pc_02 16 2017
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
FEBRUARY 16, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Rebecca Finney
Scott Hamilton
City Attorney: Shawn Overton
III. Approval of the Minutes of the January 5, 2017 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
FEBRUARY 16, 2017
4:00 P.M.
I. OLD BUSINESS:
Item Number:
File Number:
Title:
A. 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.
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-1667-C U-Haul Mini-Warehouse Revised Conditional Use
Permit
6501 Geyer Springs Road
2. Z-8551-A Pippins Adult and Child Daycare Conditional Use
Permit
3819 Baseline Road
3. Z-8737-B Davis Mini-Warehouse Conditional Use Permit
8222 Stagecoach Road
4. Z-8885-A Nazif Tire Shop Conditional Use Permit
10210 Chicot Road
5. Proposed Amendment to Chapter 36, Section 36-513
of the Code of Ordinances regarding the parking
certain motor vehicles in residential areas.
February 16, 2017
ITEM NO.: A 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.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Little Rock School District (LRSD) is planning to build a new h igh school in
southwest Little Rock that will combine the student populations of JA Fair and
McClellan High Schools. The site is approximately 61-acres at the corner of
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
2
Mabelvale Pike and Sibley Hold Road. The Campus is bordered on the west by
a small neighborhood off Mabelvale Pike, senior living apartments on Richsmith
Lane to the north, ABC Block Company to the east and the Union Pacific
Railroad line and Mann Road to the south. Current zoning of the property is R -2,
Single-family along Mabelvale Pike with the remaining property being zoned C-3,
General Commercial and OS, Open Space. The request is to rezone the
property to PD-C, Planned Development Commercial, to allow for the
development of the site with the high school campus and allow flexibility of the
buffer zones and height restrictions on the buildings.
The proposed improvements are as follows:
Construct a new, 310,996 square foot high school, 3-stories, with
associated parking. The building will consist of 65 classrooms, offices,
cafeteria and auditorium. The tallest portion of this structure is 80 -feet
above typical finished floor elevation. This occurs in the auditorium
portion of the building.
The new high school will be planned for a maximum enrollment of
2250 students.
Construction of a new gymnasium with seating for 2300 and associated
auxiliary gym. Associated event parking, lighting and signage will be
provided.
Construction of new football/soccer stadium with artificial turf field and
stadium seating for 3000 on the home side and 1000 on the visitor side.
Associated lighting, signage, scoreboards and event parking will be
provided.
Construction of a new field house and future indoor practice facility is
planned for the project.
Construction of a new track with turf practice field, associated bleachers,
lighting and press box, scoreboard, signage and lighting with an adjacent
concession and restroom facility provided.
Lighting for the fields will be pole mounted energy efficient, “night -sky”
type fixtures. The lights will be installed to focus directly on the play fields
and track areas only, minimizing light spillover. Light pole height will be a
maximum of 80-feet.
Construction of interior drive systems to separately handle all bus and
parent pickup stacking all on site. Security gates and fencing will be
incorporated with the drive system for campus security, controlled access
and to deter vandalism.
Associated stormwater detention facilities will be analyzed and provided.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
3
Fire Department/Emergency vehicular access will be provided around the
south and east side of the sports fields as well as a secondary gated
connection along Richsmith Lane to the north.
Water and sewer mains as well as other utility services will be extended
into the site to provide service to all facilities.
A community field and associated parking will be provided and will remain
open to the public for use.
The LRSD has developed and submitted a traffic study to the Little Rock
Public Works staff. In lieu of half street improvements and a traffic signal,
LRSD plans to construct a roundabout at the intersection of Sibley Hole
Road and Mabelvale Pike. In addition to the improvements at Sibley Hole,
the LRSD proposes to install a turn lane and associated tapers at the
southwest end of the project for bus access to the site.
The proposed completion and use is planned to coincide with the
2019 school year. Construction, including early grading, is anticipated to
commence in April 2017.
Right of way dedication will be provided to the City fo r the proposed
improvements along Mabelvale Pike.
The project will comply with the Little Rock Stormwater Detention
Ordinance.
The proposed plan includes 1020 parking spaces.
The proposed plan will minimize the impact to the native landscape
especially at the perimeter of the site where buffer and screening of
adjacent properties are required. The development proposes to utilize the
existing dense vegetation to provide a natural buffer/screen.
Dumpster and loading areas are located on the east side of the building
and will be screened from the road. Screening will be provided for ground
mounted mechanical equipment.
The school development will follow the City of Little Rock Landscape
Ordinance requirements except for placing trees within the parking lots.
Landscaping will be irrigated low plantings or ground cover in selected
islands only. Parking lot light poles will be installed in islands for efficiency
and safety.
