pc_04 27 2017sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
APRIL 27, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the March 16, 2017 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
APRIL 27, 2017
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1786 Greenwood Addition Preliminary Plat, located in the
16400 Block of Crystal Valley Road.
B. LA-0074 Bowman Road at Executive Center Drive Advanced
Grading Variance, located on the West side of Bowman
Road at Executive Center Drive.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1026-B Lot Z-2-A-R Little Rock Industrial District Replat, located
at 2400 West 65th Street.
2. S-1787 Quick’s Lake Place Preliminary Plat, located on the
Northwest corner of Simpson Lane and Stewart Road.
3. S-1788 Wellington Rock Creek Subdivision Preliminary Plat,
located on the Southeast corner of Chenal Parkway and
Wellington Hills Road.
4. S-1788-A Kum and Go Convenience Store Subdivision Site Plan
Review, located at 15617 Chenal Parkway.
5. S-1240-O Steve Landers KIA Dealership Subdivision Site Plan
Review, located on the Northwestern corner of Colonel
Glenn Plaza Loop.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-1620-A B & G Properties Short-form PID, located at 3401 – 3423
Mabelvale Pike.
7. Z-1840-D Little Rock Racquet Club Long-form PD-O, located at 1
Huntington Road.
8. Z-2306-B Hawkins Short-form PCD, located at 600 East 21st Street.
9. Z-5442-F James Mitchell School Revised Short-form PCD, located
at 2410 South Battery Street.
10. Z-5574-D The United Methodist Children’s Home Campus Long-
form POD, located at 2002 South Fillmore.
11. Z-6054-C Fitts Auto Expansion Revised Long-form PCD, located at
8421 Stagecoach Road.
12. Z-6060-A Dash Heating and Cooling Revised Short-form PD-O,
located at 12417 Cantrell Road.
13. Z-6318-E Chenal Market Revised Long-form PCD, located at 16105
Chenal Parkway.
14. Z-6488-B KLR Properties Revised Short-form PCD, located at
12400 Cantrell Road.
15. Z-6860-E Markham Harrison Properties Short-form PD-O, located
at 5307 A Street.
16. Z-7091-A Presbyterian Village Revised Short-form POD, located at
510 Brookside Drive.
17. Z-7895-D J & R Properties Revised Short-form PCD, located at 716
Appianway.
18. Z-8472-D Mid-town and Fair Park Revised Short-form PCD, located
on the Southwest corner of I-630 and Fair Park
Boulevard.
19. Z-8737-C Davis Storage Development Long-form PD-C, located at
8222 Stagecoach Road.
Agenda, Page Three
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
20. Z-9023-B 6608 Baseline Road Short-form PD-O, located at 6608
Baseline Road.
21. Z-9103-A Small Emergency Hospital Short-form POD, located at
10115 Rodney Parham Road.
22. Z-9207 Lawson Road West Short-form PD-C, located at 5000
Hope Lane.
23. Z-9208 Graham Property Management Short-form PD-R, located
at 1417 Kavanaugh Boulevard.
24. Z-9209 Arkansas Indoor Soccer Short-form PID, located at 6611
Young Road.
25. Z-9210 Lawson Short-form PD-R, located at 324 Walnut Street.
26. Z-9211 The Crest at Chenal Long-form PD-R, located on the
West side of Chenal Parkway approximately ¼ mile South
of Northfield Drive.
III. OTHER BUSINESS:
Item Number:
File Number:
Title:
27. LA-0075 Springtree Subdivision Advanced Grading Variance,
located South of Ponderosa Drive and South of
Springtree Drive.
28. MSP17-01 Master Street Plan Amendment to add a Class II, Bike
Lane and Class III, Bike Route along 6th Street from
Sherman Street to Shall Avenue and 9th Street from
McMath Avenue to College Street, then along College to
17th Street and along 17th Street to Barber Street.
April 27, 2017
ITEM NO.: A FILE NO.: S-1786
NAME: Greenwood Addition Preliminary Plat
LOCATION: Located in the 16400 Block of Crystal Valley Road
DEVELOPER:
Daniel Greenwood
7401 Grade Drive
Little Rock, AR 72210
ENGINEER:
Ed Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 4.97 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of three
(3) residential lots from this existing 4.97-acre tract. The lots are proposed
containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road
and is indicated with a depth of 285-feet and a width of 330-feet. The total
acreage for Lot 1 is 2.17-acres. Lot 2 is indicated containing 1-acre. The lot is
proposed 131-feet deep by 300-feet wide. Lot 3 is indicated with a lot width of
330-feet and a lot depth of 237-feet containing 1.8-acres.
The lots are proposed with an access and utility easement 20 -feet wide along the
western boundary of the lots. The development of the lots as proposed will
require a variance from Section 31-231. The ordinance states lots are to abut a
public street except where private streets are explicitly approved by the Planning
Commission.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
2
B. EXISTING CONDITIONS:
The site is located on Crystal Valley Road, outside the City limits of Little Rock
but within the City’s Extraterritorial Planning Ju risdiction. The area is
predominately single-family homes located on acreage. Most of the homes in the
area are site built homes but there are also manufactured homes located in the
general area. There is a PCD zoned property located to the northwest of this
site. The property was zoned as a part of the City’s Extraterritorial Planning but
is currently not being used as a commercial use. Crystal Valley Road is
developed with a rural design standard with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Crystal Valley Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Crystal Valley Road
with the planned development. A 6 foot paved shoulder should be
constructed on Crystal Valley Road adjacent to the subject property.
3. The access easement should be constructed with a concrete apron at Crystal
Valley Road per City Ordinance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. An existing three phase
power line exists along the north side of Crystal Valley Road and a single phase
line exists along the east side of Lovia Lane bordering this property. There do
not appear to be any existing conflicts. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing
facilities (if any) as this property is developed.
Centerpoint Energy: No comment received.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
3
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 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.
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. Ap proval 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.
6. 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 .
7. Contact Central Arkansas Water regarding the size and location of the water
meter.
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.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
4
County Planning:
1. Provide the bill of assurance.
2. Show State Plane Coordinates for two lot property corners.
3. Show distances to second section corner. Show State Plan Coordinates for
both section corners.
4. Provide Health Department approval for all three (3) lots.
5. Pay $10.00 review fee.
6. Add note to plat and bill of assurance stating the rear setback for all lots is a
25-foot minimum and side yard setbacks to be a minimum of 8 -feet.
7. Obtain driveway permits from Pulaski County for all new driveways off Crystal
Valley Road.
8. Remove the certificate of recording from the plat.
Rock Region Metro: Location is not currently served by METRO. We have no
objections to the replat of three residential lots.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017)
Mr. Ed Lofton 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 Lovia Lane was a private access
easement and unless the applicant had permission from the property owner to
use Lovia Lane as access to the new lots access was to be taken from a different
access point.
Public Works comments were addressed. Staff stated right of way dedication to
Crystal Valley Road was required to meet the City’s Master Street Plan. Staff
stated a dedication of 45-feet from centerline was required. Staff stated the
access easement driveway at Crystal Valley Road should be constructed with a
concrete apron.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
5
Staff requested the applicant contact the area Volunteer Fire Department
concerning the proposed platting of the three (3) lots. Staff also requested the
applicant provide a letter from the fire department concerning the need for the
placement of fire hydrants.
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 provided a revised plat to staff addressing most of the technical
issues associated with the proposed request. The plat indicates the right of way
dedication of 45-feet from centerline along Crystal Valley Road will be provided.
The applicant has also indicated access to the lots will be taken from a point
other than Lovia Lane. The area volunteer fire department does not have
concerns with the platting of the lots as proposed. It does not appear there is a
need for an additional fire hydrant.
The request is for preliminary plat approval to allow the creation of three (3)
residential lots from an existing 4.97-acre tract. The lots are proposed containing
1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road with a tota l
acreage for Lot 1 of 2.17-acres. Lot 2 is indicated containing 1-acre. Lot 3 is
indicated containing 1.8-acres.
The lots are located outside the City limits of Little Rock and will not be provided
with sewer service from the City. The Subdivision O rdinance (Section 31-400)
states for residential lots or development tracts not served by a public or
community sanitary sewerage system whose disposal is approved by the state
department of pollution control and ecology, the subdivider shall submit
documentation with submission of the preliminary plat that the state department
of health, or its delegated authority, will approve septic tank installations, or other
individual wastewater disposal methods for service to the subdivision proposed
to be platted. The applicant has provided a letter indicating based on a soils
suitability test the three (3) lots will support a subsurface septic system. Upon
approval of the preliminary plat and prior to the issuance of a 911 address by the
County the applicant must provide the septic tank permit approval from the
Arkansas Department of Health.
The lots are proposed with an access and utility easement 20 -feet wide along the
western boundary of the lots. The development of the lots as proposed will
require a variance from Section 31-231. The ordinance states lots are to abut a
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
6
public street except where private streets are explicitly approved by the Planning
Commission.
Staff is supportive of the applicant’s request to allow the platting of the lots as
proposed. The site is located outside the City limits of Little Rock but within the
City’s Extraterritorial Planning Jurisdiction. The lots are indicated with adequate
area to meet the typical setbacks of the R-2, Single-family zoning district. The
applicant has provided a letter from a Certified Design Professional approved by
the Arkansas Department of Health concerning the proposed wastewater
treatment, septic systems, for the future homes and indicating the lots as
proposed are adequate to support septic systems. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
feels the plat as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MARCH 16, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item stating the applicant had submitted a request dated March 8, 2017,
requesting deferral of this item to the April 27, 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
10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant is working with the adjacent property owner to secure an access
agreement to allow the three (3) proposed lots to t ake access to Lovia Lane. If the
agreement is reached staff recommends the applicant provide a preliminary plat which
indicates access from Lovia Lane. Should an agreement not be reached staff continues
to recommend the applicant take access to the propo sed lots from a point other than
Lovia Lane.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
7
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval of the request. Staff stated the
item was previously deferred to allow the property owners on each side of Lovia Lane to
determine access rights to Lovia Lane . Staff stated the City was no longer concerned
with access for this development. Staff presented a recommendation of approval of the
request to allow the creation of the three (3) lot plat as proposed. Staff ’s
recommendation included the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of the
variance request from Section 31-231 to allow Lots 2 and 3 to develop as lots without
public street frontage.
Mr. Danny Greenwood addressed the Commission on the merits of his request.
He stated he would allow the opposition to speak and then address their concerns.
Mr. Robert Cochran addressed the Commission stating his concern was with the use of
the western side of the Greenwood property as access to the new lots. He stated if
access was proposed from the eastern side then he was not opposed to the request.
He stated his concern was screening, the place of vegetation and access to the new
lots along the western side of the property. He stated staff presented the item stating
access was from the east which addressed his concerns.
Mr. Greenwood stated he was requesting the allowance of access along the western
perimeter. He stated the desire was to take access from the east side, Lovia Lane, but
if an agreement could not be reached he wanted the flexibility to allow access along the
west.
Mr. Ed Lofton, the project engineer stated the access was a 30 -foot access and utility
easement along the western side of the property. He stated this would allow for
adequate access and for the utilities to serve the rear lots with sufficient are a to extend
the required utility services. Commissioner Laha stated he felt the 30 -foot indicated was
not sufficient to meet the needs of the utilities. He stated he felt the easement should
be 25-feet for each lot.
There was a general discussion by the Commission concerning the request and the
location of utilities. The Commission also questioned if the applicant would use the
western side of the property for access. Mr. Greenwood stated he desired to use his
property in the manner that best served his family’s needs. The Commission
questioned Mr. Greenwood if he desired a deferral to allow him time to determine the
location of the utilities and if the western driveway was required.
April 27, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1786
8
Mr. Greenwood requested a deferral of the item. The Chair enter tained a motion for
approval of the deferral request to the June 8, 2017, public hearing. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: B FILE NO.: LA-0074
NAME: Bowman Road at Executive Center Drive Adva nced Grading Variance
LOCATION: West side of Bowman Road at Executive Center Drive
APPLICANT: Westrock Partnership
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 5 acres
CURRENT ZONING: R2
VARIANCES/WAIVERS REQUESTED: A variance to advance grade the subject
property without imminent construction.
The applicant has requested a deferral of the item to research the previous Planning
Commission files to better understands the boundary street improvement requir ements
for the undeveloped property located on the east side of Bowman Road across from the
subject property. With the request, staff recommends the item be deferred to the
June 8, 2017 public hearing.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on April 17, 2017,
requesting deferral of this item to the June 8, 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
11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 1 FILE NO.: S-1026-B
NAME: Lot Z-2-A-R Little Rock Industrial District Replat
LOCATION: Located at 2400 West 65th Street
DEVELOPER:
Garrett Partners, Inc.
174 Cornerstone Court
Hot Springs, AR 71913
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 1.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 40.01
CURRENT ZONING: I-2, Light Industrial District
VARIANCE/WAIVERS: A variance to allow a reduced platted building line (Section
36-320) along West 65th Street – 50-feet required, 35-feet proposed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a replat of an existing platted lot to allow the
previously platted building lines to be reduced. The original plat included building
lines which varied along the I-30 frontage, a 50-foot building line along West 65th
and Aerie Streets. The plat is proposed with a 30 -foot platted building line along
the I-30 frontage, a 35-foot platted building line along West 65th Street and a
35-foot platted building line along Aerie Street. There are no other modifications
proposed with the replat request.
B. EXISTING CONDITIONS:
The site was previously used as a gas station, which has been vacant for a
number of years and is currently in a state of disrepair. Across the street is a
vacant restaurant building, a hotel which appears to operate as an extended stay
hotel and a number of commercial and industrial uses located to the south.
April 27, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1026-B
2
North of the site is a property containing a building which is owned by a fraternal
organization. East of the site is property owned by the applicant and is currently
operated as mining.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Upper B aseline Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Engineering comments may apply at time of building permit or with future
development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy Distribution does not object to this re-plat proposal. A three
phase power line exists along the northern edge of the 100 foot AP&L easement
depicted on the submitted drawing. This power line can be utilized to provide
power to any future development on this property. However, the replat also
involves an existing Entergy Transmission power line and easement. Should the
property develop, then contact Entergy Transmission well in advance to discuss
the future use of its easements and contact Entergy Distribution in advance to
discuss future service requirements, new Distribution facilities locations and
adjustments to existing Distribution facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: The existing 10-foot Central Arkansas Water Easement
needs to be added to the plat. Contact Central Arkansas Water for additional
information.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
April 27, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1026-B
3
Rock Region Metro: The site is located on Rock Region Metro Route #23, the
Baseline/Southwest Route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Pat McGetrick was present representing the request. Staff presented the
item stating there were few outstanding technical issues associated with the
request. Staff stated the applicant was seeking a replat to reduce the p latting
building lines for the lot. Staff requested Mr. McGetrick provide the proposed bill
of assurance.
Public Works comments were addressed. Staff stated engineering comments
would be provided at the time of building permit. Staff stated radial de dications
of right of way was required at the intersections of the abutting streets.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the technical issues
associated with the request raised at the April 5, 2017, Subdivision Committee
meeting. The applicant has provided staff with the proposed bill of assurance for
the plat.
The request is to allow a replat of an existing platted lot to allow the previously
platted building lines to be reduced. The existing plat contains a 50-foot platted
building line along West 65th Street and Aerie Street and a platted building line
which varies along the I-30 frontage. The plat is proposed with a 30 -foot platted
building line along the I-30 frontage, a 35-foot platted building line along West
65th Street and Aerie Street.
To allow the building line as proposed requires a variance from the current
zoning district. The variance is from Section 36-320 to allow the building line
April 27, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1026-B
4
along West 65th Street to be reduced from 50-feet as typically required in the I-2,
Light Industrial Zoning District to 35-feet as proposed by the applicant.
Staff is supportive of the applicant’s request. The applicant is seeking a replat to
allow the future development of the site. There is a 100-feet Entergy Easement
running through the site which limits the developable area of the site. The
applicant is proposing future construction of a building to support an I -2, Light
Industrial user. There are no other modifications proposed with the replat
request. Staff feels the request is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 36-320 to allow
a reduced platted building for the lot.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no re gistered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 36-320 to allow a reduced platted building for the lot. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 2 FILE NO.: S-1787
NAME: Quick’s Lake Place Preliminary Plat
LOCATION: Located on the Northwest corner of Simpson Lane and Stewart Road
DEVELOPER:
George W. Barnes III
P.O. Box 241541
Little Rock, AR 72223
ENGINEER:
Marlar Engineering Company, Inc.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 10.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-232 to allow an increased depth
to width ratio for Lot 3.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of th ree
(3) lots out of an existing 10-acre parcel. The property is located at the
Northwest corner of Simpson Lane and Stewart Road. The property is located
outside the City limits of Little Rock but within the City’s Extraterritorial Planning
Jurisdiction. Within this Planning Jurisdiction the City enforces the Subdivision
and Zoning ordinances. There is an existing pond located on the property which
each of the homes will have a common lot line and ownership.
B. EXISTING CONDITIONS:
The site is a tree covered site with a pond located within the interior of the lot.
Stewart Road is a two (2) lane County Road with open ditches for drainage.
Simpson Lane is a narrow private gravel drive also with open ditches for
drainage. There are no sidewalks in place in the area.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
2
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Citizens of West Pulaski County
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stewart 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. What is the status of Simpson Lane (public right-of-way/private easement)?
If a public right-of-way, Simpson Lane is classified on the Master Street Plan
as a residential street. A dedication of right -of-way 25 feet from centerline will
be required.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Stewart Road and Simpson Lane dependin g on the status of Simpson Lane.
4. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Stewart Road including
5-foot sidewalks with the planned development. A 6-foot-wide paved
shoulder should be provided on Stewart Road adjacent to the subject
property.
5. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Simpson Lane
including 5-foot sidewalks with the planned development. This conditions
depends on the status of Simpson Lane.
6. All driveways shall be concrete aprons per City Ordinance.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or the property owner’s association.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of driveway
with Stewart Road.
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. A sight distance of at least 445 feet as shown in Exhibit 9 -55
should be provided.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. An overhead three -phase
power line exists along the south side of Stewart Road at this location. There do
not appear to be any conflicts with existing Entergy facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. 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.
2. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
1. Maintain Access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
4
5. 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: Provide letter and engineering certification for the new
driveway stating that intersection will have a safe sight distance and mee t
AASHTO sight distance requirements.
1. Provide bill of assurance for review.
2. Provide state plan coordinates for two (2) lot corners.
3. Show distance to second section or quarter section corner and provide state
plane coordinates for both.
4. Label all property corner pins.
5. Provide Pulaski County Certification of Final Plat approval.
6. Provide Health Department approval all undeveloped lots.
7. Provide a copy of the plat in Autocad format.
8. Adjust easement once right of way is dedicated for Stewart Road.
9. Dedicate right of way as required to equal 45 -feet (one half of a minor
arterial) west from the Stewart Road centerline. Label the Stewart Road
centerline.
10. Pay $10.00 review fee.
11. Adjust the building line once the right of way for Stewart Road.
12. Add note to plat and bill of assurance stating the rear setback for both lots is
25-feet minimum and side yard setback is to be a minimum of eight (8) feet.
13. Obtain driveway permits from Pulaski County Road and Bridge for all new
driveways off Stewart Road.
14. The 4.88-acre tract to the north of Lot 1 needs to be included as a lot in this
plat as it differs from its original configuration and is less than 10 -acres.
The 4.88-acre tract may also be combined with the 14.33-acre tract
Mr. Barnes owns to the west and shown as a separate tract on this plat and
therefore would not need to be platted as a lot.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
5
15. Pulaski County Road and Bridge requires a site distance certification for the
driveway location prior to approval of the plat. Contact Daniel Phillips at
501.340.6800 for further information.
Rock Region Metro: The site is not located on a Rock Region Metro bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request.
Staff stated the request was a three (3) lot plat of property located within the
City’s Extraterritorial Planning Jurisdiction. Staff requested the 4.88 -acre parcel
be included within the current plat request or be incorporated into the 14 -acres
owned by the seller located to the west of this site. Staff stated the platted
building lines along an arterial were to be 35-feet. Staff requested a note be
provided on the plat stating the side and rear setbacks would comply to the R -2,
Single-family zoning district.
Public Works comments were addressed. Staff stated a dedication of right of
way along Stewart Road was required to meet the Master Street Plan. Staff
stated with the final platting improvements to Stewart Road and Simpson Lane
were required. Mr. Quick questioned if the County denied the installation of the
requested paved shoulder if staff would allow the platting without the installation
of the pavement. Staff stated the road was controlled by the County and if the
County denied the improvements then the City would not require the pavement to
be completed.
Staff noted the comments from Pulaski County Planning and requested the
applicant contact them directly for clarification. Staff stated all resubmittals
should include Pulaski County Planning along with the City of Little Rock.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
6
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing most of the technical
issues associated with the request. The applicant is requesting preliminary plat
approval to allow the creation of three (3) residential lots from an existing 10-acre
parcel. The remaining 4.88-acre parcel located to the north of this parcel will be
incorporated into the remaining acreage as a tract owned by the seller of this
property.
The property is located at the Northwest intersection of Simpson Lane and
Stewart Road. The property is located outside the City limits of Little Rock but
within the City’s Extraterritorial Planning Jurisdiction.
The lots are proposed 3.3-acres each. The lots are indicated with a common
access drive extending from Stewart Road running parallel to Stewart Road to
limit the number of driveway cuts and to allow for better sight distance for the
drives. The plan has included a 35-foot patted building line along Stewart Road
and a 25-foot platted building line along Simpson Lane, a private access
easement. There is an existing pond located on the property which each of the
homes will have a common lot line and ownership.
Public Works staff has noted in their comments a 6-foot paved shoulder is to be
constructed along Stewart Road for the frontage of the property. Pulaski County
Planning does not feel the 6-foot paved shoulder is necessary and has requested
this improvement not be put in place. Staff is agreeable to the request. Public
Works staff questioned the status of Simpson Lane. It has been determined
Simpson Lane is a unimproved private access easement which is not maintained
by the County therefore no dedication or street improvements are re quired for
Simpson Lane.
The request includes a variance from Section 31-232 to allow an increased lot
depth to width ratio for Lot 3. The Subdivision Ordinance states no residential lot
shall be more than three (3) times as deep as it is wide, except l ots approved
under paragraph (g) or zero lot line lots in the R -2, Single-family R-3, Single-
family, Planned Residential Development (PRD) and Planned Development
Residential (PD-R) zoning districts. The ordinance states no lot except lots
designated for townhouse use shall average less than one hundred (100) feet in
depth. The lot width is to be measured at the building line except in the case of a
lot abutting a cul-de-sac where the average width of the lot is to be used. The lot
is indicated with a depth of 740-feet and a lot width at the building line of
200-feet.
April 27, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1787
7
The applicant is proposing the use of septic tanks for wastewater disposal. The
applicant has provided documentation stating there is sufficient area to allow the
placement of the septic tanks to treat the wastewater. EarthTech, has issued a
letter stating soil pits were excavated using a backhoe and were examined on the
three (3) proposed lots as shown on the plat. According to EarthTech the soil
observations indicate the soils on each proposed lot were suitable and meet the
Arkansas Department of Health’s requirements for an onsite wastewater system.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the proposal to allow the platting of three (3) lots to allow new homes to be
constructed on the lots is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requests subject to compliance with th e
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31 -232 to allow
an increased lot depth to width ratio for Lot 3.
PLANNING COMMISSION ACTION: (APRIL 27, 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 an d F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-232 to allow an increased lot depth to width ratio for lot. There
was no further discussion. The item was placed on the consent agenda an d approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 3 FILE NO.: S-1788
NAME: Wellington Rock Creek Subdivision Preliminary Plat
LOCATION: Located on the Southeast corner of Chenal Parkway and Wellington
Hills Road
DEVELOPER:
Chenal and Wellington Development LLC
216 Louisiana Street
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.4 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS:
1. A variance from Sections 30-31 and 31-210 to allow the drives on Wellington Hills
Road less than the typical development standards for a minor arterial street
designation.
2. A request for a in-lieu contribution for the required boundary street ordinance
requirements for the Kanis Road widening.
3. A variance from the Land Alteration Ordinance to allow grading of future lot s with the
development of the first lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a site which contains
5.4-acres located at the Southeast corner of Chenal Parkway and Wellington
Hills Road. The property is currently zoned C-3, General Commercial District
and for many years was the office and construction yard for a general contractor.
The developer wishes to subdivide the property into three (3) lots with two (2)
shared drives on Wellington Hills Road and an additional right in/right out
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
2
driveway on Chenal Parkway. An additional application for a Kum and Go
Convenience Store is being submitted for review on this current agenda and is
proposed for development on Lot 1 of this preliminary plat (S-1788-A).
The developer is requesting two (2) variances related to the drives. The
two (2) driveways indicated on Wellington Hills Road do not meet the required
spacing criteria established by Ordinance, however with the 5 -lane roadway
section, which includes a center turn lane, the driveways will function well and
provide circulation within the proposed commercial development. The driveways
are located with adequate distance to allow the intersections at Chenal Parkway
and Kanis Road to function as they do today.
The second variance request is to allow an in-lieu contribution for the Kanis Road
boundary street ordinance required street improvements. Currently, the bridge
on Kanis Road is below the 100-year flood elevation. Any improvements
constructed on Kanis Road, at this time, would be removed with future bridge
reconstruction to create the additional lanes required to meet the Master Street
Plan. In addition to the additional lanes necessary there is a need to raise the
bridge elevation above the 100-year floodplain. The developer will work with
Public Works staff to determine the appropriate amount of the in -lieu contribution.
The request also includes a variance from the City’s Land Alteration Ordinance to
allow grading of future lots with the development of the first lot.
B. EXISTING CONDITIONS:
The general area contains a mixture of uses and zoning. To the west is the
former One Source Home Center which has been converted to indoor recreation,
a trampoline park, and the remainder of the building is office space. Further west
is a bank and across Kanis Road the Kroger PCD development which contains a
number of retail uses including restaurant spaces. East of the site is
undeveloped O-2, Office and Institutional zoned property which was recently
approved for high rise multi-family. The property to the north across Chenal
Parkway is currently under redevelopment with commercial uses as allowed in
the C-3, General Commercial zoning district. Northwest of the site is a
Wal-greens, a fast food restaurant and an automotive service business. An
abandoned plant nursery and a mini-warehouse development are located to the
south across Kanis Road.
A fairly large portion of the property, almost the entire east one -half of the
property, is located in the floodway of Rock Creek, as the creek runs north/south
through the property near the east property line.
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Parkway
Place Property Owners Association and the Kanis Creek Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way should be a sufficient width to construct
one (1) additional - 11-foot lane, 2 feet of curb and gutter, a 6 feet green
space, and a 5-foot sidewalk.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construction one-half street improvements to Chenal
Parkway, Chenal Parkway bridge, and the 5 -foot sidewalk with the planned
development. One (1) additional lane should be constructed of an 11 -foot
lane width and 2 feet of curb and gutter. A payment shou ld be made in-lieu
of construction of the first 15 linear feet of the bridge. The payment should
be for the estimated cost to widen the Chenal Parkway Bridge to provide
3 - 11-foot vehicle travel lanes, a 2-foot parapet wall, a 10-foot pedestrian
lane and the outer bridge deck wall. The unit cost of the bridge widening
was provided to the design civil engineer on the project. The payment
should be made prior to approval of the final plat.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including the Kanis Road Bridge and a 5 -foot sidewalk with the planned
development. The new back of curb should be located 29.5 -feet from the
existing centerline with a 5-foot sidewalk placed at the property line.
A payment in-lieu of construction should be provided for Kanis Road
improvements prior to the approval of the final plat of a lot adjacent to Kanis
Road. The payment should include the first 15 linear feet of the Kanis Road
Bridge. Payment should be for the estimated cost to widening the Rock
Creek Bridge to provide 2.5 - 11 foot vehicle travel lanes, a 2-foot parapet
wall, a 10-foot pedestrian lane and the outer bridge deck wall from the
striped centerline of the bridge. The unit cost of the bridge widening was
provided to the civil engineer. The payment should be made prior to
approval of the final plat.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
4
5. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to advance grade future phases with
construction on Lot 1?
