pc_01 11 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JANUARY 11, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Rebecca Finney
Scott D. Hamilton
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Diana M. Thomas
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the November 30, 2017 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 11, 2018
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-6783-A 15723 Kanis Road Long-form PCD, located at 15723
Kanis Road.
B. Z-6900-B House of Bethesda Short-form PD-C, located at 6900
Pecan Avenue.
C. LA-0074-A Bowman Road at Executive Center Advanced Grading
Variance Request, located West of Bowman Road, East
of the Cherry Creek Subdivision, South of Cherry Laurel
Drive.
D. Z-4093-A 8409 Geyer Springs Short-form PCD, located at 8409
Geyer Springs Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-47-N Parkway Place Tract D Replat, located at 14100 Parkside
Drive.
2. S-224-E Westover Hills Subdivision Replat Lots 77R and 78R,
located at 6701 and 6705 Hawthorne Street.
3. S-867-R (8) Chenal Valley Phase 33 Preliminary Plat, located East of
LaMarche Drive and West of Rahling Road accessed
from LaMarche Drive and Chenal Heights Drive.
4. S-867-S (8) Chenal Valley Phase 32 Preliminary Plat, located on the
East side of LaMarche Drive across from LaMarche
Boulevard.
Agenda, Page Two
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : (CONT.)
Item Number:
File Number:
Title:
5. S-1735-A Kanis Ridge Estates Subdivision Revised Preliminary
Plat, located in the 14600 Block of Kanis Road.
6. S-1805 Little Rock Tours Subdivision Site Plan Review, located at
3100 Interstate 30.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
7. Z-8741-A ACE General Contractors Revised Short-form PD-C,
located in the 10819 Stagecoach Road.
8. Z-6051-L Shoppes at Chenal Long-form PCD, located on the
Southeast corner of Arkansas Systems Drive and Chenal
Parkway.
9. Z-7950-B Pollack Realty Revised Short-form PD-O, located at 4016
Stannus Road.
10. Z-9078-A Central Arkansas Urgent Care Short-form PID
Revocation, located in the 7400 Block of Lindsey Road.
11. Z-8751-A Mosaic Church of Little Rock Revised Long-form PCD,
located at 6221 Colonel Glenn Road.
12. Z-9284 Stix Bar and Grill Short-form PCD, located at 3910 Asher
Avenue.
13. Z-9285 Brown Short-form PD-C, located at 9203 Hilaro Springs
Road.
14. Z-9286 Rainwood Village Short-form PD-R, located at 12115
Rainwood Road.
15. Z-9287 AEDD Short-form PCD, located at 105 East Roosevelt
Road.
16. Z-4451-F 71 Hunters Green Circle Revised Short-form PD-R,
located at 71 Hunters Green Circle.
January 11, 2018
ITEM NO.: A FILE NO.: Z-6783-A
NAME: 15723 Kanis Road Long-form PCD
LOCATION: Located at 15723 Kanis Road
DEVELOPER:
Flake and Kelly Commercial
c/o Gary Smith
425 West Capitol Avenue, Suite 300
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Ozark Civil Engineering Inc.
3214 NW Avignon Way, Suite 4
Bentonville, AR 72712
AREA: 8.03-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Montain CENSUS TRACT: 42.07
CURRENT ZONING: PCD
ALLOWED USE: Plant nursery
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District uses and Mini-warehouse
(Conditioned Storage)
VARIANCE/WAIVERS: None requested.
The applicant failed to respond to Subdivision Committee comments raised at the
November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this
item to the January 11, 2018, public hearing.
January 11, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-6783-A
2
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to Subdivision Committee
comments raised at the November 1, 2017, Subdivision Committee meeting. Staff
presented a recommendation of deferral of this item to the January 11, 2018, 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 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has not responded to comments raised at the November 1, 2017,
Subdivision Committee meeting. Staff recommends deferral of this item to the
February 22, 2018, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had not responded to comments raised
at the November 1, 2017, Subdivision Committee meeting. Staff presented
a recommendation of deferral of this item to the February 22, 2018, 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 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: B FILE NO.: Z-6900-B
NAME: House of Bethesda Short-form PD-C
LOCATION: Located at 6900 Pecan Avenue
DEVELOPER:
Leslie Brewer
8101 Cantrell Road #401
Little Rock, AR 72227
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 10.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 - Port CENSUS TRACT: 40.07
CURRENT ZONING: R-2, Single-family
ALLOWED USE: Single-family residential and a School
PROPOSED ZONING: PD-C
PROPOSED USE: Daycare, events center, food pantry
VARIANCE/WAIVERS: None requested.
The applicant failed to respond to Subdivision Committee comments raised at the
November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this
item to the January 11, 2018, public hearing.
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to Subdivision Committee
comments raised at the November 1, 2017, Subdivision Committee meeting. Staff
January 11, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6900-B
2
presented a recommendation of deferral of this item to the January 11, 2018, 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 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has not responded to comments raised at the November 1, 2017,
Subdivision Committee meeting. Staff recommends deferral of this item to the
February 22, 2018, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had not responded to comments raised
at the November 1, 2017, Subdivision Committee meeting. Staff presented a
recommendation of deferral of this item to the February 22, 2018, 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 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: C FILE NO.: LA-0074-A
NAME: Bowman Road at Executive Center Drive Advanced Grading Variance
LOCATION: West side of Bowman Road at Executive Center Drive
APPLICANT: Westrock Partnership
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 5 acres
CURRENT ZONING: R-2
VARIANCES/WAIVERS REQUESTED: A variance to advance grade the subject
property without imminent construction.
A. PROPOSAL/REQUEST:
The applicant is requesting a variance to advance grade the subject property
located on the west side of Bowman Road at Executive Center Drive
approximately 1800 feet south of Kanis Road. A similar variance application was
filed by the same applicant for the March 16, 2017, Planning Commission
agenda. On June 8, 2017, at the request of the applicant, the Pla nning
Commission voted to withdraw the item without prejudice.
Again, the property is approximately 5-acres in size. The variance would allow
staff to issue a grading permit for the advance grading activities without imminent
construction. Cut material is proposed to be removed from the site and hauled to
a nearby construction site or possibly the City of Little Rock Kanis Road
Widening Project.
B. EXISTING CONDITIONS:
The 5-acre property is hilly with dense trees. The property slopes down from
west to east from the rear of the Cherry Creek Addition residential lots to the
existing Bowman Road right-of-way. The vertical grade difference is 160 feet.
The subject property is R-2, Single Family residential.
East of the subject property is Bowman Road and Executive Center Drive. East
of Bowman Road is undeveloped preliminary platted lots which are zoned O -3,
General Office District and O-1, Quiet Office District. West of the subject
property is the developed Cherry Creek Addition residential subdivision.
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
2
South of the property are additional lots in Cherry Creek Addition located on the
west side of Bowman Road. Also south of the property but east of Bowman
Road is the developed Sandpiper West residential subdivision zoned R -2, Single-
family. The undeveloped O-1, Quite Office zoned property located on the south
side of Executive Center Drive is buffered from the Sandpiper West subdivision
by a strip of OS, Open Space, zoned property. North of the subject property and
west of Bowman Road is Cherry Laurel Drive. North of Cherry Laurel Drive are
more R-2, Single-family zoned properties in the Cherry Creek Addition. Also,
north of the subject property and east of Bowman Road is an undeveloped
preliminary platted lot as previously referenced which is zoned O-3, General
Office District. Further north of this undeveloped lot is the developed Edwards
Subdivision which is zoned POD, Planned Office Development, with office
warehouse type uses.
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Also at the time of writing, staff has not received any
telephone calls with questions or desiring additional information.
D. ENGINEERING COMMENTS:
1. The site has not been posted. Obtain signage from the Public Works
Department.
2. Is street construction proposed to follow the completion of the excavation?
3. Additional excavation will be required prior to commen cing construction to
realign Bowman Road.
4. Per Section 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required. Vegetation
must be established on disturbed area within 21 -days of completion of
excavation activities. All disturbed areas should be hydroseeded.
5. 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.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
3
7. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
8. Per Section 29-197(2), the grading shall be expeditiously completed in a
time frame not to exceed one (1) year in duration from the time work
commences to installation of all final erosion control measures and
vegetation.
9. The mowing and maintenance of the property is the responsibility of the
property owner with it being privately owned. Per Section 29-197(12),
periodic mowing, generally two (2) times per year or more often if required
by City of Little Rock shall be provided to encourage perennial grass
growth. Per Section 29-197(13), maintenance for the two (2) year period
shall be guaranteed through posting of cash, surety bond or letter of credit
as referenced in Section 31-431(2) at the time of final inspection.
10. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
11. Per Section 29-197(5), an undisturbed temporary buffer shall have a
minimum width of 50 feet where the subject property is adjacent to other
properties and streets. Buffer width should be increased along the west
property lines.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters & Associates was present representing the applicant.
Staff presented an overview and provided comments on the variance application.
Mr. White stated the cut was planned to be used for the Kanis Road Widening
Project. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
G. ANALYSIS:
The applicant is proposing to advance clear and grade approximately 5 -acres on
the west side of Bowman Road at Executive Center Drive. The applicant do es
not propose to reconstruct Bowman Road in conformance with the Master Street
Plan alignment following the completion of the advance grading project.
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
4
Fill material will be excavated from the subject property, consisting of a 160 feet
grade difference f rom west to east, and trucked to a nearby construction site.
The applicant is hoping to cut down the existing hillside in exchange for the
excavated material being used for the proposed City of Little Rock Kanis Road
Widening Project. At this time, no bid date has been set for Phase 1 by City staff
due to the right-of-way acquisition phase of the project has not been completed.
If the material is not used on the Kanis Road Widening Project, in addition to a
grading permit for the subject property, a grading permit is also required to be
obtained for the nearby construction site where the fill material is proposed to
be hauled.
The applicant proposes to remove the trees and excavate a 3:1 slope beginning
10 feet from the rear of the residential lots in the Cherry Creek Addition
subdivision and the home at 1920 S. Bowman Road to Bowman Road.
The 10 foot area is proposed to be temporarily undisturbed during and following
construction.
Gravel construction entrance(s) will be located off Bowman Road. The applicant
has agreed that grading will occur expeditiously and the site will be permanently
stabilized within one (1) year of the issuance of the grading permit. Any damage
to City streets or infrastructure will be repaired by the applicant prior to the
acceptance and release of the two (2) year maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property. Maintenance
of erosion controls including the construction entrance(s) will occur as needed
during the grading period. Within 14 -days of completion of the final grading, the
disturbed area will be seeded and vegetated with native grasses to prevent soil
erosion. No plantings such as trees or shrub are proposed to be installed. When
vegetation is established and the site stabilized, the erosion control devices can
then be removed.
The excavated area cannot be seen from the homes in Cherry Brook Addition
due to the sloped property. The excavated area though will be viewable
from 1920 S. Bowman Road. A temporary berm is not proposed to be
constructed adjacent to Bowman Road. The advance graded area will also be
viewable from the traveling public on Bowman Road and properties located east
of Bowman Road.
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
5
H. RECOMMENDATION:
Staff recommends denial of the advance grading variance request. Bowman
Road is not proposed to be constructed by the applicant followin g the clearing
and grading of the subject property. Additional excavation and hillside cut will be
required for the construction of Bowman Road. A vegetated berm is not
proposed to be constructed adjacent to Bowman Road. Site excavation will
create a hillside scar viewable from Bowman Road and the properties on the east
side of Bowman Road until the construction of Bowman Road occurs.
The applicant is providing only a 10 foot temporary undisturbed buffer at the rear
of the lots in Cherry Brook Addition and the single family home at 1920 S.
Bowman Road. Per Section 29-197(5), a 50 foot temporary undisturbed buffer is
required to be maintained. In addition, the code also requires an 80 foot
temporary undisturbed buffer to be maintained adjacent to Bowm an Road, a
minor arterial street.
Following excavation, the slope will continue to erode. No plantings such as
trees or shrub are proposed to conceal the cut slope. Vegetation will be difficult
to establish with the expected shale rocky soils and continuous erosion of
the slope.
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated November 21,
2017, requesting a deferral of this item to January 11, 2018. 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
8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
At the request of the applicant, staff has researched improving Bowman Road to a
5 lanes section from Kanis Road south to Cherryside Drive. Staff is expecting to meet
with the applicant’s representative to further discuss the issue and reach a favorable
outcome for all parties.
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
6
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval. Staff stated the y had met with the
applicant’s representative and the representative had provided a revised grading and
drainage plan. Staff stated the revised plan indicated an 80 foot undisturbed buffer to
be maintained adjacent to Bowman Road except for the constructi on access location
and a 50 foot undisturbed buffer to be maintained along the west property line adjacent
to the residential properties. Staff stated the proposed excavation would occur within
the center of the property with temporary benched terraces provided.
Staff stated the total height of the cut would vary with the highest cut being about 45 to
50-feet on the west side of the excavated area near the center of the property. Staff
stated a geotechnical analysis would be required prior to issuance of the grading permit
to determine the stability of the proposed cut and terraces. Staff stated due to the
confines of the excavated area, a second variance was being requested to exceed the
cut and slope requirements of Section 29-190. Staff stated the terraces were proposed
with a 15-foot vertical cut and 10-foot horizontal benches instead of the typical
maximum of 10-foot vertical cuts and 10-foot horizontal benches. Staff stated in
addition, the total height of the temporary terraces were 45 to 50 -feet instead of the
typical maximum 30-foot height.
Staff stated due to the undisturbed buffers being provided in conformance with Section
29-197, they were in support and provided a recommendation of approval of the
advance grading variance request subject to compliance with the comments and
conditions as outlined in paragraph D of the staff report. Staff stated in addition, they
recommended approval of the variance request from Section 29 -190 to exceed the cut
and slope requirements subject to compliance with the comments and conditions as
outlined in paragraph D of the staff report and providing a geotechnical analysis
determining the stability of the proposed terraces prior to issuance of a grading permit.
Mr. Tim Daters of White-Daters and Associates was present representing the owner.
He stated the request was to remove the dirt from one and one -half acres of a five acre
tract of land. He stated the grading request included the placement of buffers on the
east and west side of the proposed excavation area. He stated the request would allow
the fill material to be used on a City project to the north, the widening of Kanis Road. He
stated the alignment of Bowman Road was set in the 1980’s with the development of
the Sandpiper Neighborhood. He stated as the development was occurring the City
requested his frim review the potential alignment of Bowman Road from West Markham
Street to West 36th Street to determine in which areas the street would not be able to
follow the existing alignment due to topography, sight distance for grades. He stated
this was an area in which it was determined the road should be shifted to the west to
avoid the existing reverse curves. He stated the request was following the alignment of
Bowman Road as established and approved by the City via a preliminary plat approved
in 1996. He stated he had worked with staff to provide a plan which could gain their
support. He stated the plan before the Commission was supported by staff.