The monument signs shown are to be electronic marque type signs. The
signage is proposed (height and area) to comply with commercial signage
allowance within the Zoning Ordinance. The development anticipates the
use of signage at the entrances of all structures and buildings with the
potential for paid advertising at the sports complexes.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
4
B. EXISTING CONDITIONS:
The majority of the site is heavily wooded. There are single -family homes
located to the west of the site within the Mavis Circle Subdivision and further
west within the Pinedale Subdivision. There are residential and non-residential
uses located along Mabelvale Pike in this area. There are residential uses
located to the north of the site along Richsmith Lane. Further north is a
commercial area developed with a tire store, Home Depot, a heavy equipment
dealership and commercial uses located along the Interstate frontage road.
East of the site is ABC Block Company located on I-2, Light Industrially zoned
property. Also east of the site is undeveloped R -2, Single-family zoned property
which is indicated on the Future Land Use Plan for future commercial
development.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Mavis Circle
Neighborhood Association, the Pinedale Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required or
dedication of right-of-way sufficient to install the required improvements.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to the northern portion
of Mabelvale Pike including 5-foot sidewalks with the planned development.
Mabelvale Pike is a Class 2 Bike Route. Additional widening of 6-feet on
each side of Mabelvale Pike should be provided for the installation of
striping for future Class 2 Bike Lanes.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the southern portion of
Mabelvale Pike including 5-foot sidewalks with the planned development.
Mabelvale Pike is a Class 2 Bike Route. Additional widening of 6-feet on
each side of Mabelvale Pike should be provided for the installation of
striping for future Class 2 Bike Lanes. At least 150-feet of stack with
adequate tapers in accordance with AASHTO standards should be provided
for the southbound left turn lane.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
5
submitted and approved prior to the start of construction. Is a variance
being requested to advance grade any part of the site without imminent
construction?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. On site striping and signage plans should be forwarded to Public W orks,
Traffic Engineering, for approval with the site development package.
10. 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@littlerocdk.gov for more information.
11. 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.
12. Are private improvements planned to be placed within the round-a-bout?
If so, a franchise permit is required. Contact Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818.
13. Is a street name proposed for the proposed driveway into the school?
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. 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.
16. The sidewalk adjacent to the entrance driveway should be buffered or
constructed to a width of 6-feet.
17. The round a-bout should be constructed with pedestrian crossings for future
service to all legs of the intersection. This includes ADA access ramps and
island crossings.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
6
18. The proposed gate location should be located at least 20 -feet from the
proposed back of curb on Mabelvale Pike. The gate(s) should open inward.
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 ana lysis required. EAD,
Environmental Assessment Division, approval required. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. An existing three phase,
power line exists along the west side of Mabelvale Pike Road to the west of this
property. As the roundabout is constructed at this location then this existing
power line will likely need to be relocated and relocation costs may be involved.
Also, care must be used to maintain proper clearances in the construction of the
entry and exit drives to this property as it will be constructed underneath the
existing power line. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. The Little Rock Fire Department needs to evaluate this site to de termine
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.
4. 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.
5. 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.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
7
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
8. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten d ays of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required .
10. This development will have a minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
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.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
8
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
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 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
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
9
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 Marshals 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 serviced by METRO on Route 22- University
Ave/ Mabelvale. Initiated in our 2016 service enhancements was all day service
to this location. The transit line provides high school students access to part time
employment and higher education at the University of Arkansas Little Rock
campus, directly from one route. We recommend providing sidewalks to access
the campus from the transit route through both access driveways and into the
campus interior. These sidewalks not only provide safe routes to schools via
walking and cycling but also enhance transit service. The sidewalks provide a
needed community amenity for park and playing field use.
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 C (Commercial). The Commercial category
includes a broad range of retail and wholesale sales of products, p ersonal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
applied for a rezoning from C-3 (General Commercial District), R-2, Single-family
and OS, Open Space to PD-C (Planned Development Commercial) to develop a
high school campus on the property.
Master Street Plan: To the west of the property is Mabelvale Pike and it is a
Minor Arterial, to the north of the property is Richsmith Lane and it is shown as a
Local Street on the Master Street Plan. To the south of the property is Union
Pacific Railroad. A Minor Arterial provides connections to and through an urban
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
10
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 Mabelvale Pike since it is a Minor Arterial.
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”. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Mabelvale Pike. These Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
requirements, opaque screening, whether a 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. The
plantings, existing and purposed, shall be provided within th e Landscape
Ordinance of the City, Section 15-81. A portion of the property to the west is
zoned R-2, Single-family a minimum buffer will be required at six (6) percent
of the average depth of the lot. The maximum dimension required shall be
fifty (50) feet in all instances. The east buffer area is deficient. In addition
entry drives will need to be screened from adjacent R-2, Single-family
properties.
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. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
11
6. Trees shall be included in the interior vehicular landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required for d evelopments 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.
G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017)
There were a number of representatives of the applicant present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff stated the development
was proposed as a new high school campus for the Little Rock School District.
Staff stated the majority of the property was zoned C -3, General Commercial
District with the two (2) access drives indicated on property zoned R -2, Single-
family. Staff questioned the proposed parking areas and the note on the plan
indicating graveled drives. Mr. Dan Beranek stated at the request of the Fire
Department the areas would be paved.