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities o n the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or land owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Envi ronmental Quality prior to the
start of construction.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
9. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
10. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot-
wide drainage and access easement is required adjacent to the flood way
boundary. The area within the proposed floodway should be rezoned Open
Space.
11. 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.
12. The proposed alteration of the f loodway will require flood map revisions.
Obtain a conditional letter of map revision (CLOMR) and no rise certification
approval from Public Works and the Federal Emergency Management
Agency prior to issuance of a grading permit and/or building permit.
An approved letter of map revision (LOMR) must be obtained prior to
issuance of a certificate of occupancy.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots share driveway
access centered on the property line. The width of driveway must not
exceed 36 feet. The driveway spacing on arterial streets is 150 feet from
the side property line and 300 feet from street intersections and other
driveways. Separate driveway variances are required for the driveway
width and spacing.
14. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
At arterial-arterial intersection an additional 10-feet of right-of-way
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
5
measured from the centerline of the right -of-way should be dedicated for a
right turn lane. The additional right-of-way shall normally be 250 feet in
length measured from the intersecting right-of-way. The total dedication is
55 feet from centerline.
15. A 75 to 100-foot radial dedication of right-of-way is required at the
intersection of Kanis Road and Wellington Hills Road (arterial-arterial
intersection).
16. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
17. Erosion controls must be installed to reduce discharge of polluted
stormwater.
18. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
19. Damage to public and private property d ue 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.
20. 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.
21. Performance bond and payment for boundary street improvements are
required to be provided prior to the approval of the final plat of a lot.
22. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for
reasonable access shall be provided along each side of streams having a
10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank.
23. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street.
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 (Lot 1).
Entergy: Entergy does not object to this proposal. An existing single phase,
power line exists on the east side of Wellington Hills at the south end of this
location, and a 3 phase power line exists along the north property line on Chenal
Parkway. Neither appears to be in conflict with the proposed plans. Caution
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
6
should be used when constructing a drive underneath the existing power line to
ensure that all proper clearances are maintained. Contact Entergy in advance to
discuss future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
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.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width s hall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
7
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
8
to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be
approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
7. 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.
8. 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
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
9
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
Mr. White provide the zoning classification within the plat area and of the abutting
property.
Public Works comments were addressed. Staff stated an in -lieu payment was
required for the bridge construction on both Chenal Parkway and Kanis Road.
Staff stated dedication of right of way to 45 -feet from centerline was required
along Kanis Road. Staff stated the driveway widths and locations did not comply
with the Master Street Plan. Staff stated there were concerns with the driveway
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
10
location along Kanis Road. Staff stated a 75 to 100 -foot radial dedication of right
of way was required at the intersection of Kanis Road and Wellington Hills Road.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
technical issues associated with the request. The applicant is seeking
preliminary plat approval to allow the creation of three (3) commercial lots from
the property which is currently zoned C-3, General Commercial District. The lots
are indicated with an average lot size of 170-feet by 230-feet or 0.90 acres. Lot 1
is proposed containing 1.58-acres, Lot 2 containing 0.86-acres and Lot 3
containing 0.86-acres. The lots are indicated with a front platted building line of
25-feet. The applicant has removed from the request the allowance of a
driveway on Kanis Road.
The request includes a variance from Sections 30 -31 and 31-210 to allow the
drives along the abutting streets with a spacing less than typical ordinance
standards. The northern drive on Wellington Hills Road is 280-feet from the
Chenal Parkway/Wellington Hills Road intersection. The ordinance typically
requires a minimum distance of 300-feet from arterial/arterial intersections. The
southern drive is located 180-feet from the intersection of Wellington Hills Road
and Kanis Road. Once again the typical ordinance standard is 300 -feet. The
two (2) drives on Wellington Hills Road are indicated with a separation distance
of 160-feet.
The northern driveway width is indicated at 40-feet. Typically driveway widths
should not exceed 36-feet. The applicant is requesting the wider drive to allow
the fuel trucks which will enter the site to service the proposed convenience store
a width with sufficient maneuvering. Wellington Hills Road is a 5-lane roadway
section adjacent to the site which includes a center turn lane. Staff feels the
increased driveway width will function well and provide circulation within the
proposed commercial development.
The driveway on Chenal Parkway is located 20 -feet from the proposed property
line. The ordinance would typically require the placement of the drive 150 -feet
from the side property line. The drive is located 220-feet from the intersection of
Chenal Parkway and Wellington Hills Road. The typical spacing is 300-feet from
intersections. The driveway is indicated as a right-in/right-out driveway. The
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
11
median in Chenal Parkway does not allow for motorist to exit this site and travel
west on the Parkway. All westward access will be from Wellington Hills Road.
The second variance request is to allow an in-lieu contribution for the Kanis Road
boundary street ordinance required street improvements. Currently, the bridge
on Kanis Road is below the 100-year flood elevation. Any improvements
constructed on Kanis Road, at this time, would be removed with future bridge
reconstruction to create the additional lanes required to meet the Master Street
Plan. In addition to the additional lanes necessary there is a need to raise the
bridge elevation above the 100-year floodplain. The developer is also proposing
to pay in-lieu for the required bridge construction cost to both Kanis Road and
Chenal Parkway. Staff is supportive of the in-lieu contributions for these items.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of the three (3) lots with the development of the first lot. The
applicant has indicated the grading will allow the site to balance.
Staff is supportive of the applicant’s request. The applicant is see king
preliminary plat approval to allow the creation of three (3) lots from this site. The
property is currently zoned C-3, General Commercial District which allows lot
sizes less than the sizes proposed by the applicant. The applicant is seeking
variances to allow the drives nearer the intersections and with a spacing less
than the typical ordinance standard. In staff’s opinion the location and spacing
will not create conflicting traffic movements within the site or on the abutting
streets. The lots are indicated with shared access easements which will allow
motorists to traverse the site without reentering Wellington Hills Road. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request in need of addressing. Staff feels the three (3) lot plat as requested is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30 -31 and
31-210 to allow the drives on Wellington Hills Road and on Chenal Parkway with
spacing and separation less than the typical development standard. Staff also
recommends approval of the variance request to allow the drive shared between
Lots 1 and 2 with a width larger than the typical ordinance standard.
April 27, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1788
12
Staff recommends approval of the request to allow an in -lieu contribution for the
cost of the boundary street ordinance requirements for the widening of
Kanis Road.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of all the lots with the development of the
first lot.
PLANNING COMMISSION ACTION: (APRIL 27, 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 from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road
and on Chenal Parkway with spacing and separation less than the typical development
standard. Staff also presented a recommendation of approval of the variance request to
allow the drive shared between Lots 1 and 2 with a width larger than the typical
ordinance standard. Staff presented a recommendation of approval of the request to
allow an in-lieu contribution for the cost of the boundary street ordinance requirements
for the widening of Kanis Road and the request to pay in -lieu for the required bridge
construction cost to both Kanis Road and Chenal Parkway. Staff stated should the
floodway area be dedicated to the City prior to the request for final platting of the three
(3) lots the developer was no longer required to provide the in-lieu payment for the
bridge construction. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading of all the lots with the
development of the first lot. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 11 ayes,
0 noes and 0 absent.
April 27, 2017
ITEM NO.: 4 FILE NO.: S-1788-A
NAME: Kum and Go Convenience Store Subdivision Site Plan Review
LOCATION: Located at 15617 Chenal Parkway
DEVELOPER:
Kum and Go 139
Robert Fiebio, III
6400 Westown Parkway
West Des Moines, IA 50266-9857
ENGINEER:
Ozark Civil Engineering
3214 NW Avignon Way, Suite 4
Bentonville, AR 72712
AREA: 1.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS:
1. A variance from Sections 30-31 and 31-210 to allow the drive on Wellington Hills
Road less than the typical development standards for a minor arterial street
designation including the distance from property lines, distances between drives and
the driveway width.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting site plan review approval per Section 31 -13 of the
Little Rock Code of Ordinances. The development is proposed with a
6,210 square foot convenience store, 12 fuel pump with canopy, drainage, water,
sanitary sewer services and site lighting to facilitate on -site parking for the
proposed development. The site proposes two (2) access drives, a full shared
access for the east drive serving Wellington Hills Road and a right -in and
right-out only access for the north drive serving Chenal Parkway. The request
includes a variance from the City minimum standards for the driveway separation
from an intersection. The request is to allow the drive to be located 277.5 -feet
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
2
from the intersection rather than the 300 -foot typical standard. The request also
includes the allowance of the driveway width to be 40 -feet rather than the typical
36-foot wide standard.
Kum and Go proposes to construct a deceleration lane which will be located
along Chenal Parkway. The deceleration lane will extend from the intersection of
Chenal Parkway and Wellington Hills Road, east, and terminate at the proposed
Kum and Go access drive located at the northeast property corner of the
Kum and Go site. The proposed roadway improvements will consist of an
11-foot asphalt surface drive lane with a 2-foot concrete curb and gutter, a 5-foot
concrete sidewalk and a network of underground storm sewer pipes.
B. EXISTING CONDITIONS:
The general area contains a mixture of uses and zoning. To the west is the
former One Source Home Center which has been converted to indoor recreation,
a trampoline park, and the remainder of the building is off ice space. Further west
is a bank and across Kanis Road the Kroger PCD development which contains a
number of retail uses including restaurant spaces. East of the site is
undeveloped O-2, Office and Institutional zoned property which was recently
approved for high rise multi-family. The property to the north across Chenal
Parkway is currently under redevelopment with commercial uses as allowed in
the C-3, General Commercial zoning district. Northwest of the site is a
Wal-greens, a fast food restaurant and an automotive service business. An
abandoned plant nursery and a mini-warehouse development are located to the
south across Kanis Road.
A fairly large portion of the property, almost the entire east one -half of the
property, is located in the floodway of Rock Creek, as the creek runs north/south
through the property near the east property line.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Parkway
Place Property Owners Association and the Kanis Cre ek Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way should be a sufficient width to construct
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
3
one (1) additional - 11 foot lane, 2 feet of curb and gutter, a 6 feet green
space and a 5 foot sidewalk.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construction one-half street improvements to Chenal
Parkway, Chenal Parkway Bridge, and the 5 foot sidewalk with the planned
development. One (1) additional lane should be constructed of an 11 foot
lane width and 2 feet of curb and gutter. A payment should be made in -lieu
of construction of the first 15 linear feet of the bridge. The payment should
be for the estimated cost to widen the Chenal Parkway Bridge to provide
three (3) - 11 foot vehicle travel lanes, a 2 foot parapet wall, a 10 foot
pedestrian lane and the outer bridge deck wall. The unit cost of the bridge
widening was provided to the design professionals on the project. The
payment should be made to the City of Little Rock prior to the execution of
the final plat.
3. Repair or replace any curb and gutter or sidewalk that is da maged in the
public right-of-way prior to occupancy.
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
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to advance grade future phases with
construction on Lot 1?
5. 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 land owner.
6. If disturbed area is one (1) or more acres, obtain a NPDES stor mwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
9. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot
wide drainage and access easement is required adjacent to the floodway
boundary. The area within the proposed floodway should be rezoned Open
Space.
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
4
10. 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.
11. The proposed alteration of the floodway will require flood map revisions.
Obtain a conditional letter of map revision (CLOMR) and no rise certification
approval from Public Works and the Federal Emergency Management
Agency prior to issuance of a grading permit and/or building permit.
An approved letter of map revision (LOMR) or the adoption of the
preliminary FIRMs must be obtained prior to issuance of a certificate of
occupancy.
12. Driveway locations and widths do not meet the traffic acce ss and circulation
requirements of Sections 30-43 and 31-210. The lots share driveway
access centered on the property line. The width of driveway must not
exceed 36 feet. The driveway spacing on arterial streets is 150 feet from
the side property line and 300 feet from street intersections and other
driveways. Separate driveway variances are required for the driveway
width and spacing.
13. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
14. Erosion controls must be installed to reduce dischar ge of polluted
stormwater.
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. Prior to construction of retaining walls, a 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.
17. All driveways shall be concrete aprons per City Ordinance.
18. The access ramp on the northwest corner of the property should be
reconstructed per PW -51 to align the ramp with the Wellington Hills Road
pedestrian crossing.
19. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for
reasonable access shall be provided along each side of streams having a
10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank.
20. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for
reasonable access shall be provided along each side of streams having a
10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank.
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for this project (Lot 1).
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north property line on Chenal Parkway. It does not appear t o be
in conflict with the proposed plans. Caution should be used when constructing a
drive underneath the existing power line to ensure that all proper clearances are
maintained. Contact Entergy in advance to discuss future service requirements,
new facilities locations and adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. Contact Central Arkansas Water regarding the size and location of th e
water meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domes tic 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
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
6
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review.
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved d riving
surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
7
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: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal Overlay District.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a d issimilar use of a more restrictive
nature. The minimum dimension shall be nine (9) feet. The property to the
east is zoned OS. 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 the landscape ordinance of
the City, Section 15-81. A portion of the southeast buffer is deficient.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed througho ut 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
8
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
7. A landscape irrigation system shall be required for developments of o ne (1)
acre or larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating the request was for site plan review for the
placement of multiple buildings on the site, a convenience store with a detached
fuel canopy. Staff requested information concerning the dumpster location and
the proposed hours of service. Staff also questioned the proposed signage plan.
Public Works comments were addressed. Staff stated they were supportive of
the driveway width variance request. Staff stated street improvements were
required along Chenal Parkway with the site development including a
deceleration lane. Staff noted the drive on Chenal Parkway was a right in right
out driveway only. Staff stated the floodway area was to be rezoned to OS,
Open Space, and be dedicated to the City or be retained as a floodway
easement. Staff requested the applicant provide a sketch grading and drainage
plan.
Landscaping comments were addressed. Staff stated building landscaping would
be required at the time of development. Staff stated interior landscaping of the
vehicular use area was required at eight (8) percent of the overall paved area.
Staff stated the southeastern perimeter landscape st rip dropped below the
nine (9) foot minimum.
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 m ore 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 proposed site plan review request. The
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
9
applicant has provided the proposed dumpster location and noted the hours of
dumpster service. The applicant has also provided the proposed signage plan.
The request is for a Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The Subdivision Ordinance
states Subdivision Site Plan Review is a development review process that
provides for case by case consideration of project particulars including the
provision of parking and landscaping in accordance with the appropriate
ordinances, siting of buildings, and the relationships with adjoining properties.
The development is proposed with a 6,210 square foot convenience store,
12-fuel pumps with canopy, drainage, water, sanitary sewer services and site
lighting to facilitate on-site parking for the proposed development.
The site proposes two (2) access drives, a full shared access for the east drive
serving Wellington Hills Road and a right-in and right-out only access for the
north drive serving Chenal Parkway. The request includes a variance from the
City minimum standards for the driveway separation from an intersection on
Wellington Hills Road and Chenal Parkway. The request is to allow the drive to
be located 277.5-feet from the intersection rather than the 300-foot typical
standard. The request also includes the allowance of the driveway width to be
40-feet rather than the typical 36-foot wide standard.
Kum and Go proposes to construct a deceleration lane which will be located
along Chenal Parkway. The deceleration lane will extend from the intersection of
Chenal Parkway and Wellington Hills Road, east, and terminate at the proposed
Kum and Go access drive located at the northeast property corner. The
proposed roadway improvements will consist of an 11 -foot asphalt surface drive
lane with a 2-foot concrete curb and gutter, a 5-foot concrete sidewalk and a
network of underground storm sewer pipes.
The applicant has indicated two (2) sign locations. The signs a re proposed with
a maximum height of eight (8) feet and a maximum sign area of 100 square feet.
The applicant has indicated fuel canopy signage will be located on the western
and northern facades of the fuel canopy. The signage as proposed complies
with the typical development standards of the Chenal/Financial Center Design
Overlay District.
The site plan indicates the placement of the dumpster behind the building and
fully screened from view of the driveways and the street. The applicant notes the
hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday.
The applicant has indicated the store will most likely not be a 24 -hour, 7-day a
week store. The applicant notes the request includes the allowance for 24 -hour
access seven (7) days per week.
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
10
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three (3) years from the date of
approval. If an approved multi-phase development, has not been completed
within three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking approval
for a multiple building site plan review to allow the placement of a convenience
store with a detached fuel canopy on this site which zoned C-3, General
Commercial District. (A convenience store is an allowable use within the C-3,
General Commercial Zoning District.) The review is to establish compliance with
the development criteria of the various City Ordinances. The applicant has
indicated adequate landscaping, setbacks, parking, building heights and a
signage plan to comply with the zoning district. The variances are associated
with the driveway spacing and driveway widths proposed to serve the site. Staff
does not feel these variances are significant and will cause any adverse impact
on this development or the abutting streets.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30-31 and
31-210 to allow the drives on Wellington Hills Road less than the typical
development standards for a minor arterial street designation including distance
from property lines, distances between drives and the driveway width.
PLANNING COMMISSION ACTION: (APRIL 27, 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 from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road
less than the typical development standards for a minor arterial street designation
including distance from property lines, distances between drives and the driveway
width. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 5 FILE NO.: S-1240-O
NAME: Steve Landers KIA Dealership Subdivision Site Plan Review
LOCATION: Located on the Northwestern corner of Colonel Glenn Plaza Loop
DEVELOPER:
ITR Construction
5104 Sarna Drive
North Little Rock, AR 72118
ENGINEER:
Holloway Engineering Surveying and Civil Design, PLLc
200 Casey Drive
Maumelle, AR 72113
AREA: 16.162 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05
CURRENT ZONING: C-4, Open Display District (prior to development)
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of future phases with
the development of the first phase.
2. A variance to eliminate the land use buffer along the western perimeter of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting site plan review approval per Section 31 -13 of the
Little Rock Code of Ordinances. The applicant is requesting review and approval
to allow the development of a 31,142 square foot automobile dealership on the
site with the future construction of additional services buildings such as a service
facility and a carwash to serve the customers of the automobile dealership.
The plan also includes future construction of a 45,329 square foot automobile
dealership building and associated parking. This plan also includes the potential
placement of a service building and a carwash to serve th e customers of the
automobile dealership.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
2
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of future phases with the development of the first phase. The
request also includes a variance to allow the elimi nation of the western land
use buffer.
B. EXISTING CONDITIONS:
The western portion of the site is tree covered with the remainder of the site
cleared and graded. The site is located at the southwest corner of Colonel Glenn
Plaza Loop and Colonel Glenn Plaza Loop. This area contains a number of
automobile dealerships including Honda to the northeast and Accra and Subaru
to the northwest. The Rave Theater is located north of this site. Landers Jeep is
located across Colonel Glenn Plaza Loop to the ea st. West of the site is a
nursing home and further west is a dental office.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association, the Waters Edge Property Owners Ass ociation and
the Crystal Valley Property Owners Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Colonel Glenn Plaza Loop in accordance with Section 31-175 of
the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is a variance
being requested to advance grade beyond the north lot where future
development is proposed?
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
3
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. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
7. 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.
8. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
9. 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.
10. Unloading of vehicles is not allowed within the right-of-way. Show proposed
delivery truck route within the site.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Existing easements must
be retained. EAD approval required for oil separator. Contact Little Rock
Wastewater for additional information.
Entergy: Entergy does not object to this proposal. An underground three phase
power line exists to the east of this property serving existing customers. This line
can likely be used for this proposed project. There do not appear to be any
conflicts with existing Entergy facilities. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
4
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s ) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. Contact Central Arkansas Water regarding the size and location of the
water meter.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
5
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevent ion Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
6
to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 fe et and
a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be
approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
7. 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.
8. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
7
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: No comment.
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 properties to the west and south are zoned OS, Open Space. The
maximum dimension shall be fifty (50) 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
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
8
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 the landscape
ordinance of the City, Section 15-81.
3. Screening requirements will need to be met fo r the vehicular use areas
adjacent to street right-of-way. 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) f eet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landsc ape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. 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 vehic ular 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 the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Mark Redder of Holloway Engineering 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 as the plan was
presented there were not multiple buildings and a site plan was not required to
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
9
allow the construction of the single building as indicated on the plan. Mr. Redder
stated the plan included additional buildings which would be included on the
resubmittal. Staff requested any information concerning fencing, dumpsters or
signage. Staff also requested the applicant provide the proposed truck route on
the site plan.
Public Works comments were addressed. Staff questioned the height of the
proposed retaining walls. Staff also stated the City’s Stormwater Detention
Ordinance would apply to the development of the site. Staff stated the driveway
locations would require a variance to allow the driveway nearer the southern
property line than typically allowed. Mr. Redder stated the request included
advanced grading of future development areas with the issuance of a building
permit for the proposed building.
Landscaping comments were addressed. Staff stated buildi ng landscaping was
required at the time of development. Staff stated screening was required of the
vehicular use area. Staff stated a perimeter planting strip was required along any
side of the vehicular use areas. Staff stated the OS, Open Space area w as
indicated for development. Mr. Redder stated the Commission had
recommended approval of a rezoning request to eliminate the OS, Open Space
zoning. Staff stated the request had not been before the Board but would be
heard by the Board of May 2, 2017. Staff noted if the zoning was denied the site
plan would not be valid.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request. The applicant has provided information
concerning the proposed fencing, dumpster locations and the proposed signage
plan. The applicant has also provided the proposed truck route on the site plan.
The applicant is requesting site plan review approval per Section 31-13 of the
Little Rock Code of Ordinances. The applicant is requesting review and approval
to allow the development of a 31,142 square foot automobile dealership on the
site with the future construction of additional services buildings such as a service
facility and a carwash. In addition the applicant has indicated future construction
of a 45,329 square foot automobile dealership building and associated parking.
The plan for this area also includes the placement of a service building and a
carwash to serve the customers of the automobile dealership.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
10
The plan indicates a maximum building height of 35 -feet for each of the buildings.
There are 567 parking spaces indicated on the site plan. 48 parking spaces are
indicated as customer parking and 533 spaces as display parking. The future
building site plan has not fully developed but the applicant notes a very similar
parking setup will be provided. There will be a minimum of 50 customer parking
spaces and 550 display parking spaces.
The site plan indicates the placement of the dumpster behind the building and
fully screened from view of the driveways and the street. The applicant notes the
hours of dumpster service will be limited to 7 am to 6 pm Monday through Fr iday.
The applicant has indicated the dealership will operate from 7:00 am to 10:00 pm
seven (7) days per week.
The proposed signage plan includes the placement of ground signs as allowed
within the commercial development portion of the zoning ordinance. The
applicant notes the signs will not exceed 36 -feet in height and 160 square feet in
sign area. The applicant also indicates signs will be placed as allowed by
ordinance on property which has in excess of 150 linear feet of frontage where a
single free standing sign is allowed for every 150 linear feet of street frontage.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of future phases with the development of the first building. The
applicant states grading of the entire site is necessary to allow the site to balance
and eliminate the need for hauling of fill materials to and from the site.
The request includes a variance to allow grading of the land use buffer along the
western perimeter. The applicant has indicated retaining walls will be placed
within the buffer area which will disturb the entire land use buffer area.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three (3) years from the date of
approval. If an approved multi-phase development, has not been completed
within three (3) years of the date of approval the site plan must be revie wed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the development of multiple buildings on a single parcel of property. T he
development as proposed complies with the development criteria of the C -4,
Open Display zoning district. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the site plan
as presented is appropriate for the site development.
April 27, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1240-O
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phases with the issuance of a
building permit for the first phase.
Staff recommends approval of the variance request to allow the elimination of the
land use buffer along the western perimeter of the site.
PLANNING COMMISSION ACTION: (APRIL 27, 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 from the City’s Land Alteration Ordinance to allow grading of future phas es with
the issuance of a building permit for the first phase. Staff presented a recommendation
of approval of the variance request to allow the elimination of the land use buffer along
the western perimeter of the site. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 6 FILE NO.: Z-1620-A
NAME: B & G Properties Short-form PID
LOCATION: Located at 3401 – 3423 Mabelvale Pike
DEVELOPER:
B & G Properties, Inc.
3401 Mabelvale Pike
Little Rock, AR 72204
ENGINEER:
Ben Kittler, Jr.
812 Providence Drive
Bryant, AR 72022
AREA: 2.187 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 19
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Light Industrial
PROPOSED ZONING: PID
PROPOSED USE: Recognize the existing multi-family and allow the creation of a
two (2) lot plat with reduced side yard setbacks.
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, to recognize an existing multi -family development and to
allow the creation of a two (2) lot plat. The northern lot contains an auto repair
and mechanic shop. The southern lot contains two (2) apartment buildings. It
appears all the buildings were constructed in the early 1970’s. Each of the
apartment buildings contains 2,620 square feet and four (4) one -bedroom units.
The auto repair buildings each contain 2,650 square feet of floor area.
April 27, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1620-A
2
The area is currently platted as Lots 1 – 12 Block 9 Intercity Addition. The
applicant is requesting to replat the lots into 2 lots, Lot 1 containing 0.427 acres
and Lot 2 containing 1.770 acres. The applicant is requesting a 9.28 -foot
setback along the northern perimeter of Lot 1. The setback on the southern
perimeter of the auto repair garage is a similar setback (9 -feet). The requested
setback is to correspond with an existing fence located between the apartments
and the auto repair garage buildings.
The auto repair business has large areas of paving for vehicle parking and
storage. The apartment complex has an existing graveled parking area along
Mabelvale Pike containing six (6) parking spaces. There is a paved parking area
along the rear of the site containing six (6) parking spaces. Parking for a
multi-family development is typically based on one and one -half (1 ½) parking
spaces per unit. Eight (8) units would typically require the placement of
12 parking spaces. The gravel parking area will be paved upon approval of the
rezoning request.
B. EXISTING CONDITIONS:
This area contains a mix of use s including residential, commercial and office
uses. To the west of the site is a church, office/warehouse and several auto
related businesses. There is an auto repair shop located on this property and
also to the south across West 35th Street. There is a church located to the north
of this site and also to the west of this site. There is a strip center containing a
number of commercial uses located to the northwest of this site.
West 34th Street is an unimproved street with open ditches for drainage.
Mabelvale Pike has been completed with curb, gutter and sidewalk.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the South of
Asher Neighborhood Association, the Curran Conway Neighborhood Association
and the University District Neighborhood Association 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1620-A
3
2. Due to the proposed use of the property, the Master Street Plan specifies that
West 34th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Mabelvale Pike and West 34th Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Electrical service is already
being provided to structures on this property. Contact Entergy in advance to
discuss any changes to electrical service requirements, or adjustments to
existing facilities (if any) for this proposal.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment.
Fire Department: Full plan review.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is located near Rock Region Metro Route #16, the
UALR route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Light Industrial (LI) for these properties. 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
Short-form PID (Planned Industrial Development) to recognize existing
multi-family and allow the creation of a two (2) lot plat.
April 27, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1620-A
4
Master Street Plan: North of the properties is W est 34th Street and it is shown as
a Local Street on the Master Street Plan. West of the properties is Mabelvale
Pike and it is shown as a Minor Arterial on the Master Street Plan. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. 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 Mabelvale Pike since it
is a Minor Arterial. 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. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Ben Kittler was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff questioned if the existing graveled parking lot would
remain or if there were plans for paving the area. Mr. Kittler stated the owner
would pave the parking area upon approval of the request.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of West 34th and Mabelvale Pike. Staff
stated a right of way dedication of 30 -feet from centerline was required along
West 34th 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:
The applicant submitted a revised site plan to staff addressing the comments
raised at the April 5, 2017, Subdivision Committee meeting. The applicant has
indicated a 20-foot radial dedication of right of way at the intersection with West
34th Street. The plan also notes a dedication of right of way on West 34 th Street
to 30-feet from centerline.
April 27, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1620-A
5
The request is to rezone the property from I-2, Light Industrial District to PID,
Planned Industrial Development, to recognize an existing multi-family
development and to allow the creation of a two (2) lot plat. Lot 2, the northern lot
contains an auto repair and mechanic shop . The auto repair buildings each
contain 2,650 square feet of floor area. The lot will contain 1.770 acres. Lot 2 is
proposed to wrap around Lot 1 and will provide an ingress-egress easement to
allow Lot 1 access to a rear parking area.
