located on Pleasant Hill Road to the southwest of the site. There is an area
zoned MF-6 located on the southwest corner of Pleasant Hill Road and Vimy
Ridge Road.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
4
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with the Alexander Road , the Quail
Run Neighborhood Associations and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge 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 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 con struction. Is a variance
being requested to advance grade the entire property with construction of
Phase 2?
3. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibil ity of
the developer and/or local property owners’ association and detailed in the
bill of assurance.
4. 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.
5. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
6. 100-year overflow swales must be constructed and placed within public
drainage easements.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalk with the planned development. The new
back of curb should be located 29.5 -feet from centerline. Will Vimy Ridge
Road be constructed with Phase 3?
8. The downstream property at 12423 Vimy Ridge Road has been flooded in
the past from this development. The construction of the project should
consider this downstream condition.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Public Works, Traffic Engineering. Streetlights must
be installed prior to platting/certificate of occupancy. Contact 501.379.1813
or gsimmons@littlerock.gov for more information.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
5
10. Traffic calming devices are required for long straight streets to discourage
speeding. Raised pedestrian tables are suggested at regular intervals.
Contact Traffic Engineering, Travis Herbner, 501.379.1805 or
therbner@littlerock.gov for additional information.
11. 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. All street radiuses both public and
private must be sufficient for access by a collection truck for collection
service to be provided. Lots on the south side of Big Rock Ave nue will be
required to take their trash receptacle to Big Rock Avenue for pickup.
12. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
13. Vegetation must be established on disturbed area within 21 -days of
completion of harvest activities.
14. 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 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 Vimy Ridge Road to the east 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.
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. Contact Central
Arkansas Water for additional information.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
6
Fire Department:
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.
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.
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.
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). 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 in our
future planning for expanded service. We recommend full implementation of
sidewalks within the community to facilitate future access to transit. The current
plans show sidewalks on only one side of the street in many locations. A dense
housing complex such as this development is great for seniors and young
families who will use the sidewalks for exercise and access to the club house and
pool. They can also provide a safe area for cyclists, access to the new South west
Trail to Hot Springs will be approximately 2.0 miles away.
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 t he
Code. If the foundation cannot be verified by the building official at the time of
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
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 inspecto rs at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
Ms. Stephanie Laughlin of Stantec Consulting Services 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
development was proposed as a revision to the previously approved preliminary
plat to allow townhouse development. Staff stated the applicant was seeking
approval to remove the green spaces located on the rear of the lots to allow rear
loaded garages. Staff stated the final plat was to include the placement of a
10-foot no right of vehicular access ea sement along the fronts of the lots to
prohibit cars parking within the fronts of the homes. Staff questioned if the lots
located south of Big Rock Avenue would be rear or front loaded homes.
Ms. Laughlin stated the homes would be front loaded. Staff s tated driveways
were to be combined for the lots to limit the number of driveway accesses to the
street since the street would function as a collector street.
Public Works comments were addressed. Staff stated traffic calming devices
were required along the long straight streets. Staff stated the street construction
along Vimy Ridge Road was to be completed prior to the northern street
connection. Staff stated the City’s Stormwater Detention Ordinance would apply
to the development of the proposed subdivision.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
8
Rock Region Metro comments were addressed. Staff stated the future plans
included service to this area. Staff recommend the placement of sidewalks within
the development to facilitate future access to transit. Staff stated the current plan
indicated sidewalks on only one (1) side of the street in many locations. Staff
stated a dense housing complex such as this development was ideal for seniors
and young families which would use the sidewalks for exercise and access to the
club house and pool.
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 most of the
technical issues associated with the request raised at the January 11, 2017,
Subdivision Committee meeting. The applicant has indicated a note on the
preliminary plat stating the lots with rear loaded garages will have a no right of
vehicular access on the fronts of the lots. The applicant has also indicated
shared drives between the lots which are proposed with front loaded garages.
This request is to revise a previously approved preliminary plat for Phases 2 – 7
of the Village at Gateway Townhouse Subdivision. The entire project is
proposed in seven (7) phases. The first Phase is currently under construction
and is in review for final plat approval. This portion of the development contains
56 lots, the clubhouse and pool. Phase II will include the development of 56 lots,
Phase III 37 lots, Phase IV 32 lots, Phase V 32 lots, Phase VI 30 lots and Phase
VII 50 lots.
The lots average 30-feet in width by 100-feet in depth. The Subdivision
Ordinance defines a townhouse lot as two (2) or more attached dwelling units
under condominium or corporate ownership. The Subdivision Ordinance also
states townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in
depth with an overall lot size of 2,000 square feet. The plat is to include platted
buildings lines to conform to building locations as shown on a generalized site
plan which is to be provided with the submission of the proposed subdivision
creating lots for the townhouse residences. The applicant has met this
requirement.
The plat includes 6,950 linear feet of new street to be dedicated to the public.
The streets are indicated with a 50-foot right of way and 27-feet of pavement.
Sidewalk is indicated on one (1) side of the interior streets . Big Rock Avenue is
proposed as a collector street with a 60 -foot right of way and 31-feet of
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
9
pavement. The street improvements to Vimy Ridge Road will be completed in
two (2) phases corresponding to phases within the development of the
subdivision. The first phase of Vimy Ridge Road construction will include the
improvements to the road which abuts the first phase of the subdivis ion
development. The second phase will be completed with Phase VII of the
subdivision.
Centrally located within the plat are areas set aside for open space and sports
fields. The original approval allowed the rear of the lots in Phases III – V as
tracts to be used as pedestrian paths to connect to the open spaces and
clubhouse within the plat area. The applicant is now proposing to place alleys
within the rear yards to allow for rear loaded garages. The plat will include a no
right of vehicular access easement along the fronts of these lots.
The plat will include subdivision identification signs at the entrance drive to the
subdivision. The applicant has indicated the signs will be incorporated into walls
at the main entrance. The signs will exceed the typical minimum standards as
established by the zoning ordinance and the subdivision will have signage on
each side of the entrance drive to the subdivision. A smaller sign is proposed at
the southern drive into the subdivision, on Big Rock Avenue . This sign will
comply with the typical standards of the zoning ordinance, a maximum of
six (6) feet in height and 32-square feet in area.
Fences along Vimy Ridge Road will be constructed six (6) feet in height. All
interior fences will comply with the typical development standards of the R-2,
Single-family Zoning District.
The request includes a variance to advance grade the project. The development
of the subdivision will occur in phases. This will allow excess earthwork in one
phase to be hauled to another phase that requires fill. This variance will allow
the earthwork to balance over multiple phases and prevent hauling material over
public streets.