Mr. Don Jack addressed the Commission in opposition of the request. He provided the
Commission with an e-mail from Ms. Casey Shepard. He stated the staff had been
provided an updated site plan only two (2) days prior to the hearing of which the
January 11, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LA-0074-A
7
neighbors had not had the opportunity to review the request. He requested the
Commission defer the request until such time as the residents were able to review the
request. He stated it appeared the buffer issue had been resolved. He stated a portion
of the area was located within the 100-year floodplain. He stated grading in this area
and removing vegetation would lead to worse issues with flooding that currently existed.
He stated erosion would occur as vegetation would be hard to establish in the rocky
shale soil plus no vegetative berm was being propos ed to be installed. He stated the
proposal remained inadequate and should be denied.
Mr. Bill Adcock addressed the Commission in opposition of the request. He stated his
home was along the northern tip of the proposed excavation area. He stated he ha d
lived in his home for 25-years. He stated the area residents were told the hillside could
not be taken down until the road was widened. He stated he had not had a chance to
review the proposed plan. He questioned why to strip the hill just to take the dirt to
another location. He stated the Commission should review the plan to determine the
impact of run-off and flooding. He requested the Commission deny the request until the
road was being constructed.
Ms. Lynnette Jack addressed the Commission in opposition of the request. She stated
her home was located on the southern portion of the proposed grading area. She
stated the plan was a different proposal than was submitted in March of 2017. She
stated the residents had not had the opportunity to review the plan. She stated the plan
was not posted on the City’s web site. She questioned due process without providing
the residents the opportunity to review the request.
Mr. Daters stated no portion of the area proposed for grading was located in the
floodplain. He stated screening was proposed except the area proposed for
construction access. He stated the material would be used for the Kanis Road widening
project. He stated he had worked with staff to change their position. He stated the
request did comply with a number of the land alteration ordinance requirements.
There was a general discussion by the Commission concerning the request and the
need for material on the Kanis Road widening project. Mr. Daters stated the Kanis
project would require 60,000 to 80,000 cubic yards of material. He stated the cuts
would be six (6) to eight (8) feet up to 30 -feet on one side and 40-feet on the other. He
stated the area would be cut down to match the future grade of Bowman Road.
Ms. Adcock requested the Commission consider the request. She stated this was in her
front yard. She stated developers were stripping west Little Rock of its beauty. She
stated this would be an eyesore for the neighborhood and requested the Commission
deny the request.
A motion was made to approve the request including all staff recommendations and
comments. The motion carried by a vote of 7 ayes, 4 noes and 0 absent.
January 11, 2018
ITEM NO.: D FILE NO.: Z-4093-A
NAME: 8409 Geyer Springs Short-form PCD
LOCATION: Located at 8409 Geyer Springs Road
DEVELOPER:
Margarita Gutierrez
32 Althea Circle
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.24-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07
CURRENT ZONING: O-3, General Office Zoning District and R-2, Single-family Zoning
District
ALLOWED USE: General Office and Single-family residential
PROPOSED ZONING: PCD, Planned Commercial Development District
PROPOSED USE: C-1, General Commercial Zoning District uses and allow a food truck
within the front parking lot.
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive
on Carlyle Drive nearer the intersection than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from O -3, General Office Zoning
District and R-2, Single-family Zoning District to PCD, Planned Commercial
Development. The applicant is proposing to place a food truck in front of
the business located on a parking pad. The existing building will be used for
commercial uses and services to include money grams, phone cards, cosmetics,
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
2
shoes and apparel, snacks such as chips and ice cream and bulk can
foods. The request includes the allowance of C-1, Neighborhood Commercial
District uses.
The site plan indicates the placement of a parking pad in front of the
building along Geyer Springs Road for the foo d truck. The plan also indicates
the placement of a paved parking area behind the building containing
six (6) parking spaces.
B. EXISTING CONDITIONS:
Geyer Springs Road is a four (4) lane roadway with a continuous center turn
lane. There is curb, gutter and sidewalk in place along Geyer Springs Road.
The site is a converted single-family residence which was most recently an
insurance office. There is an office use located to the north of this site. To the
west of the site is a strip retail center containing office and commercial uses.
There are single-family homes located to the east of this site, along Carlyle Drive.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Cloverdale
Neighborhood Association, the Windamere Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Stre et Plan specifies that
Carlyle Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Geyer Springs Road and Carlyle Drive.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The driveway location does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing is 250 feet
from intersections and other driveways and 125 feet from side property lines.
The existing driveway should be moved to about 10 feet from the east
property line.
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
3
5. Sidewalks with appropriate handicap ramps are required to be construc ted
adjacent to Carlyle Drive in accordance with Section 31 -175 of the Little Rock
Code and the Master Street Plan.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Analysis required. 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:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
6. Contact Central Arkansas Water regarding the size and location of the
water meter.
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
4
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 Certifi ed
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: No comment.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
5
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.
3. A land use buffer six (6) percent of the average width/depth of the lot but less
than nine (9) feet will be required when an adjacent property has a dissimilar
use of a more restrictive nature. The property to the east is zoned R-2,
Single-family. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. 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.
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. An irrigation system shall be required for developments of one (1) acre or
larger. If irrigation is not provided for developments of less than one (1) acre
a there shall be a water source within seventy-five (75) feet of the plants to be
irrigated.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in Geyer Springs East Planning
District. The Land Use Plan shows Mixed Office and Commercial (MOC) for this
property. The Mixed Office and Commercial category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
6
and commercial. A Planned Zoning District is required if the use is mixed office
and commercial. The request is a rezoning from O-3 (General Office District) to
(PCD) (Planned Commercial Development) allow retail use of building and a food
truck.
Master Street Plan: East of the property is Geyer Springs Road and it is shown
as a Minor Arterial Street on the Master Street Plan . South of the property is
Carlyle Drive 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 ar ea.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Geyer Springs 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: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff questioned the days and hours of operation, the placement of a
dumpster and any proposed screening. Staff also questioned if the food truck
would remain on-site over night or if the truck would leave the site on a daily
basis.
Public Works comments were addressed. Staff stated a variance from Sections
30-43 and 31-210 was required to allow the drive on Carlyle Drive nearer the
intersection than typically allowed. Staff stated sidewalks were required on
Carlyle Drive and Geyer Springs Road to meet the Master Street Plan
requirements. Staff stated dedication of right of way to 30 -feet from centerline
was required on Carlyle Drive as was a 20-foot radial dedication at the
intersection of Carlyle Drive and Geyer Springs Road.
Landscaping comments were addressed. Staff stated screening was required on
the perimeters where the development was adjacent to residentially zoned or
used property. Staff stated any new paved areas were to be landscaped to meet
the minimum requirements of the landscape ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
7
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request raised at the
November 1, 2017, Subdivision Committee meeting. The applicant has provided
the days and hours of operation, the dumpster location and the location of the
proposed screening fence.
The request is a rezoning of the site from O -3, General Office Zoning District and
R-2, Single-family Zoning District to PCD, Planned Commercial Development to
allow the placement of a food truck in front of the business located on a graveled
parking pad. The request also includes a request to use the existing structure for
commercial/retail uses.
The food truck is proposed in the front yard of the existing structure and placed
on a graveled parking pad. The applicant is also requesting the food truck be
allowed to remain on the site during non -operational hours. The City Guidelines
for Mobile Canteen Units state trailers must remain hooked up to the tow vehicle
at all times, all vehicles must be parked on a paved surface, and at the end of
each business day, all equipment, vehicles and related materials must be
removed from the site.
The existing building, which contains 1,150 square feet of floor area, will be used
for commercial uses and services to include money grams, phone cards,
cosmetics, shoes and apparel, snacks such as chips and ice cream and bulk can
foods. The request includes the allowance of C-1, Neighborhood Commercial
District uses.
The site plan indicates the placement a paved parking area behind the building
containing five (5) parking spaces. Within the rear parking area a dumpster will
be placed which will be placed within the sixth indicated parking space. Parking
for the existing building, 1,150 square feet of floor area, would typically require
the placement of three (3) parking spaces. There are no established parking
standards for the food truck.
The applicant indicates the days and hours of operation for the site are from
10 am to 10 pm seven (7) days per week. The dumpster service hours are
limited to 7 am to 6 pm Monday through Friday.
The applicant indicates building signage will comply with signage allowed in
commercial zones or a maximum of ten (10) percent of the façade area of the
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
8
facades abutting the public street. A ground sign is not proposed. The applicant
notes should a ground sign be added in the future the sign wil l be limited to a
maximum height of six (6) feet and a maximum sign area of 72 square feet.
The plan includes the placement of a six (6) foot screening fence around the
proposed parking area. The plan also includes the placement of a four (4) foot
fence within the front yard area at the back of the sidewalk to direct foot traffic to
the food truck and not allow access via the front lawn area.
The plan indicates the placement of a 7 -foot landscape strip along the eastern
perimeter between the paved parking and the adjacent property. Both the
landscape ordinance and the buffer ordinance would typically require the
placement of a landscape strip nine (9) feet in width. The plan indicates the
placement of an eight (8) foot landscape strip along the nort hern perimeter of the
site. A nine (9) foot landscape strip would typically be required.
The driveway located along Carlyle Drive is to be relocated to the east to near
the eastern property line. The existing driveway is to be removed. To allow a
paved surface to access the parking pad for the food truck will result in a street
buffer along Carlyle Drive of near three (3) feet. This will also result in the loss of
one (1) parking space.
Although staff is generally supportive of allowing some form of commercial
activity on the site, staff cannot support the site plan as presented. The plan
creates a number of deficiencies with regard to the Landscape Ordinance. The
placement of the dumpster and the loss of the parking space to serve as access
for the food truck results in the site only being able to provide four (4) parking
spaces. Staff has concerns the parking as proposed will not be adequate to
serve the commercial uses and the food truck.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
The applicant was present. There were registered objectors present. Chairman Berry
addressed the applicant stating the Commission’s policy was when there were eight (8)
or fewer Commissioners present the Commission allowed the applicant the option of
deferral to a meeting were there would potentially be more members present. Staff
stated if deferred the date would be January 11, 2018.
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
9
The applicant stated they wished to defer the item to the January 11, 2018 public
hearing.
The Chair entertained a motion for deferral of the item to the January 11, 2018, public
hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff addressing a number of staff’s
previous concerns. The revised plan includes the placement of a nine (9) foot
landscape strip adjacent to the proposed parking area along the north and eastern
perimeters. The applicant has also indicated a six (6) foot screening fence along these
perimeters as well. The plan notes landscape plantings will be installed within these
areas as required by the landscape and buffer ordinance requirements. The plan
indicates the placement of a three (3) foot landscape strip along Carlyle Drive. Within
this area the applicant is requesting a franchise agreement with the City to allow for
plant materials to be placed within the street right of way. The applicant has indicated
additional plantings will be provided within this area to help off -set the lack of landscape
space.
The previous request was to allow the area for the food truck parking to remain
graveled. The applicant has now indicated this area will be constructed of concre te or
asphalt and plantings will be installed around the parking pad to soften the paved
material. The applicant has also indicated the food truck will be removed from the site
on a daily basis as typically required by City guidelines for food trucks.
The applicant indicates the days and hours of operation for the site are from 10 am to
10 pm seven (7) days per week. Staff has concerns with the hours of operation and
recommend the applicant limit the ending hour to 7 pm daily.
The applicant has revised the plan and indicated there will not be a dumpster located on
the site. All trash will be removed from the site daily.
Based on the applicant’s revision to the site plan and the agreement to pave surfaces
proposed for parking of vehicles and the food truck the applicant has addressed staff’s
concerns related to this aspect of the request. The applicant’s revision to the site plan
to allow the proper landscape strip along the northern and western perimeters and
providing the screening and landscaping has addressed staff’s previously raised
concerns. Staff’s primary concern now is the hours of operation. There are single -family
homes located to the east of this site and staff feels to allow the business to operate
until 10 pm seven (7) days per wee k will potentially have an adverse impact on these
homes. Staff feels a closing time of 7 pm would allow the business access to customers
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
10
leaving work to pick up food on their way home and allow the residence in the nearby
homes the ability to enjoy their homes in the evening hours.
Based on the requested hours of operation staff continues to recommend denial of the
request.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were registered objectors present. Staff p resented
the item with a recommendation of approval. Staff stated based on the applicant’s
revision to the site plan, the agreement to pave surfaces proposed for parking of
vehicles and the food truck the applicant had addressed their concerns related to this
aspect of the request. Staff stated the applicant’s revision to the site plan to allow the
proper landscape strip along the northern and western perimeters and providing the
screening and landscaping had addressed staff’s previously raised concerns. Staff
stated the applicant had agreed to reduce their hours of operation which was the
previous remaining concern of staff when the agenda was published. Staff stated based
on the applicant’s revision to their request they were now supportive of the appli cant’s
request to rezone the site to PCD, Planned Commercial Development, to allow the use
of the property as proposed. Staff presented a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
Ms. Aracely Gutierrez addressed the Commission on the merits of the request. She
stated the request was to allow the business to operate from the site. She stated the
food truck was a part of the request in addition to the allowance of retail sales from the
existing building. She stated since taking over the site they had made improvements to
the area. She stated with the approval they would install landscaping, paving and
screening to improve the appearance of the site.
Mr. Stephen Mann addressed the Commission in opposition of the request. He stated
he was not aware there had been changes to the plan. He stated at the Southwest
Little Rock United for Progress meeting the members had voted to not suppor t the
request. He stated food trucks were a plague to the area and the residents and
neighborhood associations had worked to keep them out of the area.
Ms. Rhonda Hancock addressed the Commission in opposition of the request. She
stated the applicant’s had made a presentation at the Southwest Little Rock United for
Progress association’s meeting. She stated the members voted to not support the
request. She stated a letter from Windamere/Upper Baseline Neighborhood
Association had been provided to the Commission asking the Commission to deny the
request. She stated the property was not large enough to support the activities
January 11, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4093-A
11
proposed by the applicant. She stated parking and landscaping were not sufficient and
the parking was proposed adjacent to a residence. She stated the hours of operation
would have an impact on the adjoining homes. She stated the driveway spacing was a
violation of City ordinance and if waived would present a hazard upon entering and
exiting Carlyle and/or Geyer Springs. She stated the entire front lawn was covered with
gravel making the site unattractive. She requested the Commission deny the request
and the applicant remove the food truck and gravel from the front lawn and replace the
area with sod. She stated Southwest Little Rock was in the process of revitalization of
Geyer Springs and the surrounding area and were working with a consultant group on
strategies. She stated the planning strategy for the area was to be more in keeping with
SOMA in downtown Little Rock. She stated beautification along the corridor was vital to
this revitalization and the current request did not fit within the scope of the
future desires. She stated the neighborhood did support businesses and the
new entrepreneurs in the area, all of which would be invited to participate in the
revitalization plans.