Public Works comments were addressed. Staff stated improvements to
Mabelvale Pike were required with the development of the site. Staff questioned
if advanced grading was being requested for the future development. Staff
stated additional striping was needed to allow for bus stacking on Mabelvale
Pike. Staff stated the plan as presently presented allowed for one (1) bus to stack
on Mabelvale Pike. Staff questioned if the entrance drive would include a street
name. Staff also requested the engineer prepare a letter of sight distance for the
proposed driveway locations along Mabelvale Pike.
Landscaping comments were addressed. Staff stated a minimum landscape
strip of 9-feet was required along the perimeters of the site. Staff stated the
buffers adjacent to the residentially zoned and used property were not adequate
to meet the typical minimum ordinance requirements. Staff stated along the
northeast and the northern perimeters a minimum buffer of 50 -feet was required.
Staff stated the request included the elimination of trees within the parking lot.
Staff stated they were not supportive of this request. Staff stated a stamped
landscape plan was required with the submission of the building permit request.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
12
Rock Region Metro comments were addressed. Staff stated the site was located
on Route 22 the University Avenue/Mabelvale route. Staff stated this transit line
provided high school students access to part time employment and higher
education at the University of Arkansas Little Rock campus, directly from this
route. Staff stated they recommended providing sidewalks to access the campus
from the transit route through both access driveways and into the campus
interior.
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 minimum
landscape strip of nine (9) feet around the site’s perimeter. All drives and parking
areas will be paved. The applicant notes all landscaping including the trees will
be planted within the parking lots. The applicant is requesting a reduction in the
land use buffer requirements for the site where abutting residentially zoned or
used property. The applicant notes these areas are either zoned commercially or
are indicated on the City’s Future Land Use Plan as commercial and it is unlikely
these areas will be developed with single-family homes.
The request is to rezone the property to PD-C, Planned Development
Commercial, from R-2, Single-family, OS, Open Space and C-3, General
Commercial District to allow for the development of the site with the high school
campus and allow flexibility of the buffer zones and height restrictions on the
buildings. The maximum building height allowed in the C-3, General Commercial
and R-2, Single-family zoning districts is 35-feet. The maximum building height
proposed is 80-feet (3-story building).
The applicant has indicated the drive will be named in the future. The applicant
indicates they will work with Public Works staff at the time of naming. The
applicant has indicated should an architectural feature be desired within the
round-about they will request a franchise permit from the City to allow the
feature.
The site plan indicates the development of 310,996 square feet for the main
school buildings. The basketball facility is proposed containing 78,451 square
feet. The baseball/softball facility is indicated with 1,500 square feet, the
field house with 18,600 square feet and the future indoor practice field is
indicated with 38,272 square feet. The total building coverage proposed is
226,744 square feet.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
13
The faculty and student parking is indicated at 580 parking spaces. The
applicant indicates 65 classrooms with six (6) spaces per class room plus
one (1) space additional for administration a total of 455 spaces would typically
be required. Included on the site plan are 22 ADA accessible parking spaces.
The plan also indicates the placement of 630 event parking spaces and
41 parking spaces located with the community field/park area.
The site plan indicates 900+ feet for drop-off and loading or 36 passenger
vehicles. School bus drop-off is indicated with 800+ feet of drop off or 16 buses
for AM unloading. School bus loading is indicated with 20 additional marked
spaces for the PM loading of students. Additional stacking has been included
along Mabelvale Pike at the southern driveway entrance.
The site plan indicates the placement of building signage on all the individu al
buildings. The plan indicates signage will comply with signage typically allowed
in commercial zones or a maximum of ten (10) percent of the façade area. The
sign locations internally will not have public street frontage. The buildings will
also have directional and informational signage at the predominate entrances to
the buildings (school buildings and sports facilities). The sports fields will place
paid advertisement signs from area businesses on the fences, field house and
concession stands. The plan indicates the placement of two (2) ground signs
along Mabelvale Pike. The signs are indicated with a maximum height of 36 -feet
and a maximum sign area of 160 square feet. The request includes the
allowance of digital reader boards. The changeable copy will comply with the
zoning ordinance Sections 36-547 and 36-548 with regard to the movement of
the changeable copy.
The site plan indicates parking lot lighting will be placed within the vehicular use
areas. The light pole height proposed is a maximum of 45-feet in height and the
fixtures are indicated as cut-off light fixtures. The pedestrian light poles will be
limited to 20-feet in height and are also indicated as cut -off light fixtures. The
sport fields are indicated with 75-foot tall light poles. The lighting will be
directional, directed downward and into the site. The site plan notes these
fixtures will be cut-off light fixtures. The sports fields will have scoreboards and
PA Systems.
