pc_10 12 2017sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
OCTOBER 12, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Janet Dillon
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Alan Bubbus
Rebecca Finney
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 31, 2017 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
OCTOBER 12, 2017
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9247 7624 Colonel Glenn Road Short-form PID, located at
7624 Colonel Glenn Road.
B. Z-5817-I 15000 Cantrell Road Short-form PD-C, located at 15000
Cantrell Road.
C. Z-6323-X The Village at Rahling Road Revised Long-form PCD,
located on the Southwest corner of Rahling Road and
Rahling Circle.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1221-G Chenal Valley Phase 18-K Preliminary Plat, located on
the North side of Chalamont Drive just West of Brotoe
Court.
2. S-1766-D The Village at Gateway Revised Preliminary Plat and
Replat, located at 12500 Vimy Ridge Road.
3. S-1799 Sneed Addition Preliminary Plat, located on the North
side of Crystal Valley Road in the 16600 Block.
4. Z-3689-M LISA Academy Revised Zoning Site Plan Review, located
at 21 and 23 Corporate Hill Drive.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
5. Z-4923-T Shackleford Crossing Revised Long-form PCD, located at
2600 – 2700 South Shackleford Road.
6. Z-5380-D Woodruff School Apartments Short-form PD-R, located at
3010 West 7th Street.
7. Z-7432-A Houston Electric Revised Short-form PD-C, located at
1901 West 2nd Street.
8. Z-7517-B Highway 10 Storage Center Revised Long-form PCD,
located at 9300 Ferndale Cut-off.
9. Z-8860-A Hansen Revised Short-form PD-O, located at 400 North
Van Buren Street.
10. Z-9257 Big Rock Plaza Long-form PCD, located on the Northwest
corner of Pleasant Hill Road and Vimy Ridge Road.
11. Z-9258 H-D-T, LLC Short-form PD-R, located at 1018 and 1022
Lewis Street.
12. Z-9259 9025 South Heights Road Short-form PD-R, located at
9025 South Heights Road.
13. Z-9260 Arkansas Mobile Home Village Long-form PD-R, located
at 11511 Alexander Road.
14. Z-9261 Copper Run Long-form PD-R, located at 16901 Pride
Valley Road.
October 12, 2017
ITEM NO.: A FILE NO.: Z-9247
NAME: 7624 Colonel Glenn Road Short-form PID
LOCATION: Located at 7624 Colonel Glenn Road
DEVELOPER:
Rafael Martinez
8621 41st Street
Little Rock, AR 72204
ENGINEER:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: Industrial District
PROPOSED ZONING: PID
PROPOSED USE: Add events center as an allowable use.
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from I -2, Light Industrial District
to PID, Planned Industrial Development, to add an events center as an allowable
use for the site. The site contains La Popular Tienda and Taqueria which is a
neighborhood convenience store which also offers hot items from a restaurant
located within the convenience store. The building contains 8,260 square feet of
floor area. There are 27 parking spaces located on the site.
October 12, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9247
2
B. EXISTING CONDITIONS:
The site is the former Deb’s Family Market, a neighborhood grocery store.
Tortilleria Brenda is located next door to the site. The buildings share a common
wall and are currently owned by the applicant. There are single -family homes
located to the north of this site. East of the site is a vacant commercial building.
West of the site is undeveloped property zoned P CD which was once proposed
for development as the New Africa Village Long-form PCD. South of the site is
Davis Equipment. Colonel Glenn Road adjacent to this site has been
constructed to a four (4) lane street and a center turn lane. There are no
sidewalks in place along the property frontage. The property has a continuous
curb cut along Colonel Glenn Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the John Barrow
Neighborhood Association and the Westwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At the time Whitfield Street is constructed south to Colonel Glenn Road, the
west driveway should be closed and access taken to Whitfield Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property with no apparent conflicts with existing facilities.
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: No comment received.
October 12, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9247
3
Fire Department: Fire inspection required before opening. Contract the
Little Rock Fire Marshal’s Office, Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724, crichey@littlerock.gov or
Mark Alderfer at 501.371.4875, malderfer@littlerock.gov.
NOTE: Contact Fire Marshall Capt. Chris Sanders to coordinate an on-site
review 501.918.3782.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Any new development shall adhere to the current landscape code.
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. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served by METRO on route 14 Rosedale.
We have no objection to adding an additional use to this location.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Mixed Use (MX). 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 (3). The applicant has applied for a rezoning from I -2 (Light
Industrial District) to PCD (Planned Commercial Development) to add an events
center as an allowable use.
October 12, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9247
4
Master Street Plan: South of the property is Colonel Glenn Road and it is shown
as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Colonel Glenn 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 Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any outstanding technical issues
associated with the request prior to the Commission hearing the item. There
were no more issues for discussion. The Committee then forwarde d the item to
the full Commission for final action.
I. ANALYSIS:
The applicant has provided staff with the additional information necessary to
allow staff to move forward with the review process as indicated at the August 9,
2017, Subdivision Committee meeting. The applicant has indicated the location
of the proposed dumpster, the days and hours of operation and the square
footage proposed for the events center.
The request is a rezoning of the site from I -2, Light Industrial District to PID,
Planned Industrial Development, to add an events center as an allowable use for
the site. The former neighborhood convenience store and restaurant will no
longer operate from this site.
The building contains 8,260 square feet of floor area. The applica nt indicates
7,736 square feet of the structure will be used for the event activities. The
remaining area will be used as storage of tables and chairs. The events are
proposed on weekends, Friday, Saturday and Sunday with activities taking place
from 9 am to 1 am.
The applicant indicates the event center is proposed as a place where families
can celebrate birthdays and family reunions. The applicant indicates there will be
no live music. The site will allow DJ’s or karaoke. The applicant will not pro vide
alcohol, however, they will allow persons renting the events center to bring their
own beverages and food if they desire.
October 12, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9247
5
There are 27 parking spaces located on the site. Parking for an events center is
typically based on one (1) parking space per 100 gross square feet of floor area.
Parking for the square footage of the building would typically result in the need
for 82 parking spaces. As indicated there are 27 parking spaces on the site.
The applicant has signage will be as allowed within the industrial zones or a
maximum of 30-feet in height and 72 square feet in area. Building signage will
be limited to the facades with public street frontage, the southern and western
facades, and will be limited to a maximum of ten (10) percent of the f açade area
on each side of the building.
The applicant indicates a dumpster will be placed east side of the building. The
dumpster service hours will be limited to 7 am to 6 pm Monday through Friday.
No new fencing is proposed with the redevelopment of the site. Although the
property to the north is zoned I-2, Light Industrial District, the property is being
used as single-family. Screening should be provided along this property line.
Staff is not supportive of the applicant’s request. The on -site parking is not
adequate to meet the typical minimum parking required for an events center.
There are few options in this location for the applicant to secure additional
parking. The property to the west is undeveloped. The site to the south would
force patrons to cross a busy five (5) lane road which staff feels is a very
dangerous endeavor.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 28,
2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request. Staff stated they were supportive of the deferral
request. A motion was made to approve the By-laws waiver request with regard to the
late withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
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.
October 12, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9247
6
STAFF UPDATE:
There has been no change to this application request since the previous staff analysis
and recommendation. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial of the request.
Ms. Brenda Martinez addressed the Commission on behalf of the request. She stated
she wanted to redevelop the site with an events center. She stated the center would be
for family oriented events. She stated the center would only be available for use on the
weekends.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the concern was parking. She stated the site did not hav e
adequate parking to serve an events center. She stated with few alternatives for
parking the use of the site would have a direct impact on the nearby neighborhood.
Ms. Carolyn Heitman, President of the John Barrow Neighborhood Association,
addressed the Commission in opposition of the request. She stated the Neighborhood
Association had met with Ms. Martinez on two (2) occasions and were unclear on the
proposed activities to take place at the site. She stated Ms. Martinez stated the events
would only occur on Saturday and Sunday but if someone wanted to set up on a Friday
they could do so. She stated there were concerns with security and requested the
events center hire off-duty police officers to provide security during the entire event.
She stated there were a number of other concerns raised by the members of the
association. She stated the neighborhood did not feel the use as an events center was
a good use for the site. She stated there was no benefit to the neighborhood being
gained by placing the events center at this location. She stated the neighborhood
association tried to work with those most impacted and felt the lack of parking would
have a direct impact on the adjacent homes.
Ms. Martinez stated the site did not have a great deal of parking. She stated the events
would be limited to the number of persons and vehicles that the site could support with
parking. She stated if the zoning was not approved the family would find another use
for the property.
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, 9 noes and
2 absent.
October 12, 2017
ITEM NO.: B FILE NO.: Z-5817-I
NAME: 15000 Cantrell Road Short-form PD-C
LOCATION: Located at 15000 Cantrell Road
DEVELOPER:
Rector Phillips Morse
1501 N. University Avenue, Suite
Little Rock, AR 72207
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.53 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-C
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On May 19, 2016, the Little Rock Planning Commission approved a request to
withdraw an item to allow the rezoning and the redevelopment of this site with a fast
food restaurant. The request was a rezoning of the site from R -2, Single-family to
Planned Commercial Development, PCD. The applicant proposed the placement of a
3,847 square foot fast food restaurant and a 5,000 square foot office building on this site
containing 1.53-acres. The site plan indicated 42 parking spaces for the fast food
restaurant and 20 parking spaces were proposed for the office building. The site plan
indicated the placement of a 40-foot landscape strip and a 100-foot building setback
along Cantrell Road. The plan indicated a 13-foot landscape strip along the eastern
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
2
and western perimeters of the site. A 25-foot landscape strip and building setback were
proposed along the northern perimeter of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a rezoning of the site from R -2, Single-family to
PD-C, Planned Development Commercial, to allow the development of
1.53-acres with a 3,847 square foot fast food restaurant. The plan indicates
44 parking spaces to serve the restaurant user. The site is located within the
Highway 10 Design Overlay District area. The plan is indicated meeting the
typical development standards of the Overlay with the exception of the minimum
lot size but the lot is currently platted and has been for some time. The plan as
presented indicates a 100-foot building line along Cantrell Road, a minimum
building setback of 40-feet along the rear and 30-feet on the sides. The plan also
indicates the placement of landscape buffers per the Overlay. The plan indicates
the placement of a 40-foot front yard landscape strip, a 40-foot rear yard
landscape strip (25-foot average required per the Overlay) and a 25 -foot
landscape strip along the eastern and western perimeter (25 -foot average
required per the Overlay).
B. EXISTING CONDITIONS:
The property is located north of Cantrell Road/H ighway 10 just west of the
Cantrell/Taylor Loop Road intersection. There are no structures located on the
site. East of the site is a bank and two (2) medical offices. West of the site is a
property which was recently approved by the Board of Directors as a Planned
Office Development, POD, for a medical office. North of the site is undeveloped
R-2, Single-family zoned property accessed from Rummel Road. South of the
site are various uses including single-family homes within the Westchester
Subdivision, a pet boarding facility, a school and undeveloped property. East of
the site there are a number of commercial uses including a convenience store,
drug store, restaurants and two (2) hardware stores at the Cantrell/Taylor Loop
intersection.
Cantrell Road is a four (4) lane State Highway with a continuous center turn lane.
There are no sidewalks located along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Pinnacle Valley
Neighborhood Association, the Tulley Cove Neighborhood Association, the
Westbury Neighborhood Association and the Westchester Neighborhood
Association were notified of the public hearing.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
3
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. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) 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.
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 property owner.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Obtain permits for improvements within Arkansas Department of
Transportation right-of-way from ARDOT, District VI.
8. Show driveway locations on the south side of Cantrell Road.
9. A shared access easement is shown on the final plat between the lots. The
City of Little Rock driveway spacing criteria will not permit a future driveway
for Lot 2.
10. Provide an onsite traffic impact study with expected vehicle queues,
volumes and service times during peak hour based on times and volumes at
other similar franchised sites in the area.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. EAD approval required. Contact Little Rock Water
Reclamation Authority 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. A
three phase, overhead power line exists along the north side of Cantrell Road.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
4
Caution should be used when constructing a drive underneath the existing power
line to ensure that all proper clearances are maintained. Contact Ente rgy 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 W ater:
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 afte r 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. 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.
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 C entral 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.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
5
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. The development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 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.
F. Building Codes/Landscape:
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:
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
6
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty
(40) feet of landscaped area exclusive of right -of-way. The landscaped area
shall contain organic and/or combined man-made/organic features such as
berms, brick walls and dense plantings such that vehicular use areas are
screened when viewed from an elevation of forty-two (42) inches above the
elevation of the adjacent street. Trees shall be planted or be existing at least
every twenty (20) feet and have a minimum of two (2) inches in diameter
when measured twelve (12) inches from the ground at time of planting.
Provide screening shrubs no less than thirty (30) inches in height at
installation with an average linear spacing of not less at three (3) feet within
the required landscape area.
3. 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 north and east are 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 cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81.
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. 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. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
7
7. A landscape irrigation system is required as per Highway 10 site design and
development standards.
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. Transportation/Planning:
Rock Region Metro: Location is served by METRO on route 25 Pinnacle Mtn.
We recommend the plan provide pedestrian access between the fast food store
and the transit route. METRO has current data which indicates workers
commuting to this area for retail jobs.
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan Suburban Office (SO) for this property. The Suburban Office
category provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The applicant has applied for a rezoning from R-2
(Single Family District) to PCD (Planned Commercial Development) to allow a
new restaurant to be built. The request is within the Highway 10 Overlay District.
Master Street Plan: South of the property is Cantrell Road and it is 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: There is a Class I Bike Path shown along the Cantrell Road.
A Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff stated the site was located within the H ighway 10 Design Overlay
District which had specific development criteria. Staff stated the landscape strips
and building setbacks appeared to comply with the development standards of the
Overlay. Staff stated the width of the drive lane and the parking stalls adjacent to
the pick-up window were 30-feet which was the minimum allowed by City
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
8
ordinance. Staff questioned any areas of outdoor dining and the placement of
the order menu board and the required screening wall.
Public Works comments were addressed. Staff stated a stormwater permit from
the Arkansas Department of Environmental Quality was required prior to any land
clearing or grading. Staff stated a grading permit from the City was also required
prior to any land clearing or grading. Staff stated there was a platted access
easement along the frontage of this lot serving Lots 1 and 2 to the west. Staff
stated to remove the easement would require approval by the Board of Directors
via an easement abandonment request.
Landscaping comments were addressed. Staff stated the site plan appeared to
comply with the typical development standards of the Highway 10 Design
Overlay District. Staff stated screening along Cantrell Road was required via a
berm, wall or evergreen plantings a minimum of 42 -inches above the elevation of
the adjacent street.
Rock Region Metro comments were addressed. Staff stated the location was
served by Route #25, the Pinnacle Mountain route. Staff stated riders used
transit service to access jobs within this area.
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.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the June 28, 2017, Subdivision Committee meeting. The
applicant has provided the proper dimensioned drive lane and parking stalls,
indicated the placement of the order board and noted the order board would be
screened per typical ordinance requirements.
The request is a rezoning of the site from R-2, Single-family to PD-C, Planned
Development Commercial, to allow the development of 1.53 -acres with a
3,847 square foot fast food restaurant. The plan indicates 44 parking spaces to
serve the restaurant user. The site is located within the Highway 10 Design
Overlay District area. Parking f or a restaurant use is typically based on one
(1) parking space per 100 gross square feet of floor area. Based on the
square footage of the building the typical minimum parking required would be
38 parking spaces.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
9
The property is located within the Highway 10 DOD which has specific
development criteria related to setbacks, parcel size and landscaped areas. The
minimum lot size for a development per the Overlay is 2.0 -acres with a single
building to be located on 2-acres. The property contains 1.518-acres and is
proposed to be developed with a single building.