Ms. Nell Johnson addressed the Commission in opposition of the request. She stated
there was a school located near this site and the children had to walk past this site to
school. She stated it was important to protect our children. She stated with business
located along the school route there was a concern that there could be an issue with the
customers and the young children. She stated it was important to protect the youth.
Ms. Gutierrez addressed the Commission stating the business was a family friendly
business. She stated the business would not serve alcohol. She stated the food was
picked up and taken away. She stated parking would be added to the site to limit any
impact on the adjoining homes. She stated they had agreed to lessen the hours by
21 hours per week and closing at 7 pm on all days except Friday. She stated even on
Friday they had agreed to lessen the hours over the requested hours closing at 9 pm.
She stated landscaping would be added to the front, sides and rear of the property.
There was a general discussion by the Commission concerning the retail activities on
the site. Ms. Gutierrez stated the retail sales included cosmetics, money grams, boots
and hats. She stated a small amount of food was also sold from the site.
Commissioner Laha questioned Mr. Mann if Southwest Little Rock United for Progress
had been aware of the change in hours if that would have changed they
recommendation. Mr. Mann stated he did not feel this would have changed the
recommendation.
A motion was made to approve the request including all staff recommendations and
comments. The motion failed by a vote of 5 ayes, 6 noes and 0 absent.
January 11, 2018
ITEM NO.: 1 FILE NO.: S-47-N
NAME: Parkway Place Tract D Replat
LOCATION: Located at 14100 Parkside Drive
DEVELOPER:
Dennis Bost
13200 West Markham Street, Suite 103
Little Rock, AR 72211
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.82-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: O-3, General Office District
VARIANCE/WAIVERS: A variance from the Master Street Plan to allow Parkside Drive
to be classified as a local street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A final plat for this lot was recorded in November of 1980. The platted building
lines recorded on the final plat were 40 -feet on all perimeters. The applicant is
requesting to replat the lot to reduce the platted building lines to building lines
which are typical of the O-3, General Office Zoning District or 25-feet. The replat
includes a variance from the Master Street Plan to allow Parkside Drive to be
classified as a local street.
B. EXISTING CONDITIONS:
The site is an undeveloped office zoned property located south of Chenal
Parkway, west of Oak Meadow Drive and north of Parkside Drive. The abutting
streets have been constructed to commercial street standa rd. There are
single-family homes located south of this site. There are commercial uses
January 11, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-47-N
2
located to the east. There is a City of Little Rock Fire Station located to the south
and the Parkway Place Subdivision neighborhood park is also located south of
this site. Chenal Parkway abuts the northern boundary of the proposed plat
area. The Parkway in this area is a median divided street.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Parkway Place Property Owners
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
Oak Meadow Drive for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30-feet from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Parkside Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Oak Meadow Drive and Parkside Drive.
4. Show the proposed driveway location on Parkside Drive.
5. At time of building permit, sidewalks with appropriate handica p ramps are
required in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing single phase, underground power line running near the west
side of the property, another on the south side of Parkside Drive, and a three
phase power line running along the east side of Oak Meadow Drive southeast of
the intersection of Parkside and Oak Meadow. Contact Entergy in advance to
January 11, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-47-N
3
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds. Since all surrounding power lines are
underground, then extending service to this property may be a challenge.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
additional items necessary to complete the review process. Staff state d a
minimum buffer of 40-feet was required along the western boundary. Staff stated
a portion of the buffer outside the drainage easement was to remain undisturbed.
Public Works comments were addressed. Staff stated at the time of building
permit sidewalks were required. Staff requested the applicant provide a radial
dedication at the intersections of the abutting streets, Oak Meadow and
Parkside Drives.
January 11, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-47-N
4
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 preliminary plat to staff addressing some of the
technical issues associated with the request raised at the December 20, 2017,
Subdivision Committee meeting. The plat includes the drainage area within a
drainage easement along the western perimeter. The applicant is proposing a
radial dedication at the intersection of the two (2) abutting streets, Oak Meadow
Drive and Parkside Drive. The applicant has indicated right of way dedication will
be provided along Oak Meadow Drive. The applicant is seeking a variance from
the Master Street Plan to allow Parkside Drive to be classified as a local street.
The Master Street Plan states Local Streets which are abutted by non -residential
zoning or use are considered “Commercial Street”. In addition to non-residential
zoning and use, if the adjoining land is more intense residential than duplex or
two-unit residential, then the Local Street is a Commercial Street. This type of
street has a design standard, right of way, width etc. as a Collector. Parkside
Drive has developed as a Local Street. Abutting the street to the south of this
site and west of the site are single-family homes. Staff feels the variance to allow
the reduced standard for this section of road will not have any adverse impact on
this site or abutting properties.
The final plat recorded for this lot in November of 1980 platted building lines for
the lot at 40-feet on all perimeters. The applicant is requesting to replat the lot to
reduce the platted building lines to 25-feet as typically required per the underlying
O-3, General Office Zoning District.
Staff is supportive of the applicant’s request. The applicant is seeking a replat of
the previously platted lot to reduce the platted building lines to be in keeping with
the building lines typically required within the zoning district of the property. Staff
does not feel the request for the replat to allow the reduced building lines will
have any impact on this site or any abutting property.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-47-N
5
Staff recommends approval of the variance request from the Master Street Plan
to allow Parkside Drive to be classified as a local street.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requ est 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 Master Street Plan to allow Parkside Drive to be clas sified as a local
street. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 2 FILE NO.: S-224-E
NAME: Westover Hills Subdivision Replat Lots 77R and 78R
LOCATION: Located at 6701 and 6705 Hawthorne Street
DEVELOPER:
Justin Keener
P.O. Box 241489
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.39-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance to allow Lot 78R to have a reduced side yard
setback of 3-feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a replat of Lots 77 and 78 of the Westover Hills
Subdivision. The requested replat is to reflect an agreed upon solution to a
fence/boundary issue between the two (2) properties. The existing fence
encroaches several feet onto Lot 78. The owners of both lots have agreed on a
new boundary (property) line corresponding to the fence placement. The owner
of Lot 78 is requesting a variance to allow a reduced side yard setback on the
east property line. This property line is the affected property line by the replat.
The request is to allow a three (3) foot setback along this common property line.
January 11, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-224-E
2
B. EXISTING CONDITIONS:
The area is predominately single-family with homes located on lots of similar size
as the applicant’s property. There is a commercial area located to the west of
the site at the intersection of Hawthorne Road and Durwood Road which includes
retail, office and a church. Hawthorne Road is constructed with curb and gutter.
There is a sidewalk along the north side of Hawthorne Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Heights Neighborhood Association
and the Kingwood Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. 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 near the rear property line
providing service to existing structures. 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: No comment received.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
January 11, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-224-E
3
F. Building Codes/Landscape:
Building Code: The required fire separation distance (building to property line)
prescribed by the building code terminates at five (5) feet. Buildings are allowed
to be closer than five (5) feet if they have properly constructed fire walls which
provide the requisite one (1) hour fire resistance rating. When buildings are five
(5) feet or more from the property line, the requirement no longer applies to the
wall itself, only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
For information on submittal requirements and the review process contact Curtis
Richey at 501.371.4724 or crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few additional items necessary to
complete the review process. Staff stated they were concerned with the
proposed three (3) foot side yard setback and questioned if the setback could not
be increased to five (5) feet. Staff suggested the applicant contact the Building
Codes Division to verify the required construction materials for the new home
with the three (3) foot setback.
Public Works comments were addressed. Staff stated due to the location of a
retaining wall right of way dedication on Hawthorne Road was not required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
January 11, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-224-E
4
I. ANALYSIS:
The applicant has addressed comments raised at the December 20, 2017,
Subdivision Committee meeting. The applicant has met with the Building Codes
staff and has determined the requirements to allow the placement of the structure
with the three (3) foot side yard setback. The applicant has indicated the wall
located along the reduced side yard setback will be constructed with fire rated
construction materials. The applicant will also limit openings as required by the
Fire Code.
The request is a replat of Lots 77 and 78 of the Westo ver Hills Subdivision. The
replat is to reflect an agreed upon solution to a fence/boundary issue between
the two (2) properties. An existing fence located on Lot 77 encroaches several
feet onto Lot 78. The owners of both lots have agreed on a new bound ary
(property) line corresponding to the fence placement. Lot 77R is indicated with a
65-foot lot frontage and Lot 78R is indicated with a 64.67 -foot lot frontage. Both
lots are indicated with a lot depth of 140-feet.
The owner of Lot 78 is requesting a variance to allow a reduced side yard
setback on the east property line, the property line affected by the replat. The
request is to allow a side yard setback ranging from five (5) feet to a minimum of
three (3) feet along the eastern property line. The applicant is proposing to
construct the wall along this side yard as required by the City’s Fire Code. All
materials along this wall will be fire rated materials. Openings will be limited to
the wall areas which have a setback of more than three (3) f eet.
Staff is supportive of the applicant’s request. The applicant is seeking a replat to
recognize an existing encroachment onto the adjacent lot. Although the
applicant is seeking the reduced side yard setback based on the applicant’s
commitment to construct the wall with fire rated materials staff does not feel the
reduced setback will have an adverse impact on the lot or the area.
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 to allow a reduced side yard
setback for Lot 78R.
January 11, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-224-E
5
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow a reduced side yard setback for Lot 78R. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 3 FILE NO.: S-867-R (8)
NAME: Chenal Valley Phase 33 Preliminary Plat
LOCATION: Located East of LaMarche Drive and West of Rahling Road accessed
from LaMarche Drive and Chenal Heights Drive
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: 126.98-acres NUMBER OF LOTS: 185 FT. NEW STREET: 10,700 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance to allow a reduced front yard s etback, 20-feet, and a reduced side yard
setback, 5-feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project is on the east side of LaMarche Drive and generally follows the
ridgeline on the west side of Rahling Road. The lots are proposed to take access
from LaMarche Drive and Chenal Heights Drive. The project is proposed in
multiple phases. In conjunction with grading of the streets for the first phase, the
applicant is requesting approval to allow grading of the lots in the first phase and
in future phases at the time of development. All the lots are indicated with a
minimum lot width of 85-feet. Due to the topography the applicant is requesting a
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
2
variance to allow a 20 -foot front building line on all the lots. The request also
includes the allowance of a five (5) foot side yard setback.
B. EXISTING CONDITIONS:
The site is heavily wooded with varying degrees of slope. There is a Central
Arkansas Water Tower located within the proposed plat area along with a
wireless communication tower. Rahling Road is developed adjacent to the site.
Chenal Heights Drive is located along the southern boundary. The street has
been constructed to Master Street Plan standard. The street currently ends in a
cul-de-sac. There is a single-family subdivision known as the Maisons located to
the west of the site accessed from Rahling Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Courts 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 draina ge plans must be
submitted and approved prior to the start of construction. Is an advanced
grading permit being request to advance grade future phases with
construction of the Phase 1 and/or advance grade the lots with street
construction?
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner's association.
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. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
3
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 Traffic Engineering Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right -of-way. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
more information.
9. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
more information.
10. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
LaMarche Drive with the proposed Falstone Drive.
11. At least 20 feet of street width must be provided within the proposed cul-de-
sac with center islands or "No Parking" signage will be required to be
installed.
12. Street names and street naming conventions must be approved by Public
Works. The proposed Aldridge Loop and Aldridge Court are repetitive and
cannot be used within this subdivision. Based on the prop osed street
layout, the street name Chenal Height Drive should continue to Falstone
Lane and not change at the existing cul-de-sac. Contact Glenn Haley,
ghaley@littlerock.gov or 501.371.4537 for more information.
13. Traffic calming devices are required Falstone Drive to discourage speeding.
Traffic circles, speed tables, or round-a-bouts are suggested at regular
intervals and at main intersections. Contact Traffic Engineering, Nat
Banihatti, nbanihatti@littlerock.gov or 501.379.1818 for additional
information.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
16. 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.
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
4
17. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
18. 100-year overflow swales must be constructed and placed within public
drainage easements.
19. 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.
20. 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, provisions to
minimize such flooding conditions should be included in the design of the
stormwater management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
21. Falstone Drive should be relocated to align with Mai son Boulevard. The
current location creates conflicting left turn movements.
22. Improvement should be made to connect the sidewalks withi n the proposed
subdivision with the existing sidewalk on the west side of LaMarche Drive.
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 based on the information provided.
There is an existing three phase, underground power line running along the north
side of LaMarche Drive in front of this property. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing f acilities (if
any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
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 turnaroun d provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
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 operatio n
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. Emergen cy opening
devices shall be approved by the fire code official.
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
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 t he 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.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
7
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 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 additional
items necessary to complete the review process. Staff requested Mr. Daters
provide the location of the mail kiosk. Staff requested information concerning the
proposed signage plan.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff
questioned if the applicant was requesting a variance from the Land Alteration
Ordinance to allow grading of the lots with the placement of the infrastructure.
Staff stated streetlights were required to be installed with the final platting of the
lots. Staff stated traffic calming devices were required along Falstone Drive to
discourage speeding.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the depa rtments 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 preliminary plat to staff addressing some of the
issues raised at the December 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
identification sign is consistent with signage allowed per the zoning ordinance for
single-family subdivisions. The applicant has indicated a location for a mail kiosk
should this type of mail delivery be required.
The request includes a variance to allow grading of future phases and the lots
with the installation of the streets and utility extensions. The applicant has
indicated the need to grade future phases and the lots with the extension of the
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
8
utilities and the placement of the streets is to allow the site to balance eliminating
the need to haul excess materials from the site.
The subdivision is proposed with 185 single -family residential lots developed in
five (5) phases. The average lot sizes proposed are 85 -feet by 125-feet. The
development is indicated with 10,700 linear feet of new public street constructed
to residential street standard. The applicant has indicated a number of the
streets will be constructed to a minor residential street standard. These streets
will be constructed with 27-feet of pavement within a 45-foot right of way.
Due to the topography the applicant is requesting a variance to allow a 20 -foot
front building line on all the lots. Section 31-256 states front yard building lines
on residential lots are to be 25-feet. The applicant is seeking a variance to allow
a front building line of twenty (20) feet. Section 36-254(2) states side yard
setbacks are to be a minimum of ten (10) percent of the lot width not to exceed
eight (8) feet. The applicant is seeking a variance to allow the side yard setbacks
on each side of the lots at five (5) feet.