Staff is supportive of the applicant’s request for the revision of the preliminary
plat approval to allow the previously indicated green spaces to be used for
access and utilities. The streets as proposed are being put in place as indicated
to take advantage of utilities which were installed with a previous preliminary plat
which was approved but never completed for final platting. The subdivision
application as proposed appears to meet the minimum requirements of the
subdivision ordinance for the minimum development standards. To staff’s
knowledge there are no outstanding technical issues associated with the request.
February 2, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-A
10
I. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat 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 advanced grading of
future phases with the construction of the first phase of the subdivision.
Staff recommends approval of the variance request to allow a reduced platted
building line for the proposed residential lots indicated with alley access and rear
loaded garages (Section 31-256).
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the preliminary plat 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 advanced grading of future phases with the construction of the
first phase of the subdivision. Staff presented a recommendation of approval of the
variance request to allow a reduced platted building line f or the proposed residential lots
indicated with alley access and rear loaded garages (Section 31-256). 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 and 1 absent.
February 2, 2017
ITEM NO.: 3 FILE NO.: Z-3459-J
NAME: Little Rock School District – Southwest High School Long-form PD-C
LOCATION: Located at 9715 Mabelvale Pike, the intersection of Mabelvale Pike and
Sibley Hole Road
DEVELOPER:
Little Rock School District
810 West Markham Street
Little Rock, AR 72201
ENGINEER:
McClelland Consulting Engineers
c/o Dan Beranek
7302 Kanis Road
Little Rock, AR 72204
AREA: 61-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05
CURRENT ZONING: C-3, General Commercial District, R-2, Single-family and
OS, Open Space
ALLOWED USES: General Retail, Single-family and Open Space
PROPOSED ZONING: PD-C
PROPOSED USE: High School Campus
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the development of the first
phase of the new high school campus.
The applicant submitted a request dated January 9, 2017, requesting deferral of this
item to the February 16, 2017, public hearing. Staff is supportive of the deferral
request.
February 2, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3459-J
2
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 9, 2017,
requesting deferral of this item to the February 16, 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 b y a vote of
10 ayes, 0 noes and 1 absent.
February 2, 2017
ITEM NO.: 4 FILE NO.: Z-4051-A
NAME: Triangle Properties Short-form PID
LOCATION: Located at 8218 Baseline Road
DEVELOPER:
Melton Quijano
8218 Baseline Road
Little Rock, AR 72209
SURVEYOR:
White-Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial District uses
PROPOSED ZONING: PID
PROPOSED USE: Add health studio spa as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from I-2, Light Industrial District to PID, Planned
Industrial Development District, to add a health studio and spa as an allowable
use for the property. The building is a one -story metal building containing
6,500 gross square feet of floor area. The building contains multiple tenant bays
and occupants. There are no other modifications proposed to the building or
parking areas.
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
2
B. EXISTING CONDITIONS:
The site is developed with a commercial building and paved parking. There are
various tenants in the building. This section of Baseline Road is constructed with
curb, gutter and sidewalk. There are a number of non -residential uses in this
area including a carwash to the east, warehousing to the north and office and
commercial to the south. Further to the west is the I-30/Baseline Road
commercial node. To the east is the Chicot/Baseline Road commercial node.
Whisperwood Apartments are located to the south of this site at 8419 Baseline
Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Chicot
Neighborhood Association, the West Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45-feet from
centerline will be required.
2. The provided boundary/topo survey is not up to date.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental
Assessment Division, approval required if food prep on 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 and on the west side of this
property and along Baseline Road in front of the 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.
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
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. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
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
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
4
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vo l. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
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.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO along Baseline Road by
routes 17, 22, 23; it is a major transit corridor. We recommend that the property
provide a pedestrian way from to the business front entr ance to transit route.
Provide the necessary sidewalk repairs per LR Public Works recommendations.
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 Light Industrial (LI) for this property. The Light
Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well -designed "park like"
setting. The applicant has applied for a rezoning from I-2 (Light Industrial District)
to PID (Planned Industrial Development) to add a health studio and spa as an
allowable use.
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
5
Master Street Plan: To the south of the property is Baseline 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 Baseline 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 Baseline 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 o rdinance
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. 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: (January 11, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff stated they would work with the applicant to address any
concerns prior to the Commission hearing. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The applicant is seeking a rezoning of the
site from I-2, Light Industrial District to PID, Planned Industrial Development
District, to add a health studio and spa as an allowable use for the property.
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
6
The building is a one-story metal building containing 6,500 gross square feet
of floor area. The building contains multiple tenant bays and occupants.
The parking stalls are not marked on the site plan but the area indicates twenty
(20) parking spaces could be provided.
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. Based on the current tenant mix staff feels
the parking provided is adequate to serve the development.
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 allowed a single ground mounted
sign not to exceed 30-feet in height and 72 square feet in sign area.
There is not a dumpster located on the site. Staff recommends should a
dumpster be placed on the site the placement be in compliance with dumpster
placement in commercial zones (dumpsters are not allowed in the front setback)
and the dumpster be screened per typical ordinance standards. The dumpster
service hours should be limited to daylight hours, from 7 am to 6 pm Monday
through Friday.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to rezone the site to PID, Planned Industrial Development, to allow the addition of
a health studio and spa as an allowable use for the s ite. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the rezoning as required 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 should a dumpster be placed on the site the placement be in
compliance with dumpster placement in commercial zones, the dumpster be
screened per typical ordinance standards and the hours of dumpster service be
limited to daylight hours, from 7 am to 6 pm Monday through Friday.
February 2, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4051-A
7
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was not present. There were no registered objecto rs present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s by-laws. Staff presented a recommendation of deferral of the item
to the March 16, 2017, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
February 2, 2017
ITEM NO.: 5 FILE NO.: Z-4807-P
NAME: Lot 1 Block 19, Wellington Park Revised Short-form PD-O
LOCATION: Located North of Wellington Village Road just East of the Kirk and
Wellington Village 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: 2.707 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.19
CURRENT ZONING: PD-O
ALLOWED USES: Specific listing of office type uses
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Elderly Housing/Assisted Living
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20.742 adopted by the Little Rock Board of Directors on July 9, 2013,
rezoned the site from MF-6, Multi-family to Planned Office Development POD. The
applicant proposed the development of the site with five (5) single story office buildings
each proposed on a separate lot. The buildings were to range in size from
5,000 square feet to 15,120 square feet. The lots were to share access and parking
through a cross access and parking agreement. Each of the lots was designed to
allow for sufficient parking on each lot for the proposed office user s.