The revised site plan indicates the placement of a nine (9) foot landscape strip
around the sites perimeters. The applicant is requesting a reduction in the
required land use buffer along the northern (northeastern and northern)
perimeters of the site. The adjacent property in these areas are either
residentially zoned or used as residential which would typical require a minimum
buffer of 50-feet for this development in these areas. The applicant has indicated
all landscape materials will be placed within the parking lots. With the
submission of a building permit the applicant will provide a stamped landscape
plan was required with the submission of the building permit request.
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
14
The request includes a variance from the City’s Land Alteration Ordinance. The
applicant is seeking to grade future phases with the development of the first
phase of the school campus. Staff is supportive of the applicant’s request. The
initial construction includes the majority of the development plan. The future
construction includes a future field house. The field house is located on the
eastern side of the property adjacent to industrially zoned and used property.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PD-C, zoning to allow the development of a high school campus on the
site. The site plan includes the retention of the currently zoned OS, Open Space
zoning. Within this area the existing vegetation will be maintained. In addition
the existing vegetation will be maintained along the entir e western perimeter
where the site abuts residential homes. To staff’s knowledge there are no
remaining outstanding technical issues. Staff feels the rezoning request as
proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow grading of the entire
site with the development of the first phase of the school campus.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval. Staff stated the site plan had been
modified slightly. Staff stated the modifications involved a proposed phasing plan
for future parking and potentially phasing of the athletic fields. Staff presented a
recommendation of approval of the applicant’s requested variance from the City’s Land
Alteration Ordinance to allow grading of future phases with the development of the
first phase.
Mr. Mike Poore, Superintendent of the Little Rock School District , addressed the
Commission on the merits of the request. He stated the construction of the new school
was a commitment made by the School District to the residents of Southwest Little Rock
a number of years ago. He stated depending on who you asked it was at least
five (5) years and to some over a decade. He stated the school was being designed to
accommodate 2000 students. He stated currently there were 300 students from
Southwest Little Rock being bused to Hall High School. He stated with the new
construction students could attend school within their neigh borhoods. He stated the
plan had been modified to provide community access to parks and walking paths. He
stated the construction cost of the new school was $90 million dollars. He stated this
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
15
was near $167.00 dollars per square foot. He stated this was a similar construction cost
to a new school which was built during his tenure in Northwest Arkansas which was
constructed at $165.00 dollars per square foot. He stated the new construction would
be quality construction and would be a better learning environment for the students.
Ms. Joyce Watson addressed the Commission in opposition of the request. She stated
her home was on Mavis Circle and her two (2) concerns were traffic and safety. She
stated traffic in the area was already bad and with the addition of 2000 students,
parents and staff the traffic would only increase. She stated safety was also a concern.
She stated safety of the students and the residents of the area was a big concern.
Ms. Karen Baldridge addressed the Commission in opposition of the request. She
stated Ms. Watson had already addressed a number of her concerns. She stated traffic
and safety were primary concerns. She stated traffic on Mabelvale Pike was heavy.
She stated with the construction of the Fed Ex Facility on the South Loop traffic had
increased. She stated she was also concerned with lighting from the outdoor fields.
She questioned buffers and fencing which would be in place to protect the
neighborhood. She stated recently students from each of the schools had been
disciplined for fighting. She questioned the impact of bringing the two (2) schools
together.
Mr. Poore stated one thing that would help the student population was the new school.
He stated with the new construction this would give students something to be proud of.
He stated the students had been very involved in the design of the new school. He
stated they had picked a new mascot for the new school. He stated the students were
coming together to participate in the new school and bringing community pride. He
stated lighting would be placed to limit the impact on adjacent property.
Mr. David Porter addressed the Commission stating his firm was the architectural firm
designing the new school. He stated the football field was located on the eastern side
of the three (3) story school building. He stated the fields were placed in this location to
minimize the impact of lighting on the homes to the west. He stated east of the site was
an industrial use. He stated baseball and softball was generally not play after dark due
to daylight savings time. He stated on occasion there would be evening games during
play offs or tournaments but night games were not played often. He stated there would
be an ambient glow from the ball fields but lighting would be installed to limit any spilli ng
of light onto adjacent property. He stated the perimeters of the site would be
landscaped to meet the minimum requirements of the landscape ordinance.
There was a general discussion by the Commission concerning the request.
Commissioner Laha stated the neighborhood was not informed of the proposed new
school until after the school district had purchased the property. He stated the big
concern was what would happen to McClelland High School. He stated the school
district had not answered that questioned but did indicate the school would be
repurposed as an elementary school. He questioned if the school was in such disrepair
for high school students how the school could be retrofitted for small children. He
February 16, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-3459-J
16
stated it would take a minimum of six (6) years for the two (2) schools to settle down
and become a student body. He stated he had reviewed the site plan and felt the site
plan was a good plan.
There was no future discussion of the item. The Chair entertained a motion for approval
of the item including all staff recommendations and comments including the requested
variance from the City’s Land Alteration Ordinance to allow grading of future phases
with the development of the first phase. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent.