Lot 1, the southern lot, contains two (2) existing apartment buildings. It appears
all the buildings were constructed in the early 1970’s. Each of the apartment
buildings contains 2,620 square feet and four (4) one-bedroom units.
The applicant is requesting a 9.28-foot setback along the northern perimeter of
Lot 1. The setback on the southern perimeter of the auto repair garage is a
similar setback (9-feet). The requested setback is to correspond with an existing
fence located between the apartments and the auto repair garage buildings.
The auto repair business has large areas of paving for vehicle parking and
storage. The apartment complex has an existing graveled parking area along
Mabelvale Pike containing six (6) parking spaces. The applicant has indicated
the graveled parking will be paved upon approval of the PID zoning request.
There is a paved parking area along the rear of the site containing six (6) parking
spaces. Parking for a multi-family development is typically based on one and
one-half (1 ½) parking spaces per unit. Eight (8) units would typi cally require the
placement of 12 parking spaces. The parking provided is adequate to serve the
development.
The applicant has not indicated signage for either of the developments. Staff
recommends if signage is proposed for the multi-family development the signage
be limited to signage allowed in multi-family zones or a maximum of six (6) feet in
height and 24 square feet in area. Signage for the remainder of the site should
be as allowed in commercial zones or a maximum of 36 -feet in height and
160 square feet in area. Building signage should be limited to a maximum of
ten (10) percent of the façade area abutting the public street for each of the
proposed lots.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the PID, Planned Industrial Development, zoning to recognize the existing
multi-family located on the site and allow the creation of a two (2) lot plat with
setbacks less than typically allowed within the I-2, Light Industrial Zoning District.
The lots will be overlaid with cross access easements to allow access to the rear
parking of the multi-family development. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the rezoning to PID is appropriate.
April 27, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1620-A
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 27, 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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 7 FILE NO.: Z-1840-D
NAME: Little Rock Racquet Club Long-form PD-O
LOCATION: Located at 1 Huntington Road
DEVELOPER:
Little Rock Racquet Club
1 Huntington Road
Little Rock, AR 72227
ENGINEER:
W. William Graham, Jr. Inc.
100 North Rodney Parham Road
Little Rock, AR 72205
AREA: 10.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family & Subdivision club or social country club operated as a
not for profit business
PROPOSED ZONING: PD-O, Planned Development Office
PROPOSED USE: Little Rock Racquet Club, Health studio and spa
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-4, Two-family to PD-O, Planned Development
Office to allow the Little Rock Racquet Club to add parking to their existing site.
The proposal is to allow an expansion of ground -level parking and addition of a
single story parking deck over an existing parking lot. Approval will enable the
addition of a total of 64 parking spaces, 46 on the parking deck and 18 at ground
level. The applicant notes the added parking spaces will provide benefits to both
the Club’s membership and the neighborhood by avoiding the need for overflow
parking along Huntington, Riding and Foxcroft Roads during periods of
heavy use.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
2
B. EXISTING CONDITIONS:
The Racquet Club has been in this location since the 1960’s during the same
time the neighborhood was developing around the Racquet Club. Entering the
neighborhood on Foxcroft Road there are commercial uses located along
Cantrell Road and Foxcroft Road at the Cantrell Road intersection ,
condominiums located on both sides of Foxcroft Road, single-family residential
homes with the drive into the Racque t Club located between two (2) homes also
along Foxcroft Road. The Racquet Club is bordered by single-family homes to
the east, north and west. To the south is an apartment complex accessed from
Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Overlook
Property Owners Association and the Robinwood Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. A handicap ramp is required to be installed on Huntington Road in
accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan. The access ramp has been constructed.
3. Provide a Sketch Grading and Drainage Plan for the additio nal parking areas
per Section 29-186.
4. On site striping and signage plans must be designed per MUTCD standards.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
3
8. Show the proposed parking wheel stops on the plan to confirm parking ais le
widths and traffic flow.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any overhead, primary voltage electrical facilities in conflict with the proposal to
add parking at this location. However, there appear to be some secondary
voltage wires and poles supplying private area lighting which are in conflict.
These are usually fairly easy to adjust. Contac t Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing
facilities (if any) as this property is developed.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
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. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first po int 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
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
4
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
5
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
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 West Little Rock Planning District.
The Land Use Plan shows Public Institution (PI) for this property. This category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The applicant has applied for a rezoning from R-4 (Two-Family
District) to Long-form PD-O (Planned Development Office) to allow for additional
parking and a parking deck to be added to the existing site (Little Rock Athletic
Club).
Master Street Plan: East of the property is Huntington Road and it is shown as a
Local Street on the Master Street Plan. The primary function of a Local Street is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
6
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. 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 property to the east is zoned R-2, Single-family. As a component
of all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements ca nnot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the City, Section 15-81.
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. Any exiting landscape or irrigation disturbed by construction shall be repaired
or replaced before completion and final acceptance of the project.
7. Note on plan any existing trees or groups of trees that are to remain. Trees
selected for preservation shall have the area within the dripline fenced with
protective fencing and protected from development activities. Graphically
indicate the area to be protected on the plan and provide detail of the
protective fencing.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfill ing Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few additional items necessary to
complete the review process. Staff questioned the proposed screening
mechanism of the upper level of the parking deck. Staff also questioned the
proposed screening mechanism of the proposed new surface parking area. Staff
questioned the days and hours of operation for the racquet club. Staff also
questioned if any new signage was proposed for the development.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
7
Public Works comments were addressed. Staff stated a grading permit was
required per Section 31-175 of the Little Rock Code. Staff requested the
applicant provide a sketch grading and drainage plan. Staff also requested
information concerning any proposed retaining walls.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the perimeters which abutted residentially zoned or used property.
Staff also stated a perimeter planting strip was required adjacent to the paved
areas. Staff stated any existing landscape or irrigation disturbed by cons truction
was to be repaired or replaced before completion and final acceptance of the
project.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly w ith
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter addressing
comments raised at the April 5, 2017, Subdivision Committee meeting. The
applicant provided the proposed screening mechanism of the upper level of the
parking deck. The applicant has also indicated the days and hours of operation
for the racquet club are from 5 am to 10 pm Monday through Thursday, 5 am to
9 pm Friday, 7 am to 8 pm Saturday and 8 am to 8 pm Sunday.
The request is a rezoning from R-4, Two-family to PD-O, Planned Development
Office to allow the Little Rock Racquet Club to add parking to their existing site.
The proposal is to allow an expansion of ground -level parking and the addition of
a single story parking deck over an existing parking lot. With the construction
there will be a total of 64 parking spaces on the ground level and 64 spaces on
the upper level of the parking deck. There are 12 spaces proposed within the
new surface parking lot.
The applicant has indicated the parking structure will be constructed of brick
veneer to match the existing club house and pre -cast concrete for the parapet
wall. The wall height is proposed five feet six inches (5’ 6”). The applicant
indicates landscaping will be placed around the perimeters of the parking deck.
All existing fencing is proposed to remain. Large portions of the existing buffers
are also proposed to remain.
A portion of the property is covered by a Bill of Assurance (BOA). The BOA
states there is to be a 35-foot green buffer strip along Huntington Road. No trees
or shrubs are to be removed from the portion on Lot 118 that is to be maintained
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
8
as the buffer except for normal cutting and shearing of tall grass and underbrush
and said strip of Lot 118, 35-feet in width, shall be retained as an attractive green
buffer strip between Huntington Road and the balance of Lot 118. The surface
parking lot is located within the area designated by the BOA as the green buffer.
The BOA states Lot 118, Foxcroft Addition is to be used only as a private parking
lot for automobiles for and in conjunction with, private club facilities. Th e BOA
also states no building or structure of any type may ever be placed, erected or
used on any portion of said lot. This prohibition shall not apply to any paving or
to any business or structure that may be placed on said lot that is used
exclusively by a public utility company in connection with the furnishing of public
utility services to Foxcroft Addition. A portion of the proposed parking deck
extends onto Lot 118.
Section 36-83, Guidelines for decisions of the Little Rock Code of Ordinances -
In determining whether to grant a requested amendment, the board of directors
may consider, among other things, the recommendations from the planning
commission and the designated department of the city having planning
responsibility and authority and use the provisions of the comprehensive plan,
master street plan, master parks plan, and community facilities plan, as well as
any other appropriately approved document created to provide the required
public facilities necessary to protect the public interest . The planning commission
shall consider, but shall not be bound by, the lawful provisions of a valid bill of
assurance for the subdivision within which the subject property is located when
determining the appropriateness of the proposed special use. No id entical or
substantially identical application for the redistricting of a specific parcel or
parcels of land which has been denied by the board of directors may be made for
a period of one (1) year.
Staff is supportive of the applicant’s request for the p arking deck. Staff feels the
parking deck and parapet walls can be constructed in such a manner as to limit
the impact of the new construction on the adjacent properties. Staff is not
supportive of the applicant’s request for the surface parking lot. St aff feels the
parking as proposed will have a significant impact on the adjacent property
owner. The applicant indicates the placement of a six (6) foot privacy fence
along the edge of the parking area. Staff feels even with the fencing there will
still be an impact on the adjacent home. Staff recommends denial of the
application as filed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
9
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were two (2) registered objectors present. Staff
presented the item with a recommendation of approval. Staff stated the applicant had
revised the site plan to address their concerns. Staff stated the request was a rezoning
from R-4, Two-family to PD-O, Planned Development Office to allow the Little Rock
Racquet Club to add parking to their existing site. Staff stated the proposal was to allow
an expansion of ground-level parking and the addition of a single story parking deck
over an existing parking lot. Staff stated with the construction there would be a total of
64 parking spaces on the ground level and 29 spaces on the upper level of the parking
deck. Staff stated there were 12 spaces proposed within a new surface parking lot for
employee parking only. Staff stated the plan indicated the placement of signage and a
gate to ensure employee only parking. Staff stated a portion of the property was
covered by a Bill of Assurance (BOA). Staff the revised plan was developed to comply
with the provision of the Bill of Assurance.
Mr. Scott Schallhorn addressed the Commission on behalf of the applicant. He stated
there was no intent to change the use of the property. He stated the club was used by
members many of which had young children. He stated currently patrons were forced to
park on City streets and traverse the hill with the children and their gear to get to the
swimming pool or the other activities taking place on site. He stated there had been
numerous meeting with the neighbors and the Ra cquet Club had revised their plan to
address the neighbor’s concerns. He stated by placing the parking on -site this would
minimize the impact on the adjacent residents. He stated the parking deck was
designed to shield the headlights of the cars and the surface parking lot would be used
by employees only which would lessen the impact on the adjacent homes.
Mr. Johnathon Horton addressed the Commission in opposition of the request. He
stated his home was a 3010 Foxcroft Road. He stated he had lived in the home since
2007. He stated there had been numerous meetings with the neighbors and plans had
been developed that were not implemented. He stated there were other options other
than the parking deck. He stated there were concerns with drainage and t he
construction of the new parking areas. He stated there was not a parking problem until
the Racquet Club allowed cross membership between the four (4) Central Arkansas
clubs. He stated the Club opened at 5:00 am and was open until 10:00 pm. He stated
there were contractors working at the site after the Club closed. He stated his son was
well aware of when the trash truck emptied the trash because he was awaken by the
banging of the trash receptacle. He stated the Racquet Club was stared as a benefi t
to the neighborhood and the business plan had changed. He stated the change and the
need for parking was a result of the Racquet Club opening the membership up to the
entire County.
April 27, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-1840-D
10
Mr. Walter McFadden addressed the Commission in opposition of the request. He
questioned what could locate on the site if the office zoning was approved. Staff state
the only use allowed would be a use similar to the applicant’s request. He questioned if
he could have a dentist office in his back yard. Staff stated n o. He stated his opposition
was to the use of the facility and the increase in the membership of the facility. He
stated the site was developed as a tennis facility to serve the neighborhood. He stated
the parking deck would take care of the current parking issues but as the membership
increase by another 250 persons parking would become an issue again. He stated as
the members increased the noise would also increase.
Mr. Schallhorn addressed the Commission stating the development of Lot 118 was as
allowed within the Bill of Assurance. He stated the use of the property was for parking.
He stated parking was being proposed. He stated the new development was compliant
with the buffer requirements. He stated the site was not developed as a neighborhoo d
pool and tennis center. He stated the business was always operated and allowed
memberships for persons living outside the neighborhood. He stated the owner bought
the property in 1999 and has continued to operate the business the same as the
previous owner. He stated there had been a agreement between the various athletic
clubs for a number of years. He stated the additional parking was an attempt to solve a
problem that currently existed. He stated the parking as proposed would curb the
membership. He stated the additional parking would allow a net of 39 spaces.
Commissioner Laha questioned drainage. Mr. Jim Summerland addressed the
Commission stating currently the water drained across the adjacent property owner’s
property. He stated with the new paved area the water would no longer drain to the
east but would be picked up in an inlet and drain to the driveway and to Huntington.
There was a general discussion by the Commission concerning the existing dumpster
placement and the need for relocation. Mr. Schallhorn stated this was the best location
on the site for the dumpster. Commissioner Bubbus requested the dumpster be
relocated. Mr. Schallhorn stated there was not an area on the site which would not
place the dumpster in someone’s back yard. He stated if the dumpster was moved then
some other property owner would be impacted. Mr. Schallhorn stated his client would
continue to work with the dumpster service company to service the dumpster at an hour
other than the current service hours.
A motion was made to approve the request as recommended by staff. The motion
carried by vote of 8 ayes, 1 no, 0 absent and 2 recusals (Commissioners Stebbins
and Dillion).
April 27, 2017
ITEM NO.: 8 FILE NO.: Z-2306-B
NAME: Hawkins Short-form PCD
LOCATION: Located at 600 East 21st Street
DEVELOPER:
Maggie Lee Hawkins
600 East 21st Street
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 46
CURRENT ZONING: R-4, Two-family
ALLOWED USES: One and Two-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Community Neighborhood Events Center
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On September 15, 1969, the Little Rock Board of Adjustment approved a variance to
permit an expansion to an existing non -conforming structure. The approval allowed a
20-foot by 25.8-foot addition to the rear of the building.
On August 20, 1973, the Little Rock Zoning Board of Adjustment approved a request for
a variance to permit an expansion of a non -conforming structure. The approval allowed
a 12-foot by 36-foot building expansion along the eastern side of the building. The
approval also allowed the placement of a 17.4 -foot by 16-foot carport along East 21st
Street. The approval allowed a 6.5-foot setback from East 21st Street.
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
2
Staff’s recommendation included the applicant surface all parking and drives and install
a 6-foot wood fence on the north and east sides of the property to provide screening.
Adjacent property owners opposed the placement of the fence and signed statements
stating the screening was not wanted. The Board of Adjustment approved the request
as presented by staff with the exception of the placement of the fencing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning classification for the property located at
600 East 21st Street which was constructed as a commercial building and used
as a cleaners, from R-4, Two-family District to PCD, Planned Commercial
Development to allow the use of the building as a community/event center to
serve the area. The building will be used by those wishing to sponsor senior
programs, youth programs, baby showers, class events, family reunions,
neighborhood sessions and other creative events.
B. EXISTING CONDITIONS:
The site is a commercial building with a covered drop -off canopy for the former
cleaners. There is no parking located on the site with the exception of the
driveway entering the site from Park Lane and exiting onto East 21 st Street. The
area is predominately single-family with a small church located at the east at the
southeast corner of East 21st Street and Bragg Street. Further east at Vance
Street and East 21st Street is a property zoned PD-R, Planned Development
Residential, which is proposed for rehab as a senior living facility.
The streets in the area are developed with curb, gutter and sidewalk in place
along East 21st Street. There is a sidewalk in place along Park Lane adjacent to
this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
East 21st Street and Park Lane.
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
3
2. At the time of future building expansion or expansion of the us e of the
property, the driveways on East 21st Street and Park Lane closest to the
street intersection may be required to be closed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the west side of Park Street. Contact Entergy in
advance to discuss any changes to electrical service requirements, or
adjustments to existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is located near Rock Region Metro Route #2, the
South Main Route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density (RL) 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
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
4
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R -4 (Two-Family
District) to Short-form PCD (Planned Commercial Development) to allow
commercial uses in existing vacant commercial building.
Master Street Plan: Park Lane and East 21st Street are both shown as Local
Streets on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
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.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Ms. Maggie Hawkins was present representing the request. Staff presented an
overview of the item stating there were additional items necessary t o complete
the review process. Staff stated the request was to allow a community events
center for the property in addition to commercial uses. Staff stated parking for an
events center at this site, based on the square footage of the building, would
require 18 parking spaces. Ms. Hawkins stated the request was for community
center. The center would be marketed for community activities. She stated there
was an area behind the building which could be used for parking. She stated
there was an area along the east side of the building which could also be used as
parking.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Park Lane and East 21 st Street. Staff
stated at the time of future building expansion or expansion of the use for the
property, the western most driveway on East 21st Street would potentially be
required to be removed.
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
5
Staff noted screening was required along the eastern and southern perimeters.
Staff stated any new parking areas would require landscaping to comply with the
landscape ordinance requirements.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided staff with a revised site plan indicating the propos ed
parking plan for the site. The applicant has also provided the days and hours of
operation and the proposed signage plan.
The request is to rezone the property located at 600 East 21st Street from R-4,
Two-family to PCD, Planned Commercial Development, to allow the use of this
site as a community events center. The building is proposed to be used by those
wishing to sponsor senior programs, youth programs, baby showers, class
events, family reunions, neighborhood sessions and other creative events.
The building contains 1,850 square feet of floor area. There is little opportunity to
provide parking on the site and comply with the minimum landscape strips
required per the Landscape Ordinance (6 -feet 9-inches around the site’s
perimeters where adjacent to paved areas).
Parking for a community events center is typically based on one (1) space
per 100 gross square feet of floor area. Based on the building square footage
18 on-site parking spaces would typically be required.
The applicant has indicated building signage will be placed on the facades with
street frontage. The signage will be limited to a maximum of ten (10) percent of
the facades. The applicant has indicated a small ground sign will be placed
within the front yard of the site. The sign is proposed with a maximum height of
six (6) feet and a maximum sign area of 64 square feet.
The hours of operation are indicated from 10 am to 11:30 pm with the potential
for activities taking place on all days of the week. The applicant indicates the use
of the facility will be by appointment only and she or a representative will be
present at all activities.
Staff’s has concerns with regard to parking. There is little opportunity to provide
parking on the site and allow for adequate land use buffers and landscape strips
as required by City ordinance. The minimum landscape strip, also the minimum
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
6
land use buffer width, is six (6) feet nine (9) inches (6’ 9”). The minimum width of
a parallel parking stall is nine (9) feet and the minimum width of the drive lane is
ten (10-feet). There is a 17.5-foot building setback along the eastern property
line. There is a 25-foot building setback along the northern property line. The
front of the property is paved which may allow parking for four (4 ) cars if
the cars were stacked. There is also the potential for additional three (3) to four
(4) spaces along the northern perimeter of the site. The remainder of the areas
are not adequate to allow vehicle parking, landscaping and maneuvering.
Staff is not supportive of the applicant’s request. The applicant is seeking
approval of a PCD, Planned Commercial Development, zoning to allow the use
of the site as an events center to serve the community. The area is primarily
residential with the exception of a small church and the City of Little Rock’s
Neighborhood Resource center. The applicant has indicated the hours will
extend to possibly 11:30 pm which may directly impact the adjacent homes.
There is little parking on the street and even less opportunity to provide on-site
parking. Staff feels the use of the property with such an intense use will provide
an adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommend denial of the request.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
Ms. Maggie Hawkins was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Ms. Hawkins stated she had lived in the neighborhood for a number of year s and her
parents had operated a business from the site for a number of years. She stated she
had worked for the City of Little Rock as a facilitator for the neighborhood alert center.
She stated parking was not a concern because the use of the site would be for
neighborhood events. She stated when meetings were held at the alert center and
there was not adequate parking she allowed parking on her lot as well as another lot
she owned in the area. She stated parking could be secured either from the City o r
from nearby businesses. She stated the neighborhood needed some positive infusion.
She stated this was her neighborhood and she would not do anything that would case
issues with the neighborhood. She stated it was important to give back because what
you did for others was what would last.
April 27, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-2306-B
7
The Commission questioned Ms. Hawkins as to her solution for the parking concern
raised by staff. She stated parking would not be an issue. She stated the events would
be neighborhood oriented. She stated there was adequate area on the site to provide a
few parking spaces. She stated the remaining spaces would be secured if parking
became an issue. She stated she was going to be a good neighbor because this was
her neighborhood.
Commissioner Latture questioned if the Commission had not just approved a request for
the Racquet Club where parking was occurring on the neighborhood streets.
The Chair entertained a motion for approval of the request subject to compliance with
the staff comments and conditions except that of denial. The motion carried by a vote
of 9 ayes, 2 noes and 0 absent.
April 27, 2017
ITEM NO.: 9 FILE NO.: Z-5442-F
NAME: James Mitchell School Revised Short-form PCD
LOCATION: Located at 2410 South Battery Street
DEVELOPER:
KLS Leasing
c/o WD & D Architects
400 West Capitol Avenue, Suite 1800
Little Rock, AR 72201
SURVEYOR:
Global Surveying Consultants, Inc.
Attn. Paxton Singleton
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.98 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 11
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Development – Multi-family Residential, Office,
Commercial, Public/Quasi Public Uses - Charter School – Gymnasium, Wellness
Center, Commercial, Office, Public/Quasi Public, Media Center/Radio Station, Elderly
Housing
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed use development – Review the development plan for a
Public Charter School
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The overall property located at 2410 S. Battery Street is divided into three basic areas:
1) the Main Building – the original structure built in 1908 with approximately
35,000 square feet including an attached addition, called the Annex; 2) a one story
classroom addition with approximately 3,800 square feet; and 3) a single detached
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
2
classroom building, built in the 1970’s with approximately 1,000 square feet all totaling
approximately 39,800 square feet. The property was zoned R-4, Two-family District
with a Conditional Use Permit to allow a school.
Ordinance No. 20,004 adopted by the Little Rock Board of Directors on July 15, 2008,
established the James Mitchell School Short-form PCD. The approval established uses
for the site requiring a number of the uses to be reviewed through a revision to the PCD
prior to the use locating on the site. The uses which were allowed without a public
review were the public-quasi public type uses such as the pre-K-12 educational/day
care – supplemental educational services, Saturday academy, summer program,
pre-K program and/or day care, meeting space for the Wright Avenue Neighborhood
Association. The approval also allowed the owner to operate warehouse space for
storage of merchandise for his internet distribution business. There was to be no walk-
in customer traffic because the business involved internet sales only. Approved uses
which would require review through a revision to the PCD included multi -family
residential – 1, 2, 3 bedroom loft apartments, recreation – fitness center and/or police
athletic league, dance studio/recording studio, meeting/event rental space – conference/
meetings/ workshop/ wedding receptions and/or parties, eating place inside – café,
cafeteria and/or restaurant.
Ordinance No. 20,140 adopted by the Little Rock Board of Directors on July 23, 2009,
allowed a revision to the PCD zoning. The proposed development activities included a
charter school in the main 33,000 square foot building of the former Mitchell Elementary
School. The charter school was proposed with 550 students grades 6, 7 and 8 with
48 staff members utilizing 21 classrooms in the main 33,000 square foot building,
5 classrooms in the two existing outer buildings and 4 classrooms in t he new
gymnasium building. The normal hours of operation of the charter school were from
7 am to 5 pm Monday through Friday. There would also be special programs from time
to time such as open house, recitals or other school functions scheduled during t he
evening or weekend hours.
In recognition of the charter school’s need to include physical education in the
curriculum, during Phase 2, the developer was to build a two story building,
approximately 35,000 square feet on the southwest segment of the sit e to
accommodate the basic physical education needs of the middle school level charter
school facility. The charter school’s gym included indoor and rooftop activity space,
including an indoor regulation sized basketball court, multi -use with expanding
bleachers for school assemblies; aerobics; paddle ball; volley ball; and community
functions, locker and shower facilities; administrative office space; and a green roof or
eco-roof for energy consciousness advantages as well as an external laboratory for
academic projects. During off hours, the gymnasium facility was approved as meeting
rental space for events hosted by the Charter School or the Neighborhood Association.
The new gymnasium facility would be linked by a covered walkway to the main school
building.
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
3
Ordinance No. 20,349 adopted by the Little Rock Board of Directors on October 19,
2010, allowed a revision to the previously approved PCD, Planned Commercial
Development, to add senior citizen housing as an allowable use for the property. The
plan included the main building (approximately 35,000 square feet) would be renovated
to accommodate sixteen (16) 2-bedroom units and that a new three-level apartment
building (approximately 45,000 square feet) would be constructed on the southwest
corner of the site to accommodate forty (40) 2-bedroom units at a minimum of
950 square feet each. The overall development consisted of fifty-six (56) senior citizen
housing units.
The public corridors in the main building were to be renovated as common spaces
(passive seating areas) for the residents to interact outside of their private units. A new
security station was proposed at the north entry lobby to the main building as well as at
the basement loading dock area. Commercial lease space was to occur in the
detached four (4) classroom building, the single classroom building, the basement of the
main building, the new building and the attic of the main building. The development did
not occur.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant now proposes to amend the previously approved PCD, Planned
Commercial Development, to allow the review of the development plan for a
public charter school which will occupy the site. The proposed project is to
renovate the James Mitchell School. The project will take the abandoned school
and convert it back to a public charter school serving grades K through 8 th. The
existing vacant school buildings are 42,695 total square feet combined. The
buildings together contain the potential for 22 new classroom s, a new office and
administration area, a new cafeteria for 170 students, a new kitchen/food prep
area, toilets and storage. The existing school campus also has a playground
teacher parking and an existing loading area. The Charter School will fit with the
existing structure starting at 344 students in the first year and reach up to
544 students by Year 5.
As with most Charter Schools vehicular traffic will be addressed and will be
designed with the assistance of Peters and Associates. This traffic engineering
firm has been engaged to review access and drop-off for the site.
B. EXISTING CONDITIONS:
The site is a former elementary school campus. The area is predominately
residential with a scattering of commercial and office uses located along
Roosevelt Road. To the east is a property zoned PCD which was approved for a
daycare facility. To the west along Roosevelt Road is a property zoned C -3,
General Commercial District which is presently vacant.
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
4
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association and the Wright Avenue Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Battery Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies
that 24th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies
that Summit Avenue for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
4. Roosevelt Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 35 feet from
centerline will be required.
5. A 20-foot radial dedication of right-of-way is required at the four (4) street
intersection adjacent to the site.
6. Repair or replace any curb and gutter or sidewalk that is missing, damaged,
or obstructed by vegetation in the public right-of-way prior to occupancy.
7. Property frontage needs to have the sidewalks and ramps brought up to the
current ADA standards.
8. Vehicle stacking or stopping within the public right -of-way for student pick
up and drop off is not permitted.
9. Submit a Traffic Impact Study and/or Traffic Control Plan for the proposed
project. Study should address trip generation and trip distribution for the
development, vehicle stacking, student drop-off and pick-up and also should
take into account existing and projected traffic growth.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD approval required for
food prep on site.
Entergy: Entergy does not object to this proposal. Three phase electrical service
is already being provided to the structure. Power lines (overhead) currently exist
on the north and west sides of this property. They do not appear to be in conflict
with the proposed use of the existing building. Contact Entergy in advance to
discuss any changes to electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
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. Contact Central Arkansas Water regarding the size and location of the
water meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
6
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review.
Parks and Recreation: No comment received.
County Planning: No comment received.
Rock Region Metro: The site is located on Rock Region Metro Route #11, the
MLK, Jr. Drive bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category
provides for a mixture of residential, office, and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or
if the use is a mixture of the three. The applicant has applied for a rezoning from
a PCD (Planned Commercial Development) to a Revised Short-form PCD
(Planned Commercial Development) to review the development plan for a school
within the existing building.