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
2
A specific listing of uses was approved for the site. The approved uses inclu ded a
Bank or savings and loan office, Clinic (medical, dental or optical), Establishment of
religious, charitable or philanthropic organization, Art gallery, Office (general and
professional), Private school for tutoring, business, adult education or spec ial
education, Studio (art, music, speech, drama, dance or other artistic endeavors),
Travel bureau, Barber or beauty salon, Photography studio, Studio (broadcasting or
recording), Duplication shop, Laboratory, Health studio or spa.
Ordinance No. 21,200 adopted by the Little Rock Board of Directors on April 5, 2016,
revised the previously approved PD-O to allow the development of 1.8-acres of a
4.81-acre tract and to create a two (2) lot plat. The plan included the construction of a
12,200 square foot building to be used as a daycare center and 45 parking spaces.
A playground containing 19,431 square feet of space was proposed and 28,189 square
feet of miscellaneous space including open space and landscaping was proposed.
The building was proposed as a single story building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PD -O,
Planned Development Office, to allow the development of 2.707 -acres with
two (2) buildings each containing 14,386 gross square feet of floor area for
elderly housing. The plan indicates the placement of 22 parking spaces to serve
the western building and 17 parking spaces to serve the eastern building.
B. EXISTING CONDITIONS:
There are a scattering of evergreen and hardwood trees on the site near the
center of the proposed development area. There are single -family homes
located to the east and southeast and a multi -family development located to the
north. There is a large church located to the south and vacant C-1,
Neighborhood Commercial zoned property to the northwest. Street
improvements are in place on both Kirk Road and Wellington Village Road .
There is an office building currently under construction to the west, across Kirk
Road. The Commission recently approved a PD-O request to allow the
development of a daycare center on the eastern portion of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a neighborhood association or a property owners
association, registered with the City, located in this area.
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. Regional stormwater detention is provided for this property in the pond on
the west side of Kirk Road.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Show the existing curb cut location on the south side of Wellington Village
Road in relation to the proposed driveway.
7. 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, 501.379.1805 or
therbner@littlerock.gov for more information.
8. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
9. Damage to public and private property due to hau ling 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.
10. Prior to construction of retaining walls, a n engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
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. Capacity fee analysis required. EAD,
Environmental Assessment Division, approval required for food prep to be done
on site. Contact Little Rock Wastewater Utility for additional information.
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
4
Entergy: Entergy does not object to this proposal. An existing three phase,
underground power line exists along the south side of Wellington V illage Road in
front of this property. Contact Entergy well in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds. Extending new service from an existing under ground
line may be complicated due to pre-existing conditions.
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 install ed 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 in stallation
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
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
5
Tester licensed by the State of Arkansas and approved by Central Ark ansas
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 .
Fire Department:
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.
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.
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 appar atus weighing at
least 75,000 pounds.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
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.
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.
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
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
6
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.
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.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening th e gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
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). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
7
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. We recommend providing pedestrian infrastructure fr om the
sidewalk to the facility front entrance. If a canopy is provided for the driveway
drop off area that the height allow paratransit vehicle access.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.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 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 revision of a PDO
(Planned Development Office) to allow elderly housing on the property.
Master Street Plan: To the south of the property is Wellington Village Road and
it is a Collector on the Master Street Plan. The primary function of a Collector
Road is to provide a connection from Local Streets to Arte rials. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Wellington Village Road.
These bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The 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. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. In addition to the required screening, plant materials are to be
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
8
provided in the buffer areas at the rate of one (1) tree and three (3) shrubs for
every thirty (30) linear feet. The property to the east is zoned R -2,
Single-family and the property to the north is zoned MF18. A minim um buffer
will be required at six (6) percent of the average width/depth of the lot along
these perimeters.
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. Existing mature trees and dense understory vegetation can be used
to meet these requirements if noted on the landscape plan to remain.
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. 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. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building
7. A landscape irrigation system shall be required for developments of one
(1) acre or larger.
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.
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
9
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
Mr. Brian Dale 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 information
concerning the proposed signage plan. Staff also requested information
concerning the proposed dumpster location and the proposed hours of dumpst er
service. Staff stated the development was indicated with two (2) buildings and
questioned if the development would be constructed in phases or in a single
phase. Staff also requested the applicant provide the proposed treatment of the
perimeters of the site such as fencing and landscaping.
Public Works comments were addressed. Staff stated a grading and drainage
plan was required prior to any land clearing or grading activities on the site. Staff
requested Mr. Dale provide a sketch grading and drainage plan. Staff stated
prior to construction of retaining walls an engineer’s certification was required for
the design. Staff stated upon completion an as-built certification of the retaining
wall was required.
Rock Region Metro comments were addressed. Staff stated pedestrian access
and accessibility for paratransit was required for the development. Staff stated if
a canopy was provided for the driveway drop off area that the construction height
allow paratransit vehicle access.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the northern and eastern perimeters of the site. Staff stated a
minimum of 70-percent of the land use buffer was to remain in its natural state.
Staff stated screening could be accomplished via plantings or a fence. Staff
stated building landscaping and parking lot landscaping was required with the
future development of the site.
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 January 11, 2017,
Subdivision Committee meeting. The applicant has indicated the dumpster along
the eastern perimeter of the site and included a note on the site plan the hours of
dumpster service limited to 7 am to 6 pm Monday through Friday. The applicant
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
10
has also indicated the proposed treatment of the site perimeters and the
development will be completed in a single phase.
The request is a revision to a previously approved PD-O, Planned Development
Office zoning. The applicant is seeking approval to allow the development of
the site with elderly housing. The assisted living facility will accommodate 16 to
20 residents per building who will have specialized care. The caregiver/client
ratio is one (1) to four (4). The residents will be provided meals, activities and
support that are individualized for each resident. This development will provide
ancillary services on-site, such as transportation, recreation, and common dining
facilities.
The proposal is to allow the construction of two (2) buildings each containing
14,386 gross square feet of floor area. The site plan indicates the placement of
outdoor patio areas. The plan also indicates a covered drop-off in the front of the
building. The construction materials for the buildings are proposed as a mix of
brick and masonry board siding. The roofs are composite asphalt shingles. The
maximum building height proposed is 25-feet.
The site plan indicates the placement of 36 parking spaces. Parking for an
assisted living facility is typically calculated at ½ space per unit. The
development is proposed with a maximum of 40 beds which will require the
placement of 20 parking spaces. Staff feels the parking as proposed is adequate
to serve the development.
The site plan indicates the placement of a single development sign along
Wellington Village Road. Typically signage allowed in office zones is six (6) feet
in height and 64 square feet in area. The site plan notes the placement of a
monument sign which complies with the typical ordinance standard.
