pc_05 17 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 17, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Rebecca Finney
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Members Absent: Scott D. Hamilton
Robert Stebbins
Diana M. Thomas
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 5, 2018 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 17, 2018
OLD BUSINESS:
Item Number:
File Number:
Title:
A. LA-0079 CARTI Land Alteration Variance Request, located
between Carti Way and I-630.
B. Z-9284 Stix Bar and Grill Short-form PCD, located at 3910 Asher
Avenue.
C. Z-1870-B Kingridge Enterprises Revised Short-form PD-C, located
at 2501 South Broadway Street.
D. Z-4324-A Ace General Contractors Long-form PID, located at
11201 Stagecoach Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1811 LaMarche Village Preliminary Plat, located at 16307
Taylor Loop Road.
2. S-1812 Rowanwood Subdivision Site Plan Review, located on the
East side of South Shackleford Road in the 2700 – 3300
Blocks.
3. S-1813 Giving in Kindness in Arkansas Subdivision Site Plan
Review, located at 5816 Geyer Springs Cut-off.
4. S-1814 4624 Willow Springs Road Subdivision Site Plan Review,
located at 4624 Willow Springs Road.
5. S-1815 Akins Subdivision Site Plan Review, located at 4004
Frazier Pike Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-5309-A 2712 Kavanaugh Short-form PCD, located at 2712
Kavanaugh Boulevard and 703 Beechwood Street.
7. Z-6178-K Stagecoach Village Lot 1 Revised Short-form POD,
located at 9222 Stagecoach Road.
8. Z-8278-A The District at Midtown Long-form PCD, located at 600
South University Avenue or the Northwest corner of I-630
and University Avenue.
9. Z-9319 PB General Holdings, LR Colonel Glenn, Short-form
PCD, located at 9601 Colonel Glenn Road.
10. Z-9320 Gramercy Park at Midtown Short-form PD-R, located at
6400 West Markham Street or the Northwest corner of
West Markham Street and McKinley Street.
11. Z-9321 Calhoun Short-form PD-R, located at 4208 Fairview
Road.
12. Z-9322 Townhouse Apartments Short-form PD-R, located at
15901 Taylor Loop Road.
13. Z-9323 818 West Capitol Short-form PCD, located at 818 West
Capitol.
May 17, 2018
ITEM NO.: A FILE NO.: LA-0079
NAME: CARTI Land Alteration Variance Request
LOCATION: 8901 CARTI Way
APPLICANT: CARTI
APPLICANT’S REPRESENTATIVE: Jim Beaty, Director Engineering
AREA: Approximately 17 acres
CURRENT ZONING: O2
VARIANCES/WAIVERS REQUESTED: Variances from the Land Alteration Regulations
to vary the land restoration plan from the requirements in Section 29 -196 and to harvest
approximately 15% of remaining trees on the property.
A. PROPOSAL/REQUEST:
The applicant is requesting variances from the Land Alteration Regulations to
vary the land restoration plan from the requirements in Section 29 -196 and to
harvest approximately 15% of the remaining trees on the 17 acre property
located on the north side of CARTI Way and south of I -630 at 8901 CARTI Way.
In response to Notice of Violation No. 0006, the applicant proposes to plant some
of the required trees and shrubs and to donate the cost of the remaining trees to
the City of Little Rock T.R.E.E. fund. In addition, the applicant requests a
variance to harvest approximately 15% of the remaining trees to improve the
visibility of the CARTI facility from I-630. Approval of the variances would allow
staff to issue a grading permit for the timber harvesting activities without
imminent construction and the acceptance of a land restoration plan not in
conformance with the requirements of Section 29-196 of City of Little Rock code.
B. EXISTING CONDITIONS:
The 17 acre property located on the north side of CARTI Way and south of I-630
consists of dense mature trees. CARTI Way is located approximately 100 ft.
vertically above I-630. West of the subject property is a zoned open space buffer
of approximately 200 ft. in width. West of the open space buffer is the Arvest
Central Mortgage Company within a commercial/office development zoned C3.