The front yard building setback per the Overlay is 100-feet. The rear yard
building setback is to be 40-feet and side yard building setbacks are to be
30-feet. The plan as presented more than adequately provides the typically
required building setbacks to comply with the Overlay.
The front landscape strip is to be a minimum of 40 -feet. The perimeter
landscape strips are to be 25-feet. The plan indicates landscaped areas which
comply with the typical Overlay standards.
The front yard landscape area is to include organic and/or combined
man-made/organic features such as berms, brick walls and dense plantings such
that vehicular use areas are screened when viewed from an elevation of
42-inches above the elevation of the adjacent street. The applicant has indicated
berms will be considered at the time of development of the site. Based on the
elevation and grade of the site berming will potentially not provide the desired
screening of the parking areas. Staff will work with the developer at the time of
building permit to achieve the best screening of the site in compliance with the
Overlay.
Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
Signage is proposed to comply with the typical signage allowed within the
Highway 10 Design Overlay District. The plan indicates the placement of a
ground sign six (6) feet in height and 72 square feet in area. The sign will be
located within the landscape area along Cantrell Road. Building signage will be
limited to signage on the front façade, abutting Cantrell Road. The sign area will
be limited to ten (10) percent of the building façade area along Cantrell Road.
The hours of operation for the development are seven (7) days per week from
7:00 am to 11:00 pm. The plan indicates the placement of a dumpster on the site
plan. The dumpster will be located within the rear parking area. The dumpster
will be fully screened per typical ordinance requirements (Section 36 -523). The
hours of dumpster service will be limited to 7 am to 6 pm Monday thro ugh Friday.
The location of menu board speakers for drive -through windows of restaurants
are to provide speakers mounted so the sound is baffled on all sides in a manner
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
10
which will direct the sound produced to the vehicle served and the site is to
provide a solid wall at least six (6) feet in height and twenty (20) feet in length
along the opposite lane line. The wall must be constructed of masonry or wood
with a textured finish to diminish sound deflection . The applicant has indicated
the screen wall for the menu board will be provided.
Staff is not supportive of the applicant’s request. The site is located in an area
which is designated as Suburban Office on the City’s future land use plan which
generally is proposed as a transitional area from more intense uses to lesser
intensive uses and is used to ensure compatibility with residential uses. The
area to the north is zoned single-family and there is a newly developing
single-family subdivision located to the northeast of this site. Staff feels the
proposed use of the property as commercial, a fast food restaurant, is not
appropriate for this site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 5, 2017,
requested deferral of this item to the August 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated August 15, 2017, requesting deferral of this
item to the October 12, 2017, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 15, 2017,
requesting deferral of this item to the October 12, 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.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
11
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
Mr. Bill Spivey was present representing the request. There were a number of objectors
present. Staff presented the item with a recommendation of denial.
Mr. Spivey addressed the Commission noting the development was located within the
Highway 10 Design Overlay District. He stated the plan as presented complied with the
Highway 10 Plan with the exception of the use of the property. He stated the site
was located within a mixed use area. He stated the development would be a good
neighbor. He stated the Commission had been provided letters of support from the
two (2) adjoining neighbors. He stated meetings with the neighborhood had been hel d
to try to address concerns and to answer questions. He stated he did not feel the
meetings changed any minds but did answer questions.
Mr. Joe White addressed the Commission as the development engineer. He stated the
site was located across the street from a pet boarding and grooming facility. He stated
the drive for the development and the commercial use to the south aligned reducing
traffic turning conflicts. He stated there were concerns with sight distance at this
location. He stated the street was a 45 mph posted speed limit. He stated the sight
distance needed to comply with ASHTO was 625 -feet. He stated the development had
800-feet to the east and 1000-feet to the west. He stated there was a concern with
flooding. He stated this spring there were three (3) significant rain events. He stated
the development would be designed to meet the City’s detention ordinance
requirements. He stated the site was a relatively small site. He stated the drainage
basin for this area contained 2400 acres. He stated this site was 1.5-acres. He stated
there would be little to no impact from the development of this site. He stated all
drainage was to the north side of Cantrell Road and would tie directly into the creek.
Ms. Dawn Prasifka addressed the Commission in opposition of the request. She stated
Highway 10 was a scenic corridor and before purchasing land to build her home the
plan was reviewed. She stated the plan maybe 30 years old but it was important to
stick to the plan. She stated plans were to be adjusted or modified but it was important
to stick to the plan. She stated residents in the area bought their homes based on the
plan which was why it was important to stick to the plan that was in place.
Mr. Ken Harrison addressed the Commission in opposition of the request. He stated he
had lived in the area for 17-years. He stated the staff report indicated opposition to the
request. He stated the development was not in compliance with the land use plan. He
stated since the development did not comply with the plan the development should not
be before the Commission. He stated once a development was not in compliance with
the plan then the development should not be allowed to move forward. He requested
the Commission stay with the approved land use plan.
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
12
Ms. Celia Martin addressed the Commission in opposition of the request. She stated
her home was in Westchester. She stated in 2008 the Commission approved the
Burger King development and the area residents were concerned at the time this would
set a precedence for allowing future commercial development in the area. She stated
both the Commission and the Board assured the residence this was not the case. She
stated in 2009 McDonalds was denied a request to allow the development of a
restaurant at the corner of Chenonceau and Cantrell Road. She stated the location was
an arterial intersection with a traffic light. She stated if it was unsafe for a restaurant to
locate at that intersection with traffic safety given as a reason to not allow the restaurant
then why was this location being considered. She stated if the Highway 10 Plan was so
out of date then the Commission should request the Board appoint a committee to
review the plan and suggest changes.
Mr. Gray Williams addressed the Commission in opposition of the request. He stated
he had attended the neighborhood meeting with Mr. Spivey and Mr. White. He stated
his home was located off Rummel Road which was a dangerous intersection with
Cantrell Road. He stated this development would have an impact on traffic in the area.
He requested the Commission stick to the land use and zoning for the area and deny
the request.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She requested the Commission follow the Highway 10 Plan. She stated
the plan was implemented to protect the residential uses in the area. She stated north
of the site was undeveloped R-2, Single-family zoned land. She stated there was a
newly developing subdivision to the north of the proposed rezoning area. She stated
Suburban Office was implemented to allow a stepping down in intensity from
commercial to residential uses. She stated it was difficult to tell someone they could not
have a rezoning request when the Commission approved the one next door.
Mr. Spivey addressed the Commission stating he disagreed with the statement that if a
property was not zoned then the review should stop with staff. He stated the process
was in place to allow for development and redevelopment of properties. He stated
plans should be discussed and this was the reason for a public forum. He stated He
stated the user had agreed to turn down the lights at 10 pm, adding additional lanes to
improve stacking on the site should traffic become an issue and to be a good neighbor.
He stated this was not a bootstrap but was a good use for the property. He stated there
was a small amount of commercially zoned property left in the corridor. He stated the
design elements of the overlay had remained in place even though the land use had
changed. He stated the plan was a good plan and the design elements should be
maintained.
Commissioner Cox stated land uses changed with market demand. He stated the Bank
of the Ozarks at the Ranch office development and Wisenhunt office development on
Kirk Road were the only large office developments in the area. He stated if this site was
October 12, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5817-I
13
a viable office development site the developers would have put office at this location.
He stated this area was a mixed use development area from Kroger to Rummel Road.
He stated the proposed use was a good use for the site.
Commissioner Stebbins questioned the traffic impact of the development on the
abutting streets. Mr. Ernie Peters of Peters and Associates state d the development
contained one (1) driveway which would allow for three (3) lanes of traffic. He stated
the drive was aligned with the drive to the south which would not create an off -set which
could cause conflicting traffic movements. He stated the use was not identified in the
traffic manual so his firm conducted site traffic studies to determine the volume of
vehicles served by this user. He stated two (2) locations were observed. He stated this
user was not a high traffic volume user. He stated the review included the noon and pm
peak hours. He stated a maximum of 39 vehicles were served. He stated the
maximum vehicles in the que were ten (10) cars. He stated this site had the potential
for a vehicle stack of ten (10) to fifteen (15) with a dou ble order board. He stated the site
circulation was sufficient to accommodate the use.
The Commission questioned the economic impact of the development and the number
of jobs to be created. Mr. Mark Bingham stated he was unsure of the numbers and was
not qualified to answer the questioned. He stated he felt the employment numbers
would be in the mid-20’s to low 30’s.
Chairman Berry stated he had requested staff provide the available commercially zoned
developed and undeveloped property in the area. He stated he would share the
information to the Commissioners if they were interested. Chairman Berry requested
staff provide a generalization of the land use plan and the Highway 10 Plan. Staff
stated there were two (2) separate documents. Staff stated the Highway 10 Plan was
put in pace to allow development to occur in a scenic and orderly manner. Staff stated
the land use plan was continuously reviewed. Staff stated they were currently reviewing
the land use plan for this area, not only the Highway 10 Corridor but a much larger area.
Staff stated the Highway 10 DOD was the first DOD implemented in the City. Staff
stated the DOD set goals for the plan. Staff stated the DOD did not focus on the use of
the property but the design standards.
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, 0 noes and
2 absent.
October 12, 2017
ITEM NO.: C FILE NO.: Z-6323-X
NAME: The Village at Rahling Road Revised Long-form PCD
LOCATION: Located on the Southwest corner of Rahling Road and Rahling Circle
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Circle
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.15
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of both lots with the development of the first lot.
The applicant submitted a request dated July 6, 2017, requesting deferral of this item to
the August 31, 2017, public hearing.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 6, 2017,
requesting deferral of this item to the August 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
October 12, 2017
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6323-X
2
STAFF UPDATE:
The applicant submitted a request dated August 15, 2017, requesting deferral of this
item to the October 12, 2017, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated August 15,
2017, requesting deferral of this item to the October 12, 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 has not responded to Subdivision Committee comments which were
raised at the June 28, 2017, Subdivision Committee meeting. Staff recommends
deferral of this item to the November 30, 2017, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided responses to the Subdivision
Committee comments which were raised at the June 28, 2017, Subdivision Committee
meeting. Staff presented a recommendation of deferral of this item to the November 30,
2017, public hearing. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
October 12, 2017
ITEM NO.: 1 FILE NO.: S-1221-G
NAME: Chenal Valley Phase 18-K Preliminary Plat
LOCATION: Located on the North side of Chalamont Drive just West of Brotoe Court
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 26.8 acres NUMBER OF LOTS: 82 FT. NEW STREET: 3,170 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 31-256 to allow a front building line on a residential lot of
twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 10, 23, 24, 62 and 63.
3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot
at five (5) feet.
4. A variance from the City’s Land Alteration Ordinance to allow grading of lots with the
street construction.
BACKGROUND:
A preliminary plat was approved by the Little Rock Planning Commission for this
property on March 10, 2011. The plat contained 26.8-acres and 82 residential lots. The
applicant did not follow through with final platting within the time frame specified in the
Subdivision Ordinance (2-years) and the plat has since expired.
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to reinstate the previously approved preliminary plat
for Phase 18-K of the Chalamont Subdivision. The applicant is requesting three
(3) variances from various City ordinances. The request includes a variance
from the City’s Subdivision Ordinance to allow a front building line of 20 -feet and
5-foot side yard setbacks for all the lots proposed for development. Lots 9, 10,
23, 24, 62 and 63 are indicated with a 10-foot front building line also a variance
from Section 31-256. The request also includes a variance from the City’s Land
Alteration ordinance to allow grading of the lot with the street construction.
The development is proposed in four (4) phases. The average lot sizes
proposed are 60-feet by 150-feet and 60-feet by 120-feet. The development is
indicated with 3,170 linear feet of new public street constructed to residential
street standard. A secondary emergency access is proposed to connec t to an
existing paved parking area located on the adjacent private recreational area and
extending to this subdivision via a 16-foot all weather emergency access.
B. EXISTING CONDITIONS:
The site is wooded sloping upward from the street to the nor th. North of the site
proposed for development is Joe T. Robinson School and to the west is a private
recreational facility. East of the site is a developed single -family subdivision,
Bronte Court. South of the site is Chalamont Drive, which has been co nstructed
to Master Street Plan standard. Across Chalamont Drive is the Challain Place
Subdivision.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the DuQuesne Place 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. Is an advance
grading variance being requested to grade the lots with construction of the
street or to grade future phases with Phase 1?
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
3
2. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. The east bound sight distance on Chalamont Drive is
insufficient. The proposed subdivision sign will further obstruct th e sight
distance.
3. 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's association.
4. Hammerheads should be designed to be at least 80 feet in length and the
same width as the street. If a single leg turnaround is proposed, the length
must be at least 70 feet with at 28 foot radius or larger. T he proposed
hammerhead street width is narrower than the street.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering 501.379.1813 or gsimmons@littlerock.gov for more
information.
6. Per the Master Street Plan, parking is restricted to one (1) side of the street
on a 24 foot wide street. Show on the plat now and on the final plat and bill
of assurance, the area along the street where parking is allowed. Parking is
also restricted adjacent to Lots 62 thru 65.
7. On the west end of Caurel Court, the hammerheads should be designed to
be at least 80 feet in length and the same width as the street. The
proposed hammerhead street widths are narrower than the street.
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. The east bound sight distance on Chalamont Drive is
insufficient.
9. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
10. 100 year overflow swales must be constructed and placed within public
drainage easements.
11. What is the proposed street name of the entrance street?
12. Temporary turnarounds must be provided at the end of each phase of
construction.
13. The hammerhead on the east end of Caurel Lane should not be placed
within public right-of-way and should be within a private access and utility
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
4
easement. Parking is restricted adjacent to Lots 9 and 10 and the north
side of Lot 8.
14. Tract A on the west end of Caurel Court is shown as part of the right-of-way.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities (underground) along Chalamont Drive
based on the information provided. However, there is an existing three phase,
overhead power line running along the east side of development which may be in
conflict with a few of the proposed lots. Contact Entergy in advance to discuss
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 effe ct 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. This development will have minor impact on the exis ting water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
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).
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
5
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
6
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Fire Access for the north portion of this project does not appear to comply.
Landscape: No comment.
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
7
G. Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. The development has dead-end streets which are difficult and
expensive to serve with future paratransit service. Please consider in your final
plan eliminating disconnected streets as much is practicable.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the proposed plat.
Staff questioned the proposed reduced front building lines for the lots with
150-foot depths. Staff also stated the no right of vehicular access easement was
not necessary since the lots abutted a tract. Mr. Daters stated the reduced
building line allowed for a lesser amount of the lot to be graded. He stated the
developer desired to retain the no-vehicular access easement to ensure
residents did not cut across the tract to access their back yards.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff
requested the applicant provide a letter certifying the intersection sight distance
at the intersection of the subdivision entrance at Chalamont Drive. Staff stated
the City’s Stormwater Detention Ordinance would apply to the development of
the site. Staff stated the hammerhead turnarounds should be designed with a
minimum length of 80-feet. Staff stated if a single leg turnaround was proposed
the length was to be a minimum of 70 -feet with a 28-foot radius. Staff stated per
the Master Street Plan, parking was restricted to one (1) side of the street on a
24-foot wide street. Staff requested Mr. Daters indicate on the preliminary plat
the location where parking would be allowed.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or a gencies 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.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the September 20, 2017, Subdivision Committee meeting. The
applicant has indicated the subdivision identification sign will be a maximum of
six (6) feet in height and thirty-two (32) square feet in area. The subdivision
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
8
identification sign is consistent with signage allowed per the zoning ordinance.
The applicant has indicated a fence height variance for the proposed subdivision
will not be required. The revised site plan increases the length of the
hammerhead turn arounds as requested by Public Works staff.