February 16, 2017
ITEM NO.: 1 FILE NO.: Z-1667-C
NAME: U-Haul Mini-Warehouse – Revised Conditional Use
Permit
LOCATION: 6501 Geyer Springs Road
OWNER/APPLICANT: Amerco Real Estate/U-Haul
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for the addition of two
small buildings of mini-warehouse for display. The
property is zoned C-3.
1. SITE LOCATION:
The site is located at the southeast corner of West 65th Street and Geyer
Springs Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. Since the
Commission’s September 24, 2015 approval of the CUP to allow U -Haul’s
mini-warehouse redevelopment, the site has been greatly improved and is
an asset to the neighborhood. The addition of the two display buildings
will not affect the project’s compatibility with the neighborhood .
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress and
Wakefield Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Access to the site will be via 2 driveways onto West 65th Street and 1
driveway onto Geyer Springs Road. With the renovation of the site, the
parking was reconfigured to accommodate rental truck and trailer parking,
32 customer and employee spaces and 6 loading spaces for customers
accessing the storage units. No changes are proposed. Placement of the
display units must not interfere with vehicular circulation or Fire Department
access.
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
February 16, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-1667-C
2
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.
5. PUBLIC WORKS:
1. A 75 feet radial dedication of right-of-way is required at the intersection
of Geyer Springs Road and West 65th (arterial/arterial intersection).
The dedication was required on the previous application but proof that
the dedication was made could not be found. The dedication is
required to be provided with this application.
2. West 65th Street is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required. The dedication was required on the previous application but
proof that the dedication was made could not be found. The dedication
is required to be provided with this application.
3. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required. At the intersection of a minor arterial street and minor arterial
street, the applicant shall dedicate an additional 10 ft. of right-of-way
measured from the centerline for a right turn lane on Geyer Springs
Road. The additional 10 ft. of right-of-way shall be 250 ft. in length
measured from the intersecting right-of-way. Total dedication is 55 ft.
The dedication was required on the previous application but proof that
the dedication was made could not be found. The dedication is
required to be provided with this application.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer Available to this site.
Entergy: There are a few items on the proposal print which impact
existing power lines. There is an existing three phase, power line on the
west side of the property with poles located along Geyer Springs Road.
A couple of these poles are located in a utility easement partially
contained in an “area dedicated to future R.O.W.” And this area also
depicts some type of vegetation to be planted along the western and
northern sides of the property. Both the R.O.W. and the vegetation could
impact the power line. Contact Entergy before proceeding with altering
the curb line, or planting trees near/under the power. Also, the location of
the proposed building on the NE corner of the property appears to be
directly under an existing power line, and butting up against an existing
power pole. This power line extends along the eastern side of the
February 16, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-1667-C
3
property. NESC and OSHA clearances must be maintained during and
after the installation of the building. Entergy must have access to the
power line/pole with its bucket trucks for future maintenance. Contact
Entergy should there be any questions about the location of the building in
relation to the power line. Contact Entergy in advance to discuss future
service requirements, new facilities locations and adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
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.
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.
February 16, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-1667-C
4
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 (Daniel Tull 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.
Building Codes: No comments
County Planning: No comments
Rock Region METRO:
a) Location is served by METRO on route 22- University
Avenue/Mabelvale. We have no objections to the small revisions
added to the original development.
Planning Division: No comments
February 16, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-1667-C
5
SUBDIVISION COMMITTEE COMMENT: (JANUARY 25, 2017)
The applicant was present. Staff presented the item and noted little additional
information was needed. In response to questions, the applicant stated there
would be no additional signage and the units were for display only, not rental.
Staff noted the units on the east side of the property had been placed in an
easement and right-of-way and needed to be relocated. There was some
discussion about where they could be moved to that did not create access or
Fire Department issues.
Public Works staff noted right-of-way dedication was required for the abutting
streets on the previous application but proof that the dedication was made could
not be found. The applicant was asked to provide proof of the dedication or to
dedicate the right-of-way. The applicant stated he thought it had been completed
and he would work with staff to resolve the issue.
Other Agency Comments were noted.
The applicant was advised to provide responses to staff issues by February 1,
2017. The Committee forwarded the items to the full Commission.
STAFF ANALYSIS:
The C-3 zoned, 3.1 acre tract located at 6501 Geyer Springs Road is occupied
by a one-story, 34,882 square foot building and associated parking. On
September 24, 2015, the Commission approved a conditional use permit to allow
for renovation of the building to accommodate a mini-warehouse development
and to allow a truck and trailer rental business. The substantial renovation of the
building and site has been completed and the business is in operation. The
occupant of the site, U-Haul, recently added 2 small mini-warehouse display
buildings to the site. One building is located near the northwest corner of the
site. The second building is located near the east perimeter. The building on the
east side of the site was located over a 12 ft. easement and right -of-way but will
be relocated slightly to the west to get it off of the easement. A revision to the
approved CUP is requested to allow the 2 display buildings.
Staff is supportive of the proposed revision. The building on the east perimeter
will be moved and reduced in size so as not to impact the easement or Fire
Department access around the building. No additional signage is proposed.