South of the subject property is the recently constructed CARTI campus zoned
O2. South of the campus are several properties with various zoning. One
property is St. Andrews Church zoned R2 Conditional Use Permit. Also south is
a residential subdivision named Michaels Subdivision with single family homes
which shows to be zoned C3. Another property zoned MF-12 is undeveloped.
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0079
2
Other commercial/office properties are also located to the south with C3
Conditional Use permit zoning accessed off Business Park Drive and John
Barrow Road. One of the properties is Cruse Uniforms.
North of the subject property are undeveloped R2 zoned properties owned by the
City of Little Rock and a separate undeveloped R2 zoned property under private
ownership. Further north is the I-630 right-of-way. East of the subject property is
the Woodland Heights Retirement Center zoned PD -R and O3. Also east are
undeveloped properties owned by the City of Little Rock zoned office.
C. NEIGHBORHOOD COMMENTS:
As of 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. As of the time of writing, staff has not received any telephone
calls or emails with questions or desiring additional information.
D. ENGINEERING COMMENTS:
1. According to City code as found in Chapter 15, three (3) proposals or
estimates must be provided to staff for providing and planting trees. Only
2 estimates were provided. It appears the estimates do not consider both
the purchase and planting of trees.
2. The application fee has been paid but a sign has not been posted on the
property by the applicant. For the item to remain on the current Planning
Commission agenda, the posting of the site must be provided.
3. Harvest activities must comply with state and federal forestry harvest
techniques and code. Damage to offsite property must be repaired by the
applicant in a timely manner.
4. Tree tops and debris generated from the harvest activity must be removed
at the conclusion of harvest to reduce the potential fire hazard. Contact the
Little Rock Fire Department for conditions and additional requirements.
5. A grading permit in accordance with section 29 -186 (c) & (d) will be required
to be obtained prior to any land clearing or grading activities at the site.
6. The harvest activities 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.
7. Maintenance of the planted trees, restored area, and harvested area for the
2 year period shall be guaranteed through posting of cash, surety bo nd or
letter of credit as referenced in Sec. 31-431(2) at the time of final inspection
of the harvest and planting activities.
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0079
3
8. All required federal, state, and local permits and approvals shall be obtained
prior to commencement of land alteration activities.
9. In the 2 years following, Public Works staff will conduct a final inspection for
final approval of site stabilization, planting, and harvesting prior to final
acceptance and relinquishment of the maintenance bond.
10. Erosion controls must be installed to reduce discharge of polluted
stormwater.
11. The proposed trees must be planted at an appropriat e time before
December 31, 2018.
12. The newly planted trees should be watered and maintained to prom ote
growth for at least 2 years.
13. Damage to public and private prope rty due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate
of occupancy.
14. The proposed contribution to the City of Little Rock T ree Fund for 100 trees
must be made prior to 30 days following approval of the variance application
by the Planning Commission.
E. PLANNING STAFF COMMENTS:
1. Land use buffers are to be maintained adjacent to properties of a more
restrictive nature. The property located to the east is zoned PD-R. 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. Full to the ground holly trees can be
used to meet this requirement if spaced to provide an opaque barrier. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. In addition to the
required screening, buffers are to be landscaped at the rate of one (1) tree
and three (3) shrubs for every thirty (30) linear feet.
2. As per Sec. 36-525. - Permanency of buffer area. It shall be the
responsibility of the landowner to maintain all designated buffer areas in the
manner established by the approved plan.
3. Any trees that are destroyed or removed by act or consent of the responsible
party shall be replaced in accordance with the tree credits chart set forth in
Sec. 15-52. – Preservation protection and planting. Replacement shall
occur as soon as reasonably possible in accordance with the approved
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0079
4
landscape plan and good horticultural practices and in compliance with this
chapter.
4. As defined in Chapter 15 of the City Landscape Code Replacement trees
means trees that are planted to replace trees that have been severely
damaged or have died or have been otherwise removed. Fifty (50) percent of
replacement trees shall be a minimum of three (3) inches in caliper at planting
and the balance shall be four (4) inches in caliper or greater at planting.
5. Trees will need to be replaced with a species similar to those removed. The
predominant plant materials remaining on site are of an oak and pine variety.