Master Street Plan: South Summit Street, W est 24th and South Battery Street
are shown as a Local Streets on the Master Street Plan . South of the property is
W Roosevelt Road and is shown as a Principal Arterial on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. The primary
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
7
function of a Principal Arterial Street is to serve through traffic and to connect
major traffic generator or activity centers within an urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on West Roosevelt Road since it is a Principal Arterial. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. 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.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to compl ete
the review process. Staff questioned the number of classrooms proposed. Staff
also questioned the proposed drop-off and pick-up plan. Mr. Ernie Peters of
Peters and Associates stated his firm was working with Traffic Engineering to
develop a circulation plan which would have the least impact on the abutting
streets.
Public Works comments were addressed. Staff stated right of way dedications
and radial dedications were required for the abutting streets. Staff stated
sidewalks were required to be repaired and replaced with the development of the
site. Staff stated damage to the public streets due to hauling operations or
operation of construction related equipment was to be repaired prior to the
issuance of a certificate of occupancy.
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
8
Landscaping comments were addressed. Staff stated any new paved areas
were required to be landscaped to meet the landscape ordinance. Staff stated
any missing landscaping on the site was to be replaced with the redevelopment
of the site. Staff stated if the building rehabilitation exceeded fifty percent (50%)
of the replacement cost of the building then landscaping was to come into
compliance accordingly.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the technical issues associated with the request. The applicant has
provided the number of classrooms, the location of the drop-off and pick-up and
the proposed circulation plan.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the review of the development plan for a
public charter school which will occupy the site. The proposed project is to
renovate the James Mitchell School. The school will serve grades K through 9th.
The building will contain the potential for 21 new classrooms. The school will
operate from 8:00 am to 4:30 pm, Monday through Friday and 10 additional days
longer than a normal school year – 5 days added at the beginning and end of
each year. August 14 through June 5 are the proposed dates. The school will
follow the LRSD calendar and weather policy.
The buildings together contain the potential for 22 new classrooms, a new office
and administration area, a new cafeteria for 170 students, a new kitchen/food
prep area, toilets and storage. There will be grades K-2 in the first year and
three (3) grade levels added in each additional year. There are two (2) classes
for each grade level. There are 25 students in a typ ical classroom. There will be
approximately five (5) administrative staff plus one (1) teacher per classroom.
Grades 3 – 6 are proposed on the second level of the school. Each of these
grades also contain two (2) classrooms. Grades 7 – 9 are located on the third
level of the school. Grades 7 – 8 contains two (2) classrooms, Grade 9 contains
three (3) classrooms.
The applicant indicates in Year 1, 40-K students, 50 students in each grades 1st –
5th. The second year (FY 2020) 40-K student. 50 students in each grade 1st – 6th.
The third year 40-K students. 50 students in each grade 1st – 7th. Year 4 (FY
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
9
2022) 40-K students, 50 students in each grade 1st – 8th. Year 5 (FY2023) 40-K
students, 50 students in each grade 1st – 8th and 75 students in Grade 9.
Year 2021 the applicant indicates 100 students in Grade 10, Year 2025,
100 students in grades 10th and 11th and Year 2027, 100 students in each grades
10th – 12th. The enrollment proposed for Grades K – 9 is 515 students with a
cap of 535 students. The total number of students proposed for Grades 10 – 12
is 300 students.
The applicant states there will be after school activities as the school grows. The
applicant indicates there will be a media center, library, laptop commons, lecture
hall and fine arts/band program.
The plan indicates the placement of 24 parking spaces along Battery Street and
Roosevelt Road. The plan also includes 21 parking spaces located at the
intersection of 24th Street and Summit Avenue. The plan indicates parent
drop-off on both Battery and Summit Avenue. Pick-up will be from Summit
Avenue using the playground area for stacking. Parking for a school is based on
classrooms and the number of employees and grades. Based on the applicant’s
proposal for grades K – 12 a total of 100+ parking spaces would typically
be required.
As with most Charter Schools vehicular traffic will be addressed and will be
designed with the assistance of Peters and Associates. This traffic engineering
firm has been engaged to review access and drop-off for the site. Staff feels the
following additional conditions are to be included in the approval to ensure the
flow of traffic and the clarify staff’s position for future access and circulation
concerns:
1. Vehicular traffic dropping off or picking up students shall not stop,
wait or delay other vehicular movements, block driveways, and/or
form vehicular queues at any time on Roosevelt Road. Should
queuing occur on Roosevelt Road, Mitchell Charter School agrees to
eliminate such queuing by modifying the approved Traffic Control
Plan to eliminate such queuing including but not limited to the
staggering of class times as required to eliminate such queuing.
2. Mitchell Charter School agrees to have their Traffic Engineer present
at the opening day of school and subsequent days as necessary, to
monitor the school traffic and identify any traffic problems/issues or
potential traffic problems/issues during times of school pick-up and
drop-off. When problems/issues are identified, corrective measures
should be taken to address those problems/issues.
April 27, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5442-F
10
3. Should conditions warrant for orderly flow of traffic around the school,
Mitchell Charter School agrees to hire, at no cost to the City of Little
Rock, off-duty police officers, as required, to execute the Traffic
Control Plan at key, identified locations around the school and
adjacent to the school within the public right-of-way.
4. Prior to opening the school, all crosswalk markings, striping and other
pavement markings within roadway and at intersections adjacent to
the school must be inspected and if faded or worn out, be restriped
with new Thermoplastic material.
The proposed fence location will create sight distance obstructions. In
accordance with Section 32-8, no obstruction to visibility shall be located within a
triangular area 50 feet back from the intersecting right -of-way line at the existing
and proposed driveway and street intersections. The fence must be redesigned
or relocated outside the sight triangle.
Staff is supportive of the applicant’s request. The applicant is seeking review of
the access and circulation plan for the site. Staff has worked with the applicant’s
traffic engineer and feel the applicant’s proposal will have little impact on the
abutting streets. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the request for the
placement of the school 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: (APRIL 27, 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 and
the additional conditions as indicated by public works staff 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 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 10 FILE NO.: Z-5574-D
NAME: The United Methodist Children’s Home Campus Long-form POD
LOCATION: Located at 2002 South Fillmore
DEVELOPER:
The United Methodist Children’s Home Inc.
2020 South Fillmore Street
Little Rock, AR 72204
SURVEYOR:
Global Surveying Consultants, Inc.
Attn. Paxton Singleton
6511 Heilman Court
North Little Rock, AR 72118
AREA: 27.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 19
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: POD
PROPOSED USE: Recognize the existing services provided on the campus and allow
the construction of a new building to be used for services to youth and families currently
taking place on the campus
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Children’s Home has, since 1945, owned approximately 27 acres at the
corner of South Fillmore Street and West Charles Bussey Avenue. The
Children’s Home has used and continues to utilize the Campus to fulfill Children’s
Home’s mission to provide mental, medical, physical, emotional, residential and
spiritual care for those that need assistance. For 72 years Children’s Home has
utilized portions of the buildings on and land area for the Campus to provide
various services and programs to benefit children and their families. Little Rock
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
2
permits the Children’s Home current, multiple uses of the Campus as a
non-conforming use in the R-2, Single-family Zoning District.
To continue providing care to children and their families, and while maintaining all
other current uses of the Campus, the Children’s Home plans to construct a new,
state-licensed, psychiatric, residential treatment facility roughly in the middle of
the Campus. The new facility will consolidate pre-existing uses, which are
currently scattered among three (3) existing buildings on the Campus.
The new facility will not change or increase the Children’s Home’s use of the
Campus. The Children’s Home believes it is entitled to a building permit for the
new facility as a continuation of the Children’s Home’s non-conforming use of the
Campus, however, Little Rock Planning and Development staff will not issue a
building permit to the Children’s Home until the Children’s Home rezones the
Campus pursuant to the Planned Development Process.
As noted the property contains 27 acres and 1 5 buildings which collectively cover
approximately 68,653 square feet, the new facility will cover approximately
17,747 square feet of the Campus.
Little Rock’s Planned Development process requires the Children’s Home to list
the Children’s Home’s various current uses and any proposed or potential uses
on the Campus. The Children’s Home’s planned development application
includes a comprehensive descriptive list of all current and potential future uses
of the Campus.
With reliance on Little Rock Planning Department staff’s assurance, The
Children’s Home reserves the right, from time to time, in The Children’s Home’s
sole discretion, to conduct or operate or allow any t hird party to conduct or
operate on the Campus, 24 hours a day 7 -days per week, (i) any existing or
previous use; (ii) any use that, directly or indirectly, allows or benefits the
Children’s Home in providing holistic care to children and their families th at may
involve, without limitation, education, healthcare, housing and partnering with
other public, civic or private groups; and/or (iii) any other use that directly or
indirectly benefits The Children’s Home or facilitates Children’s Home providing
the broadest range of care possible to children and their families. The foregoing
term “use” or “uses”, utilizing the definitions from Little Rock Code of Ordinances
36-3 (except as provided below), means and includes, without limitation one or
more instances of any of the uses mention or described below:
Church, Establishment of a religious, charitable or philanthropic
organization, Family care facility, provided that any instance of such use
shall neither be limited to six (6) or fewer individuals nor two (2) or fewer
staff members, Group care facility, provided that any instance of such use
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
3
shall allow (i) fewer than six (6) and more than sixteen (16) residents,
(ii) more than three (3) staff or supervisory personnel, and (iii) medical or
nursing care to take place on the site, Group home, provided that any
instance of such use shall allow more than four (4) handicapped
individuals, Multi-family facility, Orphanage, provided that any instance of
such use shall allow for the shelter meals, clothing and co unseling for
on-site and/or off-site residents, Rooming, lodging and boarding facility,
provided that any instance of such use (i) may allow fewer than
four (4) persons and more than sixteen (16) persons, (ii) may allow the
attached units and/or private access accommodations, and (iii) shall not
necessarily be arranged as to permit passage between all living elements
such as dining, kitchen and bathrooms; Clinic (medical, dental, optical),
provided that any instance of such use may include (i) outpatient or
inpatient facilities and/or (ii) hospital beds for overnight care, Community,
welfare and health center, Day camp, day care center, and/or daycare
center, adult, Pharmacy, Establishment for care of alcoholic, narcotic or
psychiatric patients, provided that any instance of such use may offer
residence for outpatient or inpatient treatment to alcoholic, narcotic or
psychiatric patients, Hospital, Institution for special education,
Laundromat, laundry, domestic cleaning, laundry, industrial, and/or
laundry pickup station, Nursing home or convalescent home, Office,
general or professional, School, public, private or denominational, school
business, and/or school, commercial, trade or craft, Studio (art, music,
speech, drama, dance or other artistic endeavors, College dormitory,
One or more outlets to support any aspect of workforce development,
which may include, without limitation, Catering commercial services,
Catering/home cooking, Clothing store, Secondhand store, Used furniture
or rummage shop, Seasonal and temporary sales outside, Florist shop,
Furniture repair store, Handicraft, ceramic, sculpture or similar art work or
other types of small business opportunities to serve and/or support the
Children’s Home’s client programs and services when appropriate, and/or
Any use that would allow the following activities, irrespective of any
definition created or maintained by any now existing or hereafter enacted
Little Rock Ordinance, Foster care facility or facilities, Group homes for
young children and adolescents, Emergency shelter homes for young
children and adolescents, Psychiatric residential treatment facility, Infant
daycare, Preschool daycare, Preschool education, Therapeutic day
educational programs, Services for the developmentally delayed, Various
kinds of addiction treatment, Parent training, Post treatment transitional
living for persons aged from 18 to 21, Community group activities and
programs, Adult and adolescent vocational training, Outpatient mental
heath services, Grief counseling services, Indoor and/or outdoor event
spaces, Tutoring center for students in grades K – 12, Physical therapy,
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
4
occupational therapy and speech therapy services for all genders and all
ages, Elder daycare, Assisted living services, Community gardening,
Health education/fitness facilities, Basic culinary training facility,
Motivational leadership/management training classes, with an emphasis
on health care, Summer day camp for children of all ages,
Neighborhood/community association meeting facilities, Emergency
management training and/or Community learning center for adults,
providing without limitation, training on topics such as computers, social
media interaction, first-aid, financial planning, and/or community
resources.
B. EXISTING CONDITIONS:
The Children’s Home occupies a large acreage on the west side of South
Fillmore Street and south of Charles Bussey Avenue. The development is
entirely fenced and there is a gated entry from South Fillmore Street into the
development. There are a number of buildings located on the site, all dedicated
to activities of the Children’s Home. South Fillmore Street and Charles Bussey
Avenue are both unimproved streets with open ditches for drainage. There are
single-family homes located across South Fillmore Street and Charles Bussey
Avenue for the entire perimeter of the site. The property to the south is a paved
parking area for UALR. West of the developed site is a creek and vacant
property, owned by UALR, along South University Avenue.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Broadmoor
Neighborhood Association, the Point O’ Woods Neighborhood Association, the
Curran Conway Neighborhood Association and the Oak Forest Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Charles Bussey Avenue is classified on the Master Street Plan as a
residential street. A dedication of right-of-way 25 feet from centerline will be
required.
2. Fillmore Street is classified on the Master Street Plan as a residential Street.
A dedication of right-of-way 25 feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Fillmore Street and Charles Bussey Avenue.
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
5
4. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot-
wide drainage and access easement is required adjacent to the floodway
boundary.
5. The area within the floodway should be rezoned Open Space.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Charles
Bussey Avenue including 5-foot sidewalks with the planned development.
The new back of curb should be located 13 feet from centerline.
7. Sidewalks with appropriate handicap ramps are required to be constructed
along Fillmore Street in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. Remove existing driveways on Fillmore Street that are fenced and not
proposed to be used.
10. 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. A variance must
be requested for an advanced grading permit for the "Lay Down" area.
11. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owner to maintain.
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. The proposed driveway on Fillmore Street shall be constructed with
concrete aprons per City Ordinance and not exceed 26 feet in width and not
exceed a 15-foot radius. The call box for the gate shall be located no closer
than 40 feet from Fillmore Street. If the gate will be open all day during
daylight hours, the gate can be located at least 20 feet from Fillm ore Street.
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.
15. Obtain a franchise agreement from Public Works Bennie Nicolo,
501.371.4818 or Bnicolo@littlerock.gov for the private improvements
located in the right-of-way such as parking, plantings, signage, fencing, etc.
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
6
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Existing easements must be
retained. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing power lines in the area. Single phase power lines exist
on the east and west sides of the property. Contact Entergy in advance to
discuss future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this property is developed.
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 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.
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 Roc k
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.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. 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.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
7
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.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
10. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Not on a dedicated Rock Region Metro bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Public Institution (PI) for this property. This category includes
public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility subst ations,
and hospitals. The applicant has applied for a rezoning from R -2 (Single-Family
District) to Long-form POD (Planned Office Development) to allow a Methodist
Children’s Home to add a new building with parking to this campus.
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
8
Master Street Plan: South Fillmore Street and W est Charles Bussey Avenue are
both shown as a Local Streets on the Master Street Plan. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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.
3. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
4. A landscape irrigation system shall be required for developments of
one (1) acre or larger.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the proposed development. Staff questioned the
proposed signage plan. Staff also questioned any additional fencing to be added
to the site with the new development.
Public Works comments were addressed. Staff stated Charles Bussey Avenue
was classified on the master Street Plan as a residential street which would
require a dedication of right of way to 25-feet from centerline. Staff stated South
Fillmore Street was also a residential street classification which will require a
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
9
dedication of right of way to 25-feet from centerline. Staff stated the driveway
apron was to be constructed with concrete within the right of way. Staff stated
any private improvements located in the right of way would require a franchise
agreement with the City.
Landscaping comments were addressed. Staff stated landscape areas were to
be provided between the vehicular use area used for public parking and the
general vicinity of the buildings, excluding truck loading or service areas not open
to public parking. Staff stated eight (8) percent of the vehicular use area was to
be designated for landscaping.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan, noted fencing existing and proposed and
indicated future building construction sites on the site plan.
The applicant is seeking a rezoning of 27+ acres from R-2, Single-family to
PD-O, Planned Development Office to recognize the existing and future activities
of the United Methodist Children’s Home campus. The site contains
15 buildings which collectively cover approximately 68,653 square feet.
The initial phase of the new construction is proposed to cover approximately
17,747 square feet of the total Campus area. With the new construction an
existing building will be removed. 28 additional parking spaces will be added
within the interior of the site. The new facility will consolidate pre-existing uses,
which are currently scattered among three (3) existing buildings on the Campus.
The plan indicates a building envelope for a future construction. The applicant
notes at this time the final plans have not been completed. The applicant states
the building size will range from 5,000 square feet up to 25,150 square feet and
may be constructed in multiple phases. The applicant notes the maximum
building height proposed is 50-feet.
The applicant is requesting a deferral of the required one -half street
improvements to Charles Bussey Avenue including the five foot sidewalk until
(1) the City commences construction to improve the north half of Charles Bussey
Avenue and (2) the Children’s Home begins construction of the capital
improvements along Charles Bussey Avenue noted on the site plan (construction
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
10
of the future building ranging from 5,000 square feet to 25,150 square feet).
According to the applicant Charles Bussey Avenue, adjacent to the Campus, is
essentially a dead-end street on which no residents front, making that portion of
Charles Bussey Avenue a non-through street almost exclusively traveled by the
Children’s Home employees and visitors. The requested half street
improvements are proposed to cost the Children’s Home $273,000, which
according to the Children’s Home is money that will be taken from funds
otherwise used of the care of children. Staff has concerns with the requested
deferral of the street improvements to Charles Bussey Avenue. Staff will
continue to work with the applicant to determine if an agreement of the required
street improvements can be secured.
The applicant is requesting a franchise to allow the continued use the right of
way of Charles Bussey Avenue as parking for employees and visitors until the
street is widened. At which time the parking will be removed. The applicant has
indicated they will seek a franchise agreement with the City for any private
improvements located within the public right of way along Charles Bussey
Avenue or Fillmore Street.
The applicant indicates construction of the requested sidewalks along South
Fillmore Street will be completed for the entire length of the Campus. They have
agreed to repair or replace any broken curb, gutter or sidewalk damaged in the
public right of way prior to occupancy. All drives on South Fillmore Street which
are not being used for access, drives with gates, will be removed. A new
concrete driveway apron for a proposed new driveway on South Fillmore Street
will be installed with a maximum width of 26-feet and a 15-foot radius at the curb.
The site plan includes a construction entrance along South Fillmore Street to
allow for access to the site and a materials storage area for the construction
activities. During construction the existing curb should be removed on Fillmore
Street for the temporary construction entrance. Prior to the issuance of a final
certificate of occupancy, the curb must be reinstalled and the construction
entrance material removed and vegetation reestablished in the construction
laydown area and entrance. Consideration should be given to prevent
stormwater in Fillmore Street from discharging through the temporary
construction entrance and damaging the entrance drive.
The applicant indicates the intent is to install some landscaping in connection
with the construction of the proposed nine (9) new parking spaces visible from
South Fillmore Street and the entrance to the new building. The request incudes
a variance from the Landscape Ordinance requirements related to the interior
landscaping and the ratio of landscaping to the vehicular use areas.
The applicant notes the new vehicular use areas will constitute less than
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
11
two (2) percent of the Campus area of the Children’s Home site which already
contains dozens of acres of naturally occurring landscaping.
Staff is not supportive of the applicant’s request. Staff has concerns with the
listing of uses as outlined in the proposal section of the write -up. The applicant
has provided a laundry list of uses many of which have no relevance to the use
of the site. A number of the uses proposed are commercial uses and appear to
be independent of the Children’s Home activities. Staff feels the approved uses
should be more in keeping with the activities currently taking place on the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as f iled.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicants were present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of approval of the
requested uses. Staff stated the request included a deferral of the street improvements
to Charles Bussey. Staff stated since the deferral request was not tie to a specific time
they could not support the deferral request.
Mr. John Gill addressed the Commission on behalf of the United Methodist Children’s
Home. He stated the Children’s Home organization had been around for parts of three
(3) centuries. He stated the Children’s Home was in high standing with the state and
federal agencies. He stated the use of the property was not new. He stated the
Children’s Home had been providing services to youth and their families for their entire
existence. He stated the Children’s Home was now in a position to allow for
construction of a new building which was much needed. He stated t he Children’s Home
was providing three (3) acres of dedication to the City via floodway dedication or right of
way dedications. He stated a new sidewalk was proposed along Fillmore Street as
requested by the City. He stated the street improvements to Cha rles Bussey were near
¼ million dollars. He stated this was money that would be taken from the children and
services the Children’s Home could provide to the youth and their families. He stated
the deferral request was tied to the construction of the cha pel. He stated it was
not clear if the funds for the chapel could be raised within two (2) years or within
five (5) years. He stated the Trustee were in the process of deciding a campaign
strategy to kick off a fund raising effort. He stated as of dat e the fund raising had
not started.
Mr. Joseph Emmel addressed the Commission in opposition of the request. He stated
his concern was the neighborhood was not informed as to the request. He stated there
were concerns by the neighborhoods as to the p roposed new construction. He stated
April 27, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5574-D
12
the first anyone knew of the request was three and one -half (3 ½) weeks ago when the
sign was posted. He stated Fillmore Street was a race way for the UALR students. He
requested the Commission defer the request to allow the applicant to meet with the
neighborhood.
Mr. Gill stated there was a letter of support from the University District Neighborhood
Associations. He stated there had been a number of meetings with the neighbors and
the neighborhood associations. He stated he felt all efforts had been made to reach out
to the area residents.
The Commission questioned Mr. Gill if the applicant was willing to accept a time certain
deferral. Mr. Gill stated once again the timing of the funding for the chapel was
uncertain. The Commission questioned staff as to the time frame for a deferral request.
Staff stated typically deferral requests were approved for five (5) years and if the
construction could not be completed within the five (5) years then the applicant could
request additional time. Staff stated this was not unlike other non -profits who had also
been required to complete boundary street improvements to the abutting streets.
Mr. Gill stated he was unaware that there could be additional time granted to complete
the improvements. He stated his client was willing to accept the five (5) year time frame
and if funding had not become available then his client would seek approval for
additional time to allow the completion of the improvements.
A motion was made to approve the rezoning request including all staff
recommendations and comments. The motion carried by a vote of 11 ayes, 0 noes and
0 absent. A motion was made to approve the deferral request for the boundary street
improvements to Charles Bussey for a period of five (5) years or until the construction of
the chapel. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 11 FILE NO.: Z-6054-C
NAME: Fitts Auto Expansion Revised Long-form PCD
LOCATION: Located at 8421 Stagecoach Road
DEVELOPER:
Bill Fitts Auto Sales
c/o Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
SURVEYOR:
Arkansas Surveying and Consulting
c/o Scott Foster
7926 Salem Road
Benton, AR 72019
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family and PCD, Planned Commercial Development
ALLOWED USES: Single-family and C-3, General Commercial District uses and
Automobile sales and service
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and Automobile sales and
service
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the development of the first phase.
2. A variance from Sections 30-43 and 31-210 to allow the driveway location as
proposed.
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
2
BACKGROUND:
Ordinance No. 21,365 adopted by the Little Rock Board of Directors on February 21,
2017, rezoned a portion of this site from R -2, Single-family to PCD, Planned
Commercial Development, to allow the development of a portion of the currently
proposed site with an expansion of the adjacent automobile sales business. The
applicant indicated the initial plan included the construction of parking and an access
drive to allow the offloading and storage of vehicles, which was taking place on property
owned by the applicant across Stagecoach Road. The request included the new
parking areas be maintained as gravel for a period of two (2) years. At which time the
parking area would be paved and landscaped to meet the typical minimum ordinance
requirements of the landscape and buffer ordinances. The future plan included the
construction of a building to be used for auto detailing of inventory prior to placing the
vehicles on the lot for sale.
The development site included 7.13-acres which was zoned PCD. The remaining area
was zoned OS, Open Space, the area located within the floodway and is proposed to be
dedicated to the City of Little Rock.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to add additional land area to the approved site plan.
The applicant has indicated the additional parking will be extended from the
existing Fitts Auto Sales lot and a new retail building containing 24,000 square
feet of floor area will be constructed. The plan indicates parking along
Stagecoach Road. The driveway is indicated along the eastern perimeter of
the site.
B. EXISTING CONDITIONS:
The site is located on Stagecoach Road just west of Interstate 430. The property
is located adjacent to the existing auto sales (Bill Fitts Auto Sales). The site is
heavily wooded and is located adjacent to a regulatory floodway. Stagecoach
Road was recently widened by the Arkansas State Highway and Transportation
Department. There is curb, gutter and sidewalk located adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Crystal
Valley Property Owners Association and Southwest Little Rock United for
Progress were notified of the public hearing.
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Sidewalks with appropriate handicap ramps are required to be installed
along Stagecoach Road and extend to the side property line in accordance
with Section 31-175 of the Little Rock Code and the Master Street Plan.
Additional sidewalk should be constructed along the frontage of th e new
property to the east. Sidewalk should also be constructed to the southwest
property line west of the existing west driveway.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. A grading permit in accordance with Section 29-186 (c) 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 adva nced
grading variance being requested to grade future phases with construction
of Phase 1?
5. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e).
Provide finished floor elevations, floodplain and floodway, and fill
embankments or retaining walls.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
9. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
10. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot-
wide drainage and access easement is required adjacent to the floodway
boundary. If property within the floodway should be zoned as Open Space.
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
4
11. Vehicle offloading within the public right-of-way is not allowed. Provide the
truck maneuvering route on the site plan.
12. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior t o issuance of a certificate of
occupancy.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on an
arterial street is 300 feet from intersections and other driveways and
150 feet from the property line. The width of driveway must not exceed
36 feet. A variance must be requested for the proposed driveway location.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Existing easements must be
retained. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this proposal 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 re visions 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
5
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafte r.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain Access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Append ix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
6
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shal l have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
6. D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus
road and the building. Other obstructions shall be permitted to be places with
the approval of the fire code official.
7. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
7
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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows C (Commercial) and MOC (Mixed Office and Commercial)
for this property. The Commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on
the trade area that they serve. The Mixed Office and Commercial category
provides for a mixture of office and commercial uses to occur. Acceptable uses
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
8
are office or mixed office and commercial. A Planned Zoning District is required if
the use is mixed off ice and commercial. The applicant has applied for a rezoning
from PCD and R-2, Single-family to PCD (Planned Commercial Development) to
allow for expansion of the existing commercial use and allow the construction of
a new commercial building.
Master Street Plan: North of the property is Stagecoach Road and it shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Stagecoach Road since
it is a Principal Arterial. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a 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
the landscape ordinance of the City, Section 15 -81. The property to the
north and east is zoned R-2, Single-family a minimum buffer will be required
at six (6) percent of the average depth / width of the lot.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet. The street buffer is deficient.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
5. 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
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
9
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distribute d 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. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to pla nter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Terry Burruss 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 use of
the commercial building. Staff also questioned the days and hours of operation,
the proposed signage plan and any proposed fencing.
Public Works comments were addressed. Staff stated dedication of right of way
to 50-feet from centerline was required along Stagecoach Road. Staff stated if
disturbed area was one (1) or more acres then a permit from AEDQ was
required. Staff stated off-loading of vehicles within the public right of way was
not allowed. Staff requested the site plan include the proposed truck route. Staff
stated the driveway locations did not comply with typical ordinance standards
and stated the placement as proposed would require a variance.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the perimeters of the site where adjacent to a dissimilar use. Staff
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
10
stated the eastern and southern perimeters would require screening. Staff stated
street buffers were required at six (6) percent of the average depth of the lot.
Staff stated the street buffer as indicated was deficient. Staff stated an automatic
irrigation system was required to water landscaped areas. Staff stated a
minimum of eight (8) percent of the paved areas were to be landscaped.
Staff noted the comments from the various other departments and agenc ies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request raised at the April 5,
2017, Subdivision Committee meeting. The applicant has provided the days and
hours of operation, the proposed use of the building and the proposed signage
plan.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to add additional land area to the approved site plan.
The property is currently zoned R-2, Single-family and PCD. The PCD approval
allowed for Fitts Auto Sales to construct a small building to be used in
association with their adjacent automobile sales and to allow the off -loading of
inventory on this PCD zoned portion of the site. At the time of approval the R-2,
Single-family portion of this site was under a different ownership. The Fitts have
since acquired the R-2, Single-family zoned property and are requesting to
incorporate the area into their approved site plan.