Placement of the buildings will not affect vehicular circulation on the site. The
units in the 2 buildings are display only and will not be rent ed.
The applicant is working with Public Works staff to assure that the right-of-way
dedication required under the prior CUP and building permit was completed.
February 16, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-1667-C
6
Staff does not believe this revised application should go to the Commission until
that issue is resolved. Otherwise, to staff’s knowledge, there are no outstanding
issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised CUP, assuming the right-of-
way dedication has been completed, subject to compliance with the following
conditions:
1. Compliance with the comments and conditions as noted in Sections 4, 5 and
6 of the agenda staff report.
2. The building on the east side is to be relocated out of the easement and
reduced in size so as not to impede fire department access around the building.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved by a vote of 9 ayes, 0 noes and 2 absent.
February 16, 2017
ITEM NO.: 2 FILE NO.: Z-8551-A
NAME: Pippins Adult and Child Daycare – Conditional
Use Permit
LOCATION: 3819 Baseline Road
OWNER/APPLICANT: Jameeka Pippins
PROPOSAL: A conditional use permit is requested to allow an adult
and child day care to be operated in the existing
residential structure on this R-2 zoned property.
1. SITE LOCATION:
The property is located on the south side of Baseline Road, a little west of
Baseline Elementary School.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located on an arterial street in an area of mixed zoning and
uses. A day care center is adjacent to the west. A variety of residential,
office and planned development zoned properties extend further to the
west. Multifamily and an elementary school are located to the east. A
variety of office and commercial uses and zoned properties are located
along the north side of Baseline Road in this general area. Single family
residences are located along Bruno Road to the south. Those residential
properties are very deep, as is this property, providing adequate
separation from the proposed day care center. The prop osed use of the
former veterinary clinic building as a day care center is compatible with
uses in the area.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Upper Baseline and SWLR
United for Progress Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKING:
The maximum number of clients in the adult day care is proposed as 15.
The maximum number of children in the children’s day care is 10. Each day
care will have 2 employees (4 total). The required parking for this number
of clients/children and employees is 6 spaces. The property has an asphalt
and concrete circular driveway with two curb cuts onto Baseline Road. The
available paved area will accommodate 5 – 6 vehicles, with some of the
February 16, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-8551-A
2
employee’s parking being stacked on the driveway approaching the
structure.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
If building rehabilitation exceeds fifty percent (50%) of the replacement
cost then the landscaping and buffer must also come into compliancy
accordingly.
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.
5. PUBLIC WORKS:
1. The driveways should be marked by signage and striping as one-way
in and one-way out. The west driveway should be the entrance and
the east driveway the exit.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer Available to this site. EAD approval
required if food prep on site.
Entergy: Entergy does not object to this proposal. Service is already
being provided to the house on this lot. 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 comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: Full plan review
Building Codes: 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:
February 16, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-8551-A
3
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov .
County Planning: No comments
Rock Region METRO:
a) Location is currently served by METRO on route 23. We have not
objections to a daycare center along the transit route. If adults in their
care ride our Links paratransit we require and accessible route and
drop off area for our paratransit vehicles to bring clients to the facility.
This business will fall within the paratransit services area.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 25, 2017)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide the following:
Number of clients and employees for the adult daycare
Number of children and employees for the children’s daycare
Signage plan
Explanation of how the building would be divided between the two uses.
Any areas of outdoor activity or use
Staff presented a letter prepared by the Plans Examiner in which he outlined the
numerous building code requirements necessary for converting this residential
structure into the proposed commercial day care use.
Public Works and Other Agency Comments were noted.
The applicant was and used to respond to staff issues by February 1, 2017. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned, .97 acre tract located at 3819 Baseline Road is occupied by a
1,300+ square foot, one-story, residential structure. An asphalt and concrete
paved circular driveway is located at the front of the site. The property was
previously occupied by a veterinary clinic when it was annexed into the City. On
June 3, 2010, the Commission approved a conditional use permit to allow this
applicant to operate an adult day care center at this site. The day care was to
have an enrollment of 8 clients, with 2 employees. Proposed days and hours of
February 16, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-8551-A
4
operation were 6:00 a.m. – 6:00 p.m., Monday through Friday. There is no
evidence that the center ever opened.
The applicant is now requesting approval of a conditional use permit to allow for
use of the building as a combined adult day care and children’s day care.
The maximum number of adult clients is proposed as 15, with renovations to the
building. Currently, the adult day care will be limited to 5 clients due to the need to
install a sprinkler system once that number is exceeded. As the building is
currently configured, the maximum number of adult clients will be 8. The adult
day care will have 2 employees. Days and hours of operation are proposed as
6:00 a.m. to 6:00 p.m., Monday through Friday.
The maximum number of children is proposed as 10, with 2 employees. Days and
hours of operation for the children’s day care are proposed as 2:00 p.m. to
midnight, Monday through Friday.