F. SUBDIVISION COMMITTEE:
The applicant’s representative, Mr. Jim Beaty, was present. Staff presented an
overview of the variance application along with staff comments. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
On January 31, 2018, Notice of Violation No. 0006 was issued to CARTI for the
removal of 39 defined trees. Some of the removed trees and vegetation were
located within the land use buffer along the east property line. Section 29 -197
and Chapter 15 of the City of Little Rock Code of Ordinances state one (1) tree
should be replanted for every 750 ft. square feet of the area of violation with an
average spacing of 30 ft. between trees with 50% of the trees having a minimum
three (3) inch caliper and the balance having a minimum 4 inch caliper of the
same or similar species as the trees removed.
At this time, CARTI is requesting a variance to not replant trees in conformance
with city code and Notice of Violation No. 0006. In lieu of replanting some of the
trees, CARTI requests to make a donation to the City of Little Rock T.R.E.E.
fund. Also, CARTI requests to remove an additional 15% of trees from the
property to improve the line of sight from I -630. To further develop an
appropriate corrective action plan, on May 26, 2018 CARTI requested the item
be deferred to the May 17, 2018 Planning Commission agenda.
H. RECOMMENDATION:
1. With the request, staff recommends approval of the deferral of the item to the
May 17, 2018 Planning Commission agenda.
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0079
5
I. PLANNING COMMISSION ACTION: (April 5, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating on March 26, 2018, the applicant requested a deferral
of this item to the May 17, 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 10 ayes, 0 noes, 0 absent and 1 recusal (Commissioner Keith Cox).
STAFF UPDATE:
The applicant met with staff and revised the variance request. The applicant is no
longer requesting to remove an additional 15% of trees from the property. The
applicant may in the future request the removal of additional trees with a future plan of
development.
The applicant proposes to install a 6 ft. tall wood privacy fence along the east property
line where the trees were removed with the good side facing the Woodland Heights
Retirement Center for a total length of approximately 150 ft. A landscape buffer will be
re-established adjacent to the fence with a mixture of 3 to 4 inch caliper trees of
varying species spaced 20 ft. apart with shrubs. The applicant also proposes to replant
the area cleared with a mixture of 3 to 4 inch caliper trees of varying species at
20 ft. spacing.
Per the Tree Credit Chart found in Section 15-52(b) of City code, a total of 142 trees are
required to be replanted. The applicant proposes to replant 45 trees at a cost of
$30,508.08. A payment to the City of Little Rock TREE fund is required for the balance
of trees that cannot be planted on site at 20 ft. spacing. The remaining total of trees to
be replaced is 97 trees. From estimates obtained by CARTI to replant 3 to 4 inch
caliper trees, the payment to the TREE fund totals $63,334.86. The applicant has
agreed to plant the required number of trees.
The replanting of the trees and buffer should be completed by December 31, 2018
which is a more conducive time to tree planting. The TREE Fund payment to the City of
Little Rock should be made within 30 days of the final decision of the City of Little Rock
Board of Directors.
Staff recommendation forthcoming.
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LA-0079
6
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had agreed to the planting requirements and
contribution to the City of Little Rock TREE fund as indicated in the staff analysis of t he
agenda. Staff presented a recommendation of approval of the proposed restoration
plan along with a contribution to the City of Little Rock TREE fund in the amount of
$63,334.86 subject to compliance with the comments and conditions as outlined in
paragraphs D, E, and J of the agenda staff report. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: B 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
OWNER/AUTHORIZED AGENT:
Glynda Gibson - Owner
Cedrick Love and Tomerra Cooney - Agent
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: Private club and Events center
VARIANCE/WAIVERS: None requested.
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from C-3, General Commercial
District, to PCD, Planned Commercial Development District, to allow the use of
the property as a private club and events center. The applicant proposes live
music, bands and groups as well as comedy and karaoke. There will also be
pool tables located on site. The hours of operation are from 11 am to midnight
Monday through Thursday and from 11 am to 2 am Friday and Saturday. The
building contains 4,200 square feet of floor area. The site plan submitted
indicates 31 parking spaces.