The site plan indicates the placement of a dumpster along the eastern perimeter
of the site. The applicant notes the dumpster was pla ced in this area to limit
visibility from the adjacent street. The applicant states due to the grade of the
site the dumpster will be located below street grade. The enclosure will be
constructed of complimentary materials of the building construction. T he
enclosure will also incorporate a metal gate along the front side. Landscape
materials, evergreen trees and shrubs, will be placed around the dumpster
enclosure to soften the visual impact of the dumpster enclosure from the
adjacent parking lot and the abutting street. The hours of dumpster service will
be 7 am to 6 pm Monday through Friday.
The applicant is required to provide a land use buffer along the northern
perimeter as well as provide screening due to the adjacent residential use and
zoning. The site plan indicates the northern land use buffer will not remain in its
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
11
undisturbed natural state. The grading plan indicates grading to the northern
property line to allow the site to develop as proposed. The applicant has
indicated a screening fence or dense evergreen plantings will be provided along
the northern boundary. The required land use buffer along the northern
perimeter should be 21.94-feet with no more than 30 percent of the buffer area
disturbed. The plan as presented indicates the entire buffer area to be graded.
A previous application was approved with an encroachment into this buffer area
but to mitigate the encroachment that applicant offered to provide evergreen
plantings at a rate of two (2) times the normal requirement of the landscape
ordinance for perimeter plantings. The plant materials are to be a minimum of
six (6) feet in height at the end of the growing season. Staff feels to allow this
development to remove the land use buffer the developer should install
evergreen plantings also at a rate of two (2) times the typical ordinance
requirement and to stagger the plantings to increase the visual screen. Per
typical ordinance requirements the required street buffer would be 21.94-feet and
in no case less than one-half. It appears the street buffer requirement is being
met.
The land use buffer along the eastern perimeter will be maintained as typically
required by ordinance. The applicant has indicated a screening fence or dense
evergreen plantings will be placed within the buffer to provide the required
screening.
All site lighting will be low level and directional, directed downward and into the
site. The lighting will be shielded to minimize over spilling of light onto adjacent
properties. The maximum pole height for the parking lot lighting is 20-feet.
Staff is supportive of the applicant’s request. The development is proposed as
an elderly housing development with a maximum of 40-living accommodations.
The overall density is 14.8-units per acre. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the revision to the PD-O zoning to allow the development as proposed will have
limited impact on the area.
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 the
northern land use buffer provided the applicant replant the buffer with evergreen
plantings a minimum of six (6) feet in height at the end of the growing season
February 2, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4807-P
12
and planted at a rate of two (2) times the normal planting requirement of the
landscape ordinance for perimeter plantings.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
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 condition s 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 the northern land use buffer provided the applicant replant
the buffer with evergreen plantings a m inimum of six (6) feet in height at the end of the
growing season and planted at a rate of two (2) times the normal planting requirement
of the landscape ordinance for perimeter plantings. 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 and 1 absent.
February 2, 2017
ITEM NO.: 6 FILE NO.: Z-8194-B
NAME: First Christian Church of Little Rock Short-form PD-R
LOCATION: Located at 14411 Taylor Loop Road
DEVELOPER:
First Christian Church – Little Rock
1500 North Mississippi
Little Rock, AR 72207
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
ARCHITECT:
Fennell ǁ Purifoy Architects
c/o Phil Purifoy, AIA
100 Morgan Keegan Drive, Suite 320
Little Rock, AR 72202
AREA: 3.47 acres NUMBER OF LOTS: 1 FT.NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.12
CURRENT ZONING: PD-R - Expired
ALLOWED USES: Planned Development Residential, Single-family subdivision
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Church
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,823 adopted by the Little Rock Board of Directors on December 17,
2013, rezoned this site from R-2, Single-family to PD-R to allow the development of
5.74-acres with 27 single-family residential lots. The homes were proposed containing
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
2
2,200 square feet of heated and cooled space. Each home would contain a 2 -car
garage. The homes were proposed with a 5-foot side yard setback and a 10-foot front
yard setback. The rear yard setback was indicated at 10, 15 and 20 -feet. The site
plan indicated the development of the subdivision utilizing private streets. The streets
were indicated with a 45-foot access easement with 25-feet of pavement, back of curb
to back or curb. The average lot size proposed was 88 -feet by 58-feet for a lot area of
5,104 square feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant now proposes to revise a nd reinstate the previously approved
PD-R, Planned Development Residential, to allow the development of the site
with a new church and associated parking. The church is proposed containing
11,000 gross square feet of floor area. The site plan indicates t he placement of
64 parking spaces. The site plan indicates large wooded areas to remain in their
natural state. The plan indicates the placement of native plant materials, the
placement of rain gardens and bio-swales. Irrigation is only proposed within
selected flower beds at the building.
B. EXISTING CONDITIONS:
The former single-family home has been removed. There are a number of
mature trees located on the site. The site has varying degrees of slope. Taylor
Loop Road, adjacent to the site is a four (4) lane arterial street. The site abuts a
single-family subdivision to the east and north. The site abuts a church to the
south.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Westchester
Property Owners Association and the Westbury Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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 an advanced
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
3
grading permit being requested to grade future parking and expansion area
with the construction of the new church facility?
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. 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.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. If Black Bear Drive is proposed to not be continued as a public street, a
hammerhead turnaround must be constructed. Hammerheads should be
designed to be at least 80 f eet in length and the same width as the street.
Additional right-of-way is required to be provided for the street turnaround
improvements. Staff has reconsidered this comment and it no longer
applies. A hammer head turn-around will not be required by this applicant.
7. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
8. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering, Travis Herbner, 501.379.1805 or
therbner@littlerock.gov for more information.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
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. EAD, Environmental Assessment
Division, approval required if food prep to be done on site. Contact Little Rock
Wastewater Utility for additional information.
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
4
Entergy: Entergy does not object to this proposal. An existing three phase,
overhead power line exists along the north side of Taylor Loop Road to the north
of this property. They do not appear to be i n conflict with the proposed
development. Contact Entergy in advance to discuss future service
requirements, new facilities locations/extensions and adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
5
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 antif reeze 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:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locat ions 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.
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.
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 wa y of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
apable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
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.
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.
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
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
6
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.
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 per mitted to be
places with the approval of the fire code official.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
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). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
7
Rock Region Metro: Location is not currently served by METRO but is in our long
range plans. We recommend providing pedestrian infrastructure fr om the
sidewalk to the facility front entrance. If a canopy is provided for the driveway
drop off area that the height allow paratransit ve hicle access.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875;
malderfer@littlerock.gov.
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The Residential
Low category provides for single family homes at densities not to exceed 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 6-units per acre. The applicant has
applied for a revision and reinstatement of the existing expired PDR (Planned
Development Residential) to allow development of a new church.
Master Street Plan: To the northwest of the property is Taylor Loop 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 Taylor Loop
Road since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Taylor Loop Road.