The applicant has not addressed staff’s concerns related to the intersection
alignment of the proposed new street with Masons Boulevard. The appl icant
also has not addressed staff’s concerns with regard to the sight distance for the
new street intersecting LaMarche Boulevard. The applicant has not indicated
traffic calming measures for Falstone Drive. The applicant also has not provided
staff with the requested sketch grading and drainage plan. Staff will continue to
work with the applicant to address any and all deficiencies and provide the
Commission with the full analysis and recommendation at the January 11, 2018,
Public Hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had addressed their concerns related to sight
distance, redesigned the street to intersect with Masons Boulevard and provided staff
with a sketch grading and drainage plan. Staff stated the applicant had also indicated
traffic calming measures along Falstone Drive. Staff stated the request included a
variance from Section 29-190 to exceed the 3:1 maximum slope requirements. Staff
stated the applicant proposed based upon geotechnical analysis and report to allow the
developer to fill to 2:1 slopes. Staff stat ed based on the information provided they were
in full support of the applicant’s request. Staff presented a recommendation of approval
January 11, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-867-R (8)
9
of the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of
approval of the variance request to allow a reduced front yard and side yard setback.
Staff presented a recommendation of approval of the variance request from the City’s
Land Alteration Ordinance to allow grading of future phase and the lots with the
extension of the infrastructure and of the variance request from Section 29 -190. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 4 FILE NO.: S-867-S (8)
NAME: Chenal Valley Phase 32 Preliminary Plat
LOCATION: Located on the East side of LaMarche Drive across from LaMarche
Boulevard
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: 19.6-acres NUMBER OF LOTS: 30 FT. NEW STREET: 2,080 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance to allow a reduced front yard setback, 20 -feet, and a reduced side yard
setback, 5-feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is on the east side of LaMarche across from the existing LaMarche
Boulevard. The project is proposed in a single phase. The applicant is
requesting a variance to allow the clearing and grading of all the lots with the
construction of the streets and utility extensions. The lots are indicated with a
minimum width of 85-feet. The request includes a variance to allow grading of
the lots with the installation of the streets and utility extensions. All the lots are
indicated with a minimum lot width of 85 -feet. Due to the topography the
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
2
applicant is requesting a variance to allow a 20-foot front building line on all the
lots. The request also includes the allowance of a five (5) foot side yard setback.
B. EXISTING CONDITIONS:
The site is heavily wooded and is located east of LaMarche Drive. There is an
attached single-family age restricted development located to the south accessed
from Chenal Heights Drive. There are single-family homes located on the west
side of LaMarche Drive near the proposed entrance to this proposed subdivision.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Courts 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. A variance is
being requested to advance grade the lots with the construction of the
streets and infrastructure.
2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
3. 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 de velopment
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
stormwater management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner association.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior t o the
start of construction.
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
3
6. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements
(sign/landscaping/irrigation) located in the public right-of-way.
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 Traffic Engineering,
gsimmons@littlerock.gov or 501.379.1813 for more information.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 f eet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
LaMarche Boulevard with LaMarche Drive.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
11. 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.
12. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the deve loper and/or
local property owners’ association.
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 Littl e 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 three phase, underground power line running along the west
side of LaMarche Drive in front of this property. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
4
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
5
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.
County Planning: No comment.
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
6
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 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 additional
items necessary to complete the review process. Staff requested information
concerning the proposed signage plan. Staff also requested the applicant provide
the location of the mail kiosk should the post office require this type mail delivery.
Public Works comments were addressed. Staff stated a grading permit in
accordance with City ordinance was required prior to any land grading or
clearing. Staff requested Mr. Daters provide a sketch grading and drainage plan.
Staff stated the City’s Stormwater Detention Ordinance would apply to the
development of the site. Staff stated maintenance of the detention pond and all
private drainage improvements were the responsibility of the developer and/or
the property owners association.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant conta ct 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 preliminary plat to staff addressing some of the
issues raised at the December 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
identification sign is consistent with signage allowed per the zoning ordinance for
single-family subdivisions. The applicant has indicated a location for a mail kiosk
should this type of mail delivery be required.
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
7
The request includes a variance to allow grading of the lots with the installation of
the streets and utility extensions. The applicant has indicated the need to grade
the lots is to allow the site to balance eliminating the need to haul excess
materials from the site.
The subdivision is proposed in a single phase. The average lot sizes proposed
are 85-feet by 130-feet. The development is indicated with 2,080 linear feet of
new public street constructed to residential street standard. The applicant has
indicated the street will be constructed to a minor residential street standard.
The street will be constructed with 27-feet of pavement within a 45-foot right of
way.
Due to the topography the applicant is requesting a variance to allow a 20 -foot
front building line on all the lots. Section 31-256 states front yard building lines
on residential lots are to be 25-feet. The applicant is seeking a variance to allow
a front building line of twenty (20) feet. Section 36-254(2) states side yard
setbacks are to be a minimum of ten (10) percent of the lot width not to exceed
eight (8) feet. The applicant is seeking a variance to allow the side yard setbacks
on each side of the lots at five (5) feet.
The applicant has not provided the requested sketch grading and drainage plan.
The applicant has not provided staff with a letter certifying the sight distance for
the new street at the intersection with LaMarche Drive. Staff will continue to work
with the applicant to address any and all deficiencies and provide the
Commission with the full analysis and recommendation at the January 11, 2018,
Public Hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a sketch grading and drainage
plan and a letter certifying the sight distance for the new street at the intersection of
LaMarche Drive. Staff stated the request included a variance from Section 29 -190 to
exceed the 3:1 maximum slope requirements. Staff stated the applicant proposed
based upon geotechnical analysis and report to allow the developer to fill to 2:1 slopes.
Staff stated based on the information provided they were in full support of the
applicant’s request. Staff presented a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of the
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8)
8
variance request to allow a reduced front yard and side yard setback. Staff also
presented a recommendation of approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phase and the lots with the extension of
the infrastructure and of the variance request from Section 29 -190. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 5 FILE NO.: S-1735-A
NAME: Kanis Ridge Estates Subdivision Revised Preliminary Plat
LOCATION: Located in the 14600 Block of Kanis Road
DEVELOPER:
McCraken Land Development
3707 Jack Mann Road
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Cassey Drive
Maumelle, AR 72113
AREA: 9.36-acres NUMBER OF LOTS: 41 FT. NEW STREET: 1,410 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 31-256 and 36-254 to allow the front and rear building setback to
be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41-lots on a
minor residential street.
3. A variance from the Land Alteration Ordinance to allow a dvanced grading of the lots
with the installation of the infrastructure and streets for the subdivision.
4. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically required per the R-2, Single-family zoning district and to allow
five (5) foot side yard setbacks on all the lots within the subdivision.
BACKGROUND:
On October 30, 2014, the Little Rock Planning Commission approved a preliminary plat
to allow the creation of 41-lots from this 9.36-acre parcel. The development was
proposed with a single street extending north from Kanis Road to a hammer-head turn
around with a secondary all weather emergency access drive located along the
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
2
southern property line. The preliminary plat as presented create d variances from
various City Ordinances, to allow lot widths less than the typical ordinance standard of
60-feet and to allow five (5) foot side yard set backs on the future lots. Lots 10 – 34
were indicated with lot widths of 52 to 53-feet. The request included the allowance of
five (5) foot side yard setbacks on all the proposed lots. All the lots were proposed to
comply with the typical standard for lot area (7,000 square feet) per the R-2, Single-
family Zoning District.
The request also included a variance from the City’s Land Alteration Ordinance to allow
grading of the individual lots with the installation of the street and utilities. The re quest
also included a variance from the City’s Master Street Plan to allow the development of
41-lots on a minor residential street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved prelim inary
plat to allow the lots to be developed with a 20 -foot front and rear yard setback.
The applicant is requesting the continued allowance of all the previously
approved variances associated with the preliminary plat. There are no other
modifications proposed for the proposed subdivision.
B. EXISTING CONDITIONS:
The site is located on the north side of Kanis Road approximately 2,000-feet west
of the Kanis/Cooper Orbit/Kirby Roads intersection. The site has been cleared.
The streets and utilities within the subdivision are currently being installed. The
property immediately west of this site was approved as a PD -R to allow for a
school. Other uses in the area include Baker Elementary School, apartment
units and office uses. To the north of the site is a single-family subdivision, the
Parkway Place Subdivision. To the southeast of the site is Chenal Pet Palace
and vacant property zoned R-2, Single-family.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Kanis Creek Property Owners
Association and the Parkway Place Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All previous Public Works comments on the preliminary plat apply.
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer pump station site must be
dedicated. Sewer improvements must be completed and dedicated. Pump
Station Agreement must be executed. All items must be complete prior to final
plat. 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 near the north side of the
property, another approaches from the south side, and a three phase power line
running along the west side of Kanis Road adjacent to this property. 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 W ater: No comment received.
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
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
4
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
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 syst em 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.
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
5
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.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Regio n Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few add itional items necessary to
complete the review process. Staff stated in some locations the post office was
requesting mail delivery via a mail kiosk. Staff requested the applicant provide a
location for a mail kiosk should the post office require this type mail delivery.
Public Works comments were addressed. Staff stated all previous comments
continued to apply to the proposed plat. Staff stated the 20 -foot front building
setback was acceptable and would allow vehicles to not block the sidewalk.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
6
I. ANALYSIS:
The applicant has indicated they will work with the postal service to provide a
location for a mail kiosk should the postal service request this type mail delivery.
The applicant has also indicated all previous comments provided by Public
Works staff will continue to apply to the development of the subdivision. There
were no other comments raised at the December 20, 2017, Subdivision
Committee meeting which needed addressing via a revised preliminary plat.
The request is to amend the previously approved preliminary plat to allow the
proposed lots to develop with a 20-foot front and rear yard setback. The
previous approval allowed a five (5) foot side yard setback for all the propo sed
lots. Section 31-256 of the Little Rock Code of Ordinances states building lines
for residential lots shall be at least 25-feet from each street property line except
in cases where a lot abuts a street classification higher than a residential street
classification. Section 36-254 indicates rear yard setbacks are to be a minimum
of 25-feet.
The applicant is requesting the allowance of the previously approved variances
associated with the preliminary plat. The previous approval allowed a var iance
from the Master Street Plan to allow the development of 41-lots on a minor
residential street. The approval also allowed a variance from the Land Alteration
Ordinance to allow advanced grading of the lots with the installation of the
infrastructure and streets for the subdivision. The grading activities are taking
place and continue as the water and sewer lines are being installed. The request
also included a variance from Section 31-232 to allow the creation of lots with a
lot width less than the 60-foot typically required per the R-2, Single-family Zoning
District. Staff continues to support the previously approved variance requests.
Staff is supportive of the applicant’s request. The current request to allow a
variance for a reduced front building line and reduced rear yard setbacks is
common in the developing subdivisions in the area. There are no other
modifications proposed for the proposed subdivision. Staff feels the proposed
request to allow the development of the lots 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 following variance requests:
January 11, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1735-A
7
1. A variance from Section 31-256 and 36-254 to allow the front and rear building
setback to be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41-lots on
a minor residential street.
3. A variance from the Land Alteration Ordinance to allow a dvanced grading of
the lots with the installation of the infrastructure and streets for the
subdivision.
4. A variance from Section 31-232 to allow the creation of lots with a lot width
less than the 60-foot typically required per the R-2, Single-family Zoning
District and to allow five (5) foot side yard setbacks on all the lots within the
subdivision.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
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 requests:
1. A variance from Section 31-256 and 36-254 to allow the front and rear building setback to
be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41 -lots on a
minor residential street.
3. A variance from the Land Alteration Ordinance to allow advanced grading of the lots
with the installation of the infrastructure and streets for the subdivision.
4. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically required per the R-2, Single-family Zoning District and to allow
five (5) foot side yard setbacks on all the lots within the subdivision.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 6 FILE NO.: S-1805
NAME: Little Rock Tours Subdivision Site Plan Review
LOCATION: Located at 3100 Interstate 30
DEVELOPER:
Little Rock Tours, Inc.
3100 Interstate 30
Little Rock, AR 72206
SURVEYOR/ENGINEER:
Crafton, Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 1.87-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 5
CURRENT ZONING: I-2, Light Industrial District
VARIANCE/WAIVERS: A variance from Section 36-319 to allow a 15-foot rear yard
setback for the construction of an awning covering the proposed drive on the rear of the
building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The applicant is proposing
the construction of a 5,760 square foot bus maintenance and service building on
this 1.87-acre site. Access and circulation on the site will not be altered with the
construction of the new building. Service and maintenance functions currently
being performed outdoors will be moved into the new building. Storm drainage
and utilities will be rerouted as shown on the site plan to accommodate
construction of the new building. Constructed as a single story, the building
façade materials will consist of split face block and metal building panels.
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
2
The request includes a variance from Section 36 -319 to allow a 15-foot rear yard
setback for the construction of an awning covering the proposed drive on the rear
of the building.
B. EXISTING CONDITIONS:
Little Rock Tours is located on the property which contains two (2) buildings.
A portion of the area to the west is a single-family subdivision and there is a
single-family home located to the north of the site. Interstate 30 is the property’s
eastern boundary. South of the site is Ryder Truck Rental. The I-30 access road
is one-way south bound adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the CONO – Community Outreach
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Is the drainage easement public or private? Who is the easement in favor of?
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. A special Grading Permit for Flood Hazard Areas will be required per Sec tion
8-283 prior to construction.
4. The property or a portion of the property lies within the 100-year floodplain.
The lowest finished floor (including basement) of the proposed structure must
be elevated to at least one (1) foot above the base flood elevation. Attendant
utility and sanitary facilities must be elevated to above the base flood
elevation. The finished floor elevation of at least one (1) foot above the base
flood elevation must be shown on the grading plan and all final plats. An
elevation certificate must be provided prior to the issuance of the certificate of
occupancy.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Analysis is required. Contact Little Rock Water Reclamation Authority for additional
information.
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
3
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 power line running al ong the west side of the
property and one that bisects the property to the north feeding the cell tower site.
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: No comment received.
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.
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
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
4
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 f ire 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.
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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
5
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 or crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements. Any new development shall adhere to the current landscape
code.
2. Existing vehicular use areas may continue as nonconforming until such time
as a building permit is granted to enlarge or reconstruct a structure on the
property exceeding ten (10) percent of the existing gross floor area. At such
time ten (10) percent of the existing vehicular use area shall be brought into
compliance with the landscape ordinance and shall continue to full
compliance on a graduated scale. Verify existing building and addition square
footage.
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 property to the west is zoned R-2, Single-family. The minimum
dimension shall in no case be less than nine (9) feet in width. 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. 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.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
6
5. Any existing landscape areas shall be protected as per City of Little Rock
Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in close
proximity to construction shall have the area within the dripline fenced and
protected from development activities. Any exiting landscape, irrigation, or
opaque fence adjacent to the residential property disturbed by construction
shall be repaired or replaced before completion and final acceptance of the
project.
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: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
Mr. Frank Riggins of Crafton Tull 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 buffers and screening of the areas adjacent to the single -family
homes. Staff also questioned if any additional signage was proposed with the
new development.
Public Works comments were addressed. Staff questioned if the dr ainage
easement was public or private. Staff stated a special grading permit for flood
hazard areas was required. Staff stated the site was located within the 100 -year
flood plain. Staff stated the finished floor of the new building should be located at
least one (1) foot above the base flood elevation.