B. EXISTING CONDITIONS:
The property contains a commercial building which has been tagged as
condemned by the fire marshal. There is a paved drive from this site to Cedar
Street which is located on property owned by the Allen Temple African Methodist
Church. Other uses in the area include single-family homes north of the site,
primarily single-family north of West 27th Street, and commercial/industrial uses
along Asher Avenue.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Love
Neighborhood Association, the Midway Neighborhood Association and the
Goodwill Neighborhood Association were notified of the public hearing. The
notice to Mid-way Neighborhood Association was returned marked unable to
forward.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Asher Avenue is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45-feet from
centerline will be required. The area being dedicated should not include the
building footprint.
2. Pine Street is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-feet from centerline will be required. The area
being dedicated should not include the building footprint.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Asher Avenue and Pine Street. Due to the building footprint being within this
area, the radial dedication is not required.
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
3
4. Provide a proposed parking and circulation plan.
5. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
6. Remove all existing driveway aprons which are not proposed to be used in
the parking plan.
7. The handicap access ramp should be reconstructed at the intersection of
Asher Avenue and Pine Street.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. Additional comments may apply following submittal of the parking and
circulation 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 the structures on this property with no apparent conflicts with existing
facilities. There are a couple power poles with cable secondary feeding lights in
the existing proposed parking area. 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
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
4
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Property has many deficient building code violations that must
be corrected/repaired before occupancy is acceptable. Review and approval is
required by Building Codes Division before occupancy takes place. For
information on previous permits and the items remaining a review must be done.
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 m any 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.
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
5
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #14, the
Rosedale Route.
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Commercial (C) for this property The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
applied for a rezoning from C-3 (General Commercial District) to PCD (Planned
Commercial Development) to allow the use of the site as a private club and
events center.
Master Street Plan: The north side of the property is Asher Avenue and it is
shown as a Minor Arterial on the Master Street Plan Streets. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects o n traffic and pedestrians on Asher
Avenue since it is a Minor Arterial. This street may require dedication of right -of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Asher Avenue. 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. Staff presented an over view of the item stating there
were a number of outstanding technical issues associated with the request in
need of addressing related to the site plan. Staff requested the applicant provide
the proposed parking layout and circulation plan. Staff also requested the
applicant provide any parking agreements with adjacent property owners.
Public Works comments were addressed. Staff stated right of way dedication
was required on all abutting streets. Staff stated handicap access ramps should
be reconstructed at the intersection of Asher Avenue and Pine Street. Staff also
stated any broken curb, gutter or sidewalk located in the right of way was to be
replaced prior to the issuance of a certificate of occupancy.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or age ncies 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.
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
6
I. ANALYSIS:
The applicant has provided staff an updated site plan which incl udes the
proposed parking and circulation plan addressing comments raised at the
December 20, 2017, Subdivision Committee meeting. The applicant has not
included parking on areas that are not currently under their proposed ownership.
The request is a rezoning of the site from C-3, General Commercial District, to
PCD, Planned Commercial Development District, to allow the use of the property
as a private club and events center. The applicant proposes live music, bands
and groups as well as comedy and k araoke. There will also be pool tables
located on site. The use of the property does include ticketed events.
The zoning ordinance defines an event center as any privately owned property,
building or portion of a building, the primary purpose of whic h is to be rented or
leased for parties, entertainment functions, conventions, conferences, seminars,
assemblies or meetings. This definition shall not include those facilities, banquet
halls or meeting facilities which are an ancillary use to a permitted use within a
zoning district. A private club with dining or bar service is defined in the zoning
ordinance as a group of people associated or formally organized for a common
purpose, interest or pleasure. Facilities include dining or bar accommodations,
none of which are available except to members or their guests.
Separation requirements for event centers and private clubs are to be
determined by the Planning Commission so as not to adversely impact the
neighborhood. Event center review shall consider th e following additional
requirement: (a) An event center shall not be located within seven hundred fifty
(750) feet of the following: (1) A church or other religious facility. (2) A sexually -
oriented business as defined by Chapter 17 of the Code of Ordinances.