The applicant has indicated the additional parking will be extended from the
existing Fitts Auto Sales lot and a new retail building containing 24,576 square
feet of floor area will be constructed. The plan notes 24,000 square feet of floor
area for sales/office and retail. The detail shop area is indicated containing 576
square feet. The plan indicates parking along Stagecoach Road. The plan
indicates 84 new parking spaces will be added. The driveway is indicated along
the eastern perimeter of the site. Also included on the plan is an area which is
proposed to remain gravel. The area is prosed for repo’s and trade-ins. A six (6)
foot fence is proposed to secure the area.
Section 36-508 states all areas are to be paved where subject to wheeled traffic.
The applicant is requesting the new parking area behind the building be allowed
to be graveled for a period of two (2) years. After the two (2) year period the
parking area will be paved and landscaped to meet the typical minimum
ordinance requirements of the landscape and buffer ordinances. There will be no
April 27, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6054-C
11
customer traffic to this area. The only activity taking place will be unloading of
vehicles and detailing of vehicles for future transfer to the existing automobile
sales lot.
The applicant has indicated signage as allowed within Commercial developments
as per the zoning ordinance. The applicant indicates the ground sign will be a
maximum of 36-feet in height and 160 gross square feet in area. Building
signage will be limited to a maximum of ten (10) percent of the façade with public
street frontage.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of future phases with the development of the first phase. The
applicant has indicated the grading is necessary to provide proper detention
storage for the site.
Staff is generally supportive of the applicant’s plan. Staff is not however
supportive of allow the repo and trade -in area of the site plan. This is creating an
impound lot which staff does not feel is an appropriate use for this area of
Stagecoach Road.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had addressed their concerns related to the site plan. Staff stated the
applicant was proposing the placement of an area for inventory storage and employee
parking. Staff stated the site plan did not include an area for a impound area as
previously indicated on the site plan. Staff stated based on the revision to the site plan
and a clear understanding of the applicant’s intended use for the site they were now
supportive of the request. Staff presented the item with a recommendation of approval
of the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of
approval of the variance request from the City’s Land Alteration Ordinance to allow
grading of future phases with the issuance of a building permit for the first phase. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 12 FILE NO.: Z-6060-A
NAME: Dash Heating and Cooling Revised Short-form PD-O
LOCATION: Located at 12417 Cantrell Road
DEVELOPER:
Dash Heating and Cooling
12417 Cantrell Road
Little Rock, AR 72223
ENGINEER:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 5.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.15
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Dash Heating and Cooling
PROPOSED ZONING: PD-O
PROPOSED USE: Dash Heating and Cooling allow the site area to be expanded
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R -2, Single-family to
PD-O, Planned Development Office, to allow the site area to expand. A replat
will be completed for the proposed Lot A -R upon approval. The expansion of
land area will allow additional area for the existing fenced service area on the
property for vehicle parking.
B. EXISTING CONDITIONS:
The site contains Dash Heating and Cooling which has been at this location for a
number of years. There is a church to the south and a small office park to the
west. North of the site are office uses and a PCD, Planned Commercial
April 27, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6060-A
2
Development, which was recently approved and on the current agenda for a
revision to allow a restaurant as an allowable use within the multi-tenant building.
Cantrell Road is a five (5) lane road with curb and gutter in place. There is no
sidewalk located on this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Piedmont
Neighborhood Association and the W alton Height Candlewood Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Due to Piedmont Pond located downstream of the subject property, adequate
erosion controls are required to be installed and maintained during
construction.
3. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. The project would
qualify for a contribution in-lieu of construction at the time of the building
permit.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Existing easements must be
retained. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A three phase, overhead
power line exists along the west side of this property but does not appear to be in
conflicts with the addition of the land area. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6060-A
3
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Executio n 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: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
April 27, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6060-A
4
Rock Region Metro: The site is located on Rock Region Metro Route #25, the
Pinnacle Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Office (O) for this property. The office category
represents services provided directly to consumers (e.g., legal, financ ial,
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from R-2 (Single-family district) to Short-
form PD-O (Planned Development Office) to add additional land area to the
existing developed site. The request is within the Highway 10 Design Overlay
District.
Master Street Plan: North of the Property is Cantrell Road and it shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Cantrell Road since it is
a Principal 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 I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the us e of bicycles. Additional right-of-
way or an easement is recommended. Nine -foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
Landscape:
1. No comment.
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.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few additional technical issues in need of addressing related to the site
plan. Staff questioned the proposed use of the property. Staff also questioned if
there were any modifications proposed to the existing signage plan.
April 27, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6060-A
5
Public Works comments were addressed. Staff stated dedication of right of way
to 55-feet from centerline was required along Cantrell Road. Staff stated a
grading permit was required prior to any land clearing or grading activities on the
site. Staff requested the applicant provide a sketch grading and drainage plan
for the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departm ents 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 April 5, 2017,
Subdivision Committee meeting. The applicant has indicated the area will be
used for vehicle and materials storage. The applicant has also indicated there
were no changes proposed to the existing signage plan, the dumpster placement
or hours of dumpster service or the hours of operation.
The request is a rezoning of the property from R-2, Single-family to PD-O,
Planned Development Office, to allow the site area to expand. The property is
currently operating as a non-conforming use as allowed by the zoning ordinance.
With the proposed expansion the applicant is seeking approval of the PD -O,
Planned Development Office zoning as required by the zoning ordinance.
A replat will be completed for the site (Lot A-R) upon approval of the PD-O,
Planned Development Zoning. The expansion of land area will allow additional
area for the existing fenced service area on the property for vehicle parking,
storage of materials and equipment associated with Dash Heating and Cooling.
The applicant indicates the businesses hours are from 7:30 am to 5:00 pm
Monday through Friday. The applicant has indicated the dumpster location and
the screening mechanism on the site plan. The applicant notes the current hours
of dumpster service will not change.
Staff is supportive of the applicant’s request. The applicant is seeking rezoning
to recognize the existing business located on the site and to allow a small
expansion of land area to be incorporated into the development plan. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the rezoning as proposed is appropriate.
April 27, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6060-A
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 27, 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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 13 FILE NO.: Z-6318-E
NAME: Chenal Market Revised Long-form PCD
LOCATION: Located at 16105 Chenal Parkway
DEVELOPER:
KR Little Rock Holdings Y-623 LLC
P.O. Box 1878
Memphis, TN 38101
SURVEYOR:
Global Surveying Consultants, Inc.
Attn. Paxton Singleton
6511 Heilman Court
North Little Rock, AR 72118
AREA: 17.62 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses – allow the creation of 2 lots
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On August 19, 1997, the Little Rock Board of Directors adopted Ordinance No. 17,556
establishing Dairyland Long-form PCD. The property was approved for a mixed use
development containing three Phases. Phase I was to include a 76,560 square foot
Kroger Store, 9,000 square feet of retail/restaurant, 646 parking spaces and Lease
Parcel 1. Phase II was to contain 35,000 square feet of retail and Phase III was to
contain 90,000 square feet of retail, 306 parking spaces and Lease Parcels 2 and 3.
Phase I was to begin development upon approval and Phases II and III were to begin
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
2
construction within a three year time period. No specific proposal was submitted for
approval for the three Lease Parcels. The applicant indicated approval would be
obtained at the time of development.
Ordinance No. 18,868 adopted by the Little Rock Board of Directors on November 17,
1988, revised the previously approved site plan for Dairyland Long-form PCD. The
revision included moving the approved phase line to include Lease Parcel 2 and add
12 parking spaces. The revision also included the construction of the drive along the
south side of Lease Parcel 2. The applicant submitted a site plan for Lease Parcel 2 for
approval. The site plan included the construction of a 4,200 square foot bank building
with 29 parking spaces. Phase I has been constructed. No construction has begun on
Phases II and III.
Ordinance No. 19,332 adopted by the Little Rock Board of Directors on May 17, 2005,
revised the previously approved PCD to allow twelve of the existing parking spaces to
be used as seasonal outdoor display. From March to September the approval allowed
Kroger to display lawn furniture, bar-b-que grills and miscellaneous outdoor equipment
in their parking lot. The displayed items would be barricaded to prevent customers from
parking in the display area and creating traffic conflicts.
Ordinance No. 20,031 adopted by the Little Rock Board of Directors on Octob er 14,
2008, allowed a revision to the previously approved site plan. The developers were
allowed a new 119,240 square foot Kroger store that would fill out the western end of
the shopping center area. The former Kroger store (64,753 square feet) would b e
adapted for a new user, or multiple users, after the new store was completed and
occupied. An addition to the eastern building containing 10,150 square feet was also
proposed. A fuel service canopy was located at the east side of the western Chenal
entry drive; and, Kroger requested the continued right to have a limited amount of
seasonal outdoor display in shopping center parking areas.
Ordinance No. 20,648 adopted by the Little Rock Board of Directors on October 16,
2016, amended the site development plan for two (2) vacant parcels located along
Kanis Road and Chenal Parkway. The northwest corner was proposed with a
combination retail and restaurant building and drive -through service and associated
parking improvements. The building was indicated with 6,573 square feet of gross floor
area. A maximum restaurant area of 3,200 square feet and an outdoor dining of
250 square feet. There were 50 parking spaces indicated on this lot. The northeast
corner was indicated with a large free standing resta urant and a smaller retail building.
The restaurant building was indicated with 7,600 square feet, 768 square feet of outdoor
dining and 111 parking spaces. A retail building containing 3,000 square feet along with
33 parking spaces were located on Lease Parcel 2. All the development has occurred.
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the existing single 17.62-acre lot located at
16105 Chenal Parkway to be subdivided. The existing Kroger store will remain
on a single lot and contain approximately 11.90 acres. The Chenal Health and
Fitness will be located on the second lot which is proposed containing
5.72-acres.
B. EXISTING CONDITIONS:
All the previously approved development has occurred. Within the site is Kroger,
a fitness center, a dress shop and vacant commercial lease space. Around the
perimeter of the site there is a bank facility and Kroger fueling center. Additiona l
retail and restaurant space has been added via lease parcels. There is a traffic
signal located at the intersection with Chenal Parkway and Kanis Road and at
Chenal Parkway and Kirk Road. All boundary street improvements have been
completed to the abutting streets.
There is undeveloped conceptual PCD located to the west of the site on a former
golf driving range. A convenience store, automobile dealership and church are
among the uses across Chenal Parkway to the north. Across Kanis Road to the
east there is an office building and a branch bank.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kanis Creek
Property Owners Association and the Parkway Place Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stormwater detention is provided for proposed Lot 2 on proposed Lot 1.
Maintenance of detention ponds is the responsibility of the property owner or
property owner's association. How will detention be provided for proposed
Lot 2?
2. Access easements or shared access and parking should be provided.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot-wide
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
4
drainage and access easement is required adjacent to the floodway
boundary. The floodway should be rezoned Open Space.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Existing easements must be
retained. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss any changes to
electrical service requirements, or adjustments to existing facilities (if any) as this
proposal proceeds.
Centerpoint Energy: Regarding the Lot split between Lot 1 & 2, Centerpoint
Energy (CNP) currently serves the shopping center from the rear by underground
natural gas facilities running along the existing fence at the edge of
pavement/asphalt. These natural gas facilities serving the property are sourced
from adjacent CNP facilities along Kanis Road. However, CNP facilities serving
the shopping center are not indicated on the proposed plat. Also due to the
proposed Lot Split, if a utility easement agreement is not already in place C NP
requests a 20-foot utility easement be granted to existing natural gas facilities
serving the shopping center from Kanis Road as laid. Please see attached facility
map indicating approximate location of CNP Facilities.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
5
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement
to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
6
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be
approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
7. 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.
8. 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 f ollowing 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
7
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a Rock Region Metro bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
The applicant has applied for a rezoning from PCD (Planned Commercial
Development) to a revised Long-form PCD (Planned Commercial Development)
to allow the creation of an additional lot. The request is within the
Chenal/Financial Center Design Overlay District.
Master Street Plan: North of the property is Chenal Parkway and it shown as a
Principal Arterial on the Master Street Plan. West of the property is Kirk Road
and it is shown as a Collector on the Master Street Plan The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Chenal Parkway since it is a Principal Arterial. The primary function of a Collector
Road is to provide a connection from Local Streets to Arterials. These Streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site. The request is within the Chenal/Financial Center
Design Overlay District.
Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
8
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the it em stating there
were few outstanding technical issues associated with the request. Staff
questioned if the plat would include cross access and cross parking.
Public Works comments were addressed. Staff stated the existing stormwater
detention was located on proposed Lot 1. Staff stated within the Bill of
Assurance a maintenance agreement would be required to allow Lot 2 the
continued use of the existing detention facility and outline the responsibilities of
each lot with regard to maintenance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were few outstanding technical issues in need of addressing via a revised
site plan for comments raised at the April 5, 2017, Subdivision Committee
meeting. The applicant has indicated cross access and cross parking will be
provided for the newly created lots. The applicant also notes detention will be
addressed via the Bill of Assurance.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the existing single 17.62-acre lot located at
16105 Chenal Parkway to be subdivided. The existing Kroger store will remain
on a single lot and contain approximately 11.90 acres. The Chenal Health and
Fitness along with the additional retail businesses will be located on the second
lot which is proposed containing 5.72-acres.
Article VII Section 36-451 defines the process for the planned unit development
process. The ordinance states the process is established to permit the
combination of subdivisions and zoning review for parcels of land into one (1)
process in order that all aspects of a proposed development can be reviewed
and acted upon simultaneously. It is also the intent to permit the use of flexible
guidelines rather than fixed zoning or subdivision regulations in the administrative
review of specific development plans.
April 27, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6318-E
9
The current request is to allow the subdivision of the existing parcel into
two (2) lots. The lots will share a common lot line through the existing buildings.
A previous revision to the PCD zoning created several out -parcels along Chenal
Parkway and created an outparcel which currently contains the end cap of the
retail center, Mellow Mushroom Restaurant, West Rock Braces and Chuy’s
Restaurant.
Staff is supportive of the applicant’s request. The property is a fully developed
shopping center. The site will be overlaid with cross access and cross parking.
In addition the applicant will provide for the existing detention facilities to be
shared between the lots with a maintenance agreement included in the Bill of
Assurance.
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: (APRIL 27, 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 a s 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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 14 FILE NO.: Z-6488-B
NAME: KLR Properties Revised Short-form PCD
LOCATION: Located at 12400 Cantrell Road
DEVELOPER:
KRL Properties
P.O. Box 21051
Little Rock, AR 72221
SURVEYOR:
Marlar Engineering Co.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
ENGINEER:
Lewis Architects Engineers
11225 Huron Lane, Suite 104
Little Rock, AR 72211
AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: O-3, General Office District uses, Health studio and spa and Florist
shop
PROPOSED ZONING: Revised PCD
PROPOSED USE: O-3, General Office District uses, Health studio and spa and
Restaurant
VARIANCE/WAIVERS: None requested.
April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6488-B
2
BACKGROUND:
Ordinance No. 21,311 adopted by the Little Rock Board of Directors on October 18,
2016, rezoned the property from O-3, General Office District to PCD, Planned
Commercial Development, to allow the development of the site with a new multi -tenant
building containing 14,000 square feet of floor area. The approval allowed the
following uses:
6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space
4,000 square feet: Silks A Bloom, permanent botanicals and creative
arrangements (Florist shop)
2,000 square feet: River City General Contractors, Inc. (General and
professional office)
2,000 square feet: Shelled area (General and professional office)
Access to the site was proposed from a shared drive with the adjacent property to the
west. Parking was located in the front and rear of the proposed facility. Parking,
sidewalks, dumpster pad with enclosure were noted on the site plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the PCD, Planned Commercial
Development, to allow the addition of a restaurant as an allowable use. The
applicant is proposing the uses as follows:
6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space
2,000 square feet: Firehouse Subs
2,000 square feet: River City General Contractors, Inc. (General and
professional office)
4,000 square feet: Shelled area (General and professional office)
B. EXISTING CONDITIONS:
The site is a wooded site located on the north side of Cantrell Road, Highway 10,
just west of the Pleasant Ridge Shopping Center. The site shares a drive with
the property to the west which is developed with an office building,
April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6488-B
3
Moore Mortgage Company. The Walton Heights Subdivision is located to the
north of this site. There is an Entergy Utility Substation located to the east of the
site and a church, St. Michael’s Episcopal, is located to the south of this site.
Cantrell Road is a four (4) lane road with a center turn lane. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Piedmont
Neighborhood Association and the Walton Height Candlewood Property Owners
Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated the
request was to allow a modification to the proposed use mix of the development
and to allow a restaurant as an allowable use. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
E. ANALYSIS:
There were no issues raised at the April 5, 2017, Subdivision Committee meeting
in need of addressing via a revised site plan. The applicant is requesting to
amend the previously approved PCD, Planned Commercial Development, zoning
to allow a change the use mix and uses proposed for the site. The applicant is
requesting the 6,000 square feet for A Kick Above personalized fitness training
facility (Health studio and spa) remain the same. Included in the square footage
the tenant will also utilize 1,600 square feet of mezzanine space as was
previously approved. The applicant is seeking to add a Firehouse Subs
Restaurant which will occupy 2,000 square feet of floor area. The remaining
6,000 square feet of space will be utilized by general and professional office
users including 2,000 square feet to be leased to River City General Contractors
and 4,000 square feet of floor space which will be constructed as shell office
space and be finished out as leases are secured.
The site plan indicates 52 parking spaces on the site. Parking for a mixed use
development is typically based on one (1) space per 225 gross square feet of
floor area. 14,000 square feet of floor area would typically be required
62 parking spaces.
April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6488-B
4
The previous approval allow the hours of operation for the cross fit portion of the
development Monday through Friday from 5:00 am to 10:30 am and from
4:00 pm to 6:30 pm. The applicant indicates the approved hours for the cross fit
portion of the development will remain as previously approved. The hours of
operation for the remaining portion of the development, the commercial and
office, are proposed from 7:00 am to 10:00 pm seven (7) days per week.
There are no other changes proposed from the previous approval. The applicant
is continuing to request the removal of the eastern land use buffer which is
adjacent to the Entergy Substation. The applicant notes all Highway 10 Design
Overlay District requirements will remain in place.
Staff is supportive of the applicant’s request. Although the parking is indicated
with less than the typical ordinance standard staff does not feel the reduced
number of parking spaces will significantly impact the development or the area.
For the most part the office users and the restaurant users will have differing
peak hours. In staff’s opinion the use mix proposed will allow for adequate
parking for the site.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the addition of a restaurant as
an allowable use for the site provided the remaining uses and all previously
approved conditions remain as previously approved.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
addition of a restaurant as an allowable use for the site provided the remaining uses
and all previously approved conditions remain as previously approved. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 15 FILE NO.: Z-6860-E
NAME: Markham Harrison Properties Short-form PD-O
LOCATION: Located at 5307 A Street
DEVELOPER:
Markham Harrison Properties, LLC
5300 West Markham Street
Little Rock, AR 72205
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PD-O
PROPOSED USE: Parking lot
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
driveway spacing on A Street less than the typical ordinance standard.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project is located on the south side of A Street between Harrison and Tyler
Streets. The applicant is requesting a rezoning of the site from O -3, General
Office District, to PD-O, Planned Development Office, to allow the development
of a parking lot to serve the office building located at the Northwest
corner of West Markham and Harrison Streets. The site plan includes the
placement of a five foot one inch (5’1”) landscape strip along the eastern and
western perimeters.
April 27, 2017
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6860-E
2
B. EXISTING CONDITIONS:
The site contains a single-family home. There is a parking lot located to the east
of this site and there are new offices located to the west of this site with their
parking located along A Street. North of A Street are single-family homes. South
of A Street within this area there is one (1) additional single-family home which is
owned by the Magnolia Lodge. A portion of the rear yard of the Magnolia Lodge
home is being used as parking. Sidewalks along A Street are being installed with
the redevelopment of the property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
A Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to A Street including
5-foot sidewalks with the planned development. The new curb should
connect with the newly installed curb to the west at the same width.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance is required to be
obtained for the driveway location. Driveway spacing on commercial streets
is 250 feet from street intersections and other driveways and 125 feet from
side property lines.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. An existing Overhead power
line exists in the alley to the south 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6860-E
3
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Office (O) for this property. The office category
represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from O -3 (General Office District) to
Short-form PD-O (Planned Office Development) to allow a parking lot. The
request is within the Midtown Design Overlay District.
Master Street Plan: North of the property is A Street and it shown as a Local
Street on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. 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:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (½) the full width requirement but in no case
less than nine (9) feet. The property is located in the City’s designated mature area.
A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The
minimum dimension of the buffer shall be six (6) feet nine (9) inches. After the five
foot right of way dedication the street buffer is deficient.
April 27, 2017
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6860-E
4
3. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-way. 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. This strip shall be at least nine (9) feet wide. The property
is located in the City’s designated mature area. A twenty-five (25%) percent
reduction of the buffer requirements is acceptable. The minimum dimension of the
perimeter planting strip shall be six (6) feet nine (9) inches. The east and west
perimeters are deficient.
5. An irrigation system shall be required for developments of one (1) acre or larger. For
developments of less than one (1) acre a there shall be a water source within
seventy-five (75) feet of the plants to be irrigated.
6. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the request was to allow
the development of a parking lot on O -3, General Office District zoned property.
Staff stated the request would also require approval by the City Beautiful
Commission for the reduction in the perimeter landscape strips prior to the Bo ard
of Directors acting on the request.
Public Works comments were addressed. Staff stated right of way dedication to
30-feet from centerline was required. Staff stated with the development of the
site street improvements to A Street including curb, gutter and sidewalk would be
required.
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 di scussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has indicated a right of way dedication to 30 -feet from centerline
will be provided along with the required street improvements al ong A Street with
the redevelopment of the lot with the new parking. There were no other issues
raised at the April 5, 2017, Subdivision Committee meeting in need of addressing
via a revised site plan.
April 27, 2017
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6860-E
5
The applicant is requesting a rezoning of the site from O-3, General Office
District, to PD-O, Planned Development Office, to allow the development of a
parking lot to serve the office building located at the Northwest corner of West
Markham and Harrison Streets. The site is located within the Mid-town Design
Overlay District. The Overlay typically regulates development of sites which
include the construction of new buildings or remolding of existing buildings which
exceed 50-percent of the replacement cost of the building. In this case the
applicant is requesting the review to allow the placement of the parking lot as the
principal use of the property.
The site contains an existing home which will be removed to allow the new
parking. The site plan indicates ten (10) new parking spaces. The appl icant
notes the current parking demand on the existing clinic far exceeds the parking
available on their site. The new parking will be used as employee parking only.
The site plan includes the placement of a 5 .1-foot landscape strip along the
eastern and western perimeters. The street buffer and the landscape strip along
the alley are indicated at 6.25-feet. The site is located within the Designated
Mature area of the City which allows landscape strips to be reduced to 6 -feet
9-inches. The plan as presented falls below the typical minimum landscape strip
per the Landscape Ordinance requirement on the east and west sides. The site
does not abut residentially zoned or used property therefore a land use buffer is
not required.
The applicant will make application to the City Beautiful Commission for approval
of a variance from the City’s Landscape Ordinance requirements and allow the
reduction in the landscape strips. Assuming approval by the Planning
Commission and the City Beautiful Commission the item will then be forwarded
to the Board of Directors for final action.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the property to allow the redevelopment of the site with parking to serve a
nearby office building. The property is currently zoned O-3, General Office
District. The request is to allow the placement of the parking as the principal use
of the property. There are no land use buffers required for the development of
the site. City Beautiful Commission will review the landscape strips as proposed
and provide a recommendation to the City Board of Directors.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6860-E
6
PLANNING COMMISSION ACTION: (APRIL 27, 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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 16 FILE NO.: Z-7091-A
NAME: Presbyterian Village Revised Short-form POD
LOCATION: Located at 510 Brookside Drive
DEVELOPER:
Presbyterian Village
510 Brookside Drive
Little Rock, AR 72205
ENGINEER:
Central Arkansas Engineering
1012 Autumn Road #2
Little Rock, AR 72211
ARCHITECT:
Heiple + Wiedower Architects
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 8.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 22.03
CURRENT ZONING: PD-R
ALLOWED USES: O-3, General Office District and Independent Living
PROPOSED ZONING: POD
PROPOSED USE: Senior housing - Allow the construction of a chapel
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 18,593 adopted by the Little Rock Board of Directors on November 20,
2001, rezoned the property from O-3, General Office District (southern portion of the
site) and R-2, Single-family District to PRD, Planned Residential Development. The
rezoning was proposed as a redevelopment and expansion of the facilities for
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
2
Presbyterian Village. The southern site which contained the nursing home and the
independent living apartments was to be razed and a new three story health care
building and parking was proposed for this site. The north site was undeveloped O -3,
General Office District and R-2, Single-family District zoned property. This area was
proposed with independent living cottages, a multi-story independent living apartment
building. The development did not occur. The southern buildings have remained and
the northern property remains undeveloped.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the previously approved PD-R, Planned
Development Residential, and to rezone the site to PD-O, Planned Development
Office, to allow the construction of a chapel along the Brookside Drive face of the
building for the residents. Presbyterian Village has operated since 1965 as a
living community for older adults (today age 55 and older). This includes
apartments, individual residences and a nursing home. The Village is in the
midst of planning for a campus addition of an ancillary building to serve as
worship and activity building for the community. The applicant is requesting a
change of zoning from the Planned Residential Development (PRD) approved in
2001. The campus improvements set forth in the PRD were never completed
due to financial hardships that later made the project impossible. At this point in
time, Presbyterian Village feels that a change to POD, Planned Office
Development, will better meet the current usage of the 8 acre campus, known as
the South section in the current PRD approval. The Nort h section of the previous
approval will remain zoned PRD. The applicant has no development plans for
the North section at this time and will request a review by the City prior to
development of the area.
B. EXISTING CONDITIONS:
Presbyterian Village is located at the corner of Rodney Parham Road and
Brookside Drive. The campus contains a number of buildings which include
independent living cottages, assisted living suits and a nursing home. The
building heights range from one (1) to three (3) stories. To the east of the site
are office uses located along Rodney Parham Road and multi-family extending
down Brookside Drive. West of the site is a commercial shopping center. South
of the site on Brookside Drive are single-family homes. Southwest of the site are
office and residential uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Eagle Crest
Neighborhood Association were notified of the public hearing.
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
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. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the rear of the property on the west side of the
existing development. Contact Entergy in advance to discuss any changes to
electrical service requirements, or adjustments to existing facilities (if any) as this
proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the ti me of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connecti on(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of the
water meter.
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
4
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is located on Rock Region Metro Route 38, the
Rodney Parham bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential High (RH) for this property. The
Residential High category accommodates residential development of more than
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from
PRD (Planned Residential Development) to Short-form PD-O (Planned Office
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
5
Development) to allow the construction of a chapel adjacent to the existing
nursing home.
Master Street Plan: East of the property is Brookside Drive and it shown as a
Local Street on the Master Street Plan. The primary function of a Local Street is
to provide access to adjacent properties. 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:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. A small amount of landscape will need to be provided between the new structure,
parking areas, and the public right-of-way. Provide plant material at the rate of one
(1) tree and four (4) shrubs for every forty (40) linear feet between the building and
parking areas.
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: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff questioned if the chapel would be for
used by the residents and their guest only.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk within the right of way was required to be repaired and replaced prior to
occupancy.
Landscaping comments were addressed. Staff stated a small amount of
landscaping was required between the new structure and the parking areas.
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 d iscussion. The
Committee then forwarded the item to the full Commission for final action.
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
6
H. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the April 5, 2017, Subdivision Committee meeting. The
applicant notes any broken curb, gutter or sidewalk will be repaired with the
construction of the new chapel.
The request is to rezone the site from PD-R, Planned Development Residential,
to PD-O, Planned Development Office, to allow the construction of a chapel
along the Brookside Drive face of the building.
The previous approval allowed for multiple buildings and activities which were not
constructed. Presbyterian Village is currently planning for short-term and
long-term plans but feel the immediate need is for an ancillary building to serve
as a worship and activity building for the Presbyterian Village Community. The
use of the area will be restricted to the residents of Presbyterian Village and their
guest. Entrance to the Chapel is from the interior of the Village.