The building will be reconfigured to segregate the two daycare operations. The
children will have an outside fenced playground. Each center will have its own
separate entrance and exit. A 4’ X 6’ ground sign is proposed to be installed at the
front of the site.
Staff believes the proposed use is appropriate for the site. The site is in an area of
mixed zoning and uses and has a history of non-residential use itself. The
proposed daycare should be compatible with uses in the area. The bill of
assurance for Rinke Garden Acres does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised CUP, subject to the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Signage is to be limited to a single ground-mounted sign not to exceed 4’ X 6’
in area and 6’ in height.
3. All parking and driveways are to be paved and designed to comply with city
code requirements.
4. Compliance with all applicable building codes, fire codes and state codes for
conversion of this structure to accommodate the proposed use.
February 16, 2017
ITEM NO.: 2 (Cont.) FILE NO.: Z-8551-A
5
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had failed to complete the required notices.
Staff recommended deferral of the item to the March 30, 2017 agenda. There
was no further discussion. The item was placed on the consent agenda and
deferred to the March 30, 2017 meeting by a vote of 9 ayes, 0 noes and 2 absent.
February 16, 2017
ITEM NO.: 3 FILE NO.: Z-8737-B
NAME: Davis Mini-Warehouse – Conditional Use Permit
LOCATION: 8222 Stagecoach Road
OWNER/APPLICANT: Patton Family Revocable Trust/Davis Properties by
Terry Burruss, Architect
PROPOSAL: A conditional use permit is requested to allow for
development of mini-warehouses on this C-3 zoned
tract.
February 16, 2017 Staff Report and Recommendation :
On February 1, 2017 the applicant requested deferral of this item to allow
additional time to resolve access issues. S taff recommends deferral of the item
to the March 30, 2017 agenda.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
The applicant was not present. There were no objectors present. Staff
informed the commission that the applicant had requested deferral of the item
on February 1, 2017. There was no further discussion. The item was placed
on the consent agenda and deferred to the March 30, 2017 meeting by a vote
of 9 ayes, 0 noes and 2 absent.
February 16, 2017
ITEM NO.: 4 FILE NO.: Z-8885-A
NAME: Nazif Tire Shop – Conditional Use Permit
LOCATION: 10210 Chicot Road
OWNER/APPLICANT: Firas Nazif
PROPOSAL: A conditional use permit is requested to allow a retail
tire shop with installation to operate in the existing
building on this C-3 zoned property.
1. SITE LOCATION:
The site is located on the southwest corner of Chicot Road and
Morris Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is one of several commercial properties which front onto
Chicot Road from Rebecca Drive south to the Chicot/Mabelvale Cut-Off
intersection. A convenience store with gas pumps and a vacant
commercial building are located across Morris Drive to the north. A
restaurant, vacant commercial building and a Family Dollar Store are
located to the south. A convenience store with gas pumps and the
remnants of a self-serve car wash are located to the south, on the
northeast corner of Chicot and Mabelvale Cut-Off. A multi-space strip
commercial building is adjacent to the west. A properly-run tire shop
would be compatible with uses in the area.
Notice of the public hearing was sent to the SWLR United for Progress,
West Baseline and Chicot Neighborhood Associations and all owners of
properties located within 200 feet of the site.
3. ON SITE DRIVES AND PARKING:
The site contains a 2,200± square foot building. Paved parking is located
between the building and the abutting streets. The site has access to both
Chicot and Morris. The proposed use requires 13 parking spaces based
on a requirement of 5 spaces plus 1 space for every 250 square feet of
gross building area. There is sufficient parking space on the site for the
proposed use.
February 16, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-8885-A
2
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
Existing vehicular use areas may continue as nonconforming until such
time as a building permit is granted to enlarge or reconstruct a structure
on the property exceeding ten (10) percent of the existing gross floor area .
At such time ten (10) percent of the existing vehicular use area shall be
brought into compliance with the landscape ordinance and shall continue
to full compliance on a graduated scale.
If building rehabilitation exceeds fifty percent (50%) of the repl acement
cost then the landscaping and buffer must also come into compliancy
accordingly.
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.
5. PUBLIC WORKS:
1. A 20 feet radial dedication of right-of-way is required at the intersection
of Chicot Road and Morris Drive.
2. Chicot 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.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer Available to this site. Main is across the
street.
Entergy: Entergy does not object to this proposal. A power line exists
on the south side of this property which already provides service to the
structure. It does not appear to be in conflict with the proposed use of
the property. Contact Entergy in advance to discuss future service
requirements or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comments received.
February 16, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-8885-A
3
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: No comments
Building Codes: Project is a change in occupancy and is therefore subject
to current building code requirements. Review and approval is required by
Building Codes Division before occupancy takes place. For information on
submittal requirements and the review process, contact a commercial
plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501-371-4875; malderfer@littlerock.gov
County Planning: No comments
Rock Region METRO:
a) Location is currently served by METRO on route 22 - University
Avenue/Mabelvale. We recommend the sidewalks on the property
be repaired and curb cut consolidated to conform to current
standards. These sidewalks provide critical access to a busy
transit route.