The request includes a variance from the City’s Land Alteration Ordinance to
allow advanced grading of the lots with the installation of the streets. The
applicant has indicated the need to grade the entire site is t o allow the site to
balance eliminating the need to haul excess materials from the site.
The request is to reinstate the previously approved preliminary plat for Phase
18-K of the Chalamont Subdivision. There are variances from the City’s
Subdivision Ordinances to allow a front building line of 20 -feet and 5-foot side
yard setbacks on all the proposed lots. Lots 9, 10, 23, 24, 62 and 63 are
indicated with a 10-foot front building line.
The subdivision is proposed in four (4) phases with 20 lots developed in the first
phase, 16 lots in the second phase, 20 lots in the third phase and 26 lots
developed in the final phase. The average lot sizes proposed are 60 -feet by
150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear
feet of new public street constructed to residential street standard. A secondary
emergency access is proposed to connect to an existing paved parking area
located on the adjacent private recreational area and extending to this
subdivision via a 16-foot all weather emergency access.
The applicant has indicated a number of the streets will be constructed to a minor
residential street standard. These streets will be constructed with 24 -feet of
pavement within a 45-foot right of way. Although the Master Street Plan allows
for streets to be constructed to this standard the City typically restricts parking to
one side of a minor residential street. Public Works staff has requested the
applicant include on the preliminary and final plats the locatio n of the restricted
parking.
Staff is supportive of the request to allow the subdivision of this property. The
development is proposed consistent with the City’s Future Land Use plan for this
site with an overall density of 3.06 units per acre. To sta ff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff
feels the subdivision and the associated variances is appropriate for the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
October 12, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G
9
Staff recommends approval of the following variance request:
1. A variance from Section 31-256 to allow a front building line on the residential
lots of twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 10, 23, 24, 62 and 63.
3. A variance from Section 36-254(2) to allow side yard setback on each side of
the lot at five (5) feet.
4. A variance from the City’s Land Alteration Ordinance to allow grading of
future phases with the placement of the basic infrastructure within the
development.
PLANNING COMMISSION ACTION: (OCTOBER 12, 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 following variance request:
1. A variance from Section 31-256 to allow a front building line on the residential
lots of twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 10, 23, 24, 62 and 63.
3. A variance from Section 36-254(2) to allow side yard setback on each side of the
lot at five (5) feet.
4. A variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the placement of the basic infrastructure within the development.
Staff stated prior to approval of the grading, drainage and street plans for the
subdivision and following tree removal and grading near Chalamont Drive, that staff was
to be contacted to confirm sufficient sight distance was being provided.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 2 FILE NO.: S-1766-D
NAME: The Village at Gateway Revised Preliminary Plat and Replat
LOCATION: Located at 12500 Vimy Ridge Road
DEVELOPER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
ENGINEER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
AREA: 8.11 acres NUMBER OF LOTS: 59 FT. NEW STREET: 1,972 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat
request to allow this 35-acre site to develop as a townhouse plat. The subdivision was
proposed as a townhouse community with lots that average 30-feet in width by 100-feet
in depth. The project was proposed in seven (7) phases. The first Phase included the
development of 38 lots, the clubhouse and pool. Phase II include d the development of
40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase
VII 52 lots. The plat included 6,950 linear feet of new street to be dedicated to the
public. The streets were indicated with a 50-foot right of way and 27-feet of pavement.
Sidewalk were indicated on one (1) side of the interior streets. Centrally located within
the plat were areas set aside for open space and sports fields. Along the rear of the lots
in Phases III – V an area was identified for pedestrian paths to connect to the open
spaces. Francis Avenue was proposed as a collector street with a 60-foot right of way
and 31-feet of pavement. The street improvements to Vimy Ridge Road were to be
completed in phases corresponding to the phase d development of the subdivision.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
2
The request included a variance to advance grade the project. The development of the
subdivision was to occur in phases. This would allow excess earthwork in one phase to
be hauled to another phase that required fill. This variance would allow the earthwork to
balance over multiple phases and prevent hauling material over public streets.
The Phase 1 and 2 portions of the development are currently being developed. The
applicant is installing the infrastructure for the Phase 3 portion of the development.
On February 2, 2017, the Little Rock Planning Commission approved a request to
amend the previously approved preliminary plat for Phases II through VII. The approval
was to allow the removal of the rear yard green spaces and replace the green spaces
with alleys and provide access to rear loaded garages. The area contained within this
phase was 26.5-acres proposed with 293 lots. The lots proposed with rear yard alley
access were indicated with a 15-foot front yard setback. The cover letter stated the
reduced setback would allow for longer driveways between the alley and the garage.
The applicant stated parking or drives would not be allowed in the 15 -foot front yard
setback. The lots proposed with front loading garages were indicated with a 25 -foot
front yard setback. The lots indicated along Big Rock Avenue, the proposed collector
street, were indicated with a 30-foot front building setback as typically required by the
Subdivision Ordinance for lots fronting a collector street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved p reliminary plat
and to allow the replatting of lots located along Big Rock Avenue. The applicant
is proposing to add three (3) lots, Lots 9 – 11 Block 1, the Village at Gateway,
within an area that was previously indicated as a tract. The applicant is
proposing to replat Lots 1 – 2, Block 8, the Village at Gateway to remove the rear
alley access.
B. EXISTING CONDITIONS:
The first and second phases of the development have been completed and the
third phase is currently under construction soon to be final plated. The majority
of the trees on the remainder of the site were removed with previous
construction. North of the site the uses include residential, commercial and
industrial. The area to the west of the site is vacant and was previously clear ed
of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill
Road. There is an approved POD located on Pleasant Hill Road to the
southwest of the site. There is an area zoned MF -6 located on the southwest
corner of Pleasant Hill Road and Vimy Ridge Road.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
3
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Alexander Road Neighborhood
Association, the Quail Run Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No issues or comments on the proposed revisions. All comments on previous
approved plat apply.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Separate sewer service required for
each lot. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There are existing single
phase, underground power lines runn ing along Village Bend Drive and Glassrock
Drive in this development providing service to some of the existing lots. Entergy
will need to continue to serve all future lots in this area from the street/front lot
lines for service reliability reasons. 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 an d the Little Rock Fire
Department is required.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
4
3. The development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
5
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.
6. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
6
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the followin g Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. We have no objection to the final pla t, however the plans do
not indicate needed sidewalks for access to future trails and transit. See
comment above on similar project.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
Mr. Ashley Bice and Mr. Brad Walker were present representing the request.
Staff presented an overview of the item stating there were few outstanding
technical issues associated with the request. Staff stated the request was to
eliminate the alley access behind the lots along Big Rock Avenue and to allow
the addition of three (3) residential lots along Village Bend Drive.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
7
Public Works comments were addressed. Staff stated all previous comments
would continue to apply to the proposed development plan.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request raised at
the September 20, 2017, Subdivision Committee meeting. The request is to
amend the previously approved preliminary plat and to allow the replatting of lots
located along Big Rock Avenue to eliminate the previously platted access
easements.
The applicant is proposing to add three (3) lots, Lots 9 – 11 Block 1, the Village
at Gateway, within an area that was previously indicated as a tract. The lots front
Village Bend Drive and have a rear yard relationship to Vimy Ridge Road. The
lots are indicated with a no right of vehicle access easement along Vimy Ridge
Road. The lots are indicated consistent with the previously platted lots along
Village Bend Drive. The lots are indicated with a minimum width of 30 -feet and a
minimum depth of 109.53-feet. A 25-foot front platted building line, along Village
Bend Drive, has been indicated.
The applicant is also proposing to replat Lots 1 – 2, Block 8, the Village at
Gateway to remove the rear alley access. The lots will now be served by a
driveway extending to Big Rock Avenue. The remainder of the lots located along
Big Rock Avenue have been final platted in this configuration with no rear alley
access and driveways extending to Big Rock Avenue. The developer indicates a
desire for uniformity of the lots and is therefore requesting the replat of the lots to
conform to the remainder of the lots on the street.
Staff is supportive of the applicant’s request. The applicant is seeking the
revision to the previously approved preliminary plat to allow the creation of three
(3) additional lots within an area which was indicated as a tract. The tract was
previously indicated as detention and is no longer required to provide adequate
detention. The replat is to allow consistency for the lots fronting Big Rock
Avenue. Staff does not feel this is a significant change and supports the request.
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D
8
J. 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: (OCTOBER 12, 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 9 ayes, 0 noes
and 2 absent.
October 12, 2017
ITEM NO.: 3 FILE NO.: S-1799
NAME: Sneed Addition Preliminary Plat
LOCATION: Located on the North side of Crystal Valley Road in the 16600 Block
DEVELOPER:
Lataunya Sneed
19 Mystery Cove
Little Rock, AR 72209
Andrea Doucette
7415 Dehlia Drive
Little Rock, AR 72209
SURVEYOR:
Tyler Group
240 Skyline Drive, Suite 3000
Conway, AR 72032
AREA: 5.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of Lot 2 as
a lot without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide this 5.0 -acre parcel into two
(2) single-family residential lots. The applicant is proposing a variance from
Section 31-231 to allow the creation of Lot 2 as a lot without public street
frontage. The plat indicates the placement of platted building lines on each lot
conforming to the Subdivision Ordinance. Lot 1 abuts a minor arterial street
which requires the placement of a 35 -foot platted building line. Lot 2 will have a
platted building line of 25-feet from the adjacent lots northern boundary. Lot 2
will be provided access via a 40-foot access and utility easement across Lot 1.
October 12, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1799
2
B. EXISTING CONDITIONS:
The property is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The site is wooded. Adjacent to the sites
eastern boundary is a property the Little Rock Planning Commission recently
approved for a three (3) lot plat. West of the site is a 4 ½ acre residential
property with frontage on Crystal Valley Road as the roadway turns north/south.
Crystal Valley Road is a County road with no sidewalks in place and open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct 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.
2. The proposed shared ingress/egress easement driveway should be
constructed with a concrete apron at Crystal Valley Road per City Ordinance.
3. 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.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary.
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.
There is an existing three phase, overhead power line running along the north
side of Crystal Valley Road which would be used to provide power to any future
development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
October 12, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1799
3
Central Arkansas Water: No objections. 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:
1. Provide bill of assurance for review.
2. Provide copy of the plat in Autocad format.
3. Provide access easement to Lot 2.
4. Development cannot use the access easement platted as part of Greenwood
Addition.
5. Pay $10.00 review fee.
6. Label the centerline of Crystal Valley Road.
F. Building Codes/Landscape:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at poin t of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
October 12, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1799
4
G. Transportation/Planning:
Rock Region Metro: Metro does not currently serve this location. We have no
objection to this preliminary plan.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
stated they would contact the applicant to resolve any concerns prior to the
public hearing. There were no more issues for discussion. The Committee then
forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the September 20, 2017, Subdivision Committee mee ting.
The request is to allow the subdivision of 5.0 -acres into two (2) single-family
residential lots. The lots will be final platted with an access and utility easement
to allow access to the rear lot. The easement will be 40 -feet wide to allow
adequate area for the installation of any required utilities and the placement of a
new drive.
The request includes a variance from Section 31-231 to allow the creation of Lot
2 as a lot without public street frontage. The plat indicates the placement of
platted building lines on each lot conforming to the Subdivision Ordinance. Lot 1
abuts a minor arterial street which requires the placement of a 35 -foot platted
building line. Lot 2 will have a platted building line of 25 -feet from the adjacent
lots northern boundary.
The lots are located outside the City limits of Little Rock and will not be provided
with sewer service from the City. The Subdivision Ordinance (Section 31 -400)
states for residential lots or development tracts not served by a p ublic 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 two (2) lots will support a subsurface septic system. Upon
approval of the preliminary plat and prior to the issuance of a 911 address by the
October 12, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1799
5
County the applicant must provide the septic tank permit approval from the
Arkansas Department of Health.
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.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of Lot 2 as a lot without public street frontage.
PLANNING COMMISSION ACTION: (OCTOBER 12, 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 31-231 to allow the creation of Lot 2 as a lot without public street
frontage. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 4 FILE NO.: Z-3689-M
NAME: LISA Academy Revised Zoning Site Plan Review
LOCATION: Located at 21 and 23 Corporate Hill Drive
DEVELOPER:
LISA Academy
21 and 23 Corporate Hill Drive
Little Rock, AR 72205
ARCHITECT:
Kenneth King, AIA
Black, Corley, Owens and Hughes
219 West South Street
Benton, AR 72015
AREA: 10.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08
CURRENT ZONING: O-2, Office and Institutional
VARIANCE/WAIVERS:
1. A variance from Section 36-553 to allow a ground sign to exceed six (6) feet in height and
64 square feet in area.
2. A variance from Section 36-557 to allow the placement of wall signs without public street
frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved signage plan for
LISA Academy. The applicant is proposing to remove the existing monument
sign and relocate the sign to the eastern boundary of the high school campus.
The new sign is proposed 14-feet in height and an overall width of eight feet four
inches (8’4”). The applicant indicates the bottom of the sign will be six (6) feet
from grade and the sign height of eight (8) feet for a total height of 14 -feet. The
face of the sign is proposed 64.4 square feet of sign area. The applicant states
with the existing monument sign the students are hiding behind the sign which
limits vehicular traffic from seeing the children.
October 12, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M
2
The applicant is proposing to relocate an existing sign located on the south side
of the middle school, 21 Corporate Hill Drive, and place the sign on the north side
(front) of the high school, 23 Corporate Hill Drive. The request includes the
placement of a wall sign on the east side of the high school building,
23 Corporate Hill Drive and add a new sign on the south side (rear) of the
building as well.
B. EXISTING CONDITIONS:
The site is developed with LISA Academy’s middle and high school campus.
Both have front and rear driveway access for drop off and pick up. This area is
an office park development. South of the site is floodway Rock Creek. The
Corporate Hill Subdivision has developed with office users with the buildings,
parking and accesses shared. Most of the buildings in the area appear to be
occupied. There is a Child Development Center located to the west of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Treasure Hill
Property Owners Association were notified of the public hearing. There is no
contact information for the Santa Fe Heights Neighborhood Association in the
City’s neighborhood association contact listing.
D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
Mr. Kenneth King was present representing the request. Staff stated there wer e
few outstanding technical issues in need of addressing related to the site plan.
Staff requested the applicant provide details of the proposed signs. Staff
questioned the total sign area for the proposed wall sign located on the east wall.
Staff also requested details of the proposed channel sign letters. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
E. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the technical
issues associated with the request raised at the September 20, 2017,
Subdivision Committee meeting. The applicant has provided details of the
proposed signage plan.
The request is to allow the removal of the existing monument sign and to relocate
the sign to the eastern boundary of the high school campus. The new sign is
proposed 14-feet in height and an overall width of eight feet four inches (8’4”).
The applicant indicates the bottom of the sign will be six (6) feet from gr ade and
October 12, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M
3
the sign height of eight (8) feet for a total of 14 -feet. The face of the sign is
proposed 64.4 square feet of sign area. The applicant states three (3) reasons
for the desire to have the sign has proposed: the elevation is to allow teachers to
view through the sign and make sure no student(s) are hiding behind the sign,
(2) it allows drivers to have a view through the sign, to prevent a child from
running in front of a vehicle and (3) to keep children from defacing the sign itself.
To allow the sign as proposed requires a variance from Section 36-553 to allow
the ground sign to exceed six (6) feet in height and 64 square feet in area.
The applicant is proposing to relocate an existing wall sign located on the south
side (rear wall) of the middle school, 21 Corporate Hill Drive, and place the sign
on the north side (front) of the high school, 23 Corporate Hill Drive. The letters
are 24-inches in height. The sign is not lighted.