The new construction is proposed within an area that is currently lawn area. The
new building will be placed 5-feet 7-inches from the right of way of Brookside
Drive along the northern perimeter and 8 -feet 8-inches from the right of way on
the southern perimeter. The new construction is proposed between
two (2) parking areas.
The applicant has noted there are no immediate plans for the northern portion of
their property ownership. They and staff feel a change to PD-O, Planned
Development Office, is a better fit for the current usage of the southern 8-acre of
the campus. The north section of the previously approved PRD will remain
zoned PRD. Once the applicant has a development plan for the North section a
review by the City will be requested prior to development.
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: (APRIL 27, 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
April 27, 2017
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7091-A
7
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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 17 FILE NO.: Z-7895-D
NAME: J & R Properties Revised Short-form PCD
LOCATION: Located at 716 Appianway
DEVELOPER:
J & R Properties
2710 Kavanaugh Boulevard
Little Rock, AR 72205
ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 0.688 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 48
CURRENT ZONING: PCD
ALLOWED USES: Office warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: Allow outdoor storage of materials
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,820 adopted by the Little Rock Board of Directors on September 18,
2007, rezoned the property from R-2, Single-family to PCD to allow the development of
a site containing 1.29 acres with a restaurant and office use. The proposed
development had frontage on Woodrow, West 7 th, Appianway and I-630. The
development has not occurred and the approved site plan and PCD zoning have
expired.
Ordinance No. 20,769 adopted by the Little Rock Board of Directors on August 27,
2013, allowed a revocation of the PCD zoning which was approved in September 2007,
by the adoption of Ordinance No. 19,820 and rezoning this portion as PCD, Planned
April 27, 2017
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7895-D
2
Commercial Development. The underlying zoning for the lots was R-2, Single-family.
The request also included a rezoning of Lots 14 – 17, Block 12 of the Ferndale Addition
to the City of Little Rock, Arkansas from the underlying R -2, Single-family zoning to
PCD, Planned Commercial Development. The lots f ronted on Appianway. The
development included the construction of a new warehouse which would be constructed
as an addition to a single-family home located on Lot 15. The single-family home would
be converted to office space. The floor level of the ware house was to match the
basement level of the existing dwelling. The warehouse was proposed as 60 -feet by
100-feet. The house located on Lot 16 was to be removed with the proposed
development. Parking and landscaping were proposed for the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, zoning to allow portions of the site to be used for
outdoor storage of materials. The applicant indicates a 10-foot high wood fence
would be added to screen the outdoor storage. The fence is proposed
100 percent opaque and landscaping is proposed for screening where
necessary.
B. EXISTING CONDITIONS:
The warehouse building has been constructed on the site. Across from the site,
on the east side of along Appianway, there are single-family homes backing up to
a property zoned PCD which is a office warehouse use. North of the site are
single-family homes fronting West 7th Street. On the northwest corner of
Appianway and West 7th Street is a restaurant. On the northeast corner is a
church which is also a City of Little Rock Alert Center. Appian way is an
unimproved narrow street with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Capitol View
Stifft Station Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed gates should be installed as shown on plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
April 27, 2017
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7895-D
3
Entergy: Entergy does not object to this proposal. Service is already being
provided to the structure at this address and th e proposed use of the land does
not appear to conflict with any existing electrical facilities (Distribution or
Transmission). Contact Entergy in advance to discuss any changes to these
plans, electrical service requirements, or adjustments to existing facilities (if any)
as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment.
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: Rock Region Metro Route #5, the West Markham Route,
runs along West 7th Street just north of this site.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC). The Mixed Office
and Commercial category provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. A Planned
Zoning District is required if the use is mixed office and commercial. The
applicant has applied for a rezoning from PCD (Planned Commercial
Development) to a Revised Short-form PCD (Planned Commercial Development)
to allow outdoor storage of materials.
Master Street Plan: East of the property is Appianway Street and it shown as a
Local Street on the Master Street Plan. The primary function of a Local Street is
to provide access to adjacent properties. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7895-D
4
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were no technical issues in need of addressing related to the site plan.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided staff with an updated cover letter addressing
comments raised at the April 5, 2017, Subdivision Committee meeting. The
applicant is requesting to amend the previously approved PCD, Planned
Commercial Development, zoning to allow portions site to be used as outdoor
storage of materials. The items are currently stored on the site which include
firewood, used brick, rock, pipe and form lumber to be used in their construction
business and some items will be used on-site. The brick are stored on pallets
and in piles within an area that is currently graveled. The applicant states they do
not sell any materials. The materials are used in their construction business.
The applicant indicates a 10-foot high wood fence is proposed along the
Appianway and western sides of the development. The applicant proposes the
placement of a 12-foot fence along the I-630 frontage to allow screening to the
adjacent raised elevated freeway. The fence is proposed 100 percent opaque
and landscaping is proposed for screening where necessary. There are no other
changes proposed from the originally approved PCD, Planned Commercial
Development, zoning.
Staff is not supportive of the applicant’s request. The applicant is seeking
approval to allow outdoor storage of materials on the site which was originally
approved with no outdoor activities. This site is indicated on the Future Land
Use Plan as MOC, Mixed Office Commercial, with the areas across Appianway
as STD, Service Trades District. These land u se categories are intended as
office and commercial along with warehousing activities. The Land Use
Designation states STD is intended for activities within an industrial park setting
which primarily serve other office services or industrial businesses. There are
other businesses located within this area which are office/warehouse type
businesses none of which have areas of outdoor storage of materials or
merchandise. This site is the western edge of the industrial park activities with
the Capitol View/Stifft Station neighborhood just one block to the north and west
of this site. Staff feels the request to allow the placement of the outdoor items as
proposed by the applicant is inappropriate for this site.
April 27, 2017
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7895-D
5
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
Mr. Don Holland was present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Holland addressed the Commission stating he would yield his time to the opposition.
Mr. Kaward Jolly addressed the Commission in opposition of the request. He stated his
home was located across the street from the proposed rezoning request. He stated the
site was an eyesore. He stated the site was approved for office space. He stated the
developer was saying he was not aware he could not store materials on the outside of
the buildings. He stated this was not a good excuse. He stated he felt the developer
should not be granted his request to allow the continued use of the site with the outdoor
storage. He stated this was a residential neighborhood and the use as proposed was
not appropriate.
Mr. Holland stated the bricks were to be used on construction of a new building which
was proposed on the Woodrow side of the property. He stated there had not been any
interest in the new building therefore the new construction had not started. He stated
the bricks were not for sale but were used in his construction company’s business.
There was a general discussion by the Commission concerning the use of the property
and the outdoor storage of the materials. Mr. Holland stated he was unaware when the
commercial zoning was approved the request did not include the allowance of the
outdoor storage.
Commissioner Hamilton questioned Mr. Jolly if a fence would change his opinion.
Mr. Jolly stated a fence would not screen the brick from the adjacent elevated freeway.
He stated the site was a commercial site. He s tated the applicant had not been a good
neighbor. He stated at one point there was a landscape company using the site to store
their equipment.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes and
1 absent.
April 27, 2017
ITEM NO.: 18 FILE NO.: Z-8472-D
NAME: Mid-town and Fair Park Revised Short-form PCD
LOCATION: Located on the Southwest corner of I-630 and Fair Park Boulevard
DEVELOPER:
Arkansas Specialty Orthopedics
c/o Sue Hibbs
600 South McKinley Street
Little Rock, AR 72205
SURVEYOR:
Crafton, Tull and Associates, Inc.
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
ARCHITECTS:
Cromwell Architects and Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 4.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 18
CURRENT ZONING: PCD
ALLOWED USES: Medical Office
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add parking deck to the approved site plan
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,150 adopted by the Little Rock Board of Directors on September 1,
2009, rezoned this site from R-3, Single-family, R-6, Multi-family, O-1, Quiet Office and
C-3, General Commercial District to PCD, Planned Commercial Development. The
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
2
project consisted of a redevelopment of a number of blocks located within the Perry
Heights Subdivision. The abandonment of right of way fo r a portion of Maryland
Avenue, South Taylor Street and Fillmore Street along with the alleys within the area
was also approved by the Board of Directors through the adoption of Ordinance No.
20,151. In addition to the rights of way the easements were als o abandoned. The
developers reconstructed portions of Maryland Avenue and South Taylor Street and
created a five lot subdivision. The approved uses were a hotel, a drive -in restaurant, a
drive-through restaurant and two (2) new parking facilities to supp ort St. Mark’s Baptist
Church. The building proposed for Lot 5 contained approximately 4,000 square feet
with 61 parking spaces. The building was proposed as a drive -through restaurant. The
building proposed for Lot 4 contained approximately 1,200 square feet and 39 parking
spaces. The development was proposed as a drive-in restaurant. The building
proposed for Lot 3 was proposed as a four (4) story 81 -room hotel with 90 parking
spaces. The request included the allowance of C -3, General Commercial District uses
as allowable alternative uses for the site. The maximum building height approved was
55 feet. Lot 2 was proposed containing 67 parking spaces and Lot 1 containing 158
parking spaces to serve the church. The new parking areas have been constru cted.
The remainder of the development has not occurred.
The signage plan was approved with 36 -foot tall pylon signs containing 160 square feet
in area for Lots 3 – 5 (individual signs) adjacent to I-630. A single ground mounted
monument sign was approved for each of the lots along Maryland Avenue/South Taylor
Street. The monument signs approved allowed a maximum height of ten (10) feet and
100 square feet in area. Building signage approved was on the facades of the buildings
with street frontages. A wall sign was proposed on the western façade of the proposed
hotel building. This façade did not have public street frontage. The maximum wall
signage coverage approved was ten (10) percent of the façade area.
A variance from the Land Alteration Ordinance to allow grading of the entire five (5) lot
development with the issuance of a building permit for one or more lots was approved
by the Planning Commission on July 23, 2009. The grading of the lots did occur with
the development of the parking lots serving St. Mark’s Church.
Ordinance No. 20,267 adopted by the Little Rock Board of Directors on May 18, 2010,
allowed a revision to the previously approved PCD. The approval allowed St. Mark
Baptist Church, located at 5722 West 12th Street, to amend the previously approved
PCD by adding additional property to the original site plan and allow an expansion of
their facilities. The church planned the construction of a 3,000-seat worship center along
with education space for children and teens. Other ancillary space in the project
included, meeting rooms, choir suite, television ministry studio, indoor playground
space, offices and a catwalk system. The facility was to also house a gathering space
for the congregation. This entrance was to be oriente d toward the 10th Street/Fair Park
intersection and was to create a new “front door” for the church.
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
3
The proposed project included the demolition of existing structures, the abandonment of
existing streets and easements, the addition of landscaped areas, the installation of a
fountain and cross structure and additional off -street parking. The church did not
completely follow the previously approved site plan. Since the time of approval the
church has constructed a youth center but has not demolished th e existing church
sanctuary.
On April 21, 2011, the Little Rock Planning Commission denied a request to revise the
previously approved PCD for the northern portion of the site to allow the placement of
restaurant space and a convenience store with gas pumps on the site. The denial was
not appealed to the Board of Directors.
Ordinance No. 21,330 adopted by the Little Rock Board of Directors on November 3,
2016, allowed a revision to the previously approved PCD, Planned Commercial
Development, for the northern portion of the site, Lots 3 – 5. The approval was to allow
the construction of a 210-foot by 120-foot building envelope for a 4-story medical office
building. The plan indicated the placement of 61 staff parking spaces, 31 handicap
parking spaces and 173 patient parking spaces. The hours of operation approved were
from 6 am to 8 pm Monday through Friday and from 8 am to 12 pm on Saturday.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the placement of a parking deck over a
previously proposed parking deck. There are no other modifications proposed
for the site.
B. EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard St.
Mark’s Church has removed a number of buildings to allow for future expansion
of the church. On the east side of Fair Park Boulevard are vacant and occupied
single-family residences. Along West 10th Street on the north side is a
refrigeration company, a plumbing warehouse, mini -storage, a multi-story office
building and a hotel. On the south side of West 10th Street are church related
uses, the sanctuary of St. Mark’s Baptist Church, a cemetery and a multi -story
office building.
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
4
Both West 10th Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. Maryland Avenue has been reconstructed to
City standards complete with curb, gutter and sidewalk extending from Fair Park
Boulevard to West 10th Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Oak Forest
Neighborhood Association, the Forrest Hills Neighborhood Association and the
University District Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right -of-way from
Traffic Engineering, Travis Herbner, Therbner@littlerock.gov or
501.379.1805.
4. Stormwater detention ordinance applies to this property.
5. Prior to construction of retaining walls, an engineer's certificatio n of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
6. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
7. 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.
8. Provide additional right-of-way for "T" turnaround.
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
5
E. ISSUES/TECHNICAL/DESIGN:
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (½) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet.
The property is located in the City’s designated mature area. A twenty-five (25%)
percent reduction of the perimeter width requirements is acceptable. A minimum
twenty-eight (28) foot buffer is required adjacent to the Fair Park Boulevard right-
of -way.
3. Street buffers shall be a minimum of thirty (30) feet in width when abutting an
expressway except within mature areas. A twenty-five (25%) percent reduction of
the perimeter width requirements is acceptable. A minimum twenty-three (23) foot
buffer is required adjacent to the I-630 right-of-way
4. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-way. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. The property is located in the
City’s designated mature area. A twenty-five (25%) percent reduction of the
perimeter width requirements is acceptable.
7. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces. The property is located in the City’s designated mature
area. A 25% reduction of the interior parking requirements is acceptable.
8. Dumpsters, loading docks, heating and air conditioning units, external storage of
materials, communications equipment and similar outside activities and
appurtenances shall be screened from abutting properties and streets.
9. An irrigation system shall be required for developments of one (1) acre or larger.
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
6
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
F. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff stated the request was to allow the placement of a parking deck over
a surface parking lot. Staff questioned the proposed materials and the proposed
plantings within the landscape area to soften the impact of the parking deck.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the site. Staff stated
prior to construction of retaining walls an engineer’s certification of design and
plans were required to be submitted to Public Works for review and approval.
Staff stated upon completion an as-built certification was required.
Landscaping comments were addressed. Staff stated street buffers were
required at six (6) percent of the depth of the lot. Staff stated a minimum
landscape strip of 30-feet was required along the interstate frontage. Staff stated
an automatic irrigation system was required to water landscaped areas.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
G. ANALYSIS:
The applicant provided a revised cover letter to staff addressing the technical
issues raised at the April 5, 2017, Subdivision Committee meeting. The applicant
has indicated the material of the parking deck will be complimentary to the
building materials of the under construction office building. The applicant has
also indicated landscaping will be provided within the perimeter planting strips as
required by the Landscape Ordinance.
The applicant is requesting to amend the previously approved PCD, Planned
Commercial Development, to allow the placement of a parking deck over a
previously proposed surface parking lot at the intersection of I-630 and Fair Park
Boulevard. The plan indicates the placement of 47 staff surface parking spaces
and 16 covered staff parking spaces along the western side of the building.
Along the Fair Park side of the development the plan indicates 27 handicap
parking spaces, 17 parking spaces in front of the office building to serve as
April 27, 2017
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-8472-D
7
Orthopedic Rehab parking, 102 parking spa ces on the ground level of the
parking deck and 120 spaces on the upper level of the parking deck. This is a
total of 329 parking spaces to serve the office use.
The applicant has indicated the materials for the deck will be architectural metal
siding with concealed fasteners. The deck will also contain masonry veneer
which will have the appearance of brick. The applicant has indicated the final
finish of the deck will not be concrete.
Due to the loss of landscaping, plants and trees within the p arking area below the
deck, the perimeter plantings will be increased in size to provide more mature
landscaping to help soften the visual impact of the parking deck.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the revision to the PCD, Planned Commercial Development, zoning to allow
the placement of a single level parking deck over an area previously indicated as
parking. Staff feels with the commitment to construct the deck with material
including and complimentary to the building and the placement of more mature
landscaping on the site there will be little impact on the development or the rea.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. There are no other modifications proposed for
the site.
H. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a revision to the PCD,
Planned Commercial Development, zoning to allow the placement of a parking
deck on the site.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow a revision
to the PCD, Planned Commercial Development Zoning to allow the placement of a
parking deck on the site and to allow two (2) small building additions to the northern and
southern sides of the building. Staff noted the applicant had amended their request to
include agreements made with the University District Neighborhood Association in a
letter dated April 26, 2017, from the University District Neighborhood Association.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 19 FILE NO.: Z-8737-C
NAME: Davis Storage Development Long-form PD-C
LOCATION: Located at 8222 Stagecoach Road
DEVELOPER:
Davis Properties, LLC
c/o Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, F-8
Little Rock, AR 72211
AREA: 7.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family and C-3, General Commercial
ALLOWED USES: Single-family and General retail
PROPOSED ZONING: PCD
PROPOSED USE: Mini-warehouse and C-3, General Commercial District uses
VARIANCE/WAIVERS:
1. A variance from Sections 30-43 and 31-210 to allow the drives as indicated on the
site plan.
2. A variance from the Land Alteration Ordinance to allow advanced grading of future phases
with the development of the first phase on the site.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
2
BACKGROUND:
On March 30, 2017, the Little Rock Planning Commission withdrew a request for a
Conditional Use Permit to allow the development of mini-warehouse on a smaller area
of this site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from R -2, Single-family and C-3,
General Commercial District to PCD, Planned Commercial Development, to allow
the development of the site with mini-warehouse. The plan indicates the
placement of twelve (12) buildings of climate and non-climate controlled storage
buildings. The plan indicates the placement of a retail building along Stagecoach
Road. A separate structure is proposed as the leasing office containing an
on-site manager residence. The applicant has indicated C-3, General
Commercial District uses as the allowable uses within the retail building. The
development is proposed in multiple phase.
B. EXISTING CONDITIONS:
The site was previously used as a contractor office and storage yard. The site
has been cleared. The area along the western perimeter is heavily wooded.
There are a number of non-residential uses in this area including a church, scrap
metal salvage, a tire store, a dental office and automobile sales. Stagecoach
Road has been constructed by the Highway Department as a four lane road with
a center turn lane. The road has curb and gutter. There are no sidewalks in
place along the frontage of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Crystal
Valley Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will
be required.
2. The proposed driveway apron(s) should be constructed in accordance with
AHTD driveway details to provide future pedestrian crossing in conformance
with ADA guidelines.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construct ion. Will construction
of the development be phased? Will an advance grading variance be
requested to advance grade future phases with the construction of
Phase 1?
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
7. 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.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. 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.
10. If a drive-through fast food restaurant is proposed, show the amount of
vehicle stack and the order board location.
11. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Stagecoach Road in accordance with Section 31 -175 of the
Little Rock Code and the Master Street Plan. The back of the new sidewalk
should be located at the property line and connected with existing adjacent
sidewalk.
12. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
13. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
14. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance is required for the
proposed driveways. Driveway spacing on arterial streets is 300 feet
between driveways and intersections and 150 feet from side property lines.
The width of driveway must not exceed 36 feet.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site. EAD approval required for
food prep on site.
Entergy: Entergy does not object to this prop osal. An overhead power line
exists on the east side of this property. The main power line runs along
Stagecoach Road. Caution should be used in the siting and construction of the
easternmost building as it may be very near to an overhead power line. P lease
ensure that proper NESC and OSHA required clearances are maintained.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be ne eded to provide water service to this
property.
3. 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.
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. Contact Central Arkansas Water regarding the size and location of the wa ter
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
5
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic wat er
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 l ike 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.
9. 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.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width sh all be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
6
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than 62,000
square feet shall be provide with two separate and approved fire
apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement
to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be
approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locat ions 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
7
8. 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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a Rock Region Metro bus route.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
8
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in the Crystal Valley Planning District.
The Land Use Plan shows Commercial (C). The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The applicant has applied for
a rezoning from C-3 (General Commercial Development) and R-2, Single-family
District to Long-form PCD (Planned Commercial Development) to allow a retail
development along with mini-warehouse on the site.
Master Street Plan: South of the property is Stagecoach Road and it shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians o n Stagecoach Road since
it is a Principal Arterial. This street may require dedication of right -of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
requirements, opaque screening, whether a 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 the landscape
ordinance of the City, Section 15-81. The properties to the north and west are
zoned R-2, Single-family a minimum buffer will be required at six (6) percent
of the average depth / width of the lot. The minimum dimension adjacent to
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
9
the north property line shall be forty-five (45) feet, thirty-two (32) feet of this
buffer is to remain undisturbed.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vi nes shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building
5. A landscape irrigation system shall be required for developments of one (1)
acre
or larger.
6. 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.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Terry Burruss 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 retail
uses within the retail building indicated along Stagecoach Road. Staff also
requested information concerning the proposed days and hours of operation, the
proposed building heights, the activities taking place within the mini -warehouse
portion of the development and the number of rental units within the mini -
warehouse development.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any construction activities taking place on the site. Staff stated
the City’s Stormwater Detention Ordinance would apply to the development of
the site. Staff requested the applicant provide a sketch grading and drainage
plan. Staff stated the driveway locations did not meet the minimum spacing
criteria of the Master Street Plan. Staff stated a minimum finish floor elevation of
one (1) foot above the base flood elevation was required.
Landscaping comments were addressed. Staff stated a land use buffer was
required where adjacent to a dissimilar use. Staff stated the land use buffer was
to be a minimum of nine (9) feet and a maximum of 50 -feet. Staff stated the
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
10
minimum width adjacent to the north property line was 45 -feet, 32-feet of which
was to remain undisturbed. Staff stated developments over two (2) acres were
required to provide a landscape plan stamped with the seal of a registered
landscape architect.
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 April 5, 2017,
Subdivision Committee meeting. The applicant has indicated the days and hours
of operation, the building height and the activities to take place within the mini -
warehouse portion of the development.
The request is a rezoning of the site from R-2, Single-family and C-3, General
Commercial District to PCD, Planned Commercial Development, to allow the
development of the site with mini-warehouse. The plan indicates the placement
of twelve (12) buildings of climate and non-climate controlled storage buildings.
The project is proposed in two (2) phases. The Phase 1 portion of the
development includes the construction of 52,920 square feet of building area.
The plan indicates 1,800 square feet for the apar tment/mini-warehouse leasing
office and 9,000 square feet of retail utilizing C-3, General Commercial District
uses as allowable uses. The applicant is proposing to construct three buildings
of climate and non-climate controlled storage. The plan notes B uilding 1
containing 14,560 square feet of climate storage and 2,600 square feet of
non-climate controlled storage. Building 2 is proposed with 5,200 square feet of
non-climate controlled storage and Building 3 is proposed with 13,440 square
feet of climate controlled storage and 6,320 square feet of non -climate controlled
storage.
Phase 2 includes the development of nine (9) additional buildings of climate and
non-climate controlled storage. The total building area within the second phase
is 55,840 gross square feet. Buildings 4, 5 and 6 contain climate controlled
storage. These buildings along with the remaining buildings all contain
non-climate controlled storage. Building 4 contains 9,520 square feet of climate
controlled storage and 1,700 square feet of non-climate controlled storage.
Building 5 contains 6,160 square feet of climate controlled storage and
1,100 square feet of non-climate controlled storage and Building 6 contains
14,560 square feet of climate controlled storage and 2,000 sq uare feet of
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
11
non-climate controlled storage. The remaining building are proposed as
non-climate controlled storage buildings ranging in size from 3,400 square feet to
3,800 square feet.
The plan indicates the placement of a retail building along Stagecoach Road.
The applicant has indicated C-3, General Commercial District uses as the
allowable uses within the retail building. The plan includes the placement of
43 parking spaces for the retail portion of the development. The site plan
indicates the placement of a pick-up window. The applicant has not indicated an
order board for a fast food restaurant nor has the applicant noted a request for
the waiver of the screening of the order board. Staff recommends should a
restaurant locate in the end cap of the building the applicant provide proper
screening of the menu order board as typically required within the zoning
ordinance.
Parking for a 9,000 square foot retail development based on one (1) parking
space per 300 gross square feet of floor area is 30 parking spaces. The
applicant has not placed limits on the square footage for the proposed uses and
any potential restaurant user. Staff recommends the use mix of the building
match the parking available on the site.
The applicant has indicated the dumpster along the Stagecoach Road frontage.
A note on the plan indicates the dumpster will be screened per typical ordinance
requirements. Staff recommends the screening be of masonry block with a solid
metal gate placed on the front of the dumpster. Staff also recommends
evergreen plantings be placed around the enclosure to soften the visual impact
of the dumpster. The hours of dumpster service are limited to 7 am to 6 pm
Monday through Friday.
The plan indicates the proposed signage plan. The a pplicant is proposing the
placement of a ground sign with the front yard setback. The sign is proposed
with a maximum height of 36-feet and a maximum sign area of 160 square feet.
Building signage is proposed on the front façade of the retail building an d on the
front façade of the office both limited to ten (10) percent of the façade area of
each structure.
The street buffer is indicated at 30-feet. The ordinance would typically require
the placement of a street buffer with an average width of 50 -feet. The plan as
presented does not comply with the typical minimum ordinance requirement.
The plan indicates the landscaped area as detention storage for the site. Staff is
supportive of the detention as proposed provided the plant material can be
installed as required by various City ordinances.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
12
The applicant indicates the hours of operation for the site for the retail portion are
from 8:00 am midnight seven (7) days per week. The mini -warehouse
office hours are from 8:00 am to 4:00 pm Monday through Saturday. The
mini-warehouse portion of the development will have 24/7 access via key code at
the gated entrance.
The plan indicates the placement of an eight (8) foot chain link fence around the
perimeter of the site. The plan also indicates an area of outdoor storage for
boats and RV’s. The applicant indicates no businesses will be permitted to
operate from the site. There will be no flammable materials stored on the
property.
The request includes a variance from the City’s Land Alteration Or dinance to
allow grading of future phases with the development of the first phase. The
applicant notes there will be a significant amount of dirt to be moved on the site
and the allowance to advanced grade will allow the site to better balance.
The request also includes a variance from Section 30-43 and 31-210 to allow the
drive on Stagecoach Road nearer the property line than typically allowed. The
drive is indicated 60-feet from the eastern property line. The applicant is
proposing a cross access agreement with the property owner to the west as that
property redevelops in the future.
Staff is supportive of the applicant’s request. The applicant is requesting
approval of a rezoning from C-3, General Commercial District and R-2, Single-
family District to PCD, Planned Commercial Development, to allow the
development of the site with mini-warehouse. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff does
not feel the redevelopment as proposed will have a significant impact on this
development or of adjoining property.
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 agend a
staff report.
Staff recommends approval of the variance request from Section 30 -43 and
31-210 to allow the driveway nearer the property line than typically allowed.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phase with the development of the
first phase.
April 27, 2017
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-8737-C
13
PLANNING COMMISSION ACTION: (APRIL 27, 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 from Section 30-43 and 31-210 to allow the driveway nearer the property line
than typically allowed. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading of future phase with
the development of the first phase. Staff pre sented a recommendation of approval of
the variance request from the City’s Land Alteration Ordinance to allow grading of future
phase with the development of the first phase. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 20 FILE NO.: Z-9023-B
NAME: 6608 Baseline Road Short-form PD-O
LOCATION: Located at 6608 Baseline Road
DEVELOPER:
Jose Turcious and Patricia Zarruk
6608 Baseline Road
Little Rock, AR 72209
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 –Geyer Springs West CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: O-3, General Office District
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 23, 2015, the Little Rock Planning Commission allowed withdrawal of a request
to rezone the site from R-2, Single-family to PCD to allow the redevelopment of this site
with a single building and associated parking. The request included the construction of
a new 10,087 square foot retail building proposed as a mix use development containing
office and commercial uses. A note on the site plan indicated a 1,000 square foot
barber shop, 1,000 square foot nail salon, two (2) 1,000 square foot office bays,
2,000 square foot “cell phone hospital”, 1,000 square foot computer repair shop and a
3,087 square foot restaurant. The site plan proposed 39 parking spaces.