Landscaping comments were addressed. Staff stated any upgrades to the site
would require compliance with the landscape ordinance minimums based on the
percentage of upgrade. Staff stated any new deve loped or paved areas were to
comply with the minimum requirements of the landscape ordinance. Staff stated
any existing landscaped areas were to be protected.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
7
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided a note
on the plan stating a new wood fence will be installed adjacent to the residential
homes. The applicant has indicated new signage is proposed along the eastern
facade of the new building with the new construction.
The applicant is requesting Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The proposal is to allo w
the construction of a 5,760 square foot bus maintenance and service building on
this 1.87-acre site. The plan includes the reworking of a number of the buildings
by removing previous additions and the removal of a number of free standing
buildings. The site improvements include the removal of a 3,550 square foot
metal building, metal canopy and columns, 650 square foot metal building and
various areas of pavement. The existing 10,000 square foot office, metal
building, will remain and continue to serve as its current function, the offices for
Little Rock Tours. The removed buildings will be replaced with a new
5,760 square foot 1-story metal building maintenance shop and a 440 square
foot paint booth. The existing storm drain will be rerouted and uti lities extended
to serve the new building. A new concrete apron will be installed at the perimeter
of the shop. The building façade materials will consist of split face block and
metal building panels.
Access and circulation on the site will not be altered with the construction of the
new building. Service and maintenance functions currently being performed
outdoors will be moved into the new building. Storm drainage and utilities will be
rerouted as shown on the site plan to accommodate construction of the new
building. Easements will be relocated, both public and private, and dedicated via
newly recorded easement dedication deed. The applicant is proposing to
connect to the sanitary sewer system to allow the water from the bus washing to
flow into and be contained within the sanitary sewer. If during review the
applicant elects to not connect to the sanitary sewer system the applicant must
contact the Arkansas Department of Environmental Quality to obtain all proper
permits.
The applicant is requesting a variance from Section 36-319 to allow a 15-foot
rear yard setback for the construction of an awning covering the proposed drive
on the rear of the building. The property is zoned I -2, Light Industrial District
which typically requires the placement of a 25-foot rear yard setback.
The Subdivision/Multiple Building Site Plan Review as per Section 31 -13 of the
Little Rock Code of Ordinances states Subdivision Site Plan Review is a
development review process that provides for case by case consideration of
January 11, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1805
8
project particulars including the provision of parking and landscaping in
accordance with the appropriate ordinances, siting of buildings, and the
relationships with adjoining properties.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three (3) years from the date of
approval. If an approved multi-phase development, has not been completed
within three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking site plan
approval per Section 31-13 to allow the placement of more than one (1) structure
on a single parcel of property. The applicant is proposing upgrades to the site
including additional landscaping and a new screening fence adjacent to the
residential homes. Although there is a variance to allow a reduced building
setback along the rear property line staff does not feel this will significantly
impact this site or the adjoining homes.
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 36 -319 to allow
a 15-foot rear yard setback for the construction of an awning cov ering the
proposed drive on the rear of the building.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request date d January 8, 2018,
requesting a deferral of this item to the February 22, 2018, public hearing to allow the
developer’s time to meet with the adjoining neighborhood. Staff stated the deferral
request would require a waiver of the Commission’s By-laws with regard to the late
deferral request. A motion was made to approve the By-law waiver request with regard
to the late deferral request. The motion carried by a vote of 11 ayes, 0 noes and
0 absent. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and
0 absent.
January 11, 2018
ITEM NO.: 7 FILE NO.: Z-8741-A
NAME: ACE General Contractors Revised Short-form PD-C
LOCATION: Located at 10819 Stagecoach Road
DEVELOPER:
Ken Bhatti
ACE General Contractors
12 Sienna Lake Cove
Little Rock, AR 72210
SURVEYOR/ENGINEER:
BTE Engineers
1510 South Broadway Street
Little Rock, AR 72202
AREA: 0.496-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: PD-C
ALLOWED USE: Health Studio Spa
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Add general and professional and medical office as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,559 adopted by the Little Rock Board of Directors on March 27, 2012,
rezoned the property from R-2, Single-family to PD-C, Planned Development
Commercial, to allow the construction of a new commercial building on a ½-acre site.
The building was proposed as a one -story, 60-foot by 53-foot building containing
3,180 square feet. The site plan indicated the placement of parking within the front yard
area as well as behind the building. Within the front yard area there were eleven (11)
parking spaces proposed and in the rear yard there were ten (10) parking spaces
January 11, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8741-A
2
proposed. The applicant requested the use of the building as a health studio or spa.
No other uses were requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site has developed with the office building and the parking as proposed. The
applicant is now proposing to revise the previously approved PD-C, Planned
Development Commercial to add general and professional office and medical
office as an allowable use for the property. There are no other changes
proposed with the rezoning request.
B. EXISTING CONDITIONS:
The site is developed with a two (2) bay retail/office building. Currently there is
an office user in one (1) of the bays and a medical offi ce in the second bay. To
the north of this site are single-family homes. Also to the north, across
Stagecoach Road there are commercial uses including a restaurant and
mini-warehouse. There is an approved PCD, Planned Commercial
Development, located southwest of the site which was approved for automobile
sales but has not developed. Further southwest there is a developed
office/warehouse site. North of the site is an apartment complex located on
Nandina Boulevard. There is floodway located to the south of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Property Owners Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was not present. Staff presented an overview of the item stating
the request was to add office to the allowable uses for the property. There were
no more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
E. ANALYSIS:
There were no outstanding issues associated with the request in need of
addressing via a revised site plan. The request is to revise the previously
approved PD-C, Planned Development Commercial to add general and
professional office and medical office as an allowable use for the property. The
site has developed with the 3,180 square foot office building and the parking
as proposed.
January 11, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8741-A
3
The site contains 21-parking spaces with ten (10) parking spaces in the front and
eleven (11) parking spaces behind the building. Currently there is a general and
professional office user located in one bay of the building and a medical office
user located in the second bay. Parking for an office use is typically based on
one (1) parking space per 400 gross square feet of floor area. Based on the
square footage occupied by the general office user four (4) parking spaces would
typically be required. Parking for a medical office user is typically based on the
number of doctors serving the clinic. There is currently one (1) doctor serving the
medical clinic. This would result in a typical requirement of six (6) parking
spaces. Parking for the current users would be ten (10) parking spaces.
As indicated there are 21-parking spaces on site.
There are no other changes proposed with the rezoning request. The previous
approval allowed the development 24-hour, 7-day a week access for the site.
Building signage was approved along the front façade of the structure limited to
signage as allowed in commercial zones or a maximum of ten percent (10%) of
the front façade. A single ground sign not to exceed 36 -feet in height and
160 square feet in area was approved within the front yard setback of
Stagecoach Road.
Staff is supportive of the applicant’s request. Staff does not feel the revision to
add the additional uses as proposed will have any adverse impact on this
development or on the area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to add medical office and general and
professional office uses as allowable uses for the site as proposed by the
applicant.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to add medical
office and general and professional office uses as allowable uses for the site as
proposed by the applicant. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 11 ayes,
0 noes and 0 absent.
January 11, 2018
ITEM NO.: 8 FILE NO.: Z-6051-L
NAME: Shoppes at Chenal Long-form PCD
LOCATION: Located on the Southeast corner of Arkansas Systems Drive and
Chenal Parkway
DEVELOPER:
Reese Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Crafton, Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 5-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16
CURRENT ZONING: C-3, General Commercial District
ALLOWED USE: General Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses – allow two (2) signs along
Chenal Parkway.
VARIANCE/WAIVERS:
1. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas
Systems Drive nearer the property line than typically allowed.
2. A variance from the Land Alteration Ordinance to allow grading of the site with
the construction of the first building.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site plan indicates three (3) buildings, two (2) of which will contain
6,000 square feet and one (1) containing 22,734 square feet. The site will take
access from a shared driveway with the Centre at Chenal at the southwest
corner of the site, a new driveway on Chenal Boulevard and a new driveway on
Arkansas Systems Drive. The site is proposed containing 243 parking spaces.
The site plan indicates there are four (4) drive-through pick-up window. Each of
the 6,000 square foot buildings has one (1) drive-through window service. The
larger building will have a drive thorough service on each end of the building.
The applicant is requesting a variance from Sections 30 -43 and 31-210 to allow
the drive on Arkansas Systems Drive nearer the property line than typically
allowed.
B. EXISTING CONDITIONS:
The site is a partially wooded site located at the southeast corner of Arkansas
Systems Drive and Chenal Parkway. The area has developed as an office
complex with a retail center located to the south. The area to the northwest is a
C-2, Shopping Center District zoned site developed as a shoppin g center, the
Promenade at Chenal. To the west of the site is a property zoned PCD, Planned
Commercial Development - Expired for the placement of a branch bank facility
and a restaurant. Further west is property developing as St. Vincent’s West
Medical campus. The Centre at Chenal is developed as a mixed use
development including both office and retail uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Village of
Wellington Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way 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.
Sidewalks should be installed along Chenal Parkway.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
3
3. Pedestrian access should be provided from the public right-of-way to and
between the proposed buildings.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. Is advanced grading requested to occur on the site
for future phases with construction of Phase 1?
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
9. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development and also
should take into account existing and projected traffic growth. The
proposed drive through stack distances should be examined to reduce
conflicts and not block parking spaces and drive aisles.
10. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
11. The minimum Finish Floor elevation of at least one (1) foot above the
proposed base flood elevation is required to be shown on plat and gradi ng
plans. At time of construction and prior to issuance of the final certificate of
occupancy, an elevation certificate will be required to be provided.
12. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot
wide access easement is required adjacent to the floodway boundary.
13. The base flood elevations show to be below the bottom of the ditch. The
majority of the channel adjacent to and within the subject property shows to
be in the floodplain with the channel upstream of Arkansas Systems Drive
shown to be in the floodway. Prior to issuance of a grading permit, a "No
Rise Certification" based on the 100-year storm event for pre and post
developed conditions must be provided to staff and FEMA for review and
approval.
14. Per City Code, Section 36-341, vehicle parking is restricted from being
provided in the floodway.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
4
15. Show effective floodway and floodplain delineation as found on the FIRM on
the subject property.
16. The maintenance of the box culverts will be the responsibility of the
developer, property owner, or property owner association.
17. In case of structure failure or obstructions, a 100-year overflow path must
be provided that will not damage adjacent properties.
18. Provide a Sketch Grading and Drainage Plan per Section 29-186 showing
minimum finished floor elevations and 100-year overflow path.
19. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing is 250 feet
from other intersections and driveways and 125 f eet from side property
lines. A variance is required for the proposed Arkansas Systems Drive
driveway.
20. A concrete median should be extended along the outside of the drive thru
lane at both the north and south restaurants to prevent driver confusion.
21. The 2-way vehicular circulation should be provided around the exterior of
the site.
22. 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. 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 based on the information provided.
There is an existing three phase, underground power line running along the north
side of Arkansas Systems Drive, and another one on the west side of Chenal
Parkway adjacent to this property. 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: No comment received.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
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 app roved 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
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
6
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
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.
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 th e
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
7
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 or crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal/Financial Center Design Overlay District.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landsca pe area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. 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.
5. Eight percent (8%) of the vehicular use area must be designated for gr een
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. An irrigation system 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.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
8
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Commercial (C) for this property. The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
applied for rezoning from C-3 (General Commercial District) to PCD (Planned
Commercial Development) to allow for future development of retail and
restaurants. This request is within the Chenal Overlay District.
Master Street Plan: West of the property is Chenal Parkway and it shown as a
Principal Arterial on the Master Street Plan. North of the property is Arkansas
System Drive and it shown as a Collector on the Master Street Plan. The
primary function of a Principal Arterial Street is to serve through traffic and to
connect major traffic generator or activity centers within an urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Chenal Parkway since it is a Principal Arterial. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: Class I Bike Path is shown along Chenal Parkway. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right -of-
way or an easement is recommended. Nine-foot (9’) paths, replacing the
sidewalks, are recommended to allow for pedestrian use as well as bicycle use.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
Mr. Frank Riggins of Crafton Tull 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 site
plan. Staff stated the order menu board was to be scree ned unless the applicant
requested the allowance to not screen the menu board. Staff questioned the
maximum building height proposed for the new buildings. Staff also requested
information concerning the proposed use mix of the new buildings.
Public W orks comments were addressed. Staff stated a grading permit was
required prior to any development of the site. Staff stated the finished floor
elevation should be placed at one (1) foot above the base flood elevation. Staff
stated parking was restricted within the floodway. Staff requested the applicant
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
9
provide the floodway and floodplain to be delineated on the site plan based on
the FIRM maps. Staff stated the driveway on Arkansas Systems Drive would
require a variance from the Master Street Plan and Boundary Street Ordinances.
Staff stated two (2) way vehicular circulation should be provided around the
exterior of the site.
Landscaping comments were addressed. Staff stated screening of the vehicular
use area was required along all abutting stre ets. Staff stated a minimum of eight
(8) percent of the vehicular use area was to be landscaped. Staff stated the
development 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 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 most of the
technical concerns raised at the December 20, 2017, Subdivision Committee
meeting. The applicant has provided the maximum building height for the
proposed buildings at 35-feet, noted the uses proposed for the buildings are uses
as allowed within the C-3, General Commercial Zoning District and noted on the
site plan order menu boards will be screened per typical ordinance requirements.
The request is a rezoning of the site from C-3, General Commercial Zoning
District to PCD, Planned Commercial Development District, to allow the
development of the site with an office retail development. The site is located
within the Chenal/Financial Center Design Overlay District which has
development criteria related to signage. The Overlay allows a single
development sign not to exceed eight (8) feet in height and 100 square feet of
sign area. The applicant is proposing the placement of two (2) development
signs on the site. Each sign will be no more than eight (8) feet in height and
100 square feet of sign area. The request for the additional ground sign is the
reason for the rezoning request.
The site plan indicates three (3) buildings, two (2) of which will contain
6,000 square feet and one (1) containing 22,734 square feet. The site plan
indicates the placement of 243 total parking spaces. The plan notes each of the
buildings to provide parking as typically required for the use. The buildings
indicated for restaurant use are each indicated with 60 parking spaces to serve
the buildings. The office/retail building is indicated with 123 spaces or
5.41 spaces per 1,000 square feet.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
10
The site will take access from a shared driveway with the Centre at Chenal at the
southwest corner of the site, a new driveway on Chenal Boulevard and a new
driveway on Arkansas Systems Drive are proposed. The applicant is requesting
a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas
Systems Drive nearer the property line than typically allowed.