A Bike Class I Path is to be a paved path physically separate for the use of
bicycles. Additional right-of-way or/and easements are recommended. Nine-foot
(9’) paths are recommended to allow for pedestrian use as well, replacing the
sidewalk.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The minimum dimension shall be nine (9) feet. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
8
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. In addition to the required screening, plant materials are to be
provided in the buffer areas at the rate of one (1) tree and three (3) shrubs for
every thirty (30) linear feet. The surrounding properties are zoned R-2,
Single-family buffer requirements will need to be met.
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). 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. 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 sha ll be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
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.
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
9
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
The applicant 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 additional information concerning the church
activities and the future plans for the areas indicated for future d evelopment.
Staff questioned the hours of worship service and the hours of church activities.
Public Works comments were addressed. Staff stated a grading and drainage
plan was required prior to any land clearing or grading activities on the site. Staff
requested the applicant provide a sketch grading and drainage plan. Staff stated
prior to construction of retaining walls an engineer’s certification was required for
the design of the retaining walls. Staff stated upon completion an as -built
certification of the retaining wall was required. Staff requested the applicant
provide a sight distance certification for the driveway location along Taylor Loop
Road.
Rock Region Metro comments were addressed. Staff stated the site was not
currently served by Rock Region Metro but was a part of the long range plans.
Staff stated pedestrian infrastructure in the form of sidewalks to the facility front
entrance was important. Staff stated if a canopy was proposed for the drop off
entry the canopy should provide a height sufficient to allow paratransit vehicle
access.
Landscaping comments were addressed. Staff requested the site plan indicate
any areas proposed to remain with natural vegetation. Staff also stated
landscaping was required adjacent to the paved areas and the property lines.
Staff stated land use buffers were required where adjacent to single -family
residences. Staff stated easements could not count in computing the depth of
the land use buffer. Staff stated building landscaping was required adjacent to
the proposed new building construction. Staff stated a minimum of eight (8)
percent of the parking lot areas were to be landscaped.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
activities of the church as well as the future plans for the expansion areas. The
applicant has also provided the days and hours of activities taking place at the
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
10
church. The site plan indicates the placement of two (2) areas for future
expansion. The applicant notes the areas would be used for either a
sanctuary/fellowship hall and/or additional education space. All site lighting i s to
be low level, directional, and directed down into the site.
The applicant is not proposing access to Black Bear. The applicant has indicated
this access will be limited to emergency access and will be gated with a Knox
Box located at the end of Black Bear. The applicant is not proposing the
placement of a turn-around at the end of Black Bear. Based on the level of
grading which would be required to install the turn -around staff no longer feels
the turn-around is required b this development.
The request is to revise and reinstate the previously approved PD-R, Planned
Development Residential, to allow the development of the site with a new church
and associated parking. The church is proposed containing 11,000 gross square
feet of floor area. The site plan indicates the placement of 64 parking spaces.
The maximum building height proposed is 26-feet. The zoning ordinance allows
the placement of steeples, chimneys or similar ornamental structures to exceed
the height of the zoning district provided the structure not exceed twice the height
permitted. In this case the underlying zoning is R-2, Single-family which allows a
maximum building height of 35-feet. Staff recommends if constructed the steeple
not exceed twice the building height for a maximum height of 52-feet in height.
The revised cover letter indicates the construction is anticipated to begin in
April/May of 2107 and be completed by January 2018. The plan indicates a
maximum seating capacity for the worship space of 250 seats. The current
church membership is 100. Parking for churches (and other places of worship),
is calculated at 1.0 space for every four (4) seats in new principal assembly
areas or additions to currently existing structures. Choir seating and areas for
folding chairs shall be counted. Twenty (20) inches on a pew shall be considered
one (1) seat. Stacked parking may be authorized by the Planning Commission at
the time of site plan reviews. The site plan indicates the placement of 64 parking
spaces. Based on the typical parking required based on the seating capacity
62 parking spaces would be required. The parking as indicated appears to be
adequate.
The site plan indicates the placement of a single dumpster near the church
facility. The applicant has indicated the dumpster will be screened per typical
ordinance requirements. The applicant has indicated the hours of dumpster
service will be limited to 7 am to 6 pm Monday through Friday.
The site plan indicates the placement of a new ground mounted sign. The sign is
indicated four (4) feet high and eight (8) feet long on a two (2) inch high base.
The sign area excluding the base is proposed at 32 square feet. The applicant
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
11
proposes the placement of building signage to comply with the typical standa rds
of the office and institutional zoning district (Section 36 -553). A maximum of ten
(10) percent of the façade area abutting a public street.
The site plan indicates large wooded areas to remain in their natural state. This
includes bio swales and rain gardens. The plan indicates the placement of native
plant materials. Irrigation is only proposed within selected flower beds at the
building.
Land use buffers are required when an adjacent property has a dissimilar use of
a more restrictive nature. The ordinance typically requires the land use buffer be
calculated at six (6) percent of the average depth of the lot. The minimum
dimension allowed is nine (9) feet. All land use buffers require opaque
screening, whether a fence or other device, a m inimum of six (6) feet in height
located on the property line. A minimum of seventy (70) percent of the land use
buffer is to remain undisturbed. The ordinance states easements cannot count
toward fulfilling the buffer requirements. In addition to the required screening,
plant materials are required in the buffer areas at the rate of one (1) tree and
three (3) shrubs for every thirty (30) linear feet. All the surrounding properties
are zoned R-2, Single-family which will require the buffer requirements to be met.
With the exception of the northeastern portion of the site, adjacent to the
entrance drive, the land use buffer requirements are being met. The landscape
strip in this area is indicated nine (9) feet from the property line. The site plan
notes the area will be graded to the property line. A note on the site plan
indicates plantings will be installed at the new driveway bank. Staff recommends
either the plant materials installed provide the required screening or the applicant
construct a wood fence or wall along the property line in the areas which the land
use buffer and screening requirements are not being met.
The applicant has indicated the church will not offer a mother’s day out program.
No school or daycare center is proposed with the current application request.
The applicant has indicated the church is staffed on a daily basis. Staff members
are on site from 8 am to 5 pm Monday through Friday. Occasionally the church
has activities occurring each night of the week. In thes e cases the activities
begin at 5 pm and end by 9 pm. The worship services on Sunday are 8 am and
6 pm.
Staff is supportive of the applicant’s request. The site contains approximately
three and one-half (3 ½) acres and only a small percentage of th e site is
proposed for development. Although there are a number of residential homes
located in this area there are also non-residential uses including two (2) churches
and a City of Little Rock Fire Station. The site is located on Taylor Loop Road
which classified on the Master Street Plan as a minor arterial which is the typical
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
12
location desired for non-residential uses. 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, if constructed, the steeple not exceed 52-feet in height.