The proposal includes the placement of a new wall sign on t he southern façade,
rear of the high school building. The new sign is proposed with LED letters with
a maximum letter height of 36-inches. The sign located on the southern facade,
rear of the high school building, is located without public street frontage which
requires a variance from Section 36-557 to allow the placement of wall signage
without public street frontage.
The applicant is also requesting to place a wall sign on the eastern façade of the
high school building. The sign is proposed as a non -illuminated wall sign. The
sign is proposed 61-inches by 90-inches or 38.1 square feet.
Staff is supportive of the applicant’s request for the proposed wall signs. Staff is
not however supportive of the applicant’s request for the placement of the ground
sign with an overall height of 14-feet. The school is located in an office park
which has developed with signage as allowed in office zones or a maximum
height of six (6) feet. Staff does not feel the placement of the ground sign over
two (2) times the height allowed in the office zoning district is appropriate for the
area.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of denial.
October 12, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M
4
Mr. Kenneth King addressed the Commission on behalf of LISA Academy. He stated
the school was requesting to amend their request and eliminate the requested variance
for the height of the monument sign.
Staff stated they were now supportive of the request.
A motion was made to approve the request as amended to allow a revision to the
previously approved signage plan. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
October 12, 2017
ITEM NO.: 5 FILE NO.: Z-4923-T
NAME: Shackleford Crossing Revised Long-form PCD
LOCATION: Located at 2600 – 2700 South Shackleford Road
DEVELOPER:
Bo Brownlee
Venture Investment Partners, LLC
8235 Douglas Avenue, Suite 720
Dallas, TX 75225
SURVEYOR:
Development Consultants Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 36 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08
CURRENT ZONING: PCD, Planned Commercial Development
PROPOSED ZONING: Revised PCD, Planned Commercial Development
PROPOSED USE: Revision to the previously approved signage plan, cutting of
vegetation within the State Highway right of way, modify the allowed restaurant squar e
footage and allow for an increase in building height
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23,
2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD,
which was located at the southwest corner of South Shackleford Road and Interstate
430. The conceptual plan included the north 62 acres being developed with C -2,
Shopping Center District permitted uses, the south 20 acres being O -2, Office and
Institutional District permitted uses and the middle 15 acres being a transition area
where O-2, Office and Institutional District and C-2, Shopping Center District permitted
October 12, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T
2
uses would be allowed. The plan also showed four (4) out parcels along the
Shackleford Road frontage, with three (3) main entry drives from Shackleford Road.
The total project would consist of 1,000,000 square feet of gross building area.
Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20,
2005, established revisions to the previously approved PCD. The approval defined the
site plan for Phase I, the commercial portion of the project and one (1) of the office lots.
With the request, a preliminary plat for the subdivision of the site with sixte en (16) lots
and out-parcels was also approved. The approved site plan included an area previously
excluded containing the Comcast office tract on Shackleford Road and incorporated the
area into the overall project plan.
Subsequent revisions have allowed the development of the shopping center as currently
developed. All the lots and out-parcels of the shopping center are currently developed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approve d PCD, Planned
Commercial Development, for the Shackleford Crossing Shopping Center. The
applicant’s request includes a revision to the previously approved signage plan,
to allow the cutting of vegetation within the State Highway right of way as allowed
by the Arkansas Department of Transportation, modify the allowed restaurant
square footage and to allow for an increase in building height. The applicant’s
requests have been incorporated into the original ordinance language. The
ordinance language has been stricken through and the applicant’s requested
language follows the original language:
Section 4. Article 4. D Right of Way Issues - The Highway Department I-430
right-of-way shall remain undisturbed until the applicant has received approval of
any alteration plan with the Highway Department. The clearing of undergrowth
and trees will be restricted to a caliper of less than six (6”) inches complying with
the current practices of the Highway Department. The clearing of undergrowth
and trees will be restricted to the requirements of the necessary permit, which will
be received prior to any work being started, from either the State of Arkansas or
the City of Little Rock.
Section 4. Article 8. C Signage Issues - The total area for exterior wall
mounted signs may not exceed 10% of the wall surface area of the front wall of
the tenant’s demised premises. The total area for exterior wall mounted signs
may not exceed 10% of the total square footage of the tenant’s demised
premises.
Section 4. Article 8. F Signage Issues - The commercial portion of the
development will be limited to two (2) ground -mounted pylon signs, one (1) at an
October 12, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T
3
entry drive from Shackleford Road and one along the I -430 Freeway area. The
commercial portion of the development will be limited to four (4) ground-mounted
pylon signs, two (2) at entry drives from Shackleford Road and two (2) along the
I-430 Freeway area. [Each sign shall have a maximum height of 36 feet and a
maximum area of 680 square feet. An additional monument sign (hardscape
wall) may be constructed at the Shackleford Road/I -430 Intersection. A wall sign
may be natural stone or brick masonry, 5 -foot maximum height, with a 30 inch by
50-foot area for metal letters to spell project name. The area around the wa ll
shall be planted to create a landscape feature at this corner of the site.]
Section 4. Article 9. B Other Site Design Issues - Commercial/Retail
buildings constructed on the property shall not exceed a total of 750,000 square
feet of gross floor area, with a maximum of 55,000 square feet of restaurant uses
on outparcels and 35,000 square feet of restaurant uses on the balance of
project with a total maximum restaurant use for the entire property not to exceed
90,000 square feet. Additionally, all restaurants shall have a parking ratio of not
less than 12 spaces per 1,000 square feet calculated independently of retail
parking ratios. Commercial/Retail buildings constructed on the property shall not
exceed a total of 750,000 square feet of gross fl oor area, with a maximum of
55,000 square feet of restaurant uses on outparcels and 55,000 square feet of
restaurant uses on the balance of the project with a total maximum restaurant
use for the entire property not to exceed 110,000 square feet. Restaura nt
Parking: All restaurants that are on outparcels shall be required to self -park on
site at a parking ratio of not less than 12 spaces per 1,000 square feet. All
restaurants that are within the buildings on the balance of the property shall have
a parking ratio of not less than 5 spaces per 1,000 square feet calculated
independently of retail parking ratios.
Section 4. Article 9. K Other Site Design Issues - Maximum building height
on the property shall not exceed 45 feet 50 feet unless approved by the Planning
Commission consistent with the height regulations as allowed within the O -2
zoning district for the office portion of the development.
B. EXISTING CONDITIONS:
The site is developed as the Shackleford Crossing shopping center. The out
parcels are fully developed as is the interior of the shopping center. To the east
of the site is Camp Aldersgate and south of the site is the office portion of the
originally approved PCD, Planned Commercial Development Zoning. North of
the site is the freeway exit ramp. West of the site is I-430.
October 12, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T
4
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues in need of addressing related to the proposed
development plan. Staff stated the applicant was request ing to amend the
approved signage plan for the shopping center and to allow for clarification for a
few points within the originally approved ordinance. There were no more issues
for discussion. The Committee then forwarded the item to the full Commissio n
for final action.
E. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
request raised at the September 20, 2017, Subdivision Committee meeting. The
applicant is seeking approval of a revision to the curre nt PCD, Planned
Commercial Development Zoning to revise the previously approved signage
plan, to clarify cutting of vegetation within the Arkansas Department of
Transportation right of way, to modify the allowed restaurant square footage and
to allow for an increase in building height.
Section 4. Article 4. D Right of Way Issues - Currently the ordinance requires
the right of way to remain undisturbed until the applicant has received approval
for any cutting or clearing from the Arkansas Department of Transportation. The
ordinance states the clearing of undergrowth and trees will be restricted to a
caliper of less than six (6”) inches complying with the current practices of the
Arkansas Department of Transportation. The applicant is requesting the
language be stricken and replaced with - The clearing of undergrowth and trees
will be restricted to the requirements of the necessary permit, which will be
received prior to any work being started, from either the Arkansas Department of
Transportation or the City of Little Rock.
Staff has concerns with the removal of the cutting of trees within the State right of
way. I-430 is identified as a Scenic Corridor. Staff feels the existing vegetation
is an enhancement to the corridor and should be preserved.
Section 4. Article 8. C Signage Issues – This section is proposed to revise the
allowable wall signage for the individual tenants. The amendment will include the
square footage occupied by the tenant in the calculation for the allowable wall
October 12, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T
5
signage. Currently wall signage is calculated based on the façade area not to
exceed ten (10) percent.
Staff is not supportive of allowing the change in the calculation for wall signage.
All wall signs within the City of Little Rock are calculated at ten (10) percent of
the façade of the tenant’s space with the possible exception of sites located
within a Design Overlay District. Staff feels the current calculation allows for
adequate wall signage for this development and wall signage in general located
within the City.
Section 4. Article 8. F Signage Issues - The approved PCD ordinance currently
limits the ground signage to two (2) signs one (1) along I -430 and one (1) along
South Shackleford Road. The remainder of the ordinance remains in place with
regard to total height and total area for each of the signs. Currently each sign is
limited to a maximum height of 36 feet and a maximum area of 680 square feet.
The plan indicates the placement of ground signage along the southern portion of
the development or along the northern portion of the development along the
freeway frontage. The applicant is also proposing the placement of a ground
sign at the second driveway into the main shopping center on South Shackleford
Road. A second location has been identified on South Shackleford Road
adjacent to the southern driveway, “the Wal-Mart entrance”.
Staff has concerns with the applicant’s request to increase the number of ground
signs allowed both along the freeway frontage and along South Shackleford
Road. The approval allowed the size of the signs to be increased from 160
square feet of sign area to 680 square feet of sign area, in lieu of having multiple
signs.
Section 4. Article 9. B Other Site Design Issues – This section is proposed to
allow for an increase in the allowed restaurant square footage and revises the
parking requirement of the restaurant portion and the retail portion of the
development. The approval allows an increase in the restaurant square footage
from 90,000 square feet to 110,000 square feet. The parking for restaurants is
calculated by requiring all restaurants that are on outparcels to self -park on site
at a parking ratio of not less than 12 spaces per 1,000 square feet. All
restaurants that are within the buildings on the balance of the property are to
have a parking ratio of not less than 5 spaces per 1,000 square feet calculated
independently of retail parking ratios.
Staff is supportive of this request.
October 12, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T
6
Section 4. Article 9. K Other Site Design Issues - This section allows for
the maximum building height to be increased by five (5) feet from 45 -feet to
50-feet.
Staff is supportive of this request.
Although staff is supportive of portions of the applicant’s request staff is not
supportive of the overall proposal. Staff feels the requested change to the
signage plan is not appropriate nor does staff support the clearing of trees within
the State right of way.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had revised the request to limit the approval to the
placement of one (1) additional ground sign a long the I-430 frontage. Staff stated the
sign was proposed with a maximum of 36 -feet in height and 680 square feet of sign
area. Staff stated there would not be any additional signage along South Shackleford
Road. Staff stated the calculation for wall signage was proposed to remain as currently
calculated. Staff stated the clearing of trees within the right of way was a matter for the
Arkansas Department of Transportation. Staff presented a recommendation of approval
of the applicant’s request as currently proposed. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 6 FILE NO.: Z-5380-D
NAME: Woodruff School Apartments Short-form PD-R
LOCATION: Located at 3010 West 7th Street
DEVELOPER:
Moses Tucker Real Estate
200 River Market Avenue, Suite 501
Little Rock, AR 72201
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT/ENGINEER:
Cromwell Architects and Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 1.90 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3, Single-family with a CUP for a school
PROPOSED ZONING: PD-R
PROPOSED USE: Mixed Use – Residential, Community activities, Commercial kitchen
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 the conversion of the existing building
into a mixed use facility which includes apartments, on -site outdoor community
space and a food and beverage operation. The new multi -family is proposed as
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
2
a significant part of the plan which is to introduce a residential component to the
surrounding area. The applicant is proposing 38 one - to two-bedroom
apartments amounting to roughly 25,000 square feet of the building. According
to the applicant the neighborhood arou nd the Woodruff building and campus is in
need of new residential housing and the redevelopment plan proposed will
combine traditional layouts with an open -spaced, more contemporary aesthetic
that makes use of the existing features. The applicant indicate s as best they can
the intention is for the apartments to represent the neighborhood itself, both its
unique history and its hopeful future.
The community/media room is proposed by reserving roughly 1,000 square feet
on the first (partial basement) level. The community/media room is proposed for
use by local non-profits, local neighborhood association and nearby community
stakeholders such as UAMS and Arkansas Children’s Hospital. The applicant
states this will create a collaborative, media -rich space that can host both small
and large, formal and informal events. According to the applicant the
redevelopment of the Woodruff building and campus will also serve to link
community members both from the immediate neighborhood and elsewhere in
the City. To this end, the rationale behind the community room is simple: to
provide a space where positive and purposeful connections can be made.
The applicant envisions everything from organized lectures, meetings seminars
and community forums to more informal events such as book readings and
theater classes.
The community outdoor space, located outside the building on the north side, is
proposed to create a small, thoughtfully designed park space and
courtyard/plaza. According to the applicant this will include new playground
equipment and passive paved plaza space that can be used for outdoor dining,
weekend festivals, farmers markets and other community uses. This will provide
the entire community with a safe, family-friendly place to play. All of these
components help support the belief that outdoor activities – enabled by planned
design and development – are essential to a culture of healthy living from which
any and every community stands to benefit.
The food and beverage operation is proposed withi n the existing
cafeteria/auditorium on the north side of the building which is proposed to be
converted to a space for a full service restaurant. This space will utilize the
existing commercial kitchen and grease trap on-site today.
B. EXISTING CONDITIONS:
The site is located north of 7th Street, east of Lamar Porter field and Johnson
Street, south of 6th Street and west of Booker Street. The school encompasses
an entire block. The area is predominately single-family with the exception of the
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
3
Lamar Porter field and the community garden both located to the west of this site.
There is a commercial building, which appears to be vacant, located south of the
site which is indicated on the Future Land Use Plan as MX, Mixed Use. Other
non-residential uses are located to the east of the site along Woodrow Street and
south of West 7th Street.
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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Access ramps at intersections should be constructed to the current ADA and
City of Little Rock standard details.
3. The 30 degree angled back-in parking should be revised to a parallel parking
configuration.
4. All parking within the right-of-way is public.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to the site. Capacity
fee analysis required. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. Service is a lready being
provided to this property with no apparent conflicts with existing facilities.
However, the six proposed parking spaces on the southwest corner of the
development appear to be in a location where there is a single street light pole.
This pole may be in conflict with one of these parking spaces. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. 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.
5. 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
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
5
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 a s 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. 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 f orcible
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.
6. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
6
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.
b. 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.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Bu ilding
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org
NOTE: Contact Fire Marshal Capt. Chris Sanders to coordinate an on-site review
501.918.3782.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
7
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with this chapter
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: Location is served by METRO on route 5 West Markham.
We have no objections to the site improvement planned for this existing
development.
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 substations,
and hospitals. The applicant has applied for rezoning from R-3 with a CUP
(Single-Family District - Conditional Use Permit) to PD-R (Planned Development
Residential) to allow mixed use including residential communit y outreach and a
commercial kitchen.
Master Street Plan: West 6th Street, West 7th Street, Booker Street and South
Johnson Street are all shown as Local Streets on the Master Street Plan. The
primary function of Local Streets is to provide access to adja cent 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 is a Class III Bike Route shown on West 7th Street. These
bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 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. Fowler provide the proposed signage plan. Staff also questioned the
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
8
proposed restaurant use. Staff stated the cover letter indicated 72 parking
spaces. Staff questioned the location of the proposed parking.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk damaged in the public right of way would require repair and
replacement prior to the issuance of a building permit. Staff stated the 30 -degree
angled back-in parking should be revised to a parallel parking configuration.
Landscaping comments were addressed. Staff stated any new site development
was to comply with the City’s Landscape and Buffer Ordinances. Staff stated
any existing vehicular use area that did not meet current code requi rements
could continue as nonconforming until a building permit was issued to rehabilitate
the building in excess of fifty (50) percent of the replacement cost of the building.