The site plan indicates there are four (4) drive-through pick-up window. Each of
the 6,000 square foot buildings has one (1) drive-through window service. The
larger building will have a drive through service on each end of the building. All
order boards will be screened per typical ordinance requirements. The location
of menu board speakers for drive-through windows of restaurants are to comply
with the following criteria: (a) Each speaker shall be so mounted that it is baffled
on all sides in a manner which will direct the sound produced to the vehicle
served. (b) Each speaker location shall be designed to provide for a solid wall at
least six (6) feet in height and twenty (20) feet in length along the opposite lane
line. This wall shall be constructed of masonry or wood with a textured finish to
diminish sound deflection.
Building signage is proposed on the facades with public street frontage. The
signage will be limited to a maximum of ten (10) percent of the façade area as
typically allowed in commercial zones.
The site plan indicates the placement of dumpsters and a note concerning the
dumpster screening. There are locations where the dumpsters are located within
the street side setback. The dumpsters will be screened via a split face CMU
block with a front metal gate. In addition staff recommends the applicant provide
landscape plant materials around the enclosure to aid in screening the block
walls. The dumpster hours of service will be limited to 7 am to 6 pm Monday
through Friday.
Staff has requested the applicant provide a traffic analysis for the proposed
development. The applicant has contracted with a traffic engineer who is
preparing the report for staff review and comment. At this time staff cannot make
a recommendation on the potential impact this development will have on the
abutting streets. Staff’s recommendation and the full traffic analysis report will be
provided to the Commission at the January 11, 2018, Public Hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
January 11, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-L
11
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated January 2, 2018,
requesting deferral of this item to the February 22, 2018, public hearing. Staff stated
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 9 FILE NO.: Z-7950-B
NAME: Pollack Realty Revised Short-form PD-O
LOCATION: Located at 4016 Stannus Road
DEVELOPER:
Pollack Realty
P.O. Box 22717
Little Rock, AR 72221
SURVEYOR/ENGINEER:
Graham Engineers
100 North Rodney Parham Road
Little Rock, AR 72205
AREA: .20-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06
CURRENT ZONING: PD-O and R-3, Single-family
ALLOWED USE: Office and Single-family residential
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Office – add additional area to be developed as surface parking.
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive
on West 40th Street nearer the property line than typically allowed.
BACKGROUND:
Ordinance No. 19,473 adopted by the Little Rock Board of Directors on February 7,
2006, rezoned the site from R-3, Single-family to PD-O, Planned Development Office, to
allow an existing structure to be utilized as an office use. Interior renovations were
proposed to the structure and the existing parking lot was to be resurfaced. The
applicant proposed a six (6) foot fence along the street right-of-way of West 41st Street
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
2
and Stannus Road. A gate was to be placed along Stannus Road. Fencing was also
proposed to be placed along the mid -point of the property with the remainder of the
parking to be left open for employees of W ilson Elementary School and Rosedale
Baptist Church to utilize as overflow parking. The structure contained 5,600 square feet
and was constructed as a Masonic Lodge in 1951. Prior to the applicant’s occupancy
the structure had been vacant since 1998.
The site plan included a Phase II portion for development. The applicant indicated
future plans included the construction of a second building on the site not to exceed
5,600 square feet. All required parking to satisfy an office development would be
included in the redevelopment of the Phase II portion of the site.
Ordinance No. 20,858 adopted by the Little Rock Board on March 18, 2014, allowed
Affirmative Risk Management to make an addition to the existing building and add
additional paved areas for parking. A total of 36 parking spaces were approved for the
site. The parking has been completed.
Ordinance No. 20,496 adopted by the Little Rock Board of Directors on November 1,
2011, rezoned property from R-3, Single-family to PD-O to allow the use of a former
church building as meeting space for the Delta Presents Outreach Foundation. Delta
Presents Outreach Foundation was/is the Little Rock Alumnae Chapter of the Delta
Sigma Theta Sorority. The mission of the Foundation is to promote self -development
and actualization activities through seminars and training of adolescents, to provide
scholarships to high school seniors who possess an above average scholastic
achievement and to participate in community outreach and empowerment activities that
enhances overall community functioning. The former church building located at
7621 West 40th Street was to be used as meeting space for the Foundation’s monthly
meetings as well as subcommittee meetings. Other activities were to include health
fairs, voter registration, health and fitness, youth programs and community meetings.
The approval allowed parking on an adjacent office site to be used as a portion of
the Foundation’s required parking. The site plan included the development a parking
lot to serve the development. A new parking lot containing 41 parking spaces was
constructed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD -O,
Planned Development Office, to add additional land area to the previously
approved zoning for both Affirmative Risk Management (Z-7950 & Z-7950-A) and
for the Delta Presents Outreach Foundation (Z-8696). The applicant has
purchased a 60-foot by 150-foot parcel located to the north of the existing
parking area. The applicant is proposing to redesign the parking area currently
being used and owned by Delta Presents Outreach Foundation to add additional
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
3
paved area. Currently there are two (2) drives located along West 40 th Street.
One of the existing drives is proposed to be closed and a new drive added along
the eastern perimeter. There are currently 41 parking spaces owned by Delta
Presents Outreach Foundation. The applicant is proposing upon completion of
the redesign and new paving 56 parking spaces. There will continue to be
36 parking spaces on the property owned by Affirmative Risk Management.
The applicant and Delta Outreach Foundation have a reciprocal agreement to
allow for each to share the parking lots to provide off street parking for Affirmative
Risk Management during the day time hours. Delta uses the lots during the
evenings and on weekends.
B. EXISTING CONDITIONS:
The site is located across from Wilson Elementary School and adjacent to
Rosedale Baptist Church which has sold to Delta Outreach Foundation and is
being used as meeting space for the sorority. Affirmative Risk Management
contains a two (2) story office building and parking for 26 automobiles. There is
a drive, which extends from Stannus Road to the rear parking area on the north
side of the building.
Wilson Elementary School is located to the east of the site. There are
single-family homes located to the south, across West 41st Street, and to the
north, fronting 40th Street. Sidewalks have been installed along the property
frontages owned by Affirmative Risk Management and Delta Outreach
Foundation.
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. Due to the proposed use of the property, the Master Street Plan specifies that
West 40th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. The call box for the gate system must be located at least 30 -feet from the
back of curb on W est 40th Street.
3. The driveways should be striped as one way entrance and exit.
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
4
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on a
commercial street is 125 f eet from the side property line and 250 f eet from
other driveways and street intersections. A variance must be requested for
the driveway.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. If fencing is proposed, it should be located to not obstruct sight distance from
the proposed driveways and other driveways 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. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the structures on this property with no apparent conflicts with existing
facilities. There are a couple power poles with cable secondary feeding lights on
the north and south sides of the proposed parking area. Please be cautious
when working around these poles, wires and guy wires. 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.
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 m inimum road width shall be 26 feet,
exclusive of shoulders.
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
5
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 cons tructed
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: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Screening requirements will need to be met for the vehicula r use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the east is zoned R-2, Single-family. The minimum
dimension shall in no case be less than nine (9) feet in width. The east buffer
is deficient. 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
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
6
cannot count toward fulfilling this requirement. 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.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. A landscape irrigation system shall be required for developments of
one (1) acre or larger. If irrigation system is not provided for developments of
less than one (1) acre there shall be a water source within seventy-five (75)
feet of any plant material or turf.
7. Any existing landscape areas shall be protected as per City of Little Rock
Landscape Ordinance (Section 15-100). Any trees or vegetation located in
close proximity to construction shall have the area within the dripline fenced
and protected from development activities. Any exiting landscape or irrigation
disturbed by construction shall be repaired or replaced before completion and
final acceptance of the project.
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: The site is located near Rock Region Metro Route #14, the
Rosedale Route.
Planning Division: This request is located Boyle Park Planning District. The
Land Use Plan shows Public Institution (Pl) and Residential Low (RL) for this
property Public Institutional 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 Residential Low Density
is for single-family homes at densities no greater than six (6) dwelling units per
acre. The applicant has applied for Revised PD-O (Planned Development Office)
to add land area for additional parking.
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
7
Master Street Plan: East of the property is Stannus Street and it shown as a
Local Street on the Master Street Plan. North of the property is 40th Street and it
shown as a Local Street on the Master Street Plan. South of the property is
41st Street and it shown as a Local Street on the Master Street Plan The primary
function of a Local Street is to provide access to adjacent properties. 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: (December 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 information concerning the proposed screening along
the eastern boundary, adjacent to the single-family home. The applicant
indicated a wooded fence would be installed adjacent to the single-family home.
Staff questioned if there would be any modifications to the existing building or
parking owned by Affirmative Risk Management.
Public Works comments were addressed. Staff stated a dedication of right of
way was required along West 40th Street. Staff stated street improvements were
required along the newly proposed development area. Staff stated driveway
locations and widths did not meet typical ordinance requirements. Staff stated
damage to public and private property due to hauling operations or operation of
construction related equipment were to be repaired prior to the issuance of a
certificate of occupancy. Staff stated any fencing was to be located to not
obstruct sight distance from the proposed driveway and other driveways in the
area and any gates will have to be approved by staff.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the eastern perimeter with a minimum width of nine (9) feet. Staff
stated screening of the paved areas was required to block the view of the
vehicular use area from the street. Staff stated landscape irrigation was required
for developments of one (1) acre or larger. Staff stated if irrigation was not
provided a water source within 75-feet was required to water landscaped areas.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly
with any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
8
I. ANALYSIS:
There were no technical issues in need of addressing via a revised site plan
raised at the December 20, 2017, Subdivision Committee meeting related to the
proposed new and redevelopment of the parking for these site.
The request is to amend the previously approved PD -O, Planned Development
Office, to add additional land area to the previously approved zoning for both
Affirmative Risk Management (Z-7950 & Z-7950-A) and for the Delta Presents
Outreach Foundation (Z-8696). Affirmative Risk Management has purchased a
60-foot by 150-foot parcel located to the north of their existing parking area and
east of the parking area owned by Delta Presents Outreach Foundation. The
proposal is to redesign the parking area currently being used and owned by Delta
Presents Outreach Foundation and to add additional paved area for parking.
The applicant and Delta Outreach Foundation have a reciprocal agreement to
allow for each to share the parking lots to provide off street parking for Affirmative
Risk Management during the day time hours. Delta uses the lots during the
evenings and on weekends.
Currently there are two (2) drives located along West 40 th Street. The eastern
drive will be moved further east to allow for access to the new land area. This
will require a variance from Sections 30-43 and 31-210. Driveway spacing on a
commercial street is to be 125-feet from the side property line and 250-feet from
other driveways and street intersections. Staff is supportive of the variance
request. The parking lot will be gated. Gate loca tions will have to be approved
by staff.
There are currently 41 parking spaces owned by Delta Presents Outreach
Foundation. The applicant is proposing upon completion of the redesign and
new paving 56 parking spaces. There are currently and will cont inue to be 36
parking spaces on the property owned by Affirmative Risk Management.
Staff is supportive of the applicant’s request. The applicant is requesting a
revision to the previously approved PD-O’s for each of the properties. The
applicant is proposing screening and buffering for the remaining single -family
home located to the east of the new paved area. Staff does not feel the request
to allow an expansion of the approved PD-O’s to add the additional parking area
will significantly impact these developments or the general area.
January 11, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7950-B
9
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 Sections 30-43 and
31-210 to allow the drive on West 40th Street nearer the property line that
typically allowed. All gate locations will have to be approved by staff.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present.
Staff presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Sections 30-43 and 31-210 to allow the drive on West 40th Street nearer
the property line than typically allowed. Staff stated all gate locations were to be
approved by staff. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
January 11, 2018
ITEM NO.: 10 FILE NO.: Z-9078-A
NAME: Central Arkansas Urgent Care Short-form PID Revocation
LOCATION: Located in the 7400 Block of Lindsey Road
DEVELOPER:
Stuart S. Mackey
Coldwell Banker Commercial Hathaway Group
2100 Riverdale, Suite 100
Little Rock, AR 72202
AREA: 2.9-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 - Port CENSUS TRACT: 40.07
CURRENT ZONING: PID
ALLOWED USE: I-2 uses and Medical Clinic
PROPOSED ZONING: Revocation restore I-2, Light Industrial District
BACKGROUND:
On October 8, 2015, the Little Rock Planning Commission reviewed a request for the
rezoning of this site from I-2, Light Industrial District to PID, Planned Industrial
Development. The Board of Directors approved the rezoning request at their
November 3, 2015, public hearing by the a doption of Ordinance No. 21,129.
The approval rezoned the site from I -2, Light Industrial District to Planned Development
Industrial which added a medical clinic as an allowable use for the site. The applicant
proposed to develop the clinic on part of Lot “F” Area 201, of the Little Rock Port
Addition. Phase 1 was proposed as the health clinic. Phase II was proposed as a
storage area for contractors. The two (2) uses would share a single driveway access
from Lindsey Road. The development did not occ ur and the applicant is now requesting
a revocation of the PID, Planned Industrial Development District zoning.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed
January 11, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9078-A
2
with the City staff at any time up to three (3) years after the date of adoption of
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The Board of Directors may grant or deny the request or return the
request to the Planning Commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner is requesting the PID, Planned Industrial Development District zoning
be revoked and the underlying I-2, Light Industrial District zoning be restored.
B. EXISTING CONDITIONS:
The site is located in the Little Rock Industrial Port. The port has developed with
a number of uses including warehousing and manufacturing. This lot is a grass
covered lot. To the east is a warehouse building being used by a moving
company. South of the site is Interstate Signway which manufactures signs and
southwest of the site is a vacant manufacturing building. The streets and roads
within the port are developed per the Subdivision Ordinance requirements which
does not include the placement of sidewalk.
C. NEIGHBORHOOD COMMENTS:
The property owners located within 200-feet of the site were notified of the public
hearing.
D. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was not present. Staff presented the item stating the request was
a revocation of the previously approved PID zoning. Staff stated the
development previously proposed for the site was no longer a viable project and
the current property owner was requesting the revocation. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
E. STAFF RECOMMENDATION:
Staff recommends the current PID zoning classification be revoked and the
previously held I-2, Light Industrial Zoning District be restored.
January 11, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9078-A
3
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors pr esent. Staff
presented the item with a recommendation the current PID zoning classification be
revoked and the previously held I-2, Light Industrial Zoning District be restored. There
was no further discussion. The item was placed on the consent agenda a nd approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 11 FILE NO.: Z-8751-A
NAME: Mosaic Church of Little Rock Revised Long-form PCD
LOCATION: Located at 6221 Colonel Glenn Road
DEVELOPER:
Mosaic Church of Central Arkansas
c/o Harry Li
6221 Colonel Glenn Road, Suite A
Little Rock, AR 72204
SURVEYOR:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72216
AREA: 10+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 21.02
CURRENT ZONING: PCD
ALLOWED USE: Food truck court, Church, Office, Retail – Mixed use utilizing the
existing building on the site
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add outdoor carnival as an allowable event
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On May 1, 2012, the Little Rock Board of Directors approved Ordinance No. 20,583
rezoning this property from C-3, General Commercial District PCD, Planned
Commercial Development District. The approval was to detail the future development
plans for the site. The Mosaic Church purchased the 100,000 square foot building and
approximately 10-acres and was remodeling the site for the church and church
activities. The short term plan for the PCD, Planned Commercial Development District
zoning included the placement of a food truck court, University Market @ 4 Corners, the
January 11, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8751-A
2
request included the allowance of outdoor seating (tables and chairs), extend water and
electricity and allow the participating trucks to remain on site overnight.