Staff recommends the land use buffer and screening requirements along the
northeastern portion of the drive which will be disturbed be replanted with plant
material to provide the proper screening of the adjacent residentially zoned
property.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subje ct 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 if constructed the steeple not exceed
52-feet in height. Staff presented a recommendation the land u se buffer and screening
requirements along the northeastern portion of the drive which would be disturbed be
replanted with plant material to provide the proper screening of the adjacent
residentially zoned property.
Mr. Tom Fennell addressed the Commission on the merits of the request. He stated his
architectural firm was designing the building for First Christian Church. He stated the
grading plan included benching the site which would then allow for the maintenance of
greens spaces and buffers around the site perimeters. He stated the Church held a
neighborhood meeting to gain comments from area residents. He stated there were a
number of residents concerned with the extension of Black Bear Drive. He stated
working with staff the site plan had been revised to remove any connection to Black
Bear and provided a turn-around on the Church site for emergence vehicles. He stated
the site was being designed to allow the predominance of the church and visibility from
Taylor Loop Road.
Mr. Steve Teague addressed the Commission stating based on the elimination of
access to Black Bear Drive he was no longer opposed to the request. He stated he and
his neighbors now welcomed the church as their new neighbor.
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
13
Mr. Trip Vogel addressed the Commission in opposition of the request. He stated the
Church leadership did meet with area residents and listened to their concerns. He
stated after the meeting he met with members of the church to address his primary
concerns. He stated one of his primary concerns was the safety and security of his
family. He stated when the Jehovah Witness Church was building their church adjacent
to his property he was also building his new home. He stated the church worked with
him to address his concerns. He stated when the chu rch was first built there was not a
gate on Hinson Road. He stated this allowed persons to loiter in the parking lot. He
stated persons also loitered in the cul de sac adjacent to his home. He stated once the
church put up a gate on Hinson Road this eli minated persons loitering in the church
parking lot. He stated working with the Little Rock Police Department persons loitering
in the cul de sac was being addressed. He stated with regard to his family’s safety he
was requesting the church place a physical barrier between their property and his. He
stated he had signatures of all the neighbors which abutted the church desiring the
church put up a fence between the two uses. He stated once the church was built
persons walking on Taylor Loop Road would c ut through the church property and his
yard as a short cut. He stated the church had addressed garbage collection and gating
the parking lot. He stated lighting was also a concern. He requested the church turn off
all site lighting at 9 PM. He stated cu rrently when he went outside there were stars. He
stated once the church was built this would no longer be the case. He stated also noise
was a concern. He stated he had requested the church consider sound proofing their
building. He stated the site plan indicated future expansion areas. He stated a daycare
or school would not be a good fit for the area. He stated he was also concerned with
vehicles exiting the site. He stated based on speeds this was a very dangerous area.
He stated the curve in the road and as persons were leaving the stop light at Hinson
Road they were gaining speed as they passed this site. He stated it would be a
challenge to get out of the site.
Mr. Fennell addressed the Commission stating the Church had committed to no daycare
or mother’s day out program. He stated the plan indicated a gate on Taylor Loop Road
which would be closed at all times except when church personnel were present. He
stated the lighting would be shielded and would not overspill the site. He stated the
lighting of the cross would be in such a manner the neighbors would not see any light
spill over based on placement as well as the elevation of the site. He stated the church
did not want to place fences on the adjacent properties. He stated the churc h was
providing the proper buffers and screening as required by City ordinances.
Commissioner May questioned the current location of the church. Mr. Fennell stated
their current location was on Mississippi. Mr. May stated he had been their neighbor fo r
40 years and they had been nothing but a good neighbor.
Commissioner Laha stated he questioned a neighbor of an undeveloped site one time
and the person stated if the lighting was not bright enough for him to go outdoors and
February 2, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8194-B
14
read the newspaper in his back yard then it was not bright enough. He stated proper
lighting reduced crime in areas.
There was a motion to approve the request as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
February 2, 2017
ITEM NO.: 7 FILE NO.: Z-9193
NAME: Artios, LLC Short-form PD-R
LOCATION: Located at 1901 North McKinley Street
DEVELOPER:
Artios, LLC
c/o Steve Arnold
7324 Rockwood Road
Little Rock, AR 72207
SURVEYOR:
Stan Cunningham
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.128 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Creation of two (2) lots – Single-family and garage with living
quarters
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the site from R-2, Single-family to PD-R,
Planned Development Residential, to allow the creation of a two (2) lot plat. The
existing home will sit on proposed Lot 1 and the existing frame garage will be
located on proposed Lot 2. The applicant indicates the existing garage will be
renovated to include a 2-car garage and a living quarters.
February 2, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9193
2
B. EXISTING CONDITIONS:
The home is currently under renovation. There is a paved parking pad located in
the rear yard between the home and the outbuilding. There are no sidewalks in
place along McKinley Street or on R Street. The area is predominately
single-family with the exception of an apartment complex, a church and
two (2) commercial businesses located at the intersection of Kavanaugh
Boulevard, Richard B Hardie Drive and McKinley Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Heights
Neighborhood Association and the Kingwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. R Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 22.5-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
North McKinley Street and R Street.
3. All driveways shall be concrete aprons and a maximum width of 20 -feet per
City Ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Separate sewer services
must serve each lot. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the house on this lot. Power lines currently exist and on the west,
south and east sides of this property to be able to provide service for however
structures develop in the future. Contact Entergy in advance to discuss any
changes to electrical service requirements, o r adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
February 2, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9193
3
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.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 1, Pulaski Heights.
We have not objections from a transit perspective to this proposal.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low category provides for single family homes at densities not to
exceed 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 6 -units per acre. The
applicant has applied for a rezoning from R-2 (Single Family District) to PDR
(Planned Development Residential) to allow the creation of two (2) lots from the
existing lot to allow the existing single-family home to be located on one (1) lot
and allow a two (2) car garage with living quarters on the second lot.
Master Street Plan: To the west of the property is North McKinley Street and it is
shown as a Collector, to the south of the property is R Street and it is shown as 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. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
February 2, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9193
4
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
Mr. Steve Arnold was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request in need of addressing via a revised site plan. Staff
stated the request was to allow a replat of an existing platted lot to allow the
home to be located on a separate lot from the garage/residence. Staff
questioned if the units would be placed on separate utility meters. Mr. Ar nold
stated he wished to have the separate meters as an option should the house sell
to a different owner.
Public Works comments were addressed. Staff stated a radial dedication of right
of way along with addition right of way to comply with the Master Street Plan was
required. Staff stated a minimum right of way for both McKinley and R Street
was 25-feet from centerline. Staff stated all driveways were to be concrete
aprons and a maximum width of 20-feet.