(3) A public or private elementary, secondary or postsecondary school, a day
care center or any facility that operates programs for child ren or youth. (4) Any
single-family or multifamily residential use, except a hotel or motel, or a
residential use that is within a unified development that contains both the event
center and the residential use. There are single -family homes located
immediately north of this site.
The hours of operation are from 11 am to midnight Monday through Thursday
and from 11 am to 2 am Friday and Saturday. The hours of dumpster service will
be limited to 7 am to 6 pm Monday through Friday.
The building contains 4,200 square feet of floor area. Parking for an events
center is typically based on one (1) parking space per 100 gross square feet of
floor area. Based on the square footage of the building 42 parking spaces would
typically be required. The site plan submitted indicates 31 parking spaces.
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
7
The applicant has not indicated the proposed signage plan. The building has
frontage on Asher Avenue and on South Pine Street. Staff recommends signage
be limited to signage allowed in commercial zones or a maxi mum of ten (10)
percent of the façade area abutting the public streets. Any ground sign is to be
limited to a maximum of 36-feet in height and 160 square feet in sign area.
Staff is not supportive of the applicant’s request. The site plan as indicated does
not include adequate parking to serve the proposed use. In addition, portions of
the parking will be located within the right of way once right of way dedication is
completed. The applicant indicates food service will be provided via a food truck
service. If this is the case then parking spaces will be lost to allow the food truck
to set-up. The plan does not include an upgrade to the existing landscaping
located on the site. The site is currently and will continue to be solely pavement
and building. Staff feels the use of the building as an events center and private
club is too intense for this site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
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
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.
STAFF UPDATE:
The applicant has not provided staff with the requested parking layout and circulation
plan. Staff recommends deferral of this item to the April 5, 2018, public hearing.
PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral stating t he applicant had not
provided staff with the requested parking layout and circulation plan. Staff presented a
May 17, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
8
recommendation the item be deferred to the April 5, 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 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (APRIL 5, 2018)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Ms. Tomerra Cooney, the applicant, addressed the Commission stating she was
meeting with the pastor of the adjacent property next week to gain a parking agreement
from his church to allow her business to utilize his parking.
Staff questioned if she was amending her application. Ms. Cooney stated she felt the
additional parking would address one of staff’s concerns. Staff stated if the application
was being amended the item was to be deferred.
A motion was made to defer the item to the May 17, 2018, public hearing. The motion
carried by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant has contacted staff and indicated they are working to secure the parking
agreement with the adjacent property owner. As of this writing staff has not received
the parking agreement. Staff will provide an update on the status of the park ing
agreement and staff’s recommendation at the May 17, 2018, public hearing.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was not present. There was one (1) registered objector present. Staff
stated since the applicant was not present the item was to be deferred to the June 28,
2018, public hearing to allow for due process and allow the applicant to be present
to represent their request. Staff stated they would send the applicant a letter informing
them that if they were not present at the June 28, 2018, public hearing that the
Commission would act on the request regardless of their attendance. The Chair
entertained a motion for deferral of the item to the June 28, 2018, public hearing. The
motion carried by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: C FILE NO.: Z-1870-B
NAME: Kingridge Enterprises Revised Short-form PD-C
LOCATION: Located at 2501 Broadway Street
DEVELOPER:
Kingridge Enterprises, Inc.
P.O. Box 166064
Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Kingridge Enterprises, Inc., Mark Jackson – Owner/Agent
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 6,969 square feet NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 5
CURRENT ZONING: POD
ALLOWED USES: O-1, Quiet Office District uses
PROPOSED ZONING: PD-C
PROPOSED USE: Add barber/beauty salon as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 11,652 adopted by the Little Rock Board of Directors on September 20,
1965, rezoned the office portion of the property from “C – Two-family” to “E-1 Quiet
Office”.