Staff stated at such time the 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.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the September 20, 2017, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, revised the parking layout and
indicated the site will be developed in accordance with the City’s Landscape
Ordinance requirements.
The request is to rezone the site from R-3, Single-family to PD-R, Planned
Development Residential, to allow the conversion of the existing building into a
mixed use facility which includes apartments, on -site outdoor community space
and a food and beverage operation. The applicant is proposing 38 one - and
two-bedroom apartments which will result in the use of approximately
25,000 square feet of the building.
The request also includes the placement of a community/media room containing
1,000 square feet located on the first (partial basement) level. The
community/media room is proposed for use by local non-profits, local
neighborhood association and nearby community stakeholders. The intent is to
create a collaborative, media-rich space that could host both small and large,
formal and informal events. The applicant envisions everything from organized
lectures, meetings seminars and community forums to more informal events such
as book readings and theater classes.
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
9
The plan indicates a community outdoor space, located on the north side of the
building and is proposed to create a small park spa ce and courtyard/plaza. The
plan indicates the placement of new playground equipment and passive paved
plaza space that can be used for outdoor dining, weekend festivals, farmers
markets and other community uses.
The plan includes the utilization of the existing kitchen/cafeteria/auditorium for a
food and beverage operation. The applicant proposes to convert the space to
allow the food and beverage operation to be a full service restaurant with bar
service. The applicant indicates the capacity of the restaurant is between 75 and
80 persons. The request includes the allowance of a patio proposed for future
construction. The restaurant is proposed to operate six (6) days per week for
lunch and dinner.
The applicant has indicates there will not be an y signage with this development.
Should signage be required in the future the applicant indicates they will amend
the PD-R to allow the signage.
Parking for the development is proposed with 28 existing parking spaces located
in the west lot which will remain. The applicant is proposing to add 22 new
spaces along the western portion of the site. Four (4) new parallel spaces will be
added within the current drop off area on Booker Street for a total of 54 on -site
parking spaces.
Additional street parking includes twelve (12) parallel spaces along West 7th
Street, seven (7) parallel spaces along Booker Street and five (5) new parallel
spaces along West 6th Street.
The plan indicates Johnson Street is a 50 -foot right of way which has not been
closed. The applicant is not proposing to close Johnson Street at this time but
additional parking is proposed within the right of way allowing 49 parking spaces
to serve Lamar Potter Field.
Staff is not supportive of the applicant’s request as filed. Staff is supportive of
the multi-family aspect of the development and the proposal to allow for
community meeting space. Staff is not supportive of allowing the former
cafeteria to be converted to a full service restaurant with bar service. The area is
residential with the commercial uses limited to Woodrow Street, two (2) blocks to
the east. Staff does not feel this is an appropriate location for a commercial
restaurant use.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
10
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
Mr. Dan Fowler of Cromwell Architects was present representing the request. There
were registered objectors and supporters in attendance. Staff presented the item with a
recommendation of denial.
Mr. Fowler addressed the Commission on the merits of the request. He stated the
project had been a lengthy effort together with the neighborhood and the partners of the
development. He stated he felt the development as proposed was a positive for the
neighborhood. He stated there were letters of support from both Lamar Porter and the
Boys and Girls Club for the project. He stated the Neighborhood Association was also
in support of the request. He stated the vison was to have a restaurant that was not a
high volume traffic generator to serve the neighborhood. He stated the development
had added back the playground as requested by the neighborhood. He stated the
request did not include the abandonment of Johnson Street but Lamar Porter was in
support if this became an issue.
Ms. Danielle Ray, President of the Capitol View Stifft Station Neighborhood Association,
addressed the Commission in support of the request. She stated the neighborhood was
very engaged in the development process. She stated there had been several meeting
concerning the reuse of the school with the Little Rock School District prior to the
closing of the school and it was determined by a committee that this project was the
best use of the site. She stated the neighborhood wanted the school to remain but
since this was not an option the development as proposed was a good fit for the
neighborhood. She stated the neighborhood wanted a restaurant to anchor this area of
the neighborhood. She stated there was little opportunity for econo mic development in
the neighborhood and felt this location was a good fit. She stated the development was
walkable for the neighborhood and was next to the Boys and Girls Club and next to
Lamar Porter Field. She stated the playground was important to the residents of the
area. She stated parking was a concern but felt the development was providing
adequate parking. She stated the site was an infill project and a unique opportunity for
the neighborhood. She stated the neighborhood did not want to see th e building remain
empty. She stated the neighborhood association had passed a resolution in support of
the development. She read the resolution into the record for the Commissioners.
Mr. Farris Hensley addressed the Commission with concerns. He stated he was not
notified of the request and felt if the developers had come to him his concerns could
have been addressed. He stated he contacted the Alert Center to get the presidents
name and number but was only given an e-mail address. He stated he did not get any
response from e-mails sent to the address provided. He stated his concern was the
placement of 38 apartments in a historical neighborhood. He questioned the available
parking in the neighborhood. He stated he felt the developers and the neighb orhood
association should have reached out to more of the homeowners in the area.
October 12, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D
11
Mr. Robert Walker addressed the Commission with concerns. He stated Brown Street
was one-way because City planners did not plan for the street width and made the
street to narrow for two-way traffic. He stated he was not opposed to the conversion of
the school but felt the developers were trying to maximize the profit on the back of the
neighborhood. He stated the developers were not providing adequate parking and were
using City property to provide parking. He stated Johnson Street was closed to keep
the children from the school from getting run -over as they were going to Lamar Porter
Field for activities. He stated the street should be reopened since the school no long er
needed the limited access. He stated the development should be done with larger
apartments so that families could live in the apartments.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the multi-family portion of the development was a great addition
to the neighborhood but she was concerned with the restaurant. She stated the
playground space was an added addition to the development. She stated a full service
restaurant with 75 to 80 seats would generate traffic at a rate of one (1) to two (2) times
the number of seats. She stated in the restaurant business it was all about turning
tables. She stated the tables would be turned one (1) to two (2) times per serving
period, lunch and dinner. She stated that would mean more than 160 trips during the
noon peak and same for the dinner hour. She stated persons leaving the restaurant at
night could be loud and there would be slamming of car doors which could impact the
nearby homes.
Mr. Fowler stated redevelopment was never easy clear or simple. He stated the goal of
an open house was to reach the homes directly impacted. He stated he personally
placed over 150 notices on the area homes. He stated the company was in business
for a profit but the profit was not being made on the backs of the residents. He stated
the last thing the neighborhood needed was for the building to be fenced and chained.
He stated once this occurred it took a long time for the redevelopment to occur. He
stated the restaurant was an important part of the development. He stated without the
restaurant the numbers did not work for the multi -family portion of the development. He
stated without the retail portion of the development the development would not occur.
There was a general discussion by the Commission concerning the development,
the proposed rents, the number of units necessary for the development to occur.
Mr. Fowler stated the rents would be around $600 per month. He stated the units were
small around 450 square feet and the market would dictate the number of units needed
in the area. It was noted to allow development to occur it was a give and take and if the
only way the project would occur was with the retail portion then the retail should be
included in the project.
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, 0 noes and
2 absent.
October 12, 2017
ITEM NO.: 7 FILE NO.: Z-7432-A
NAME: Houston Electric Revised Short-form PD-C
LOCATION: Located at 1901 West 2nd Street
DEVELOPER:
Houston Electric Company
1904 West 3rd Street
Little Rock, AR 72205
SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oakcrest
Little Rock, AR 72206
AREA: 0.13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48
CURRENT ZONING: PD-C
ALLOWED USES: Commercial vehicle parking for an adjacent business
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Allow the existing covered canopies/storage container to remain
and allow areas of outdoor storage of materials
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 18,926 adopted by the Little Rock Board of Directors on September 2,
2003, rezoned the site from R-3, Single-family to PD-C, Planned Development
Commercial. The applicant proposed the zoning to allow the owner to upgrade and
improve an existing parking lot. The lot adjoined 1904 West 3 rd Street, the then office of
Houston Electrical Contractors. The site had been being used as a commercial parking
lot for Houston Electric’s vehicles. The Board of Directors also approved a request for
the closure of the portion of alley that adjoined the lot running north/south. In addition a
October 12, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A
2
waiver of required street improvements to West 2 nd Street was approved due to no
access was being taken or was contemplated from West 2 nd Street to the lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the pr eviously approved PD-C,
Planned Development Commercial, to allow the two (2) existing covered storage
areas and the storage container to remain on the site as well as continue to use
the lot for commercial vehicle parking. The lot also contains an area of outdoor
storage of materials.
B. EXISTING CONDITIONS:
The site is currently being used by Houston Electric Company as a parking lot
and storage. The home to the west of the site is being rehabbed as a duplex.
Further to the west of the site is a p roperty approved as a PD-C for a beauty
salon but appears to be residential with no commercial business. The area to the
north of the site continues to serve as single-family and two family dwellings.
The area to the south of the site faces West Markham Street and is
non-residential uses both commercial and office. Across West Markham Street
is the State Capitol complex.
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. Due to the proposed use of the property, the Master Street Plan specifies that
West 2nd Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. If a new access is proposed to be taken in the future from West 2 nd Street or
the property is further developed in the future, provide design of street
conforming to the Master Street Plan. Construct one-half street
improvements to West 2nd Street including 5-foot sidewalks with the planned
development. The new back of curb should be located 15.5 feet from the
street centerline.
October 12, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to the site. Easement
must be retained for existing 6-inch sewer main. Contact Little Rock Water
Reclamation Authority 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.
There is an existing power line running along the south side of West 2 nd Street
and another extending from the Battery Street. Contact Entergy in advance to
discuss 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. 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 Lit tle Rock Fire
Department is required.
3. Contact Central Arkansas Water regarding the size and location of the water
meter.
4. 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 501.377.1 226 if you would like to
discuss backflow prevention requirements for this project.
5. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A
4
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Location is served by METRO on route 1 & 8 Pulaski
Heights and Rodney Parham. We have no objections to an addition to the
storage yard.
Planning Division: This request is located 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 revision to an existing PD-C (Planned Development Commercial)
to allow outdoor storage of materials.
Master Street Plan: West 2nd Street and North Battery Street are both shown as
Local Streets on the Master Street Plan. The primary function of Local Streets is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
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.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 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
request. Staff stated the applicant was seeking approval to allow the site to be
used for storage of materials in addition to the storage of vehicles.
Public Works comments were addressed. Staff stated right of way dedication
along West 2nd Street was required per the Master Street Plan. Staff questioned
October 12, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A
5
the alley and alley access. It was noted the alley was abandoned with the
previous approval.
Landscaping comments were addressed. Staff stated screening was required
along the sites western boundary where adjacent to the residential use.
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.
I. ANALYSIS:
There were no outstanding items from the September 20, 2017, Subdivision
Committee meeting in need of addressing via a revised site plan. The applicant
is requesting to amend the previously approved PD-C, Planned Development
Commercial, to allow an outdoor area of materials storage and to allow the two
(2) existing covered storage areas and the storage container to remain on the
site. The applicant is also proposing to continue to use the lot for commercial
vehicle parking.
Staff is not supportive of the applicant’s request. The site is located adjacent to
residential immediately to the west of this site. The neighborhood is transitioning
and is becoming a desirable residential area. The homes to the north are being
renovated for residential use. Staff does not feel this area is the proper location
for an area of outdoor storage.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
Mr. Keith Weeks was present representing the request. There was one registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Weeks addressed the Commission stating the area was used for parking of vehicles
and later the covered storage and storage container were added to reduce theft. He
stated the site had become overgrown but the business had since cleaned the site. He
stated he would reserve his time for the opposition.
October 12, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A
6
Ms. Danielle Ray addressed the Commission in opposition of the request. She stated
the neighborhood association had voted to not support the request to allow the site to
continue to be used as outdoor storage. She stated the condition of the site had been
brought to her attention and she forwarded pictures and letters to City Director Webb.
She stated once this occurred the site was placed under enforcement at which time the
owner decided to start to clear the lot. She stated the lot was lo cated adjacent to a
residence. She stated the site should not be allowed outdoor storage. She then read to
the Commission a resolution which had been approved by the neighborhood
association members.
Mr. Weeks stated the site had gotten in bad shape b ut once brought to their attention
the site had been cleaned. He stated if approved his company would make a point to
keep the site clear.
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, 9 noes and
2 absent.
October 12, 2017
ITEM NO.: 8 FILE NO.: Z-7517-B
NAME: Highway 10 Storage Center Revised Long-form PCD
LOCATION: Located at 9300 Ferndale Cut-off
DEVELOPER:
Meramec Specialty Company
Attn. Kevin Bailey
P.O. Box 1150
West Memphis, AR 72303
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 7.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02
CURRENT ZONING: PCD
PROPOSED ZONING: Mini-warehouse
PROPOSED USE: Revised PCD
VARIANCE/WAIVERS: Allow the seasonal sale of fireworks two (2) times per year.
BACKGROUND:
Ordinance No. 18,995 adopted by the Little Rock Board of Direct ors on December 2,
2003, rezoned this 7.25-acre tract from R-2, Single-family to C-3, General Commercial
District. The rezoning was in conjunction with the City of Little Rock initiated
Extraterritorial Planning Jurisdiction expansion. The zoning ordinan ce stated the
property was to develop in compliance with the Highway 10 Design Overlay District or
be developed through the Planned Zoning Development, PZD, process.
Ordinance No. 21,253 adopted by the Little Rock Board of Directors on June 28, 2016,
rezoned the property from C-3, General Commercial District, to PCD, Planned
Commercial Development, to allow the development of this site with mini -warehouse.
October 12, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B
2
The property contained 7.25-acres and was undeveloped. The storage center was
proposed containing 13 buildings constructed in five (5) phases. The buildings were
proposed both climate and non-climate controlled. The buildings ranged in size from
2,325 square feet to 13,200 square feet.
The request included advanced grading of the site. The approval allowed the grading of
the entire site with the construction of the first phase. A deferral of the boundary street
improvements to Ferndale Cutoff was approved and was to be developed with the last
phase of construction.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the seasonal sale of fireworks on the site.
The applicant indicates the seasonal sale of fireworks will occur two (2) times per
year. The sales area is located within the Phase 5 portion of the development.
Upon construction of the Phase 5 units the sale of fireworks will be discontinued.
B. EXISTING CONDITIONS:
The mini-warehouse development is currently under way. The property to the
east is being used for outdoor playground equipment sales. North of the site is
the West Pulaski County Volunteer Fire Department. To the south of the site are
single-family homes. Further to the west along Cantrell Road at the Barrett Road
intersection is a commercial node containing a small grocery, a church, a
contractor’s office and small portable building sales.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is no contact information for the Greystone Property Owners
Association in the City’s neighborhood association contact listing.
D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
Mr. Brian Dale of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the site plan. Staff
questioned the times the fireworks would be sold and if the fireworks sales would
be discontinued when the Phase 5 portion of the development was completed.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
October 12, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B
3
E. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing comments
raised at the September 20, 2017, Subdivision Committee meeting.
The applicant has indicated the dates and times of the fireworks sales. The
applicant has also indicated upon the development of the final phase of the
mini-warehouses the fireworks sales will be discontinued.
The request is to amend the previously approved PCD, Planned Commercial
Development, to allow the seasonal sale of fireworks on the site. The app licant
indicates the seasonal sale of fireworks will occur two (2) times per year. The
applicant indicates the sales will occur during the July 4th holiday from June 20th
through July 10th and the Christmas/New Year season from December 10th
through January 5th each year. The State of Arkansas allows fireworks to be sold
24-hours per day during the July 4 th and Christmas/New Year seasons. The
applicant notes the hours for this location will be limited to 7:00 am to 1:00 am,
seven (7) days per week during the time specified.