Rock Region Metro stated the area was served by the Pulaski Heights Metro bus
route. Staff stated there was no objection to the proposed replat.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directl y 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 outstanding technical issues in need of addressing via a revise d
site plan raised at the January 11, 2017, Subdivision Committee meeting. The
applicant is seeking approval of a rezoning of the site from R-2, Single-family to
PD-R, Planned Development Residential, to allow the creation of a two (2) lot
plat. The existing home will sit on proposed Lot 1 and the existing frame garage
will be located on proposed Lot 2.
Lot 1 is proposed with a 95-foot southern property line (adjacent to R Street) and
a 100-foot property line along the northern perimeter. The lot widt h proposed is
40-feet. Lot 2 is indicated with a lot depth of 45-feet on the southern perimeter
(adjacent to R Street) and a 40-foot lot depth along the northern perimeter. The
lot width proposed is 40-feet. The applicant is proposing the lot configuration to
allow a portion of an existing paved parking pad to be on each of the proposed
lots. The applicant is also proposing to follow an existing privacy fence within the
rear yard of the existing home.
February 2, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9193
5
The existing single-family home is currently under renovation and is proposed
with the potential for future sale without the garage. The applicant indicates the
existing garage will be renovated to include a 2-car garage and a living quarters.
The applicant has indicated the desire for the ability to allow for separate meters
for each of the units. The applicant has indicated he will not maintain either of
the structures as his residence.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PD-R, Planned Development Residential, zoning to allow for the creation
of two (2) lots, both of which are substandard for the R -2, Single-family zoning
district. The existing home is currently under renovation and the applicant is
proposing the renovation of the existing garage both of which will not exceed
their existing building envelopes. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff feels the applicant’s proposal
to allow the creation of the two (2) lots as proposed and to allow the placement of
separate meters on each of the buildings 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 th e agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
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 10 ayes, 0 noes
and 1 absent.
February 2, 2017
ITEM NO.: 8 FILE NO.: Z-9194
NAME: Moody Long-form PD-R
LOCATION: Located at 10 Thomas Park Circle
DEVELOPER:
Moody Residence
c/o Carolyn Lindsey - Yeary ǁ Lindsey Architects
3416 Old Cantrell Road
Little Rock, AR 72202
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 7.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family, allow 3-living units on the property - the primary
residence, the pool house and stable/loft
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The PD-R applicant is requested to address having two (2) separate living units
in addition to the main house located in an R-2, Single-family Zoning District.
The 7.82-acre West Little Rock site, located outside the City limits at the time of
construction, contained the main house, the garage and the stables, which at the
time of construction included a living quarters with a kitchen. This property was
later annexed into the Little Rock city limits. After Mr. Moody, the current owner,
February 2, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9194
2
purchased the property, he added a guest/pool house which includes a kitchen
and an outdoor kitchen.
The stables have fallen into disrepair and therefore are in need of rebuilding.
With the reconstruction the stables will include space for two (2) horses and a
living quarter along with a kitchen similar to the original stable construction.
The stables are not currently on a separate meter and the owner does not intend
to separate the utilities from those of the main house. The owner plans to have a
member of his family live at the stable and take care of the horses while she
attends UALR. Afterwards, the owner may rent the living quarters to someone
that would continue to look after the horses and the property. The owner intends
to occupy the main house continually.
Future construction on the site may include landscape and architectural features
which may include an outdoor fireplace, retaining walls associated with
landscape features, gazebos and trellises etc. Any construction of additional
barns and/or sheds will be reviewed via a revision to the PD-R zoning.
B. EXISTING CONDITIONS:
The site contains a single-family home located on acreage. There are several
outbuildings including a pool house and a stable located on the property. The
area is predominately detached single-family homes also located on acreage.
To the north of the property is the Little Maumelle River, single -family homes
located on acreage and a property zoned PD-R which was zoned to allowed the
construction of outbuildings without the placement of a primary residence. The
Tulley Cove Subdivision is located to the west of this site which has developed
with homes on two plus (2+) acres.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Pinnacle
Valley Neighborhood Association and the Tulley Cove Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
February 2, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9194
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer service is available to this site. Contact Little
Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. It appears that service is already
being provided to the structures on this property. Power lines (both overhead and
underground) currently exist on the south 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: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 25, Pinnacle
Express. We have not objections from a transit perspective to this proposal.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low category provides for single family homes at densities not to
exceed 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 6-units per acre. The
applicant has applied for a rezoning from R-2 (Single Family District) to PDR
(Planned Development Residential) to allow the three (3) structures with kitchen
facilities in each of the structures (main house, pool house and stable) to be
located on one (1) parcel of land.
Master Street Plan: To the south-east of the property is Thomas Park Circle and
it is a Local Street on the Master Street Plan. The primary function of a Local
February 2, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9194
4
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. 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: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
Ms. Carolyn Lindsey was present representing the application. Staff stated there
were few outstanding technical issues with the reque st. Staff noted the applicant
had indicated there would not be separate meters for the units.
There were no Public Works comments. Rock Region Metro indicated there was
no objection to allowing the project as proposed.
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 outstanding technical issues in need of addressing via a revised
site plan from issues raised at the January 11, 2107, Subdivision Committee
meeting. The applicant is proposing a rezoning of the site from R-2,
Single-family to PD-R, Planned Development Residential, to address having
two (2) separate living units in addition to the main house on this 7.82 -acre
parcel. Currently there is a living quarters with kitchen facilities within an existing
stable and a pool house which also contains a living quarters and kitchen
facilities.
The stables, with the living quarters including a kitchen facility, are proposed to
be reconstructed in a similar footprint to the existing structure. With the
reconstruction the stables will include space for two (2) horses and continue to
have the living quarters along with a kitchen similar to the original stable
construction.
February 2, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9194
5
Future construction on the site may include landscape and architectural features
which may include an outdoor fireplace, retaining walls associated with
landscape features, gazebos and trellises etc. Any construction of additional
barns and/or sheds will be reviewed via a revision to the PD-R zoning.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PD-R, Planned Development Residential, to allow the property to contain
three (3) residences as defined by the zoning ordinance. There will not be
separate meters associated with the units. The owner will occupy the main
house and the pool house will be used as a guest suite. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the rezoning to PD-R to allow the reconstruction of the stable as
proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
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 10 ayes, 0 noes
and 1 absent.