Planning Division: No comments
SUBDIVISION COMMITTEE COMMENT: (JANUARY 25, 2017)
The applicant was present. Staff presented the item and noted there was
additional information needed. The applicant was asked to provide a signage
plan, days and hours of operation and to locate the dumpster and required
screening. Staff asked if any other activity would take place on the site since the
application listed only tire sales and installation. Staff noted no installation of
tires or any other vehicle service would be permitted to take place outside the
building. In response to a question, the applicant stated two garage door
openings would be installed on the front of the building. Staff asked where tire
storage would occur and how the waste tires would be removed from the site.
Staff noted no outside storage of any tires or vehicle parts would be permitted.
The applicant was asked to provide information on any fencing or site li ghting to
be installed.
Public Works comments were discussed. The applicant was asked to visit with
staff regarding the right-of-way dedication requirement.
February 16, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-8885-A
4
Other Agency Comments were noted.
The applicant was advised to respond to staff issues by February 1, 2017. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow a retail tire sales and installation
business to occupy the existing building on this C-3 zoned site. The property
contains a 2,200± square foot building and areas of paved parking. The building
was most recently occupied by a food store, under 5,000 square feet. On
October 31, 2013, the Commission approved a CUP to allow beer sales. The
store has since closed and the building is vacant.
The applicant submitted responses to questions presented at Subdivision
Committee. Signage will comply with that allowed in commercial zones;
consisting of use of the existing ground sign and installation of wall signs on the
two facades facing the streets. Days and hours of operation are proposed as
Monday through Saturday, 9:00 a.m. to 6:00 p.m. A dumpster and required
screening will be placed at the rear of the building.
No other activity will take place at the site other than tire sales and installation.
Two garage doors will be installed in the front wall of the building. All tire
installation will occur inside the building. No outside activity will occur. The
storage of tires will occur inside the building. Waste tires will be removed by a
contractor. No new fencing or site lighting will be installed.
Staff is supportive of the proposed use. With appropriate limits on outside
activities, the tire shop should be compatible with uses in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow a retail tire sales and
installation business subject to compliance with the following:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. All tire installation and vehicle service activity is to occur only inside the
building. There is to be no outside activity.
3. All new and waste tires are to be stored inside the building. There is to be no
outside storage of any tires or other vehicle parts.
February 16, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-8885-A
5
4. Placement of the dumpster is to be reviewed and approved by staff and the
required dumpster screening is to be installed.
5. Dumpster service hours are to be limited to 7:00 a.m. to 6:00 p.m., Monday
through Friday.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved by a vote of 9 ayes, 0 noes and 2 absent.
February 16, 2017
ITEM NO.: 5
SUBJECT: Proposed Amendment to Chapter 36, Section 36 -513 regarding parking of
certain motor vehicles in the public right-of-way in residential zones.
Chapter 36, Section 36-513, commonly known as the “Parking In Yards” code, regulates
the parking of motor vehicles on residential properties.
For the purposes of this section in the code, “motor vehicle” means a passenger
vehicle, truck, boat, camper, recreational vehicle, mo torcycle, golf cart, all-terrain
vehicle, trailer or other similar vehicle.
Section 36-513 specifically regulates the parking of motor vehicles on the portion of the
residential lot located between the pavement of the street and a line parallel to the fac e
of the principal structure.
In response to complaints, staff is proposing an amendment to Section 36 -513, adding a
provision to restrict the parking of certain motor vehicles in the right-of-way in residential
zones for a period exceeding twenty-four (24) hours.
Staff proposes adding a new subsection “h” to read as follows:
(h) For purposes of this section, boats, boat trailers and camping
trailers are prohibited from being parked/stored in the public right -
of-way for a period exceeding twenty-four (24) hours. This does
not include motorized or self-propelled recreational vehicles.
Notice of the proposed amendment was sent to a contact list of 44 neighborhood
coalitions, design professionals, realtors and other interested parties.
On January 25, 2017, the Plans Committee reviewed the proposal. The consensus of
the Committee was to move forward with the proposed amendment.
STAFF RECOMMENDATION:
Staff recommends approval of the Proposed Ordinance Amendment.
February 16, 2017
ITEM NO.: 5 (Cont.)
2
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2017)
Staff presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item was placed on the
consent agenda and approved by a vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION VOTE RECORD
DATE
MEMBER.
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
/AYE NAYE A—ABSENT MABSTAIN -
RECUSE
Meeting Adjourned P.M.
BERRY, CRAIG
BUBBUS, ALAN
"'t
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
NL
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
�x
MAY, BILL B.
v
STEBBINS, ROBERT
MEMBER.
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
/AYE NAYE A—ABSENT MABSTAIN -
RECUSE
Meeting Adjourned P.M.
February 16, 2017
There being no further business before the Commission, the meeting
was adjourned at 4:28 p.m.
Date *90*7
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