The food truck court was proposed within a defined area of the parking lot. The
applicant indicated there would be one to twelve (1 to 12) food truck vendors in the
court at any given time. The food trucks were to operate from 6:00 am to 10:00 pm
daily. The plan included providing each truck access to 110v or 220v power, water
access shared by two (2) trucks and each truck a maximum of two (2) picnic tables
which would remain on the site when the vehicles wer e not on site. The applicant
requested semi-permanent signage for the Food Truck Court and vendors and
allowance of temporary signage for each truck to post a temporary sign and/or menu
within the Food Truck Court area.
The long term plans for the site included space for the church, a non-profit office park,
an indoor children’s playground, that was intended for public use, further development
of the food truck court and 10,000 to 15,000 square feet of retail space. The site plan
also included the placement of a defined walking path within the parking lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the previously approved PCD,
Planned Commercial Development, to allow the church to host a carnival in the
parking lot along Colonel Glenn Road. The applicant indicates the carnival
will last for ten (10) days. The applicant notes the setup time is two (2) to three
(3) days. The carnival is proposed twice annually, once in the spring and once in
the fall. The applicant notes the rides consist of various adult and kiddie type
carnival rides. The actual rides vary depending on the availability and company
operating the carnival. The applicant notes there are three (3) to five (5) food
vendors. The setup also includes various adult and children’s carnival typical
games. The hours are from noon to 10 pm during the carnival setup. The
applicant notes approximately 200 parking spaces are used. The applicant’s
parking lot will accommodate 500 vehicles.
The carnival will park most of the trailers and vehicles behind the church building
as to minimize the impact on the parking. The applicant has hosted Fun Time
Shows carnival twice in 2017. The Church felt the property was
zoned appropriately for the carnival activity. Staff granted an exception to allow
the carnival activities but requested the applicant seek a revision to the current
PCD, Planned Commercial Development District zoning to secure the
appropriate approval.
January 11, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8751-A
3
B. EXISTING CONDITIONS:
The property is located at the intersection of Colonel Glenn Road and South
University Avenue. There are a number of uses in this area including retail,
office, multi-family and public institutional uses. Within the parking lot of the
development are restaurants, entertainment, a medical clinic, carwash and a
beauty supply store. Across Colonel Glenn to the north are two (2) multi -family
apartment developments, restaurants, retail uses and a drug store. At the
northeast intersection of Colonel Glenn Road and South University Avenue is a
strip center owned by UALR containing a number of retails uses. There is also a
branch bank located within the parking lot. East of the site is a strip center also
containing a mixture of retail uses, fast food restaurants and a convenience store
with fast food service. Rock Creek runs along the site’s southern boundary.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the W estwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
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. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
Please be conscious of overhead electrical lines when determining the carnival
construction in the future. Contact Entergy in advance to discuss electrical
service requirements as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
January 11, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8751-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: The site is located on Rock Region Metro Route #14, the
Rosedale Route, along Colonel Glenn Road. Route #17, the
Mabelvale/Downtown and #22, the University Avenue/Mabelvale Route along
University Avenue.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Mixed Use (MX) for this property The Mixed Use category
provides for a mixture of residential, office, and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or
if the use is a mixture of the three. The applicant has applied for a revised PCD
(Planned Commercial Development) to allow to an outdoor carnival in the parking
lot area two (2) times per year.
Master Street Plan: North of the Property is Colonel Glenn Road and it shown as
a Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on 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: (December 20, 2017)
The applicant was present representing the request. Staff presen ted an
overview of the item stating there were no additional technical issues associated
with the request in need of addressing via a revised site plan. There were no
January 11, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8751-A
5
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 December 20, 2017, Subdivision Committee meeting. The
request is to amend the previously approved PCD, Planned Commercial
Development, to allow the Mosaic Church to host a carnival in the parking lot
along Colonel Glenn Road two (2) times yearly. The Mosaic Church indicates
the carnival will run for ten (10) days. The applicant notes the setup time is
two (2) to three (3) days. The carnival is proposed one (1) time in the spring and
once in the fall. The rides consist of various adult and kiddie type carnival rides.
The actual rides vary depending on the availability and company operating the
carnival. Three (3) to five (5) food vendors are typically present with the carnival.
The setup also includes various adult and children’s carnival type games. The
carnival hours are from noon to 10 pm. The site plan indicates approximately
200 parking spaces are used for the carnival. The applicant’s parking lot will
accommodate approximately 500 vehicles. Most of the trailers and vehicles for
the carnival are parked behind the Church building to minimize the impact on the
remaining parking.
Staff is supportive of the applicant’s request. The applicant is seeking to add the
carnival activities as an allowable use for the property. There are no other
modifications proposed to the previous approvals and the church wishes to
maintain all previous approvals and activities for the site.
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: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
January 11, 2018
ITEM NO.: 12 FILE NO.: Z-9284
NAME: Stix Bar and Grill Short-form PCD
LOCATION: Located at 3910 Asher Avenue
DEVELOPER:
Stix Bar and Grill
Cedric Love
2221 Marr Street
North Little Rock, AR 72114
SURVEYOR/ENGINEER:
South Point Surveying
1082 Grant 708
Sheridan, AR 72150
AREA: 0.44-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 12
CURRENT ZONING: C-3, General Commercial District
ALLOWED USE: General Retail
PROPOSED ZONING: PCD
PROPOSED USE: Bar and Grill – without adequate on-site parking
VARIANCE/WAIVERS: None requested.
The applicant failed to provide staff with the requested parking and circulation plan and
the parking agreement(s) with adjacent property owners. Staff recommends deferral of
this item to the February 22, 2018, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide staff with the requested
parking and circulation plan and the parking agreement(s) with adjacent property
January 11, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9284
2
owners. Staff presented a recommendation of deferral of this item to the February 22,
2018, 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 11 ayes, 0 noes
and 0 absent.
January 11, 2018
ITEM NO.: 13 FILE NO.: Z-9285
NAME: Brown Short-form PD-C
LOCATION: Located at 9203 Hilaro Springs Road
DEVELOPER:
Dearl Brown
3220 Coffer Lane
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.706-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.08
CURRENT ZONING: R-2, Single-family
ALLOWED USE: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Auto repair
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property was developed in the late 1960’s as commercial businesses. The
owner previously used the property as Brown’s Salvage. The site is developed
with three (3) buildings including a one (1) story frame building which was used
as the office containing approximately 2,000 square feet. There are two metal
buildings on the site, each containing 3,750 square feet of floor area. The
applicant is proposing the rezoning of the site to allow auto repair.
January 11, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9285
2
B. EXISTING CONDITIONS:
The property contains three (3) commercial buildings which were de veloped prior
to the City annexing this area of Little Rock. Hilaro Springs Road is a two (2)
lane street with open ditches for drainage. There are sidewalks located along the
west side of Hilaro Springs Road. This area contains a mixture of uses includ ing
a manufactured home park to the east and single-family homes to the south.
There is a large property ownership located across Hilaro Springs Road which
includes manufactured housing, one and two-family residences and a church.
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 for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements (fence)
located in the right-of-way.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Analysis required. 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 facil ities.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9285
3
Fire Department: No comment.
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 or crichey@littlerock.org.
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: The site is not located on a Rock Region Metro 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 is for single-family homes at densities no greater
than six (6) dwelling units per acre. The applicant has applied for a rezoning from
R-2 (Single Family District) to PDC (Planned Development Commercial) to allow
automobile repair.
Master Street Plan: West side of the property is Hilaro Springs Road and it is a
Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Hilaro Springs Road
since it is a Minor Arterial. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
January 11, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9285
4
Bicycle Plan: A Class II Bike Lane is shown along Hilaro Springs Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff stated the applicant was seeking the
rezoning to allow auto repair as an allowable use for the property. 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 addressin g raised at the
December 20, 2017, Subdivision Committee meeting. The applicant is seeking a
rezoning of the site to allow the use of the property for auto repair. The Zoning
Ordinance defines an auto repair garage as a facility for major motor vehicle
repair, excluding body rebuilding.
Staff has concerns with this type use at this location. Adjacent to this site on all
sides are residential homes. Staff feels the non-residential aspect of the site
should be limited to a commercial activity which will be less intrusive to the
neighborhood. Staff feels a use such as auto parts, sales with limited motor
vehicle part installation would be more appropriate for this site. This type use is
primarily a facility for the sale of auto parts with an accessory function of the
installation of parts. The installation is limited to functions such as tire mounting
and other periodic parts maintenance. In this case engine rebuilding or major
repair work is prohibited.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted then concerning their
recommendation and had requested a meeting with staff to determine if and what
commercial uses staff would support for the redevelopment of the site. Staff requested
the item be deferred to the February 22, 2018, 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 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 14 FILE NO.: Z-9286
NAME: Rainwood Village Short-form PD-R
LOCATION: Located at 12115 Rainwood Road
DEVELOPER:
RPM Group
1501 North University Avenue, Suite 800
Little Rock, AR 72207
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.42-acres NUMBER OF LOTS: 17 FT. NEW STREET: 520 LF
WARD: 5 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.06
CURRENT ZONING: R-2, Single-family
ALLOWED USE: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family attached
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to a llow grading
of the lots with the installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains 2.42-acres and is located on Rainwood Road between
Napa Valley Drive and Green Mountain Drive. The property is currently zoned
R-2, Single-family. The applicant is requesting a rezoning of the property to
PD-R, Planned Development Residential, to allow the development of a gated
community with 17 attached single-family units. The project will have an
entrance gate on the western drive off of Rainwood with keypad and mail kiosk.
The private drive will be set up for one -way traffic with the eastern driveway
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
2
serving as an exit only drive. The private drive is proposed 24 -feet in width.
A fire hydrant will be installed along Rainwood Road just north of the entry gate.
Rainwood Road will be widened to a residential standard street width to match
the current widening to the west. There is an existing sidewalk along the north
side of Rainwood Road from Napa Valley Drive to Green Mountain Drive.
No sidewalks exist along the south side of Rainwood Road.
Existing sewer and water facilities are adjacent to the property. Stormwater
detention will be provided along the southern portion of the pro perty as the site
falls from north to south. A retaining wall may be required along the south
property line and portions of the east and west property lines.
B. EXISTING CONDITIONS:
The property contains a single-family home. The property to the east also is a
large tract which contains a single-family residence. There are single-family
subdivisions located to the north and west of this site. There is a single -family
and two-family subdivision located to the south of this site. East and nort heast
are multi-family developments accessed via Green Mountain Drive. There are a
number of non-residential uses located in the area both along Green Mountain
Drive and Hinson Loop. There are auto repair related businesses, office,
mini-warehouse and commercial uses located in the immediate area.
The portions of Rainwood Drive which have redeveloped have been developed
with curb and gutter. Along the north side of Rainwood Drive there is a
sidewalk in place. There are no sidewalks in place along the south side of
Rainwood Drive.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Rainwood
Cove Neighborhood Association and the Pleasant Tree Recreation Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Rainwood 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.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
3
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Rainwood
Road with the planned development. The new curb should tie into the
existing curb located to the west and maintain the existing width across the
property frontage.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advance
grading variance being requested to advance grade the lots with the street
construction?
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. Stormwater detention ordinance applies to this property. Maintenance of
the detention facility and all private drainage improvements is the
responsibility of the developer and/or property owner association to
maintain. Access to the detention facility must be provided from the street.
The grading plan should consider the required access.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction. The existing signage
and striping to the west should be removed and a striped taper with signage
provided on the east end of the street improvements.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more
information.
9. 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, 621 South Broadway, Travis Herbner,
therbner@littlerock.gov or 501.379.1805 for more information.
10. The fence and gate at the exit should be moved further south to provide
sufficient sight distance.
11. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. For City of Little Rock services, all
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
4
collection canisters should be located to the outside of the loop s treet. The
canister locations should be provided for in the bill of assurance and/or on
the plat.
12. It is suggested to make the street one-way with the entrance on the west.
13. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
14. The mail kiosk should be moved from the entrance gate and located within
the subdivision.
15. Per City code, private streets should be constructed to public street
standards. Since the street is proposed to be 24 feet in width, show on the
plan the area of street where parking will be restricted to one (1) side.
16. Remove Note #19 on plan.
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. Separate service is
required for each lot. 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 three phase, overhead power line running along the south
side of Rainwood Drive, and a single phase, overhead power line running along
the southern property line. Both of these lines and their easement will need to
remain in place with access to both. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing f acilities (if any) as this
project proceeds
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
5
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 p rovisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. 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 openin g
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 i s
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
6
9. Gates, intended for automatic operation shall be d esigned, 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.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Duplex fire separations are required. Provide a utility plan for
review and approval before installations take place. Contact Plans Examiner
Curtis Richey at crichey@littlerock.gov or 501.371.4724.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a Rock Region Metro Route.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
7
Planning Division: This request is located in Rodney Parham Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density is for single-family homes at densities no greater than
six (6) dwelling units per acre. The applicant has applied for a rezoning from R -2
(Single Family District) to PDR (Planned Development Residential) to allow
attached single-family homes.
Master Street Plan: The north side of the property is Rainwood Road and it is
shown as a Collector on the Master Street Plan Streets. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there
were additional items necessary to complete the review process. Staff requested
Mr. White provide the number of stories of new construction. Staff requested
details of any proposed fencing and the proposed signage plan.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any construction on the site. Staff stated the City’s Stormwater
Detention ordinance would apply to the development of the lots. Mr. White
stated the request included a variance from the City’s Land Alteration ordinance
to allow grading of the lots with the installation of the basic infrastructure.
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 most of the
technical issues associated with the request raised at the December 20, 2017,
Subdivision Committee meeting. The applicant has provided the proposed
signage plan, fencing details and noted the buildings will be one and one -half
(1 ½) to two (2) story structures.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
8
The applicant is requesting a rezoning from R-2, Single-family Zoning District to
Planned Development, Residential (PD-R) to allow the development of a
single-family subdivision. The lots are proposed with an average lot size of
3,000 square feet. The development is proposed with 17 -lots of owner occupied
attached residences. The site plan indicates eight (8) buildings of duplex style
homes and one (1) building as a single residence. The units are proposed as
one and one-half (1 ½) to two (2) story buildings (maximum building height of
35-feet) with attached garages. The buildings will be constructed in phases as
they are sold.
The subdivision is proposed with private streets. The street is proposed as a
loop street extending south from Rainwood Road. The development will have a
call keypad entrance located at the western intersection with Rainwood Road.