February 2, 2017
ITEM NO.: 9 FILE NO.: Z-9195
NAME: Park View Addition Lots 1 – 3 Block 15, Short-form PD-R
LOCATION: Located at 2823 North Pierce Street
DEVELOPER:
Sylvester and Irena Pupkowski
2823 North Pierce Street
Little Rock, AR 72207
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.44 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 16
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Allow two (2) residence on a single zoning lot
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On November 19, 2015, the Little Rock Planning Commission approved a replat of
three (3) existing residential lots into two (2) single -family residential lots. The lots
were proposed with minimum widths of 105-feet and 40-feet. The lots were to contain
13,918 square feet (Lot 1R) and 5,606 square feet (Lot 3R). Lot 3R was proposed with
variances to allow a reduced lot width and to allow an increased lot d epth to width ratio.
The replat was not filed for record at the Circuit Clerk’s office.
February 2, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9195
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to rezone the site from R -3, Single-family to
PD-R, Planned Development Residential, to allow the construction of a new
home on the site. The property is currently platted as Lots 1, 2 and 3 Block 15,
Parkview Addition to the City of Little Rock, Pulaski County, Arkansas. The
existing home was placed to encompass portions of all three (3) lots thus
creating one (1) zoning lot. The applicant is proposing to construct a new home
on Lot 3 which currently contains a swimming pool. The existing home
encroaches into this lot by 5-feet. The new home will be located 3-feet from the
existing homes southern exterior wall.
Once the new home is completed the existing home will be removed from the
site. The applicant then intends to building new single -family homes on each of
the two (2) remaining lots. With the removal of the exi sting home this will allow
an 8-foot side yard setback along the northern property line of Lot 3.
The southern side yard setback will be 5-feet as typically required by the R-3,
Single-family Zoning District. The request includes the allowance of 20 -foot front
and rear yard setbacks for all three (3) lots. The side yard setbacks for
Lots 1 and 2 will be 5-feet.
B. EXISTING CONDITIONS:
This area is predominately single-family with homes located on varying sized
lots. There have been a number of new homes constructed in this area in the
past several years. The streets in this area have been constructed with curb and
gutter. There are no sidewalks located along the abutting street frontages.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Heights
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication is required at the intersection of Nort h Pierce
Street and Ampersand Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer service is available to this site. Contact Little
Rock Wastewater Utility for additional information.
February 2, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9195
3
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the south side of Ampersand Street to the north and electrical lines
run down the alley to the east of these lots. These lines should not impact the
re-plat of these lots. Contact Entergy in advance regarding any changes in
service requirements, if any.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served nearby on two Routes; 1 and 21.
No issues with the drawing as shown.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. B uildings are allowed
to be closer than five (5) feet if they have properly constructed fire walls which
provide the requisite one (1) hour fire resistance rating. When buildings are five
(5) feet or more from the property line, the requirement no longer a pplies to the
wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
Planning Division: No comment.
Landscape: No comment.
February 2, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9195
4
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
Mr. Sylvester and Ms. Irena Pupkowski along with Richard Harp were present
representing the request. Staff presented an overview of the item stating the site
contained three (3) lots. Staff stated the existing home was constructed with an
encroachment onto the third lot. Staff stated the desire was to rezone the site to
PD-R to allow the construction of a new home on Lot 3 which would be located
three (3) feet from the wall of the existing home. Staff stated upon completion of
the new home the existing home would be demolished allowing for future
construction of two (2) new homes on the remaining lots.
Public Works comments were addressed. Staff stated a 20 -foot radial dedication
of right of way was required at the intersection of the streets. Staff stated fences
and walls could not be located within a 50-foot sight triangle of the intersection.
Staff stated within the sight triangle objects could not be more than 30-inches in
height as measured from the grade of 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 no outstanding technical issues in need of addressing raised at the
January 11, 2017, Subdivision Committee meeting. The applicant is requesting
approval of a rezoning of the site from R-3, Single-family to PD-R, Planned
Development Residential, to allow the construction of a new home on the
property. The property is currently platted as Lots 1, 2 and 3, Block 15, Parkview
Addition to the City of Little Rock, Pulaski County, Arkansas. The existing home
was placed on the property to encompass portions of all three (3) lots thus
creating one (1) zoning lot. The home also includes a swimming pool on Lot 3
which is proposed for removal.
The applicant is proposing to construct a new home on Lot 3 which currently
contains the swimming pool. The existing homes southern wall encroaches into
this lot by 5-feet. The new home will be located 3 -feet from the existing homes
southern exterior wall. Once the new home is completed the existing home will
be removed from the site.
The applicant then intends to building new single -family homes on each of the
two (2) remaining lots. With the removal of the existing home this will allow an
8-foot side yard setback along the northern property line of Lot 3. The southern
February 2, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9195
5
side yard setback will be 5-feet, as typically required by the R-3, Single-family
Zoning District. The front and rear yard setbacks are each indica ted at 20-feet.
The remaining lots have a building envelope indicated with a 20 -foot front and
rear yard setback and side yard setbacks of 5-feet. The building envelopes
provided are not representative of proposed detached garages or of any
proposed out buildings. The placement of these structures as well as any side
and rear yard fencing will be placed in accordance with the underlying R -3,
Single-family zoning.
The applicant is proposing the placement of a front fence for Lot 1 which may
exceed the 4-foot allowable height within the front yard setback per the zoning
ordinance. The fence will not exceed six (6) feet in height. The fence is
proposed around a future patio area. The applicant has indicated the fence
placement will comply with the 50-foot sight triangle as required by Public Works.
The new construction will require compliance with the following building codes
comments: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. Buildings are allowed
to be closer than five (5) feet if they have properly constructed fire walls which
provide the requisite one (1) hour fire resistance rating. When buildings are five
(5) feet or more from the property line, the re quirement no longer applies to the
wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line. The applicant will
work with the Building Codes Division at the time of permit request to ensure
compliance.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PD-R, Planned Development Residential, to allow the construction of the
proposed new home. Staff recommends upon completion of the new home the
existing home be removed to eliminate the encroachment of the existing home
onto this lot.
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.
February 2, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9195
6
Staff recommends upon completion of the new home the existing home be
removed to eliminate the encroachment of the existing home onto the lot
proposed for development.
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017)
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 upon completion of the new
home the existing home be removed to eliminate the encroachment of the existing
home onto the lot proposed for development. 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 and 1 absent.
DATE 6p,
PLANNING COMMISSION VOTE RECORD
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MEMBER
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DI LLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
Meeting Adjourned � �t 2 a, _ P.M.
I A—
/AYE 0 NAYE ABSENT &L ABSTAIN �RECUSE
BERRY, CRAIG
BUBBUS, ALAN
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REBECCA
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MEMBER
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DI LLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
Meeting Adjourned � �t 2 a, _ P.M.
I A—
/AYE 0 NAYE ABSENT &L ABSTAIN �RECUSE
February 2, 2017
There being no further business before the Commission, the meeting was adjourned
at 4:28 p.m.
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