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
2
Ordinance No. 20,575 adopted by the Little Rock Board of Directors on May 1, 20 12,
rezoned this site from O-3, General Office Zoning District, R-4, Two-family District and
R-5, Urban Residence District to POD, Planned Office Development, to allow an
existing office user to expand. The office building was located on the O -3, General
Office Zoning District zoned property and the remainder of the property was
undeveloped and zoned R-4, Two-family District and R-5, Urban Residence District. In
order to allow the expansion of the building and to provide adequate on -site parking the
applicant requested to rezone the entire land area to POD, Planned Office
Development. The scope of the project included restoration and repair of the existing
office building to an appearance similar to the style of the originally construction, expand
the existing office building to the east with a new addition of equivalent style and provide
new on-site parking for staff and customers on the southern portion of the site. The
existing building contained 2,131 square feet and a 1,728 square foot addition was
proposed along the eastern and southeastern portions of the building. The site plan
indicated the placement of eleven (11) parking spaces with an access drive from
Broadway Street. The redevelopment was to also include landscaping and
reconstruction of sidewalks, curb, gutter and sidewalk ramps.
The request included a variance to allow the driveway nearer the property line and
street intersection than typically allowed per code. The parking lot entrance was
proposed less than 250-feet from the right of way edge of Roosevelt Road and less than
125-feet from the property line.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The office development and additional parking have been completed. The
applicant is now requesting to rezone the site from PD-O, Planned Development
office, to a PD-C, Planned Development Commercial. The applicant is proposing
to add barber/beauty salon as an allowable use for the site. The applicant is
requesting to maintain the previously approved O-1, Quiet Office District uses as
allowable uses for the site. There are no exterior modifications proposed with the
current request.
B. EXISTING CONDITIONS:
The structure was converted from a single-family home to an office use several
years ago. The parking is located on the south and east sides of the building
accessed from South Broadway. To the north of the site is a grocery store and a
fast food restaurant. West of the site is an office use. South of the site along
South Broadway the structures appear to be residential uses. East of the site is
a parking lot for a small church.
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the
Meadowbrook Neighborhood Association were notified of the public hearing.
There is no contact information for the East of Broadway Neighborhood
Association listed in the City of Little Rock’s neighborhood contact listing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Roosevelt Road is classified on the Master Street Plan as a principal arterial
with special design standards Dedication of right -of-way to 35-feet from
centerline will be required. Show distance from centerline of right -of-way to
property line on survey.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Broadway Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline. Show distance
from centerline of right-of-way to property line on survey.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Roosevelt Road and Broadway Street.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal for allowable use change.
There do not appear to be any conflicts with existing electrical utilities at this
location. Service is already being provided to this building via an underground
service line from the north side of the 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:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
4
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
3. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assemb ly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. 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.
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
5
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. Handicap Accessibility
will be required. Including but not limited to building access and parking.
For information on submittal requirements and the review process,
contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.org.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Retro
Metro route.
Planning Division: This request is located Central City Planning District. The
Land Use Plan shows Office (O) for this property. T he 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 rezoning from POD (Planned Office Development) to PDC (Planned
Development Commercial) to add barber/beauty salon as an allowable use.
Master Street Plan: West of the property is Broadway Street and it is shown as a
Local Street on the Master Street Plan. North of the property is Roosevelt Road
and it is shown as a Principal Arterial on the Master Street Plan. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. 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. Ent rances and exits should be limited
to minimize negative effects on traffic and pedestrians on Roosevelt Road since
it is a Principal Arterial. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
6
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (March 14, 2018)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff stated they would work with the applicant to secure the additional
information necessary to complete the review process. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
I. ANALYSIS:
The applicant provided responses to comments raised at the March 14, 2018,
Subdivision Committee meeting. The applicant has provided the days and hours
of operation, the square footage proposed for the salon and the number
of operators.
The request is a rezoning of the site from PD-O, Planned Development Office, to
PD-C, Planned Development Commercial to allow use of a portion of the building
as a barber/beauty salon. The request includes the maintenance of the
previously approved O-1, Quiet Office District uses as allowable uses for the site.
There are no exterior modifications proposed with the current request.
The applicant indicates 1,300 square feet of the 3,859 square footage of the
building will be used by a salon. The applicant indicates there will be two (2)
operators. Parking for a salon is typically based on one (1) parking space per
200 gross square feet of floor area. This would result in a typical parking
requirement of six (6) spaces to serve the salon. Parking for an office use is
typically based on one (1) parking space per 400 gross square feet of floor area.