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
2
On July 2, 2015, the Little Rock Planning Commission denied a request to rezone the
site from R-2, Single-family to PCD, Planed Commercial Development, to allow the
construction of a 7,587 square foot retail building and 42 parking spaces. The site plan
indicated the placement of an insurance office, Tropical Smooth ie (restaurant), cell
phone hospital, tax service office and barber shop. The office uses were indicated at
2,000 square feet and the retail uses were indicated with 5,587 square feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-O to allow the future development of the site with an office building and O -3,
General Office District uses. The plan indicates the placement of a 6,000 square
foot office building and 27 parking spaces.
B. EXISTING CONDITIONS:
The structures on the site have been removed. There are offices located to both
the east and west of the site and single-family homes to the north. To the south
of the site is a US Post Office, a County Health Unit and office uses. Commercial
uses are primarily located at the Geyer Springs and Baseline Road intersection
and the Chicot and Baseline Road intersection.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site along with the
Cloverdale Neighborhood Association and Southwest L ittle Rock United for
Progress 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 prior
to the issuance of the certificate of occupancy.
2. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
3
Entergy: Entergy does not object to this proposal. An existing three phase,
power line exists on the north side of Baseline Road at this location, but does not
appear to be in conflict with the proposed plans. Caution should be used when
construction a drive underneath the existing power line to ensure that all proper
clearances are maintained. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
4
Contact the Cross Connection Section a t 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full Plan Review
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is located on Rock Region Metro Routes #17,
Mabelvale/Downton, #22, University/Mabelvale and #23, Baseline/Southwest bus
route.
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
5
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Office (O). The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from R-2 (Single-Family District) to Short-form PD-O
(Planned Development Office) with O-3, General Office District uses.
Master Street Plan: South of the property is Baseline Road and it shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator to
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedes trians Baseline Road since it is a
Principal 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 Baseline Road. Bike Lan es
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. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. 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 property to the north and a portion of the properties to t he east
and west are zoned R-2, Single-family. As a component of all land use buffer
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
6
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 the landscape
ordinance of the City, Section 15-81.
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. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscap e Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
requested information concerning the proposed uses of the site. Staff also
requested information concerning the proposed signage plan.
Public Works comments were addressed. Staff stated the developer was
responsible for repairing any broken curb, gutter or sidewalk within the right of
way which was damaged prior to the issuance of a certificate of occupancy. Staff
stated permits for the driveway location were required from AHTD prior to
construction.
Landscaping comments were addressed. Staff stated a perimeter planting strip
was required adjacent to the paved areas. Staff stated a land use buffer was
required along the northern and western perimeters where adjacent to
residentially zoned or used property. Staff stated screening within this area was
also required. Staff stated an automatic irrigation system was required to water
landscaped areas.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
7
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided an updated site plan based on comments raised at
the April 5, 2017, Subdivision Committee meeting. The applicant has provided
the proposed signage plan. The applicant has also indicated the proposed use
of the site are O-3, General Office District permitted uses only; no accessory or
conditional uses are allowed.
The request is a rezoning of the site from R-2, Single-family to PD-O to allow the
future development of the site with an office building utilizing O-3, General Office
District permitted uses only as allowable uses; no accessory or conditional uses
are allowed.
The plan indicates the placement of a 6,000 square foot office building and
27 parking spaces. Parking for an office development is typically based on
one (1) parking space per 400 gross square feet of floor area. Based on
one (1) space per 400 gross square feet of floor area 15 parking spaces would
typically be required. There are however uses which are allowed by-right within
the O-3, General Office Zoning District which generate a parking demand greater
than the one (1) space per 400 gross square feet. Daycare centers, schools,
churches and lodges generate parking greater than the one (1) to 400 gross
square feet. Staff recommends all future uses of the site match t he parking
available on the site.
The applicant has indicated signage will comply with signage allowed in office
zones. The signage proposed is a single ground sign located along Baseline
Road with a maximum height of six (6) feet and a maximum sign ar ea of
64 square feet. Building signage will be placed along the eastern façade of the
building, the front side of the building, and on the southern wall, along Baseline
Road. Signage will be limited to a maximum of ten (10) percent of the façade
area for the building frontage. Should the space be leased to multiple tenants
the square footage is limited to ten (10) percent of the tenants lease space. The
southern wall sign is limited to advertisement of the business located on the
southern end cap.
The plan indicates the placement of a six (6) foot wood fence along the northern,
eastern and western perimeters. The applicant notes all land use buffers will be
preserved as required by ordinance.
April 27, 2017
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9023-B
8
The applicant notes a dumpster will be placed on the s ite along the northern side
of the building. The dumpster will be screened as per typical ordinance
requirements. The applicant notes the days and hours of dumpster service will
be limited to 7 am to 6 pm Monday through Friday.
Staff is supportive of the applicant’s request. The site is indicated as office on
the City’s Future Land Use Plan. The property to the east and west are zoned
and developed with O-3, General Office District uses. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
feels the office development as proposed is appropriate for this 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 all future user of the site match the parking available on
the site.
PLANNING COMMISSION ACTION: (APRIL 27, 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 all future user of the site
match the parking available on the site. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 recusal (Commissioner Laha).
April 27, 2017
ITEM NO.: 21 FILE NO.: Z-9103-A
NAME: Small Emergency Hospital Short-form PD-O
LOCATION: Located at 10115 Rodney Parham Road
DEVELOPER:
Arkansas Medical Holdings II, LLC
400 West Capitol Avenue, Suite 2000
Little Rock, AR 72201
ENGINEER:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 2.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.08
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: PD-O
PROPOSED USE: Emergency Hospital
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated April 11, 2017, requesting deferral of this item
to the Commission’s June 8, 2017, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated April 17, 2017,
requesting withdrawal of this item, without prejudice. Staff stated they were supportive
April 27, 2017
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9103-A
2
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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 22 FILE NO.: Z-9207
NAME: Lawson Road West Short-form PD-C
LOCATION: Located at 5000 Hope Lane
DEVELOPER:
Doug Woodall
14996 West Polk Street
Alexander, AR 72002
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 3.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Contractor’s office and storage
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to
PD-C, Planned Development Commercial, to allow the use of the existing pole
barn and small metal building as office space for a contractor’s office and
equipment storage. The site is served by a 20 -foot ingress and egress easement
to access Lawson Road. The pole barn will be u sed for equipment storage, light
construction equipment. The small metal building will be increased in size to
1,000 square feet and be used as an office for a construction company. The
hours of operation are proposed from 7:00 am to 5:00 pm six (6) days per week.
The request includes the allowance of the access drive to remain as a graveled
surface. A septic tank will be placed on the site for sanitary sewer.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
2
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning jurisdiction. The property contains a pole barn and a
small shed. Access to the site is via a private access easement located on an
adjacent property. The area south of this site was recently rezoned to a PD-C to
recognize an existing office user, Data Com. There is an auto repair business
located to the west of this site. There are single-family homes located to the east
of the site and to the south of the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Crystal
Valley Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The private drive should connect into Lawson Road with a concrete apron per
City Ordinance.
2. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Boo k
standards. Sight distance of at least 445 feet must be provided.
3. Lawson Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
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 land 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. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of private
street with Lawson Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
3
Entergy: Entergy does not object to this proposal. An overhead power line
exists on the east side of this property. The main power line runs along Lawson
Road. Contact Entergy in advance to discuss any changes in 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 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.
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 Divisio n 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 p rivate fire system.
6. 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.
7. Contact Central Arkansas Water regarding the size and location of the
water meter.
8. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
4
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
10. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL). The Residential Low
Density (RL) 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 Short-
form PD-C (Planned Development Commercial) to allow contractor office and
equipment storage.
Master Street Plan: East of the property is Hope Lane and it shown as a Local
Street on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
5
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
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.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request in need of
addressing. Staff requested information concerning the proposed placement of
any dumpster facilities, the days and hours of dumpster service, the proposed
hours of operation and the proposed signage plan.
Public Works comments were addressed. Staff stated a paved apron was
required at the driveway intersection with Lawson Road. Staff requested the
applicant provide a letter certifying the sight distance of the driveway intersection
on Lawson Road. Staff also stated the stormwater detention ordinance would
apply to any future development of the site. Staff stated Lawson Road would
require right of way dedication to 45-feet from centerline. Mr. Pat McGetrick
stated the applicant did not own the Lawson Road frontage. Mr. McGetrick
stated there was an access easement allowing the property owner access to his
property over property owned by an adjacent property owner.
Landscaping comments were addressed. Staff stated any new development
would require landscaping. Staff stated the development would require
screening along the perimeters which abutted residentially zoned or used
property.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
6
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The appl icant notes if signage is placed
the sign will be located near Lawson Road, within their property ownership,
and will conform to signage allowed in commercial zones or a maximum of
thirty-six (36) feet in height and 160 square feet in area.
The request is a rezoning of the site from R-2, Single-family to PD-C, Planned
Development Commercial, to allow the use of the existing pole barn and small
metal building as office space for a contractor’s office and equipment storage.
The site is served by a 20-foot ingress and egress easement to access Lawson
Road. The pole barn will be used for light construction equipment storage. The
small metal building will be increased in size to 1,000 square feet and be used as
an office for a construction company.
The hours of operation are proposed from 7:00 am to 5:00 pm six (6) days per
week. The applicant notes there will not be dumpster placed on the site. Staff
recommends should a dumpster be requested in the future the dumpster be
screened as typically required by ordinance. Staff also recommends the hours of
dumpster service be limited to 7 am to 6 pm Monday through Friday.
The request includes the allowance of the access drive to remain as a graveled
surface. A septic tank will be placed on the site f or sanitary sewer.
Staff is not supportive of the applicant’s request. The applicant is seeking
approval of a site which does not have an established history of a commercial
use. Although there are commercial uses located adjacent to this site there are
also single-family homes located to the east and north of this site. With regard to
non-conforming uses the Zoning Ordinance states nonconformities may continue
but the provision of the ordinance are designed to curtail enlargement or
expansion of such nonconformities and to encourage their eventual elimination in
order to preserve the integrity of the zoning district. The ordinance also states a
nonconforming use that has been discontinued or abandoned for a period of six
(6) months shall not be reestablished or resumed. Any subsequent use or
occupancy of such land or structure shall comply with the regulations of the
zoning district in which such land or structure is located. The property is located
within the R-2, Single-family zoning district. Staff does not feel the requested
rezoning is appropriate for this site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
April 27, 2017
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-9207
7
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
Mr. Doug Woodall was present representing the reque st. There were no registered
objectors present. There was one (1) person in support of the request. Staff presented
the item with a recommendation of denial.
Mr. Woodall addressed the Commission on the merits of the request. He stated the site
did have a history of commercial uses. He stated the site was three (3) acres of a larger
tract which was owned and used by Little Rock Electric. He stated the Commission
approved a rezoning request for the remainder of the property at their January meeting
rezoning the property to PCD, Planned Commercial Development. He stated this area
was no longer residential. He stated there were homes to the north but for the most part
the area was changing to commercial uses. He stated the City had recently approved a
rezoning just to the east of this site for a General Dollar store, which had been built. He
stated the only change to the current site was to allow a small addition to the office
building. He stated the remainder of the site would not change.
Ms. Barbara Holmes addressed the Commission in support of the request. She stated
the area was no longer residential. She stated her family owned property adjacent to
this site and wished to sell their property for a commercial use. She stated the entire
area was going commercial.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion carried by a vote of 9 ayes, 1 no and
1 absent.
April 27, 2017
ITEM NO.: 23 FILE NO.: Z-9208
NAME: Graham Property Management Short-form PD-R
LOCATION: Located at 1417 Kavanaugh Boulevard
DEVELOPER:
John Graham
102 South Woodrow Street
Little Rock, AR 72205
SURVEYOR:
Rasburry Surveying
303 West South Street
Benton, AR 72015
AREA: 0.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Four-plex and duplex on a single lot
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R -3, Single-family to
PD-R, Planned Development Residential, to recognize an existing four-plex and
duplex located on the property. The four-plex was recently burned, beyond
50% of the reconstruction cost of the building, and is proposed for remodeling
and reconstruction. There are no modifications proposed for the duplex or the
building envelope for the four-plex. The site is located within the Hillcrest Design
Overlay District. The zoning ordinance requires any non -conforming use to be
rezoned via the Planned Development process.
April 27, 2017
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-9208
2
B. EXISTING CONDITIONS:
The site contains a four-plex which has been damaged by fire and a duplex on
the rear of the lot. The four-plex is not habitable. The duplex appears to be
vacant. The building is adjacent to a home which was previously converted to
nine (9) units and a residence which has been converted to a duplex. The
driveway accessing the rear of the property and the duplex is a very narrow
gravel drive. The parking area in the rear is a gravel surface.
This area previously contained a number of homes which were chopped up into
multiple units but it appears the trend is changing and more and more homes are
being returned to single-family. Kavanaugh Boulevard is an improved City street
with curb, gutter and sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site. Existing easements must be
retained. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the alley in the rear. Contact Entergy in advance
to discuss any changes to electrical service requirements, or adjustments to
existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-9208
3
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Full plan review.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro:
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential High Density (RH). The
Residential High category accommodates residential development of more than
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from
R-5 (Urban Residence District) to Short-form PD-R (Planned Development
Residential) to allow rebuilding of a 4-plex. The request is within the Hillcrest
Design Overlay District.
Master Street Plan: North of the property is Kavanaugh Boulevard and it shown
as a Collector on the Master Street Plan. The primary function of a Collector
Road is to provide a connection from Local Streets to Arterials. 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 Kavanaugh Boulevard.
These bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Landscape: No comment.
April 27, 2017
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-9208
4
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were no remaining outstanding technical issues associated with the
request. There were no more issues for discussion. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the April 5, 2017, Subdivision Committee meeting. The
request is a rezoning of the site from R-3, Single-family to PD-R, Planned
Development Residential, to recognize an existing four-plex and duplex located
on the property.
The Zoning Ordinance states in the event that any structure that is devoted in
whole or in part to a nonconforming use is destroyed by fire, explosion or other
casualty, or the public enemy, to the extent of more than fifty (50) percent of the
current replacement value immediately prior to such damage, such structure
shall not be restored unless such structure and use thereof shall thereafter
conform to all regulations of the zoning district in which such structure and use
are located. When such damage or destruction is fifty (50) percent or less of the
reasonable replacement value of the structure immediately prior to such damage,
such structure may be repaired and reconstructed and used for the same
purposes as it was before the damage or destruction; provided that such repair
or reconstruction is commenced and completed within twelve (1 2) months of the
date of such damage or destruction.
Although the building is not a non -conforming structure and was converted to the
four-plex illegally several years ago the review process for this item is as within
the non-conforming review section of the ordinance. The four-plex was recently
burned, beyond 50% as determined by the Fire Marshal, and is proposed for
reconstruction. There are no modifications proposed for the duplex or the
building envelope for the four-plex. Any rezoning of a property occupied by a
nonconforming use shall be accomplished only through the planned development
process.
The site is located within the Hillcrest Design Overlay District. The Overlay
allows on-street parking to be credited toward the parking requirements at a rate
of one (1) space per ten (10) linear feet of street frontage. The site has 75 -feet
of street frontage which would allow seven (7) on-street parking spaces.
Four (4) vehicle parking spaces are located within the rear yard area. Parking for
multi-family development is based on one and one-half (1 ½) parking spaces per
unit. The site contains six (6) units which would generate a typical parking
April 27, 2017
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-9208
5
requirement of nine (9) parking spaces. With the allowance of the on -street
parking the parking is adequate to serve a multi-family development within the
Hillcrest Design Overlay District area.
The Overlay for residentially zoned, one (1) and two (2) family zoned property
defines setbacks, lot coverage, grade plan elevation and building height. The
site was developed prior to the adoption of the Hillcrest DOD. The rear yard
setback coverage for this development is 45.06 percent. The Overlay typically
allows a maximum rear setback lot coverage of 40 percent.
There are no fences in place and the appl icant has not indicated any proposed
fencing for the site. Staff recommends should fencing be put in place in the
future all fencing comply with fencing as allowed within the residential zoning
districts or a maximum of six (6) feet in height as located beyond the front yard
building setback and a maximum height of four (4) feet if located within the front
yard setback.
The applicant has not indicated paving of the parking or landscaping. The
development is multi-family which would typically require the placement of a hard
surface parking area and the placement of landscaping between the paved areas
and the property lines. Staff recommends the applicant provide paving within the
rear yard area to meet the typical development standards of the variou s City
ordinances. Staff recommends the parking include the perimeter landscape strip
as required by ordinance of 6-feet 9-inches.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the rebuilding of a structure which previously contained four (4) units.
The applicant is seeking to reinstate the former use of the site. The property is in
an area indicated as RH, Residential High Density on the Future Land Use Plan.
The density proposed by the applicant complies with the Land Use Plan. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the rezoning to allow the continued use of the
property as multi-family 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 the applicant provide a properly paved and landscaped
parking area within the rear yard area of the site.
April 27, 2017
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z-9208
6
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation the applicant provide a
properly paved and landscaped parking area within the rear yard area of the site.
Mr. John Graham was present representing the request. He stated he would yield his
time to the opposition.
Ms. Pat Glass addressed the Commission in opposition of the request. She stated her
concerns were traffic, parking, trash and noise. She stated her home was next door to
the proposed development. She stated the home next door contained nine (9) units.
She stated this site with four (4) units and a duplex in the back yard was too intense for
this site. She stated more residents would create more trash which was a concern. She
stated the home should not be allowed to increase the number of units than was
previously located on the site. She stated the home was converted without proper
zoning. She stated the area already had parking problems and felt the additional units
would only increase the demand for parking on the local streets.
Mr. Graham stated his family owned and managed the property. He stated they bought
the property six (6) to seven (7) years prior. He stated he bought the property as a f our
(4) plex with the two (2) additional units in the back yard. He stated he would work with
Ms. Glass to ensure his tenants did not create any undue hardship on her and her
property.
A motion was made to approve the request including all staff recomm endations and
comments. The motion carried by a vote of 8 ayes, 2 noes and 1 absent.
April 27, 2017
ITEM NO.: 24 FILE NO.: Z-9209
NAME: Arkansas Indoor Soccer Short-form PID
LOCATION: Located at 6611 Young Road
DEVELOPER:
Jeff Brown
12900 Interstate 30
Little Rock, AR 72210
SURVEYOR:
Holland Surveying
4441 Aaaronfield Circle
Benton, AR 72016
AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 20.02
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: Light Industrial Uses
PROPOSED ZONING: PID
PROPOSED USE: Outdoor soccer practice field
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site from I-2, Light Industrial District
to PID, Planned Industrial Development, to allow an outdoor soccer practice field
within the rear yard of the existing building. The applicant proposes to place an
eight (8) foot chain link fence around the play area. There are no other
modifications proposed to the site.
B. EXISTING CONDITIONS:
The site is located on Young Road with the rear yard abutting the I-30 Frontage
Road. The area is a mix of non-residential uses including office and office
April 27, 2017
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-9209
2
warehouse, the State of Arkansas surplus sales and a property which was
approved as a PID, Planned Industrial Development, to allow a medical
detoxification clinic at 7600 Enmar Drive. It does not appear the clinic was
opened. Young Road is constructed with curb and gutter. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Young Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Stormwater detention will not apply to the proposed development being less
than one (1) acre in size.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. An existing three phase,
power line exists along east side of this property, but does not appear to be in
conflict with the proposed plans. 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.
April 27, 2017
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-9209
3
2. Please submit plans for water facilities and/or fire protection system to Cen tral
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central A rkansas 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: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
April 27, 2017
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-9209
4
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the 65th East Planning District. The
Land Use Plan shows Industrial (I). The industrial category encompasses a wide
variety of manufacturing, warehousing research and development, processing,
and industry related office and service activities. Industrial development typically
occurs on an individual tract basis rather than according to an overall
development plan. The applicant has applied for a rezoning from I -2 (light
Industrial District.) to Short-form PID (Planned Industrial Development) to add an
outdoor soccer practice field as an allowable use.
Master Street Plan: North of the property is Young Road and it shown as a
Collector on the Master Street Plan. South of the property is the Frontage Road
to Interstate 30 and it is a Freeway 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 Freeway is to serve through long distance
trips. Freeways are always designed as full access control roads (no direct
access) Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on I-30 since it is a Freeway. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
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.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff pre sented an overview of the item stating
there were few additional items necessary to complete the review process.
Staff stated they would work with the applicant to obtain any additional
necessary to complete the review. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
April 27, 2017
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-9209
5
H. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the April 5, 2017, Subdivision Committee mee ting. The
request is a rezoning of this site from I-2, Light Industrial District to PID, Planned
Industrial Development, to allow an outdoor soccer practice field within the rear
yard of the existing building.
The building is a 60-feet by 175-foot metal building. There are 15 on-site parking
spaces. Parking for this type use is typically based on one (1) parking space per
employee plus one (1) space per five (5) students, based on the maximum
number of students at any one (1) time. The applicant indic ates there are
two (2) teams of five (5) with two (2) alternates per team and one (1) staff person
per class. The parking typically required for this use in this instance would be
four (4) spaces.
The site plan indicates the practice area will be 70-feet by 148-feet constructed of
concrete and covered with Astroturf. The plan indicates the placement of an
eight (8) foot chain link fence around the play area. An eight (8) foot netting
above the fence will be installed. The applicant notes the elev ation change from
I-30 and the netting will limit any potential balls leaving the site.
The applicant is not proposing any changes to the current signage plan. The
applicant has indicated building signage is located on the front and rear facades,
both with street frontage, and is less than the ten (10) percent typically allowed in
industrial zones. A single ground sign is located on the site. The applicant notes
the sign is four (4) feet by sixteen (16) feet with a sign area of 64 square feet.
The applicant requests should signage be replaced in the future the allowance of
signage allowed in industrial zones or a maximum of 30 -feet in height and
72 square feet in area.
The hours of operation for the indoor soccer facility area from 5 pm to 10 pm
Monday through Friday and from noon to 5 pm Saturday and Sunday. The
request includes the allowance of the I-2, Light Industrial District uses as
allowable alternate uses. The applicant request should an alternate business
located on the site the hours proposed for the soccer facility not be the hours for
the alternate business. The applicant request the alternate hours be 6 am to
10 pm seven (7) days per week.
There are no other modifications proposed to the site. Staff is supportive of the
applicant’s request. Staff does not feel the addition of the outdoor practice area
will significantly impact the development or the area. Staff does not feels the
request to rezone the site from I-2, Light Industrial District to PID, Planned
Industrial Development, will significantly impact this development or the area.
April 27, 2017
SUBDIVISION
ITEM NO.: 24 (Cont.) FILE NO.: Z-9209
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 27, 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 11 ayes, 0 noes
and 0 absent.
April 27, 2017
ITEM NO.: 25 FILE NO.: Z-9210
NAME: Lawson Short-form PD-R
LOCATION: Located at 324 Walnut Street
DEVELOPER:
Lisa Lawson
324 Walnut Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Allow the creation of a second lot and allow the construction of a
new home on the newly created lot
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the site from R-3, Single-family to PD-R,
Planned Development Residential, to allow an existing 50 -foot by 140-foot lot to
be subdivided and allow the development of the newly created lot with a
single-family home. The existing home would continue to front on Walnut Street
and the new home would front on C Street. The lot with the existing home would
be 95-feet deep and 50-feet wide. The new lot is proposed 45-feet wide and
50-feet deep.
April 27, 2017
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-9210
2
The request also includes the abandonment of five (5) feet of right of way along
C Street. The applicant has secured approval from the various utility companies
concerning the abandonment. The area will be retained as a utility easement.
The applicant is also seeking approval of abandonment of a 10 -foot access
easement along the western property line of the site. The easement was
provided to provide access to the two (2) adjoining property owner. These
owners are no longer taking access via the access easement and have
consented to the abandonment requests.
The existing home is proposed with a 19 -foot rear yard setback. The new home
is proposed with a 10-foot front yard setback (after the 5-foot abandonment of
C Street), a 5-foot side yard setback on the east property line and a 10 -foot
setback on the west property line. The plan indicates a 7-foot rear yard setback.
B. EXISTING CONDITIONS:
The area of Hillcrest contains a number of housing types including single -family,
duplex, tri and four-plex and garage apartments. The home sits on a single lot.
The rear yard is fenced with a six (6) foot wood fence. To the west of the site is a
single-family home with a detached carport in the rear yard. North of the site are
single-family homes with detached garages and carports in the rear yard.
C Street is an unimproved street with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
C Street and Walnut Street.
2. The fence must be moved out of the public right -of-way.
3. Where is vehicle parking proposed outside of the right-of-way? The face of
the garage must be located at least 20 feet from the property line. A parking
pad must be constructed of sufficient length and width for one (1) car to park
outside of the right-of-way.
April 27, 2017
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-9210
3
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. However, an overhead power
line runs in the alley on the west side of the property, and an overhead service
line runs from a pole at the entrance to the alley on C Street to the existing home
on the corner of Walnut and C Streets. Both of these existing lines may present
a conflict with the construction of the new residence. Caution should be
exercised so that all OSHA and NESC clearances to power lines are maintained
during and after construction. Relocation costs may be incurred for any
adjustments to the existing power lines. Contact Ente rgy in advance to discuss
any changes to electrical service requirements, or adjustments to existing
facilities (if any) for this proposal.
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. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
April 27, 2017
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-9210
4
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. The Residential Low Density is for single -family homes at densities no
greater than six (6) dwelling units per acre. The applicant has applied for a
rezoning from R-3 (Single Family District) to Short-form PD-R (Planned
Development Residential) to allow the creation of a second lot for a new
single-family home.
Master Street Plan: Walnut Street and C Street are both shown as Local Streets
on the Master Street Plan. The primary function of a Local Street is to provide
access to adjacent properties. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff requested information concerning the
square footage of the existing home, the square footage of the new home and
the maximum building height.
Public Works comments were discussed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of Walnut and C Streets. Staff
stated the fence was to be removed from the right of way if the right of way was
not abandoned.
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.
April 27, 2017
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-9210
5
H. ANALYSIS:
The applicant submitted additional information concerning the request as raised
at the April 5, 2017, Subdivision Committee meeting. The applicant has provided
the square footage of the existing home, the square footage of the new home
and the maximum building height.
The request is to rezone the site from R-3, Single-family to PD-R, Planned
Development Residential, to allow an existing 50-foot by 140-foot lot to be
subdivided and allow the development of the newly created lot with a
single-family home. The lot containing the existing home is proposed 95-feet
deep and 50-feet wide. The new lot is proposed 45-feet wide and 50-feet deep.
The existing home is proposed with a 19 -foot rear yard setback. A seven (7) foot
setback along the southern perimeter and a 0 setback along the northern
perimeter (the existing home encroaches into the right of way). The new home is
proposed with a 5-foot front yard setback (10-feet if the right of way for C Street
is abandoned), a 5-foot side yard setback on the east property line and a 10-foot
setback on the west property line. The plan indicates a 7-foot rear yard setback.
The request includes the abandonment of five (5) feet of right of way along
C Street. The applicant has secured approval from the various utility companies
concerning the right of way abandonment. All have agreed to the abandonment
request subject to the area being retained as a utility easement. With the
abandonment of the 5-foot right of way the existing home would no longer
encroach into the right of way. The home would however be located within the
utility easement.
The applicant is also seeking approval of abandonment of a 10 -foot access
easement along the western property line of the site. The easement was
previously provided to property owners to the south to provide access to
two (2) adjoining properties. The owners no longer take ac cess via the access
easement and have consented to the abandonment requests. The utility
easement located within this area will be retained.
The applicant has indicated a parking pad within the access easement area. The
ordinance typically requires the placement of one (1) on-site parking space to
serve single-family homes.
The site is located within the Hillcrest Design Overlay District which has
development standards for development and redevelopment of new single -family
homes. The ordinance defines the massing of structures, the maximum building
height and the maximum lot coverages. The existing home contains
1950 square feet and the new home is proposed with 1,050 square feet if
April 27, 2017
SUBDIVISION
ITEM NO.: 25 (Cont.) FILE NO.: Z-9210
6
constructed with a loft and 750 square feet if constructed as a single story home.
With the current request the proposed development does not comply with the
development standards due to the sizes of the lots. However, staff does not feel
the development as proposed is out of character with the area. There are hom es
in this area which have similarly split lots and constructed new homes within the
rear yard area. Also with in the area there are homes with accessory dwellings
within the rear yards.