The eastern location will have a gated remote exit gate. The development is
proposed with a 24-foot wide pavement width. Parking will be restricted on one
(1) side of the street.
The development will have a combination of metal and brick fencing along
Rainwood Road. The plan indicates a six (6) to eight (8) foot decorative metal
fence with eight (8) to ten (10) foot brick columns and a six (6) to eight (8) foot
brick fence at the entry drives to the subdivision along Rainwood Road. The
remainder of the subdivision will have a maximum fence height of eight (8) feet
constructed of wood. The subdivision sign will be incorporated into the brick
fence. The sign area will not exceed twenty-four (24) square feet.
The request includes a variance from the City’s Land Alteration Ordinance
to allow grading of the lots with the installation of the basic infrastructure.
The applicant has indicated to balance the site advanced grading is necessary.
Staff is supportive of the request. The applicant is proposing a single -family
attached subdivision developed with private streets. Within this general area
there is a mixture of uses including single-family and multi-family housing.
Staff feels the development of 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 o f the agenda
staff report.
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.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
9
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was present. There was one registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation 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.
Mr. Tim Daters of White-Daters and Associates and Ms. Robin Miller of Rector Phillips
Morris were present representing the request. Mr. Daters stated the site contained
2.7-acres and was proposed for single-family housing. Ms. Miller stated the developers
were proposing to develop the site for future sale of homes to individual property
owners.
Ms. Sherry Clawitter addressed the Commission in opposition of the request. She
stated she felt she was being forced from her home. She stated she owned the
adjoining 2.5-acres and had been provided no information on the proposed project. She
stated traffic on Rainwood was already heavy. She stated school busses traveled
Rainwood to access the school on Hinson Road. She stated speeds were excessive on
Rainwood but she had been successful in getting two (2) spe ed limit signs installed on
Rainwood. She stated the development was gated and questioned where cars would
pull-off to not block traffic on the street. She stated the units would look like duplexes
which would include at least two (2) cars each which would add a minimum of
34 additional cars to the area. She questioned where the cars would park during
construction. She stated if the developers installed curb, gutter and sidewalk along their
frontage would she then be required to add the improvements to her property frontage.
Mr. Daters stated there was sufficient area to allow cars to pull off the street to enter the
gate. He stated the residents would have a remote gate opening device which would
allow them to open the gate as they were coming up to the subdivision. He stated the
widening of this section would not require Ms. Clawitter to make improvements to her
property frontage. He stated the City was to install two (2) additional speed limit signs
in the near future.
Mr. Ernie Peters addressed the Commission stating his firm had conducted a traffic
analysis to determine the speeds and the number of cars on Rainwood Road between
Green Mountain Drive and Hinson Road. He stated the volume of vehicles was
2,100 vehicles per day and the speed w as calculated at an average of 34 mph.
He stated the AM peak was 7:00 to 8:00 with 196 vehicles and the PM peak was from
3:00 to 4:00 with 272 vehicles. He stated the volumes were not excessive since the
street was classified on the Master Street Plan as a collector street. He stated the daily
volume expected on a collector street classification was 5,000 vehicles per day.
He stated the speeds were some over the 30 mph posted speed limit.
January 11, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9286
10
There was no further discussion. A motion was made to approve the request as
recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
January 11, 2018
ITEM NO.: 15 FILE NO.: Z-9287
NAME: AEDD Short-form PCD
LOCATION: Located at 105 East Roosevelt Road
DEVELOPER:
Arkansas Enterprises for the Developmentally Disabled - AEDD
105 East Roosevelt Road
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
AREA: 1.185-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 5
CURRENT ZONING: C-3, General Commercial District
ALLOWED USE: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The organization, Arkansas Enterprises for the Developmentally Disabled (AEDD) was
founded in 1971 with a goal of empowering children and adults with disabilities to
improve their quality of life by providing community-based services that maximizes
individual choices, personal development, community inclusion, independence and their
contribution to society. The Organization was formed in order to provide
pre-employment training, real work opportunities, recreational and leisure time activities,
and development of daily living skills for individuals with developmental disabilities (DD)
in the Little Rock area. AEDD board members and the executive staff personally
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
2
guaranteed a note for five thousand dollars to begin operations. A small abandoned
one-room grocery store on the east side of Little Rock was rented and operations of the
Central Arkansas Work Activity Center began serving thirteen (13) individuals with DD.
Through the years the services and activities continued to grow. In 2005 AEDD
partnered with Pathfinders to provide mental health services to individuals with
disabilities. The Landers Skills Training Center added four (4) classrooms for the adult
clients. Special areas included a large arts and crafts room to work on and display daily
projects, sensory room designed to meet the needs of clients with autism,
computer/game lab for recreation, and a room to meet the needs of our senior clients.
These unique rooms offer the opportunity to provide extra services to their clients by
increasing independence, enhancing interest, and helping maintain their functioning
levels. Individuals in the senior class receive services geared toward improving skills to
keep their bodies and mind active as they aged. Additional services include activities
such exercises for the elderly, book club meetings, games for seniors, and relaxation
time to allow for increased social, vocational, emotional, and educational functioning.
On April 8, 2010, the Little Rock Planning Commission approved a Subdivision Site
Plan Review Application to allow for the construction of a new 9,000 square foot
office/multi-purpose building located on the site of Arkansas Enterprises for the
Developmentally Disabled (AEDD) existing office building which contained
approximately 5,000 square feet. The new building was to connect to the existing
building via a covered walkway. The new building was to contain two (2) stories of
office space and a single story of multi-purpose space. The main function of the
multi-purpose space was to support evening and weekend functions for the adult
mentally disabled clients who were to be transported to the site by van or bus. There
were 13 employees housed in the existing office building and six (6) employees were to
be housed in the new office building. There were twenty-four (24) parking spaces on
the site. The building and parking were completed in 2011.
The approval allowed a variance to allow a reduced number of parking spaces
(34 required 22 available after the right of way dedication and landscaping). The
ordinance would have typically required the placement of one (1) parking space per
400 square feet of office space. Based on the building square footage and the new
building square footage a total of 34 parking spaces would typically be required per City
code. The applicant had a verbal agreement to use the parking lot across Roosevelt
Road (30 spaces) that was/is owned by the church next to AEDD and the parking
lot east (15 spaces) of AEDD that was/is owned by the free health clinic d uring the
evening hours.
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the site from C-3, General Commercial District,
to PCD, Planned Commercial Development District to allow the use of
the existing multi-purpose building as an events center. The lease space
contains approximately 3,000 square feet. The facility has accommodations
for 200 persons. The facility includes a kitchen. Catering is the renter’s
responsibility. Alcohol is allowed in association with a n event. No alcohol,
tickets for alcohol, wristbands or any other products sold in exchange for alcohol
is allowed for sale before or during the event.
The facility is available for rent seven (7) days per week. The hours available are
from 8:00 am to 10:00 pm Monday through Thursday and from 8:00 am to
midnight on Friday, Saturday and Sunday. There is a two (2) hour minimum
rental required.
There are 24 on-site parking spaces. AEDD has a written agreement with
St. John’s Baptist Church to use 20 parking spaces, owned by the church,
located north of Roosevelt Road.
B. EXISTING CONDITIONS:
The property to the west is owned by St. John Missionary Baptist Church and the
property to the south is owned by the Little Rock Housing Authority. The Housing
Authority property is developed with multi-family housing. Uses in the area
include the health clinic, churches and residential both single-family and multi-
family.
Roosevelt Road is a four (4) lane road with turn lanes at intersections. There is a
sidewalk adjacent to the site. The adjacent paved area is not an alley and is
serving St. John’s Church by providing access to parking areas located to the
south of Roosevelt Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the CONO –
Community Outreach Neighborhood Association and the Meadowbrook
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
4
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Existing private sewer available to this
site. EAD Analysis required. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the structures on 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.
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. 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
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
5
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 diagon al
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
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, a nd 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.
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
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
6
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.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
7
F. Building Codes/Landscape:
Building Code: If property is undergoing a change in occupancy it is 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 or crichey@littlerock.org.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #2, the
South Main Route.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Office (O) for this property. Th e office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from C3 (General commercial district) t o PCD (Planned
Commercial Development) to add an events center.
Master Street Plan: The North side of the property is East Roosevelt Road and it
is shown as a Principal Arterial on the Master Street Plan Streets. 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 East Roosevelt Road since it is a P rincipal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (December 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 site plan. Staff
stated the request was to add an events center as an allowe d use of the site.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
8
I. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the December 20, 2017, Subdivision Committee meeting. The
applicant is seeking approval of a rezoning of the site from C-3, General
Commercial District, to PCD, Planned Commercial Development District to allow
the use of the existing multi-purpose building as an events center. Currently
AEDD hosts several fund raising events throughout the year at the site but also
allows for rental of the facility to persons outside their organization for private
functions.
The lease space contains approximately 3,000 square feet. The facility has
accommodations for up to 200 persons. The facility includes a kitchen to be
used for setup only. Catering is the renter’s responsibility. Alcohol is allowed in
association with an event but no alcohol, tickets for alcohol, wristbands or any
other products sold in exchange for alcohol is allowed for sale before or during
the event.
The facility is available for rent seven (7) days per week. The hours available are
from 8:00 am to 10:00 pm Monday through Thursday and from 8:00 am to
midnight on Friday, Saturday and Sunday.
There are 24 on-site parking spaces. AEDD has an agreement with St. John’s
Baptist Church to use 20 parking spaces, owned by the church, located north of
Roosevelt Road. Additional parking may be available for use at St. John’s
Baptist Church and Harmony Clinic, depending on date and time of event.
Arrangements must be made by the person(s) renting the facility to secure the
additional parking.
Parking for an events center is typically based on one (1) parking space per
100 gross square feet of floor area. The lease space contains approximately
3,000 square feet which would result in the need for 30 parking spaces. With the
written agreement and the on-site parking there appears to be adequate parking
to serve the use as typically required per the Zoning Ordinance.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the use of their existing facilities for lease to persons outside AEDD’s
organization. There have been events held in the past which do not appear to
have impacted this development or the adjacent neighbors. Staff feels the
request to allow the use of these facilities as proposed by the applicant is
appropriate.
January 11, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9287
9
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: (JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
January 11, 2018
ITEM NO.: 16 FILE NO.: Z-4451-F
NAME: 71 Hunters Green Circle Revised Short-form PRD
LOCATION: Located at 71 Hunters Green
DEVELOPER:
River Rock Builders, LLC
P.O. Box 242689
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Central Arkansas Engineering
1012 Autumn Road, Suite #2
Little Rock, AR 72211
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.19
CURRENT ZONING: PRD
ALLOWED USES: Single-family
PROPOSED ZONING: Revised PRD
PROPOSED USE: Allow an enclosed sunroom on the rear of the home
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 18, 1995, the Board of Directors adopted Ordinance No.16,872 establishing
Hunters Green PD-R. The approved development included 50 single -family lots and a
large common area. Also included in the development was a six (6) foot high brick
fence, built around the perimeter of the property.
On June 2, 1998, the Board of Directors approved Ordinance No. 17,736 to allow the
revision of the PD-R for the six (6) foot brick wall behind Lots 9, 10 and 11 (located in
the northeast portion of the development) to be increased to nine (9) feet.
January 11, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-4451-F
2
On June 25, 2005, the Board of Directors adopted Ordinance No. 19,335 to allow a
revision to the PD-R to allow for the construction of a sunroom with a solid faced wall
within the previously proposed building setback for the home located at 79 Hunters
Green Circle.
On August 6, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,791
which allowed a revision to a previously approved Planned Residential Develop ment
(PRD) to allow the construction of a gazebo adjacent to a 12 -foot by 40-foot deck within
the rear yard of the home located at 1219 Eagle Point Drive.
Ordinance No. 20,765 adopted by the Little Rock Board of Directors on August 27,
2013, allowed a replat of Lot 18 Hunters Green Addition to the City of Little Rock.
According to the applicant the replat was necessary due to the unusual shape of the lot,
being pie-shaped and because of the utility easements to the north and east of the
property. The owner desired to build a home of approximately 2,800 square feet on one
(1) level. The revision to the PRD would allow a 20-foot rear platted setback in-lieu of a
25-foot platted rear setback. The request also included a side yard setback on the
south property line of 5-feet as opposed to the 10-foot platted building setback. The
home located adjacent to the proposed new construction was located 8.5-feet from the
property line which would allow 13.5 -feet of separation for the two (2) homes. All other
provisions of the approved PRD and the Bill of Assurance were to remain in effect for
the new construction.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is now proposing to revise the previously approved PD -R,
Planned Development Residential, to allow for the construction of a sunroom
within the previously proposed building setback. The previous approval allowed
for the construction of screened porches and patios within the building setback
but did not allow for the construction of heated and cooled space. The new
space is proposed as an eight (8) foot by 24-foot sunroom.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure accessed by Hunters Green
Circle. The area has developed with single-family homes of approximately
2,500 square feet and roughly 5,700 square foot lot sizes. The development is
surrounded by a six (6) foot wall. There are single -family homes located to the
north and northeast of the site.
January 11, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-4451-F
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hunters
Green Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues in need of addressing related to the
site plan. Staff stated the applicant was seeking approval to allow an enclosed
porch to be fully enclosed via a sunroom. Staff stated the original approval
allowed porches within the rear yard setback but did not allow heated and cooled
space such as the proposed sunroom. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
F. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan from the December 20, 2017, Subdivision
Committee meeting. The request is to allow for a revision to a previously
approved PD-R, Planned Residential Development to allow the construction of a
sunroom within the previously proposed building setback. The previous approval
allowed for the construction of screened porches and patios within the building
setback but did not allow for the construction of heated and cooled space. The
new space is proposed as an eight (8) foot by 24 -foot sunroom.
Staff feels the revision is appropriate and should have no adverse impact on the
surrounding neighborhood if constructed as proposed. To staff’s knowledge
there are no outstanding issues associated with the proposed request. Staff is
supportive of the request to amend the existing PD -R to allow the placement of a
sunroom within the rear yard setback.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of the
proposed sunroom within the rear yard setback.
January 11, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-4451-F
4
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
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
placement of the proposed sunroom within the rear yard setback. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
DATE 5n;J, I I, JoJ12
MEMBER -.
BERRY, CRAIG
'
BYNUM, BUELAH
COX, KEITH
FINNEY, REBECCA
HAMILTON, SCOTT
HAYNES, MARLON D.
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
THOMAS, DIANA M.
MEMBER
BERRY, CRAIG
BYNUM, BUELAH
COX, KEITH
FINNEY, REBECCA
HAMILTON, SCOTT
HAYNES, MARLON D.
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
THOMAS, DIANA M.
--."
-
PLANNING COMMISSION VOTE RECORD
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Meeting Adjourned {; O;(' P.M.
January 11, 2018
There being no further business before the Commission, the meeting was adjourned
at 5:05 p.m.
Date
D
Chairman