The sales area is located within the Phase 5 portion of the approved
mini-warehouse development. The owner of the property states the sale of
fireworks will be leased on a year to year basis. He states upon construction of
the Phase 5 portion of the mini-warehouse development the sale of fireworks will
be discontinued.
Staff is supportive of the applicant’s request. The site has a history of fireworks
sales. The site is located outside the City limits of Little Rock but with in the City’s
Extraterritorial Planning Jurisdiction. The underlying zoning of the property is
C-3, General Commercial District which does allow for the sale of fireworks
provided the site is located outside the corporate limits of Little Rock. To staff ’s
knowledge there are no outstanding technical issues associated with the request.
Staff feels the allowance of the fireworks sales as proposed is appropriate for
this site.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the sale of fireworks from this
site two (2) times per year as proposed by the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 12, 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 sale
of fireworks from this site two (2) times per year as proposed by the applicant. There
October 12, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B
4
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 9 FILE NO.: Z-8860-A
NAME: Hansen Revised Short-form PD-O
LOCATION: Located at 400 North Van Buren Street
DEVELOPER:
Cora Crain
209 Brown Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street
Little Rock, AR 72065
AREA: 0.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: PD-O
ALLOWED USES: Recognize existing office use – the residential uses remain zoned
R-3, Single-family
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Add massage therapy as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,750 adopted by the Little Rock Board of Directors on July 16, 2013,
rezoned the site from R-3, Single-family to PD-O, Planned Development Office, to
recognize an existing office user located in one (1) of the buildings on the site. The
hours of operation approved were from 8:00 am to 5:30 pm Monday through Friday.
There were no exterior modifications to the structure or parking areas proposed. The
site contained a paved parking pad along Van Buren for a single car.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD-O,
Planned Development Office, to add massage therapy as an allowable use for
the site. The applicant is a licensed massage therapist, certified Doula and
childbirth education, specializing in prenatal and postpartum massage. Other
services to be provided are yoga classes for postpartum and beyond to promote
balance in body, mind and spirit. The regular business hours are weekdays from
9 am – 5 pm and by appointment only. The applicant indicates the classes will
average six (6) persons not to exceed ten (10). Classes will be held two (2) to
three (3) nights per week lasting one (1) to two (2) hours with an ending time of
8:30 pm. The applicant indicates the possibility of one (1) Saturday class and the
occasional massage by appointment.
B. EXISTING CONDITIONS:
The site contains three (3) buildings. The building fronting North Van Buren
Street is a vacant office space. The structures fronting C Street are single-family
residences. Only the office structure was rezoned. Along Van Buren Street
there are a couple of non-conforming buildings located between West Markham
Street and Kavanaugh Boulevard.
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. If the damaged driveway off Van Buren Street is proposed to be used by the
health studio, the driveway apron should be reconstructed to conform to City
of Little Rock standard details.
2. No right-of-way dedications are required due to the structures that would be
located within the new area to be dedicated.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: This property is currently served by
sewer. Contact Little Rock Water Reclamation Authority for additional
information.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
3
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property with no apparent conflicts with existing facilities.
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 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. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
4
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 aspha lt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 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.
c. 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.
d. 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.
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
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
5
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 acce ss 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.
6. 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.
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.
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.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
6
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 Fi re Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Location is currently served by METRO on routes 1, 5 & 8
and is centrally located to the transit system. We have no objections to this
conditional use.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density category provides for single family homes at densities
not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six
(6) units per acre. The applicant has applied for a revision to the previously
approved PD-O, Planned Development Office, to add a Health Studio and Spa to
the allowed uses. This request is within the Hillcrest Overlay District.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
7
Master Street Plan: East of the property is North Van Buren Street and it is
shown as a Minor Arterial Street on the Master Street Plan. South of the property
is C Street and it is shown as a Local Street on the Master Street Plan. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on North Van Buren Street since it is a Minor Arterial. 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.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested the applicant provide the proposed signage
plan. Staff stated the site was located within the Hillcrest Design Overlay District
which did allow street parking to count towards the required parking for a
development.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk damaged in the public right of way would require repair and
replacement prior to the issuance of a building permit. Staff stated no right of
way dedication was required due to the structure location which would be located
in the right of way if a dedication was provided.
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.
I. ANALYSIS:
The applicant submitted a revised cover letter to staff address ing the technical
issues associated with the request raised at the September 20, 2017,
Subdivision Committee meeting. The applicant has indicated signage will be
placed on the awning and will comply with the typical development standards of
the zoning ordinance. The zoning ordinance within the commercial zones allows
for one (1) awning sign per occupancy not to exceed fifty (50) percent of the
surface area of the awning.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
8
The request is to amend the previously approved PD -O, Planned Development
Office, to add massage therapy as an allowable use for the site. The massage
therapy services are offered by appointment only and typically do not overlap
with the next client. Other services proposed are yoga classes. The applicant
indicates the classes will average six (6) persons not to exceed ten (10).
Classes will be held two (2) to three (3) nights per week lasting one (1) to
two (2) hours with an ending time of 8:30 pm.
There is a single driveway extending form North Van Buren Street to the site
allowing for one (1) on-site parking space. The site is located within the Hillcrest
Design Overlay District which allows credit for street parking at a rate of
one (1) space per ten (10) linear feet of street frontage. Parking is not allowed
on North Van Buren Street. Parking is allowed on C Street. The property has
70-feet of frontage which allows for seven (7) parking spaces. The building
contains 935 square feet of floor area. Based on the use of the property with a
massage therapy business four (4) parking spaces would typically be required
(1 parking space per 200 gross square feet of floor area). Within the Hillcrest
Design Overlay District the required parking is allowed to be reduced by
50 percent which would result in two (2) parking spaces being required.
The regular business hours are weekdays from 9 am – 5 pm and by appointment
only for the massage therapy service. The yoga classes are proposed ending by
8:30 pm. The applicant indicates the possibility of one (1) Saturday yoga class
and the occasional massage by appointment also on Saturday.
Staff has concerns with the proposed use of the site. The site was previously
approved for general and professional office use which were the most recent
uses of the property. Staff feels to add the use as proposed is an increase in
intensity and does not comply with the intent of the original approval which
recognized the historic uses of the site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
Ms. Cora Crain was present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of denial.
Ms. Crain addressed the Commission stating she was a resident of Hillcrest and her
children were in school a few blocks from this site. She stated she was the sole owner
and operator of the business. She stated there were no employees of the business.
October 12, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A
9
She stated she had researched the history of the site an d the site was originally built as
a neighborhood grocery store. She stated in the 70’s the site had been used as
a pet grooming business. She stated other uses included a fabric store, design and
interior service real estate office and general office. She stated her appointments were
one (1) on one (1) with an occasional couples session. She stated she had the support
of the neighborhood and many others. She stated the Commission had been provided
with copies of letters of support from nearby neighbo rs. She stated the request was a
small revision to the PD-O zoning and was less intensive than when the real estate
office operated from the site.
Mr. Alfred Hundley addressed the Commission in opposition of the request. He stated
he owned the house to the west of this site and parking had historically been a problem.
He stated his frontage was only 34-feet which impacted his homes ability to parking in
front of the home. He stated he was not in opposition to the business but he was not
supportive of allowing the business without parking.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated she was not opposed to the use but the multiple persons in the
classes could create a parking demand on the neighborhood. She stated there were a
number of cars currently parking on C Street. She stated classes to 7 pm at night could
be a problem
There was a general discussion by the Commission concerning parking and parking in
general in the area. The Commission noted this was Hillcrest, the streets were narrow
and parking was always a concern but somehow the neighborhood continued to thrive.
A motion was made to approve the request subject to all staff recommendations and
comments except that of denial. The motion carried by a vote of 8 ayes, 1 no and
2 absent.
October 12, 2017
ITEM NO.: 10 FILE NO.: Z-9257
NAME: Big Rock Plaza Long-form PCD
LOCATION: Located on the Northwest corner of Pleasant Hill Road and
Vimy Ridge Road
DEVELOPER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
ENGINEER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
AREA: 23.26 acres NUMBER OF LOTS: 5 FT. NEW STREET: 1,400 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Mixed use – Retail, Office and Elderly Housing
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval of a rezoning from R-2, Single-family to PCD,
Planned Commercial Development, to allow the development of the site as a
mixed use development. The applicant is proposing a five (5) lot s ubdivision.
Lot 1 is proposed containing 2.66-acres. Lot 1 is proposed for development with
a 16,000 square foot retail building utilizing C-3, General Commercial District
uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square
foot building. The lot is proposed utilizing C-3, General Commercial District uses
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
2
and/or a grocery store. Lot 3 is proposed containing 2.76 -acres. The lot is
proposed with a 30,000 square foot four (4) bay retail strip center utilizing C -3,
General Commercial District uses. Lot 4 is proposed containing 4.31 -acres
developed with a 46,000 square foot assistance living center. Lot 5 is proposed
containing 7.7-acres. The development plan for Lot 5 consist of 35 buildings,
100-feet by 20-feet, of mini-warehouse.
The development is proposed with a new public street. The street is proposed
with a back of curb to back of curb width of 51 -feet. The street is proposed as a
divided median street.
B. EXISTING CONDITIONS:
The site is a tree covered site with frontage on Pleasant Hill Road and Vimy
Ridge Road. Both streets are substandard streets with no curb, gutter or
sidewalk in place and open ditches for drainage. The area to the south of this
site is predominately single-family homes located on large lots. The area to the
north is developing as an attached residential community by this developer.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Alexander
Road Neighborhood Association, the Quail Run Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Pleasant Hill 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.
(Unless the collector street is moved to the north through this proposed
development.)
3. The proposed commercial street should be constructed within a 60 foot
wide right-of-way and 36 feet width from back of curb to back of curb with
sidewalks on both sides and access ramps at intersections. The proposed
median lengths may be altered from approved plans to provide sufficient left
turn lane stack depending on estimated traffic generation from the adjacent
development.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Vimy Ridge Road and Pleasant Hill Road.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
3
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline. The proposed
sidewalk may be required to be placed on the north side of the Centerpoint
gas pipeline station. A left turn lane should be provided on north bound
Vimy Ridge Road.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Pleasant Hill
Road including 5-foot sidewalks with the planned development. The new
back of curb should located 13 feet from centerline of the existing street.
The new sidewalk maybe required to be placed on the north and west sides
of the Centerpoint gas pipeline
7. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities a t 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 the lots with the construction of the
street?
8. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, pro vision to
minimize such flooding should be included in the design of the storm
management improvements. Such provisions may include downstream
improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream stream storm drainage system.
9. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or local property owner's association and
detailed in the bill of assurance.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more
information.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
4
13. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley, 501.371.4537 or ghaley@littlerock.gov.
14. A turnaround must be provided at the end of the proposed street until a
through connection is made.
15. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
16. 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.
17. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
18. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. Driveway spacing on commercial streets is 250 feet
from intersecting street right-of-ways and other driveways.
19. Show the location of Huff Lane on the proposed plan located the east side
of Vimy Ridge Road.
20. All driveways shall be concrete aprons per City Ordinance.
21. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
22. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity analysis
required. EAD Analysis required. Contact Little Rock Water Reclamation
Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities on the property based on the
information provided. However, there is an existing three phase, overhead
power line running along the west side of Vimy Ridge Road which may be in
conflict with proposed road widening related to the project. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
5
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. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. 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. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
6
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access
and loading. Facilities, buildings or portions of buildings hereafter
constructed shall be accessible to fire department apparatus by way of an
approved fire apparatus access road with an asphalt, concrete or other
approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. 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.
d. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
7
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 location s 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
8
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.
b. 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.
10. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
9
F. Building Codes/Landscape:
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
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 average depth of Lot 5 is approximately 450 feet a
minimum twenty-seven (27) foot street buffer will be required adjacent to the
Pleasant Hill Road right-of-way.
3. A land use buffer six (6) percent of the average width/depth of the lot will b e
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north and west are zoned R-2, Single-family.
The maximum dimension required 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 of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. Easements cannot coun t toward fulfilling this
requirement. Existing and planted vegetation may be used to achieve the
required screening. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet. The approximate average depth of the Lots 1, 3, 4 is
approximately 360 feet. A minimum twenty-two (22) foot buffer adjacent to the
north property line will be required. The approximate width of Lot 5 is
680 feet. A minimum forty-one (41) foot buffer adjacent to the west property
line will be required.
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
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
10
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. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
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. 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. Transportation/Planning:
Rock Region Metro: METRO does not currently serve this location but it is in
our long range plans. Our only concern for the plan as presented if the need to
provide sidewalks throughout the complex for access to future trail and transit
routes. The site is located near the Southwest trail which will provide a short
bicycle commute to the existing transit route. Sidewalks are included in the
promotional renderings but no the plans.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Residential Medium (RM) and Residential Low Density
(RL) for this property. The Residential Medium Density (RM) category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and twelve (12) dwelling
units per acre. The Residential Low Density category provides for single family
homes at densities not to exceed six (6) units per acre. Such residential
development is typically characterized by conventional single family homes, but
may include patio or garden homes and cluster homes, provided that the density
remain less than six (6) units per acre. The applicant has applied for a rezoning
from R-2 (Single Family District) to PCD (Planned Commercial Development) to
allow C-3 uses, a mini-warehouse and assisted living facility.
Master Street Plan: South of the property is Pleasant Hill Road and it is shown
as a Collector Street on the Master Street Plan. Plan. East of the property is
Vimy Ridge Road and it is shown as a Minor Arterial Street on the Master Street
Plan. The primary function of a Collector Road is to provide a connection from
Local Streets to Arterials. 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 Vimy Ridge Road since it is a Minor Arterial.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
11
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.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was present. Staff presented an overview of the item stating there
were a number of outstanding technical issues in need of addressing. Staff
requested the proposed signage plan, the days a nd hours of operation, the hours
of dumpster service and the location, height and materials of any proposed
fencing.
Public Works comments were addressed. Staff stated Vimy Ridge Road was
classified on the Master Street Plan as a minor arterial which would require right
of way dedication to 45-feet from centerline. Staff stated the proposed
commercial street should be constructed within a 60-foot right of way and 36-feet
width from back of curb to back of curb with sidewalks on both sides and access
ramps at intersections. Staff stated the proposed median lengths may be altered
from the approved plans to provide sufficient left turn stack depending on
estimated traffic generations from the adjacent development.
Landscaping comments were addressed. Staff stated with the site development
it would be necessary to comply with the landscape and buffer ordinances. Staff
stated screening was required adjacent to less restrictive uses such as the
residential to the north and the west. Staff stated developments of two (2) or
more acres would require a landscape plan stamped with the seal of a landscape
architect.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agenc ies 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.
I. 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, the days and hours of operation, the
location of any proposed dumpsters, the hours of dumpster service and the
height and materials of the proposed fencing
The request is a rezoning of the site from R-2, Single-family to PCD, Planned
Commercial Development, to allow the development of the site as a mixed use
development. The applicant is proposing a five (5) lot subdivision. Lo ts 1 - 3 will
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
12
be developed utilizing the C-3, General Commercial District uses as allowable
uses. Lot 4 is indicated as elderly housing and Lot 5 with mini-warehouse.
Lot 1 is proposed containing 2.51-acres. Lot 1 is proposed for development with
a 16,000 square foot retail building utilizing C-3, General Commercial District
uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square
foot building. The lot is proposed utilizing C-3, General Commercial District uses
and/or a grocery store. Lot 3 is proposed containing 2.73 -acres. The lot is
proposed with a 30,000 square foot four (4) bay retail strip center utilizing C -3,
General Commercial District uses. Lot 4 is proposed containing 4.31 -acres
developed with a 46,000 square foot assistance living facility. Lot 5 is proposed
containing 7.56-acres. The development plan for Lot 5 consists of 35 buildings,
100-feet by 20-feet, of mini-warehouse.