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: (APRIL 27, 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 right o f
way abandonment request for the southern 5-feet of C Street and the abandonment of a
10-foot access easement along the western boundary. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 26 FILE NO.: Z-9211
NAME: The Crest at Chenal Long-form PD-R
LOCATION: Located on the West side of Chenal Parkway approximately ¼ mile South
of Northfield Drive
DEVELOPER:
Crain Family Holdings, LLC
P.O. Box 242327
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 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
PROPOSED USE: Age restricted adult senior living community
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The development contains 10-acres and is located on the west side of Chenal
Parkway approximately one-quarter mile south of Northfield Drive. The property
is currently zoned R-2, Single-family and was previously owned by the
Presbytery of Arkansas for approximately 25-years. The developer wishes to
construct an age restricted, adult senior living facility with two (2) buildings joined
by a courtyard area. The facility will contain 221 total units with 81 units for
active adults who still work and drive on a regular but not daily basis along with
140 units for less active adults that may be retired and not traveling each day.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
2
The facility is proposed with three (3) stories of living units along with a below
grade parking deck on the northwest corner of the site. The layout creates the
ability to maintain the existing trees along the southern and western perimeters to
provide additional buffer from the existing single-family homes. Each building will
have garden areas for the residents within the interior courtyards. An indoor
pool, spa, and fitness center will be located in a basement area below the
common area building. Additional amenities will include: Full service restaurant
serving three (3) meals per day, Transportation service s for residents to
shopping, medical appointments and errands, Onsite card rooms, social rooms,
private dining areas, common den areas with fireplaces, stadium seating theatre
room with small stage for church services and other live entertainment, Resident
security and medical alert system, Visitor suites available for guest and family of
residents, Library, billiards room, computer center and craft room, Salon, barber
shop, banking services, pharmacy services, third part companion care available
to residents at an additional fee.
B. EXISTING CONDITIONS:
The site is located on the west side of Chenal Parkway just south of Wal -Mart
and across the street from vacant O-2, Office and Institutional zoned property.
The site is heavily wooded. Chenal Parkway adjacent to the site is two (2) lane,
no curb, gutter or sidewalk and open ditches for drainage. There are
single-family homes located to the west of this site. There is an Entergy
transmission line within a 100-feet easement located to the south of this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Aberdeen
Court Property Owners Association and the Duquesne Place Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chenal
Parkway including 5-foot sidewalks with the planned development. Chenal
Parkway should be widened to conform to the Master Street Plan. A left
turn lane with tapers should be provided which may result in widening past
the property line.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
3
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 the construction
of the project planned to be phased?
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 privat e 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. Show proposed gate and call box locations.
7. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right -of-way line
(or intersecting tangent lines for radial dedications) at the driveway
intersection.
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 and provides at least 500 feet of unobstructed sight distance for
45 mph.
9. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
10. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
Mglasgow@littlerock.gov or 501.371.4646 for more information.
11. The proposed median in the driveway is too wide and should be narrowed
to 12 to 15 feet in width. The nose of the median should be placed no
closer than 12 feet from the future back of curb on Chenal Parkway.
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
approval required if food prep on site. Contact Little Rock Wastewater utility for
additional information.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
4
Entergy: Entergy does not object to this proposal. An existing single phase,
underground power line exists on the northwest of this development, and a
3 phase overhead power line exists across Chenal Parkway and east of the
development. Neither appears to be in conflict with the proposed plans. Contact
Entergy well in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
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 o f 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
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
5
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:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of bu ildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
6
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determ ined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. 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.
8. 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:
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
7
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.
9. Multi-family Residential Developments - As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more
than 100 dwelling units. Multiple-family residential projects having more than
100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout with
approved automatic sprinkler systems installed in accordance with
Section 903.3.1.1 or 903.3.1.2
10. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided
with two separate and approved fire apparatus access roads regardless of
whether they are equipped with an approved automatic sprinkler system.
11. 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
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
8
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on subm ittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density is for single-family homes at densities no greater than
six dwelling units per acre. The applicant has applied for a rezoning from R -2
(Single-Family District) to Long-form PD-R (Planned Development Residential) to
allow age restricted multi-family residential. The request is within the
Chenal/Financial Center Overlay district.
Master Street Plan: East of the property is Chenal Parkway and it shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Chenal Parkway since it
is a Principal Arterial. 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 I Bike Path is shown along Chenal Parkway. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
9
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal Overlay District.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. 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. The surrounding
properties are zoned R-2. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. 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 the landscape
ordinance of the City, Section 15-81. A portion of the southeast buffer is
deficient.
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 par king
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, exclu ding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
10
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
Mr. Joe White and Mr. Larry Crain were present representing the request . Staff
presented an overview of the item stating there were additional items necessary
to complete the review process. Staff questioned any outdoor activities for the
site such as a dog park, walking trails or pavilions. Staff also questioned the
location of the dumpsters and the days and hours for servicing the dumpsters.
Staff requested information concerning the proposed signage plan. Staff also
questioned the height of the parking lot light poles.
Public Works comments were addressed. Staff stated right of way dedication
and street improvements were required for the Chenal Parkway frontage. Staff
also stated the City’s Stormwater Detention Ordinance would apply to the
development of the site. Staff requested Mr. White provide a sketch grading and
drainage plan. Staff questioned the proposed retaining walls and the height of
the walls. Mr. White stated the walls would conform to the height allowed within
the Land Alteration Ordinance and would not require a variance. Staff stated the
median in the driveway at the street intersection was to side and should be
narrowed to 12 to 15-feet in width and the nose of the driveway was to be no
closer than 12-feet from the future back of curb on Chenal Parkway.
Landscaping comments were addressed. Staff stated with the exception of the
street buffer the perimeter buffers were required to be undisturbed since the
property abutted single-family zoned and used property on the north, west and
south sides. Staff stated a minimum of 70 percent of the buffer s were to remain
in the undisturbed state. Staff stated with the site development an automatic
irrigation system was required. Staff also stated at the time of building permit
request a landscape plan stamped with the seal of a registered landscape
architect was required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing some of the
technical issues associated with the request which were raised at the April 5,
2017, Subdivision committee meeting. The applicant has indicated the proposed
outdoor activities for the site including a dog park, walking trails or pavilions. The
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
11
applicant has also provided the location of the proposed dumpster facilities and
noted the days and hours of dumpster service. The applicant has also included
the proposed signage plan.
The request is to rezone 10-acres located on the west side of Chenal Parkway
just south of Northfield Drive from R-2, Single-family to PD-R, Planned
Development Residential to allow the development of the site with an age
restricted, adult senior living facility with two (2) buildings joined by a courtyard
area. The facility is proposed with three (3) stories of living units along with a
below grade parking deck on the northwest corner of the site. The maximum
building height proposed is 45-feet from grade.
The facility will contain 221 total units with 81 units for active adults who still work
and drive on a regular but not daily basis along with 1 40 units for less active
adults that may be retired and not traveling each day. The plan includes the
placement of one and two bedroom units within the independent senior living
section of the development. The plan indicates one -two-and three bedroom units
within the active senior living section of the development. 107 units of one
bedroom and 33 units of two bedroom units are indicated within the independent
senior living section. 51 one bedroom 18 two bedroom and 12 three bedroom
units are indicated in the active senior living section.
Each building will have garden areas for the residents within the interior
courtyards. The plan indicates the placement of a fenced dog park along the
western perimeter of the site. The plan also includes the placement of walking
trails within the landscaped areas of the site. Areas will be set aside for passive
outdoor activities. The plan indicates pavilions and picnic areas will be included
within the landscaped areas.
An indoor pool, spa, and fitness center will be located in a basement area below
the common area building. Additional amenities will include: Full service
restaurant serving three (3) meals per day, Transportation services for residents
to shopping, medical appointments and errands, Onsite card rooms, social
rooms, private dining areas, common den areas with fireplaces, stadium seating
theatre room with small stage for church services and other live entertainment,
Resident security and medical alert system, Visitor suites available for guest and
family of residents, Library, billiards room, computer center and craft room,
Salon, barber shop, banking services, pharmacy services, third part companion
care available to residents at an additional fee.
The plan indicates two (2) service areas. One on the north and one on the south
sides of the buildings. The service areas will be fully screened. The applicant
indicates the dumpster hours of service will be from 7 am to 6 pm Monday
through Friday.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
12
The applicant indicates signage as allowed within the Chenal Financial Center
Design Overlay District. The signage will be limited to a single ground sign at the
entrance to the development. The sign is proposed with a maximum height of
eight (8) feet and a maximum sign area of one hundred (100) square feet.
Building signage will be limited to the front facade of the building with a maximum
sign area of ten (10) percent of the façade area.
The site plan includes the placement of 74 surface non-covered parking spaces
and 18 surface parking spaces with carports and 26 guest and employee parking
spaces within the independent senior living portion of the development. The plan
indicates 76 garage parking spaces, 124 surface non-covered parking spaces
and 14 surface parking spaces with a carport cover. The plan includes a total of
332 parking spaces to serve the residents, employees and guests. Parking for a
multi-family development is based on one and one-half (1 ½) parking spaces per
unit. 221 total units would typically require the placement of 331 parking spaces
to serve the development.
The applicant has indicated there are no plans for the placement of a perimeter
fence at this time. The request includes the allowance of a 6 -foot wrought iron
fence in the future should fencing become necessary or desired. The applicant
notes screening will be accomplished via existing dense evergreen vegetation
and the planting of additional evergreens within the buffer area.
Staff has concerns with the development plan as proposed. The applic ant is
requesting the rezoning to allow the development of the site with an age
restricted community with an overall density of 22 -units per acre. The site is
indicated on the future land use plan as single-family residential. Although there
are commercial and office zonings and land uses within this general area, staff
feels the transition is occurring with the Suburban Office and Open Space land
use to the east of the site. Staff feels the development plan with the density as
proposed is not appropriate for the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
Mr. Larry Crain was present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Crain addressed the Commission on the merits of his request. He stated there had
been a number of meeting with the area residents and the neighborhood association.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
13
He stated although the entire neighborhood was not in full support there was support
from many of the residents. He stated the needs of older adults was changing. He
stated the development was designed for residents 55 plus. He stated the units would
be for lease to this age group. He stated there were two (2) different components to the
development. He stated there was an independent living aspect of the development
and the other side with residents who were less active. He stated the development
would offer three (3) meals per day. He stated the development concept was to allow
residents to live on the site and never have to leave for services. He stated as the
neighborhood had requested the site plan had been amended to eliminate the
28 parking spaces on the west side which would pot entially be visible from the nearby
homes. He stated the development was proposed entirely fenced and the development
would be a gated community. He stated a 100 evergreen trees a minimum of 10 -feet
tall and 4-feet wide would be planted within the buffer. He stated this would add
additional screening. He stated the buffer would be increased from 50 -feet to 90-feet or
greater. He stated a water retention plan would be provided to direct all water to a
detention pond on Chenal Parkway. He stated LED lighting would be used at the facility
to meet the “dark sky” standard. He stated the elevation of the site would be cut
enough to prevent property owners closest to the development from seeing the top of
the building. He requested to yield the remainder of his time to address comments
raised by the opposition.
Jack Critcher addressed the Commission in opposition of the request. He stated there
were several of the residents in the area who were opposed to the development. He
stated the development proposed to concentrate 221 units on 10-acres. He stated his
home was located on 1/3 of an acre. He stated to allow him to get the density proposed
by the developer he would have to add seven (7) more homes to his existing lot. He
stated the building was three (3) stories tall. He stated mechanical equipment would be
seen and heard by the nearby residents. He stated property values would be impacted
by the development of the site with the density proposed.
Mr. Crain stated the City rules with regard to elderly housing would allow 36 units per
acre. He stated the development was proposed with smaller units many of which were
one (1) bedroom. He stated the clients of the development were typically single, person
who had lost a mate or spouse and were living alone. He stated the heat and air units
would be centrally located and all mechanical equipment would be fully screened.
Paula Padilla President of the Duquense Place Property Owners Association addressed
the Commission. She stated the entire neighborhood was not in full support but the
residents felt this was a better development than what was allowed under the current
zoning. She stated with the current zoning Mr. Crain had shown the residents a plan
which allowed the development of 65 units of ze ro lot line homes. She stated with this
plan there were no buffers and no commitment for fencing and screening. She stated
the residents felt this was a better plan and would protect their homes from
Chenal Parkway.
April 27, 2017
SUBDIVISION
ITEM NO.: 26 (Cont.) FILE NO.: Z-9211
14
There was a general discussion by the Commission concerning the request and the
merits of the request. It was noted all access to the development was from Chenal
Parkway. The Commission noted the site was located very near the commercial
shopping at the intersection of Cantrell Road and C henal Parkway. The Commission
indicated there was office and commercial zoning to the north and the east of this site.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion carried by a vote of 8 ayes, 2 noes and
1 absent.
April 27, 2017
ITEM NO.: 27 FILE NO.: LA-0075
NAME: Springtree Subdivision Advanced Grading Variance
LOCATION: South of Yarberry Lane at Sandbridge Drive
APPLICANT: Ben Zikri
APPLICANT’S REPRESENTATIVE: Ben Zikri
AREA: Approximately 16 acres
CURRENT ZONING: PD-R and R-2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to permit the issuance of a grading permit following the unpermitted
clearing and grading of approximately 16 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting the approval of a variance from the Land Alteration
Regulations for the issuance of a grading permit following the unpermitted
clearing and grading of approximately 16 total ac res south of Yarberry Lane at
Sandbridge Drive. The applicant received approval to advance grade the
preliminarily platted Springtree Subdivision, Phase 4 which consists of
approximately 5 acres. During the clearing of Phase 4, the applicant’s contractor
at the direction of the owner cleared approximately 11 acres of additional
property owned by the applicant not a part of Phase 4.
The contractor also cleared adjacent property not owned by the applicant totaling
4.91 acres as shown on a survey provided by the adjacent owner, Centro
Cristianos Hispano and an unknown amount of property owned by the adjacent
property owner, Winrock Development.
The variance would allow staff to issue an after the fact grading permit for the
advance grading activities which occurred without imminent construction. If the
variance is not approved by the Planning Commission, the applicant will
be required to replant trees and establish vegetation in conformance with
Sec. 29-196 of the City of Little Rock Code of Ordinances.
B. EXISTING CONDITIONS:
The approximately 16 acre area was relatively flat with dense trees before the
clearing activities occurred. The subject property, owned by the applicant, is
zoned Planned Development Residential (PD-R). The property located to the
south which is undeveloped is owned by Centro Cristianos Hispano and zoned
R-2. This property is planned for a future church and worship center. The
undeveloped property located to the west is owned by Winrock Development and
April 27, 2017
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LA-0075
2
zoned PD-R. The properties located to the north are existing single family
homes on properties zoned PD-R. The property located to the east is an
approximately 9 acre property with 2 existing home which is zoned R -2. The
subject property is located within the Little Rock city limits.
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Also at the time of writing, staff has received emails, a
clearing survey, and telephone calls from Jim Bradshaw, a representative of
Centro Cristianos Hispano, notifying staff of the unpermitted clearing and
trespassing.
D. ENGINEERING COMMENTS:
1. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
2. Provide proof of public notice of variance application as outlined in Sec.
29-187,c of City of Little Rock code.
3. Tree debris removal, mass grading and establishment of vegetation in
phases beyond the current phase must be complete within 60 days of
Planning Commission approval. All lots in the current permitted phase of
the subdivision must be vegetated prior to approval of final plat for that
phase.
4. Public works staff must be contacted for inspection of tree debris removal,
mass grading, and establishment of vegetation in future phases beyond the
current phase for final approval with in 60 days of Planning Commission
approval of the advanced grading variance.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. The grading permit in accordance with section 29-186 (c) & (d) must be
revised to include future phase(s) and all permit fees paid for excavation of
future phases immediately following Planning Commission approval.
7. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings are to be maintained by the responsible
party for a period of 2 years following completion of site grading.
April 27, 2017
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LA-0075
3
8. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
9. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained.
10. Prior to the Planning Commission hearing on the item, provide staff copies
of written approval of a restoration plan for mitigation of property damage
from unpermitted off site clearing from the adjacent property owners on the
south and west sides of the subject property.
11. A Land Alteration Variance green sign must be posted immediately on site
adjacent to Sandbridge Drive.
12. Erosion and sediment controls must be installed immediately to prevent the
erosion and discharge of sediment from disturbed soils on site.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
The applicant was not present. Pat McGetrick, the applicant’s engineer who is
designed the Springtree Subdivision, Phase 4 was attending the meeting on
another agenda item and agreed to supply staff’s comments to the applicant.
Mr. McGetrick stated the applicant was out of the country and was difficult to
contact. Staff presented an overview of the variance application. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant cleared and graded approximately 16 acres without a grading
permit. Of the 16 acres, the applicant owns 11 acres. The additional acreage is
owned by two (2) adjacent property owners. Staff issued a Notice of Violation to
the applicant and required the area to be restored by replanting trees and
establishing vegetation in conformance with Section 29 -196 of the City of Little
Rock Code of Ordinances or to request the Planning Commission approval of an
advance grading variance.
Staff has been contacted by one (1) of the property owners but not the second
owner. One of the concerns of the property owner to the south, Centro
Cristianos Hispano, is the clearing removed an undisturbed buffer that will be
April 27, 2017
SUBDIVISION
ITEM NO.: 27 (Cont.) FILE NO.: LA-0075
4
required to be maintained when the church develops their property. Staff has not
been contacted by Winrock Development located to the west of the applicant’s
property.
Today, tree stumps are being removed and the downed trees are being piled on
site waiting for allowable conditions for burning. Nearly all work on Phase 4 of
the subdivision has ceased. Erosion control devices are in place.
If the advanced grading variance is approved, the applicant will be required to
remove all tree debris, maintain erosion controls, and establish vegetation on the
subject property within 60 days of the Planning Commission approval.
Consideration will be made to delaying the planting of grass during the months of
July and August. Following the establishment of vegetation, periodic
maintenance such as mowing and erosion co ntrols of the advanced graded area
will be required.
Staff has instructed the applicant as found in paragraph D to provide to staff a
copy of a written approval from the adjacent property owners where clearing
occurred of the restoration plan for their properties prior to the item being heard
by the Planning Commission. As of time of writing, a copy of the agreement has
not been provided.
H. RECOMMENDATION:
A recommendation will be made by staff at the time of the Planning Commission
hearing.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of deferral of this item to the June 8, 2017,
public hearing due to lack of response by the applicant to comments raised at the April
5, 2017, Subdivision Committee meeting. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
April 27, 2017
ITEM NO.: 28 FILE NO.: MSP17-01
Name: Master Street Plan Amendment, adding a Class II, Bike Lane and
Class III, Bike Route (on E. 6th, E. 9th, College, and 17th Street).
Location: East 6th Street between Sherman Street & Shall Avenue; East 9th
Street between Mc.Math & College Street; College Street,
between E. 9th & E. 17th Street; E.17th Street between Barber &
College Street.
Request: Proposing Class II, Bike Lane on E. 6th Street between Sherman &
Collins Street and on 9th Street between Mc.Math & Barber Street.
Proposing Class III, Bike Route on E. 6th Street between Collins
Street and Shall Ave., on 9th Street between Barber & College
Street, on College Street between E. 17th & E. 9th Street, on E. 17th
Street between Barber and College Street.
Source: City of Little Rock
PROPOSAL / REQUEST:
The amendment to the Master Street Plan amendment is to add a Class Bike II
Lane on E. 6th Street between Sherman & Collins Street and on 9 th Street
between Mc.Math Ave. & Barber Street and to add a Bikeway Class III on E. 6 th
Street between Collins Street and Shall Avenue, on 9 th Street between Barber &
College Street, then along College Street between E. 17 th & E. 9th Street, then
along E. 17th Street between Barber and College Street.
To connect the Bicycle Routes and Lanes on 6 th and 9th Street on the Bike Plan
on Master Street Plan and to provide safer movement for the cyclists and
pedestrians Class II Bike Lanes and Class III Bicycle Routes proposed on the
above mentioned Collector Roads.
CURRENT MASTER STREET PLAN:
E. 6th, E. 9th, College, and E. 17th Streets are all Collector Roads. These roads
designed to connect traffic from Local Streets to Arterials or to activity centers,
with the secondary function of providing access to adjoining property. Right of
way is 60’ unless otherwise stated and the design speed for a Collector is
30 mph.
There is a Class III Bike Route between Cumberland and Sherman Street on E.
6th Street and there is a Class III Bicycle Route along World Street and Shall
Avenue, then along E. 6th Street to the east side of Union Pacific Railroad. There
April 27, 2017
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: MSP17-01
2
is a Class II Bike Lane on E. 9th Street from Main Street to Mc.Math Avenue and
a Class III Bicycle Route on E. 17th Street from Main Street to Barber Street, then
along Barber Street to E. Roosevelt Road. There is not any bicycle routes or
lanes on College Street currently.
Class II Lanes on Collector roads should use the existing paved area. This would
mean that in commercial areas with a Class II Bike Lane, only two traffic lanes
would be allowed, except at intersections. Only a painted line on the street
separates bicyclists from motorists, additional pavement markings and signage
are required. Accommodations can be made for automobile parking between the
bike lane and curb where street parking is required.
Class III Bicycle Routes use the existing vehicular area with no physical
separation. Generally, Class III Bicycle Routes are local streets or higher class
streets when speeds are less than 30 miles per hour and volumes less than half
design volume. Since there is no additional area, Class III Bicycle Routes have
no additional maintenance requirements. (Except for sharrows painted on the
street.)
HISTORIC DISTRICTS:
MacArthur Park Historic District is to the west of I-30 surrounded from East
Capitol Avenue to the E. 15th Street to the south. Only west edge portion of E. 6th
Street (360 feet) and of E. 9th Street (170 feet) is within the Historic District. As a
method of insuring quality development in the area, design guidelines have been
established for the repair, maintenance, rehabilitation and construction of
structures located within the Mac Arthur Park Historic District. Generally, if
exterior work is proposed, the Little Rock Historic District Commission must
review the requested proposal.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
There are three plans encompassing the amendment area; Downtown
Framework Plan for the Future (2009), Downtown Neighborhood Plans for the
Future (2006), and East of I-30 Study (2005).
ANALYSIS:
The area around and east of Interstate 30 has been changing over the last ten to
fifteen years. With the River Market area, the development of the William
Jefferson Clinton Presidential Library and Park, the Heifer International Center
Headquarters and development of brew pubs the character of the area is
changing. Currently much of the area east of College to Bond is predominantly
April 27, 2017
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: MSP17-01
3
industrial. West of College, north of 9th Street has some remnants for the former
industrial mixed with new uses of office and commercial. South of 9 th Street is a
small residential neighborhood (Hanger Hill Neighborhood) with a large area of
cemeteries and two schools future to the south. The roads where the
amendment is requested are E. 6th, E. 9th, College, and E. 17th Streets of which
90 percent is east of I-30.
The Highway Department has been studying the redesign of Interstate 30
through the downtown area (30 Crossing project). Interstate 30 may be widened
as part of this and interchange designs will be modified. With the changes in use
and redevelopment of the areas along and east of Interstate 3 0, good pedestrian
and bicycle connections are needed across the freeway. Staff believes traffic
volumes on the I-30 frontage roads and the pressure on the above mentioned
streets will be more than today due to the completion of the “I -30 Crossing”
project. This study helps focus attention on the need for bicycle facilities
connecting downtown to the eastern parts of Little Rock beyond interstate 30.
These two amendments are proposed to help improve the connection across the
freeway for bicycles. It is hoped a side benefit will be a more protected
pedestrian connection across the freeway with the Class II Bike Lanes separating
the vehicles from pedestrians.
Two Bike Plan additions are proposed one along 6 th Street and the second along
9th Street then through the Hanger Hill Neighborhood to the south. The East 6 th
Street area is mostly built-up. The Land Use Plan shows Mixed Use Urban
(MXU) along this portion of East 6th Street. This area is mostly occupied with
residential west of the freeway with office and commercial buildings. The western
most block is southern as Residential Medium (RM) use (Sherman and Ferry
Street). It is mostly occupied with apartments. There is a large Industrial (I) use
area to the southeast of East 6th Street & Shall Avenue.
The second amendment area is shown as Mixed Use Urban (MXU) all along
E. 9th Street, with Residential Medium Density (RM) along College Street south of
10th Street. 9th Street is a mix of businesses and a few houses with College
Street mostly occupied with single family houses. Both to the south and north of
East 17th Street is RM use and mostly occupied with single family houses. To the
south of East 17th Street beyond the RM use is a Public Institutional use (magnet
elementary school).
The East 6th Street amendment connects to existing Class III Bike Routes
currently on the Plan along 6th Street. West of Sherman (since 6th Street is
one-way) Class III Routes are along 7th and 6th Streets to Cumberland, then
follow 7th Street to the West. This is the eastern end of a downtown east-west
bike facility some of which is a Class II, Bike Lane on 7 th Street and a Class III
April 27, 2017
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: MSP17-01
4
Bike Route in the Historic District. East of Shall Avenue a Class III Bike Route is
also shown on the Plan continuing east toward the north end of the airport. This
amendment proposes to add seven to eight blocks of bike facility to the Plan
connecting these two routes currently on the Plan. Interstate 30 may be widened
in the next few years and intersection designs will likely be modif ied. With the
Changes in use and redevelopment of the areas along and east of Interstate 30
good pedestrian and bicycle connections are needed. Currently there is no
connection between Class III Bike Routes on the east and west side of I -30 via
East 6th Street. This amendment proposes this connection. The actual crossing
of the freeway is proposed as a Class II Bike Lane for safety reasons due to the
higher volume of vehicles.
The 9th Street/College Street amendment is proposed to continue the Class II
Bike Lane on the Plan to the east crossing the freeway. Once the bicycle facility
if safely across the freeway it is proposed to continue as a Class III Bike Route
through the Hanger Hill Neighborhood joining to a Route south of the
neighborhood that would continue either to the west or south. (Class II Bike lane
is proposed between McMath and Barber Street, over I -30, a Class III Bike Route
from Barber to College Street on E. 9th Street, then on College Street to the south
till E. 17th Street through the residential use, then from College to Barber on E.
17th Street to connect it with the current Class III Bike Route on East 17 th Street
to the west of I-30.) Class II Bike Lanes over I-30 are proposed on 6th and 9th
Streets to connect the east and west sides of the freeway to provide safer
movement for cyclists and pedestrians with the new design of the freeway
through the downtown neighborhoods. Class III Bike Routes are proposed to
serve the residential area (Hanger Hill) along College Street to the east s ide of
I-30 and to provide the connection through the bike routes between east and
west of I-30.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: MacArthur Park
Property Owners Association and Hanger Hill Neighborhood Association. Staff
received three phone calls from the property owners and the residents of that area.
Two of them shared their thoughts that the bicycles are slowing down the traffic in
Little Rock. The other one was concerned about parking their car i n front of their
property on the street reserved for Class III Bike route.
STAFF RECOMMENDATIONS:
Approval, the amendment will help assure safer connectivity for the neighborhoods
east and west of Interstate 30.
April 27, 2017
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: MSP17-01
5
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
Walter Malone, Planning Staff made a short presented on the amendment.
The item was placed on consent agenda for approval. By a vote of 11 for and
0 against the consent agenda was approved.
DATE o � �7 PLANNING COMMISSION VOTE RECORD
1 ,Z
41Wi/v- /+6-1N ISA
MEMBER
13
I
i-
lb
18
BERRY, CRAIG
BUBBUS, ALAN
+�
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMILTON, SCOTT
�Z
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
C..,7 t-; I S A/' /!eAl -r.. ,Cf /i uLh✓t- A G-�. N aA
Meeting Adjourned �� P.M.
/AYE NAYE r ABSENT iA ` ABSTAIN RECUSE
WAIM
kiln
oil
Meeting Adjourned �� P.M.
/AYE NAYE r ABSENT iA ` ABSTAIN RECUSE
April 27, 2017
There being no further business before the Commission, the meeting was adjourned
at 6:48 p.m.
fl-41' _ J-6
Date
'i1
1
Chairman