The development is proposed with 1,400 linear feet of new public street. The
street is proposed with a back of curb to back of curb width of 51 -feet. The street
is proposed as a divided median street. The street is proposed with a
two (2) foot curb, a five (5) foot bike lane, an eleven (11) foot driving surface, a
15-foot median, a eleven (11) foot driving lane, a five (5) foot bike lane, a
two (2) foot curb.
The applicant indicates each of the lots will have individual signs. The signs are
proposed as monument signs with a maximum height of six (6) feet and a
maximum sign area of 36 square feet. Building signage is proposed consistent
with signage allowed in commercial zones or a maximum of ten (10) percent of
the front façade area. Corner lots will be allowed signage on each façade with
public street frontage.
The hours of operation for the retail portion of the development are from 6 am to
10 pm seven (7) days per week. The grocery building hours will vary from 6 am
to 10 pm, depending on the building tenant. The retail/restaurant portion of the
development is proposed from 8 am to 10 pm also depending on the tenant. The
mini-warehouse portion of the development will have 24-hour key pad access.
The office hours are typical office hours, 8 am to 6 pm Monday through Friday.
The applicant indicates an on-site manager residences is included in the request.
The plan notes each lot will have a dumpster. The dumpster hours of service are
limited to 7 am to 6 pm Monday through Friday. Each of the dumpsters will be
screened to meet the typical ordinance requirements.
The plan indicates all site lighting will be low level and directional, directed
downward and into the site. The height of the parking lot poles will be limited to
lessen the potential impact to adjacent properties. The maximum building height
proposed is 35-feet.
October 12, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9257
13
The applicant indicates the grocery building will begin construction in the summer
of 2018. The mini-storage is also proposed for construction in the summer of
2018. The retail/restaurant proposed on Lot 1 is proposed for construction in the
fall of 2018. The retail building located on Lot 3 is proposed for construction in
the summer of 2019 and the assisted living is proposed for construction in the
summer of 2019. The mini-warehouse portion of the development is proposed in
a single phase.
The applicant indicates screening will be provided along the northern and
southern perimeter via dense evergreen plantings and/or solid board fences or
walls. The applicant states a 50-foot undisturbed buffer will be provided along
Pleasant Hill Road to provide the proper screening for the mini-warehouse
development. The mini-warehouse portion of the development is proposed with
chain link fencing a maximum of eight (8) feet in height.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning from R-2, Single-family Residential to PCD, Planned Commercial
Development to allow the development of a commercial node at the intersection
of the future collector street and Vimy Ridge Road. The commercial is proposed
to serve the newly developing townhouse community to the north as well as
residents in the area. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the development of the
site as proposed by the applicant is appropriate.
J. 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: (OCTOBER 12, 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 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 11 FILE NO.: Z-9258
NAME: H-D-T, LLC Short-form PD-R
LOCATION: Located at 1018 and 1022 Lewis Street
DEVELOPER:
H-D-T, LLC
P.O. Box 55524
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: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Allow the creation of individual lots for the two (2) existing homes
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R -3, Single-family to
PD-R, Planned Development Residential, to create a plat/plan for the
two (2) existing homes located on the property. The lots were originally platted
as north/south lots but have developed fronting Lewis Street (east/west). The
lots have 138-feet of frontage along Lewis Street and 86.66 feet of frontage along
West 11th Street.
October 12, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9258
2
The new Lot 1 is proposed with 68.02-feet of frontage on Lewis Street and a
depth of 86.71 feet. Proposed Lot 2 is indicated with 69.98 feet of frontage along
Lewis Street and a depth of 86.66 feet. The lot area proposed for Lot 1 is
5,898 square feet. The lot area for proposed Lot 2 is 6,064 square feet.
The front setback for proposed Lot 1 is 18 -feet. The front setback for proposed
Lot 2 is 15-feet. There is an existing carport located on the newly created
common property line which will remain. The property line is proposed through
the carport structure with each lot owning a portion of the carport structure. The
lots will share a common driveway from Lewis Street to the carport structure.
B. EXISTING CONDITIONS:
The area is predominately single-family with several new homes recently
developed. There is a grocery store located across Lewis Street fronting on
West 12th Street. There is a daycare center located across Lewis Street from this
site. There are no sidewalks along West 11 th Street. There are sidewalks along
Lewis Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Forest Hills
Neighborhood Association and the Hope 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
Lewis Street and West 11th Street.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Separate sewer service required for
each lot. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to both of these properties. There do not appear to be any conflicts with
existing electrical facilities. Contact Entergy in advance to discuss any changes
to electrical service requirements, or adjustments to existing facilities (if any) as
this proposal proceeds.
October 12, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9258
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objections. 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.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Location is served by METRO on route 3 Baptist Hospital,
a high ridership route. Provide missing sidewalk along 11th Street and improve
existing sidewalk to provide access to the transit route.
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. The Residential
Low Density category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a rezoning from R -3 (Single-Family District) to
PD-R (Planned Development Residential) to allow a lot to be split with
one (1) house on each resulting lot.
Master Street Plan: West 11th Street and Lewis Street are both shown as a
Local Streets on the Master Street Plan. The primary function of Local Streets is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
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.
October 12, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9258
4
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was present. Staff presented an overview of the item indicating
there were few outstanding technical issues associated with the request. Staff
stated the request was to allow the lots to be reconfigured to allow each of the
homes to sit on an individual lot.
Public Works comments were addressed. Staff stated a radial dedication was
required at the intersection of the two (2) 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.
I. ANALYSIS:
There were no items raised at the September 20, 2017, Subdivision Committee
meeting which required the applicant to submit a revised site plan. The applicant
has indicated at the time of final platting a radial dedication of right of way will be
provided at the intersection of the two (2) abutting streets.
The request is to rezone the property from R-3, Single-family to PD-R, Planned
Development Residential, to create a replat for two (2) existing homes located on
the property. The lots were originally platted as north/south lots but the homes
have developed fronting Lewis Street (east/west). The lots have 138 -feet of
frontage along Lewis Street and 86.66 feet of frontage along West 11th Street.
The new Lot 1 is proposed with 68.02 -feet of frontage on Lewis Street and a
depth of 86.71 feet. Proposed Lot 2 is indicated with 69.98 feet of frontage along
Lewis Street and a depth of 86.66 feet. The lot area proposed for Lot 1 is
5,898 square feet. The lot area for proposed Lot 2 is 6,064 square feet.
The front setback for proposed Lot 1 is 18 -feet. The front setback for proposed
Lot 2 is 15-feet. There is an existing carport located on the newly created
common property line which will remain. The property line is proposed through
the carport structure with each lot owning a portion of the carport structure. The
lots will share a common driveway from Lewis Street to the carport structure.
The applicant has indicated within the Bill of Assurance which will be filed with
the replat provisions will be included to ensure a common agreement concerning
the carport structure and the future maintenance. In addition the plat will include
a shared access driveway from Lewis Street. The Bill of assurance will also
address maintenance of the shared driveway.
October 12, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9258
5
Staff is supportive of the applicant’s request. The applicant is seeking a replat to
allow each of the homes to sit on an individual lot. The applicant has indicated it
is difficult to sell the homes as currently platted and feels the repl at will allow
each of the homes to sit on a lot to be sold as individual units. To staff’s
knowledge there are no remaining outstanding technical issues in need of
addressing related to the proposed replat. Staff feels the replat as proposed is
appropriate.
J. 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: (OCTOBER 12, 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 9 ayes, 0 noes and 2 absent.
October 12, 2017
ITEM NO.: 12 FILE NO.: Z-9259
NAME: 9025 South Heights Road Short-form PD-R
LOCATION: Located at 9025 South Heights Road
DEVELOPER:
Manuel Beaz-Beaz
13743 Appleglenn Cove
Alexander, AR 72002
SURVEYOR/ENGINEER:
Laha Engineering, Inc.
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: One (1) duplex unit
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from R -2, Single-family to PD-R,
Planned Development Residential, to allow the construction of one (1) duplex
building on the site. The applicant is propos ing the placement of ten (10) parking
spaces along South Heights Road. The plan includes an area of open space
along the western property line.
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
2
B. EXISTING CONDITIONS:
The site is located on South Heights Road, a residential street which was
developed prior to the area being annexed into the City limits of the City of Little
Rock. There is no curb, gutter or sidewalk in place along this street. The area
around this lot is developed with single-family homes. There is a large
manufactured home park located to the south of this site which is also accessed
by South Heights Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United f or
Progress 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
South Heights Road for the frontage of this property must meet com mercial
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 South Heights Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 15.5 feet from centerline.
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, 501.379.1805 or therbner@littlerock.gov.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
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.
6. Stormwater detention will not apply to the proposed development.
7. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, 501.379.1805 or therbner@littlerock.gov for
more information.
8. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
3
repaired by the responsible party prior to issuance of a certificate of
occupancy.
9. All driveways shall be concrete aprons per City Ordinance.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Separate
service required for each building. Contact Little Rock Water Reclamation
Authority 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.
There is an existing single phase power line running along the east side of South
Heights Road which would be used to feed the proposed development. Contact
Entergy in advance to discuss 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. 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. 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.
4. 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
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
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.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, con structed
and installed to comply with requirements of ASTM F 2200.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Development s of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
5
1. Exceptions: Where there are more than 30 dwelli ng units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
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. A minimum eighteen (18) foot wide
buffer is required adjacent to the South Heights Road right -of-way.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. Requirements for landscaping in land use
buffers shall be the same as perimeter landscaping. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
6
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
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. Perimeter
planting strips as indicated are deficient.
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. Transportation/Planning:
Rock Region Metro: Location is served by METRO on Route 23 Baseline, a
high ridership route. We recommend providing a sidewalk for access to the
transit route.
Planning Division: This request is located in Geyer Springs East Planning
District. The Land Use Plan shows Residential Low Density (RL) for this property.
The Residential Low Density category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R -2
(Single Family District) to PD-R (Planned Development Residential) to allow new
construction of a duplex at this location.
Master Street Plan: West of the property is South Heights Road and it is shown
as a Local Street on the Master Street Plan. The primary function of Local
Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are 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.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was present representing the request . Staff stated there were few
outstanding technical issues in need of addressing related to the site plan. Staff
requested details concerning any proposed fences. Staff also requested details
concerning any proposed signage.
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
7
Public Works comments were addressed. Staff stated a dedication of right of
way to 30-feet from centerline was required along South Heights Road. Staff
stated a grading permit was required prior to any land development of the site.
Staff stated the City’s stormwater detention ordinance would apply to the
development of the site. Staff stated all driveways were to be concrete aprons
per City ordinance.
Landscaping comments were addressed. Staff stated a perimeter landscape strip
was required along the parking lot edges. Staf f stated in addition a minimum
street buffer of nine (9) feet would be required. Staff stated screening was
require along the northern and southern perimeters of the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the September 20, 2017,
Subdivision Committee meeting. The applicant has removed a previously
proposed rear unit and is now proposing to place a single duplex unit on the site.
This removes from the staff comments the requirement for street widening. Right
of way dedication will still be required.
The applicant is proposing a rezoning of the site from R -2, Single-family to PD-R,
Planned Development Residential, to allow the construction of one (1) duplex
building on the site.
The applicant is proposing the placement of ten (10) parking spaces along South
Heights Road. Parking for one (1) and two (2) family developments is based on
one and one-half (1 ½) parking spaces per unit. Three (3) parking spaces would
typically be required for the duplex. Staff does not feel the site requires the
number of parking spaces as proposed. Staff feels the parking should be
reduced to no more than six (6) parking spaces.
The plan indicates the placement of a landscape strip along the northern and
southern perimeters of 8.5-feet. The landscape ordinance would typically require
the placement of a landscape strip along these perimeters of nine (9) feet. The
ordinance does allow for a transfer of a portion of the landscape area to other
parts of the site if the area is available. The plan includes an area of open space
along the western property line.
October 12, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9259
8
The plan does not include the placement of the required street buffer. The plan
as presented has more than adequate parking to serve the development of a
duplex unit. Staff recommends one (1) of the parking spaces be removed along
South Heights Road to allow for the proper street buffering.
Staff is supportive of the applicant’s request. Based on the current plan for one
(1) duplex building staff feels there will be adequate area of outdoor living space
and staff also feels the one (1) building is more in keeping with the character of
the neighborhood.
J. 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 there be no more than six (6) park ing to serve the site and to
allow for the proper street buffering.
PLANNING COMMISSION ACTION: (OCTOBER 12, 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 there be no more than six
(6) parking spaces to serve the site and to allow for the p roper street buffering. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal
(Commissioner Laha).
October 12, 2017
ITEM NO.: 13 FILE NO.: Z-9260
NAME: Arkansas Mobile Home Village Long-form PD-R
LOCATION: Located at 11511 Alexander Road
DEVELOPER:
Olin Wahrmund
11511 Alexander Road
Mabelvale, AR 72103
SURVEYOR/ENGINEER:
Laha Engineering, Inc.
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 12.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Non-conforming Manufactured home park
PROPOSED ZONING: PD-R
PROPOSED USE: Allow the construction of accessory buildings for the tenants of the
manufactured home park
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-R, Planed Development Residential, to allow the construction of accessory
buildings for the tenants within the manufactured home park. The buildings are
proposed with a maximum building square footage of 300 square feet.
A maximum of 43 accessory buildings are proposed for the site.
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
2
B. EXISTING CONDITIONS:
The site is developed as a manufactured home park located on the south side of
Alexander Road just east the Vimy Ridge Road intersection. This area is
predominately rural with pastures and livestock located to the north, east and
west of this site. There is a single-family home with a large riding arena located
west of this site. There are single-family homes located to the east of this site.
Located in the general area is a FedEx distribution facility located to the
northeast of this site and commercial and industrial uses located to the west of
this site along Vimy Ridge Road. Alexander Road is a two (2) lane road with
open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Alexander
Road Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing. There is no contact information for the Meyer
Lane Neighborhood Association in the City’s neighborhood association contact
listing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Alexander Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Alexander Road and Hall Lane.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Hall Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: This development currently served by
existing private sewer connected to Little Rock Water Reclamation Authority
lines. Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property. There do not appear to be any conflicts with existing
structures, or with the addition of the accessory building with existing electrical
facilities. Contact Entergy in advance to discuss any changes to electrical
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
3
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 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. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. 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. 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
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
4
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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. 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.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150
feet shall be provided with width and turnaround provis ions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
5
1. Exceptions: Where there are more than 30 dwelling units on a sin gle
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
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
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is on our
long range plan. We have no objections to recognizing an existing facility.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Residential Medium (RM) for this property. The Residential
Medium Density (RM) category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes,
multi-family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Singe Family District) to PD-R (Planned Development
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
6
Residential) to recognize an existing manufactured home park and allow the
addition of accessory buildings.
Master Street Plan: North of the property is Alexander Road and it is shown as a
Minor Arterial Street on the Master Street Plan. South of the property is Hall Lane
and it is shown as a Local Street on the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Alexander Road since it is a Minor Arterial. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site
Bicycle Plan: A Class II Bike Lane is shown along Alexander Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was present. Staff presented an overview of the item stating there
were no additional items necessary to complete the review process. Staff stated
the applicant was requesting to construct accessory buildings for the tenants of
the manufactured home park. Staff stated no other revision to the site were
being request.
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.
I. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised from the September 20, 2017, Subdivision Committee meeting.
The request is a rezoning of the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the construction of accessory buildings for the
tenants of the manufactured home park. There are no other revision to the site
and the applicant is not requesting to be allowed to place any additional homes
as a result of the rezoning request.
There are currently 43 homes located within the site. A number of the homes
currently have storage buildings many of which are 8-foot by 10-foot buildings.
There are a few storage buildings which are 12 -feet by 12-feet and the applicant
October 12, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9260
7
is currently constructing a storage building which is 12 -feet by 24-feet. The
applicant is requesting to be allowed to construct storage buildings for each of
the units (43-total) with a maximum square footage of 300 square feet each.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the rezoning to recognize the existing manufactured home park and to allow
the addition of storage buildings for the tenants of the manufactured home park.
There are no other modifications proposed for the site. To staff’s knowledge
there are no remaining outstanding technical issues in need of addressing
related to the request. Staff feels the rezoning to recognize the existing use and
to allow the addition of storage b uildings for the tenants of the park is
appropriate.
J. 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: (OCTOBER 12, 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 8 ayes, 0 noes, 2 absent and
1 recusal (Commissioner Laha).
October 12, 2017
ITEM NO.: 14 FILE NO.: Z-9261
NAME: Copper Run Long-form PD-R
LOCATION: Located at 16901 Pride Valley Road
DEVELOPER:
Layman Lane LLC
P.O. Box 242146
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 43.93 acres NUMBER OF LOTS: 139 FT. NEW STREET: 5,170 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development Residential
PROPOSED USE: Single-family – Patio homes
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phase of the development with the development of Phase 1.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains approximately 43.93 acres, 139 single-family residential lots
and is located at 16901 Pride Valley Road. The northern portion of the property
is a manufactured home park that will be removed with the project. The r ear of
the property is undeveloped. The applicant is proposing to develop the site with
a patio home residential neighborhood. The development is proposed with a
mixture of 50-foot and 60-foot wide lots. The homes are proposed with brick,
stone, stucco and/or hardi-board exteriors with architectural shingled roofs.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
2
The developer will dedicate the right of way and construct ½ street improvements
to Pride Valley Road. Along the frontage, in a tract adjacent to the right of way,
the applicant is proposing to construct an eight (8) foot tall brick wall with ten (10)
foot columns.
The request includes a variance from the City’s Land Alteration Ordinance. With
the first phase of construction the entire site will be graded to make the earthwork
balance and prevent the hauling of material over local streets.
B. EXISTING CONDITIONS:
There is a manufactured home park located along Pride Valley Road which is
located within the proposed development area. This area of Pride Valley Road is
rural in nature with homes located on large lots and acreage. North of the site is
a single-family subdivision with homes located on 5 -acre parcels. To the
northeast of the site is an office development, Southwest Power Pool and a large
amount of undeveloped O-2, Office and Institutional District zoned property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kanis Creek
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Pride Valley
Road with 5-foot sidewalk with the planned development. The new back of
curb should be placed 18-feet from centerline.
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. A variance is
being requested to advance grade the lots with construction of the streets
and advance grade future phases with Phase 1.
4. 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 owners association.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
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. The proposed location of the mail kiosk is well planned. The proposed
driveway accessing the mail kiosk should be constructed outside of the
right-of-way and will not maintained by the City of Little Rock. Concrete
aprons should be constructed on both ends of the driveway. Sidewalk with
access ramp should be installed adjacent to the mail kiosk.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more
information.
8. The island should be removed from the Ozark Circle cul -de-sac due to
limited turn movement caused by garbage containers.
9. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley, 501.371.4537 or ghaley@littlerock.gov.
“Ozark" is a repetitive name and should not be repeated within this
subdivision. A second name can be added to "Ozark" if desired.
10. If the Layman Lane right-of-way is abandoned, an access easement must
be extended to the south side of the secondary emergency access. A gate
with Knox box must be provided at the end of the emergency access.
Layman Lane should be constructed with an all -weather surface to support
75,000 lbs. at least 20 feet in width.
11. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. The proposed brick wall cannot obstruct the sight distance.
12. Traffic calming devices are required for long straight streets to discourage
speeding. Devices should be installed in multiple locations on Willow Point
Drive. Contact Traffic Engineering, Travis Herbner at 501.379.1805 or
therbner@littlerock.gov for additional information.
13. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
14. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
15. It is believed the subdivision should be designed using Layman Lane as a
second improved access to Pride Valley Road.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
4
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment at this time. The development must be annexed into the City limits of
Little Rock to receive sewer service for this development.
Entergy: Entergy does not object to this proposa l. Single phase power lines
exist along the south side of Pride Valley Road and extending into the northern
edge of the development. This extension will likely need to be adjusted to
accommodate the proposed development. Contact Entergy well in advance to
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds. As this project builds out, then Entergy will need
to upgrade its electrical facilities along Pride Valley Road in order to meet the
capacity requirements of all four (4) Phases.
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 requ est 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 f or 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. This development will have minor impact on the existing water distributio n
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. 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).
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
5
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provi ded
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
6
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: Pulaski County will require a full subdivision review if the
property is not annexed into the City of Little Rock.
F. Building Codes/Landscape:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at p oint of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
7
G. Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. The plan currently shows several loops and dead -end roads
which make future para-transit serve expensive. Loops and dead-ends add
millage which inflates costs for this mandated service. The plan also shows
truncated sidewalks. Provide sidewalks on both sides of the street and all roads
for future pedestrian access to the transit route.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density category provides for single family homes at densities
not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R -2 (Single
Family District) to PD-R (Planned Development Residential) to allow the
development of a single family subdivision.
Master Street Plan: North of the property is Pride Valley Road and it is shown as
a Collector Street on the Master Street Plan. West of the property is proposed
‘West Loop’ alignment’ and it is shown as a Principal Arterial street on the Master
Street Plan. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. A Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on ‘West Loop’ alignment’ 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 is a Class I Bike Path shown along the proposed ‘West Loop
‘alignment’. A Bike Path is to be a paved path physically separate for the use of
bicycles. Additional right-of-way and/or easement is recommended. Nine-foot
(9’) paths are recommended to allow for pedestrian use as well (replacing
the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
Mr. Brian Dale and Mr. Scott Hurley 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 the proposed signage plan.
Staff stated the note on the site plan in dicated accessory structures and fencing
would be allowed per the R-2, Single-family zoning district.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
8
Public Works comments were addressed. Staff stated a grading permit was
required prior to any site development. Staff stated traffic calming devices
should be installed along the long straight streets. Staff stated the street names
were to be approved by Public Works staff. Staff stated all public easements
were to be unobstructed and access provided to the public right of way by
constructed infrastructure and/or documented on the final plat.
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.
I. ANALYSIS:
The applicant submitted a revised site plan/plat plan to staff addressing most of
the technical issues associated with the request. The applicant has indicated a
subdivision identification sign, the allowance of accessory structures and the
proposed placement of fencing within the subdivisions.
The project contains approximately 43.93-acres, 139 single-family residential lots
and is located at 16901 Pride Valley Road. The northern portion of the property
is a manufactured home park that will be removed with the project. The rear of
the property is undeveloped. The applicant is proposing to develop the site with
a patio home residential neighborhood.
The developer is proposing to construct the Boundary Street Improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction
with the development of the subdivision. The development is proposed in four
(4) phases. The developer is proposing to complete the site grading with the
development of the subdivision which includes grading of the lots with the
installation of the streets and basic infrastructure in the first phase. To allow the
grading as proposed will require a variance from the City’s Land Alteration
Ordinance.
The development is proposed with a mixture of 50-foot and 60-foot wide lots.
The development is proposed with a front yard and rear yard setbacks of 20 -feet
on the 50-foot wide lots and a 25-foot front and rear yard setback on the 60 -foot
wide lots. All lots are indicated with 5-foot side yard setbacks. The homes are
proposed with a maximum building height of 35-feet. The homes are proposed
containing 1,500 to 2,500 square feet. T he homes are proposed with brick,
stone, stucco and or hardi-board exteriors and architectural shingled roofs. Vinyl
may be used for the soffit and/or fascia.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
9
The applicant has indicated fences will be allowed as per the R -2, Single-family
Zoning District. Fences are proposed along the rear and side yard lot lines
between the required building setback line and the street right of way of
six (6) feet in height. Accessory structures will be allowed per the R -2,
Single-family Zoning District to include setbacks as allowed within the Single-
family Zoning District. The buildable areas indicated on the proposed plat/plan
are not reflective of the placement of accessory structures.
The applicant is proposing to place a fence along the frontage, in a tract adjacent
to the right of way, constructed as an eight (8) foot tall brick wall with ten (10) foot
columns. The applicant notes a subdivision identification sign will be placed on
the brick wall. The subdivision name is proposed on each wall (both s ides of the
street) entering the subdivision. The sign area for each of the signs will not
exceed 32 square feet.
With the development of the subdivision 5,170 linear feet of new public streets
will be added. The streets are proposed within a 50-foot right of way with 27-feet
of pavement. Ozark Circle is proposed with a 45-foot right of way and 27-feet of
pavement. Sidewalks are proposed along Willow Point Drive. No sidewalk is
proposed on Ozark Circle.
Upon approval of the rezoning request the applicant proposes to seek
annexation to the City of Little Rock to allow the development to receive sewer
service from the Little Rock Water Reclamation Authority.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval via a rezoning to a PD-R, Planned Development
Residential, to allow the development of a single-family subdivision with lot
widths and lot areas less than the typical lot width and area allowed within the
R-2, Single-family Zoning District. The applicant has indicated development of a
portion of the lots with widths of 50-feet rather than the typical 60-foot lot width
and lot areas with an average of 5,750 square feet rather than the typical
7,000 square feet to allow for development of lots with a more affordable cost.
The lots are similar in size to lots currently being developed just to the east of this
site also along Pride Valley Road. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
subdivision as proposed is appropriate.
J. 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.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
10
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of the lots with the installation of the basic
infrastructure for the subdivision.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were 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 the lots with the installation of the
basic infrastructure for the subdivision. Staff also presented the following conditions -
the developer will provide the right of way dedication for the future arterial located near
Tele Road, this does not include construction or a payment in -lieu for the street
construction - the developer will provide a minimum pavement width of 20-feet on
Layman Lane from Pride Valley Road to the boundary of the future right of way
abandonment of Layman Lane to serve as secondary access for this development, this
does not include the placement of curb and gutter or sidewalk, the developer will work
with staff to provide an adequate turn-around for the secondary access - the right of way
for Layman Lane is to be abandoned with the indicated Phase 2 portion of the proposed
PRD plat - traffic calming devices are to be installed along Willow Point Drive as
warranted.
Mr. Graham Smith addressed the Commission on the merits of the request. He stated
the development was proposed consistent with single-family development. He stated
the mobile home park which had pasted its useful life would be removed. He s tated his
company and partners were quality developers and would produce a well planned and
designed product.
Mr. Steve Giles addressed the Commission in opposition of the request. He stated he
was hired by Bill and Kathy Worthen to represent their int erest in the development. He
stated he had met with the neighbors and explained the zoning process. He stated the
proposed land use was a concern for the area residents. He stated the number of
homes proposed with one (1) access to Pride Valley Road was a concern. He stated
Pride Valley Road was undersized to accommodate the traffic the subdivision would
generate. He stated everyone was well aware the site would develop but they felt the
density was too intense. He stated Pride Valley Road was a quiet street but with the
development proposed this would no longer be the case. He stated he was in support
of the advanced grading request which would limit heavy truck traffic on the
substandard road. He stated the amount of impervious surface to be added wi th the
subdivision was also a concern. He stated the run-off would be into Brodie Creek. He
stated the development was upstream from the Worthen property and their concern was
the contaminates the development would place into the stream.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
11
Mr. Bill Worthen addressed the Commission in opposition of the request. He stated his
family owned property downstream from the proposed development. He stated they
had owned the property for four (4) generations. He stated the family would like for the
property to stay the way it currently was but the City was developing all around them.
He stated the applicant had indicated the sewer to serve the subdivision would bisect
their property which he was not in favor of. He stated the family property was a
precious part of Brodie Creek. He stated drainage was a concern. He stated there
would be more volume of run-off over the development. He stated this would have an
impact on the eco system downstream.
Mr. Allen Meier addressed the Commission in opposition of the request. He stated his
concern was quality of life concerns both for the residents of the area and the new
homes. He stated he was not against development but was against changing the
zoning. He stated Pride Valley Road was 16 -feet wide and there were blind hills. He
stated residents of the area knew to stay to the right and to go slow when traversing the
hills. He stated 140 homes each with two (2) cars on a 16 -foot paved street was a
concern. He stated much of Pride Valley Road was not and would no t be developed.
Mr. Dave Cloud addressed the Commission in opposition of the request. He stated his
home was on Tele Road which ended at his house. He stated the roads in the area
were narrow. He stated his concern was with the advanced grading. He stated the
property was rolling hills and he questioned the elevation change. He stated his
concerns were safety and congestion on the street.
Ms. Rebecca Herndon addressed the Commission in opposition of the request. She
requested the Commission table the issue until more of the residents could be involved.
She stated Pride Valley Road should be improved to Southwest Power Pool before the
development was allowed to occur. She stated she was not against development. She
requested the Commission table the issue until more persons were notified.
Mr. B J White addressed the Commission in opposition of the request. He stated he
bought his home on acreage. He stated he had a pond on his property. He stated Tele
Road was a private road but there were constantly cars coming down the road
sightseeing. He stated he was not sure how the septic would impact his pond.
Mr. Clayton Parr addressed the Commission in opposition of the request. He stated his
home was at 18 Mallard Point. He stated Pride Vall ey Road currently ended at his
property line. He stated he was fully aware of the Master Street Plan and the future
arterial street before he purchased his home. He stated Pride Valley Road was 19 -feet
wide and was a chip and seal road. He stated an add itional 18-feet of pavement would
be added in front of this development but the remainder of the road was unimproved.
He stated the Commission had recently approved a subdivision to the west of this site
which would allow 34 homes. He stated this in addition to the 140 home proposed with
this development would have a great impact on Pride Valley Road.
October 12, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9261
12
Mr. Graham Smith addressed the Commission stating his office was on Pride Valley
Road. He stated the speed limit was posted at 25 mph. He stated the den sity proposed
was 3 ½ units per acre, well less than the six (6) units allowed within the current land
use designation. He stated the development would not be on septic but would be
provided sewer service by the City. He stated currently the manufactured home park
was on one (1) septic tank. He stated the homes would be removed, the septic tank
removed and would be a benefit to the area.
Mr. Brian Dale stated the development would provide stormwater detention as required
by City code. He stated all drainage was to the south and would discharge to the
Brodie Creek. He stated the advanced grading would allow the site to balance. He
stated the site would have a three (3) percent cross slope. He stated all materials would
be kept on-site.
Commissioner Laha questioned if the developer could fund the improvements to Pride
Valley Road similar to other cities such as Dallas. Mr. Smith stated his information
indicated Dallas funded their streets through taxation. Mr. Smith stated he was building
Kanis Road and would dedicate the improvements to the City. He stated he had also
made improvements to Pride Valley Road and had also dedicated the improvements to
the City.
Commissioner Latture noted the improvements were a requirement for development.
He stated he felt the same frustration as the residents of the area. He stated Kanis
Road and Bowman Road were both examples of streets that needed widening but there
were no funds to do so. He stated it was an issue that needed resolution but under the
current development pattern the streets would only be developed as the development of
adjacent property occurred.
A motion was made to approve the request including all staff recommendations and
comments. The motion carried by a vote of 8 ayes, 1 no and 2 absent.
DATE_ M CA I ''7
PLANNING COMMISSION VOTE RECORD
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Meeting Adjourned i P.M.
'`/AYE NAYE LABSENTA&BSTAIN RRECUSE
October 12, 2017
There being no further business before the Commission, the meeting was adjourned
at 6:56 p.m.
,Q(,N *2U s?!Y-7—
Date
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Chairman