This would result in the need for six (6) additional spaces to serve the office use.
As noted there are eleven (11) parking spaces located on the site.
The applicant indicates there are no changes proposed to the existing signage.
The existing building signage and ground sign are adequate to serve the office
use and the salon use.
The hours of operation for the salon are from 9:00 am to 6:00 pm Tuesday
through Saturday. The office hours are from 8:00 am to 6:00 pm Monday
through Saturday.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the addition of a barber/beauty salon as an allowable use. Although the
parking is not sufficient to meet the typical parking required per the Zoning
May 17, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-1870-B
7
Ordinance staff does not feel the lack of one (1) parking space will impact the
development. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request.
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: (APRIL 5, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comm ents raised at the
March 14, 2018, Subdivision Committee meeting. Staff presented a recommendation of
deferral of this item to the May 17, 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 10 ayes, 0 noes, 0 absent and 1 recusal
(Commissioner Keith Cox).
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item along with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
May 17, 2018
ITEM NO.: D FILE NO.: Z-4324-A
NAME: Ace General Contractors Long-form PID
LOCATION: Located at 11201 Stagecoach Road
DEVELOPER:
Ace General Contractors, Inc.
12 Sienna Lake Cove
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Ace General Contractors, Khadan M. Bhatti - Owner/Agent
SURVEYOR/ENGINEER:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
AREA: 5.57-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Light Industrial
PROPOSED ZONING: PID
PROPOSED USE: C-3, General Commercial District and I-2, Light Industrial District uses
VARIANCE/WAIVERS:
1. A variance from Sections 30-43 and 31-210 to allow the drives located on
Stagecoach Road nearer the property line and nearer the adjacent drive than
typically allowed.
2. A variance to allow grading of future phases with the develo pment of the first phase.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
2
BACKGROUND:
Ordinance No. 14,782 rezoned the property from R-2, Single-family to I-2, Light
Industrial District. The ordinance was adopted by the Little Rock Board of Directors on
December 4, 1984.
On September 22, 2016, the Little Rock Planning Commission approved
a Subdivision/Multiple Building Site Plan Review as per Section 31 -13 of the Little Rock
Code of Ordinances. The property contained 5.70-acres and was zoned I-2,
Light Industrial District. The site plan indicated the placement of five (5) buildings
of lease space for mini-warehouse storage. The development was proposed in
three (3) phases. The first phase was to be constructed with 26,100 square feet. The
second phase with 27,450 square feet and the final phase with 24,750 square feet for a
total of 78,300 square feet of mini-warehouse space. The site plan approved included
the placement of an area for outdoor storage of recreational sports vehicles such as
boats, campers, recreational vehicles, and/or cars or motorcycles. This development
did not occur.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a rezoning of the site from I -2, Light Industrial
District to PCD, Planned Commercial Development District, to allow the
development of a single building containing 9,600 square feet of floor area. The
building is proposed utilizing C-3, General Commercial District uses and I-2, Light
Industrial District uses. The plan indicates 28 parking spaces in front of the
building and 14 parking spaces behind the building. The site plan indicates a
single dumpster location. A second retail building will be added to mirror the
building proposed in Phase I. The area south of the retail buildings is proposed
for development with mini-warehouse. The mini-warehouse buildings will be
constructed in multiple phases as the market demands.
B. EXISTING CONDITIONS:
The site is heavily wooded with an electrical transmission line running along the
southern boundary of the site proposed for development. Also along the
southern boundary is a floodway dedicated to the City with the previous rezoning
request. There is an office/warehouse development located to the west of this
site. Across Stagecoach Road is an apartment development a nd a City of Little
Rock, city park.
Stagecoach Road was recently widened by the Arkansas State Highway and
Transportation Department. The street is a four (4) lane roadway with a center
turn lane and sidewalks along both sides of the street.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading variance being requested to grade the western portion of the
property with construction of the proposed development on the eastern
portion?
3. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner and detailed in the
bill of assurance.
4. 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.
5. In accordance with Section 31-176 if any portion of this property is within
the floodway, floodway areas must be shown as floodway easements or be
dedicated to the public. In addition, a 25-foot wide drainage and access
easement is required adjacent to the floodway boundary.
6. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering, gsimmons@littlerock.gov or 501.379.1813 for more
information.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36-feet. Driveway spacing on arterial streets is 150-feet from
the side property line and 300-feet from driveways and intersections. The
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
4
proposed driveway locations do not conform to City code. Show drivew ay
locations on the north side of Stagecoach Road to determine if there is a
possible left turn conflict.
8. The property survey does not show the western portion of the property
being developed.
9. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construc tion site
shall be repaired by the responsible party prior to issuance of a certificate
of occupancy.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. A three phase
overhead electrical power line runs along the north side of Stagecoach Road
across the street from this location. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
5
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
5. 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. E xecution of a
Customer Owned Line Agreement is required.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
6
5. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
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.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
7
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end
locations as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1 Section D103.4 Dead Ends. Dead -end fire apparatus
access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements
for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5
Fire apparatus access road gates. Gates securing the fire apparatus
access roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual
operation by one person.
4. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of
ASTM F 2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
8
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 inform ation on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The average depth of the lot is
approximately 800 linear feet. A forty-eight (48) foot street buffer is required
between the property line and the proposed parking.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average lin ear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip shall be at least nine (9) feet wid e. Provide trees with an
average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear
feet of perimeter planting strip. The east perimeter planting strip as cur rently
proposed is deficient.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
9
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). 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 seven
and one half (7 1/2) feet in width. Trees shall be included in th e interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Land use buffers are to be maintained adjacent to the south and west R -2,
Single-family zoned properties. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulf illing 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. Existing plant material can be used to meet these minimum
requirements.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located Otter Creek Planning District. The
Land Use Plan shows Service Trades District (STD) for this property. The
Service Trades District category provides for a selection of office, warehousing
and industrial park activities that primarily serve other office service or industrial
businesses. The district is intended to allow support services to these businesses
and to provide for uses with an office componen t. A Planned Zoning District is
required for any development not wholly office. The applicant has applied for
rezoning from I-2 (Light Industrial District) to PID (Planned Industrial
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
10
Development) to allow C-3, General Commercial District and I-2, Light Industrial
District uses as allowable uses for the future development of the site.
Master Street Plan: The north side of the property is Stagecoach Road and it is
shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects on traffic and pedestrians on Stagecoach
Road since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (March 14, 2018)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff
questioned the proposed dumpster hours, the location of any fences and stated
all site lighting was to be low level and directional, directed downward and into
the site. Staff also questioned if there were any development plans for the
western and southern portions of the site.
Public Works comments were addressed. Staff stated right of way dedication
and street construction was required along Stagecoach Road. Staff stated a
grading permit was required prior to any land clearing or grading activities on the
site. Staff stated floodway areas were to be shown as floodway easements or be
dedicated to the City. Staff stated a 25 -foot wide drainage and access easement
was required to be shown along the floodway.
Landscaping comments were addressed. Staff stated a st reet buffer averaging
48-feet was required along Stagecoach Road. Staff stated screening of the
vehicular use area was also required. Staff stated eight (8) percent of the paved
areas were to be landscaped. Staff stated a land use buffer was required al ong
the south and western portions of the site where adjacent to the residentially
zoned property. Staff stated irrigation was required for site in excess of
one (1) acre.
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.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
11
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request raised at the March 14, 2018,
Subdivision Committee meeting. The applicant has provided the dumpster hours
of service, the location of the proposed fencing and noted all site lighting will be
low level and directional, directed downward and into the site.
The request is a rezoning from I-2, Light Industrial District to PCD, Planned
Commercial Development District, to allow the development of a mul ti-phased
development on the site. The first phase includes a single building containing
9,600 square feet of floor area. The building is proposed utilizing C -3, General
Commercial District uses and I-2, Light Industrial District uses. A second
commercial building will be added in the second phase and mini-warehouses will
be added in a future phase. The maximum building height proposed is 30 -feet.
During the interim the area to the west of the retail building will be used as a
sports playing field.
The plan indicates 28 parking spaces in front of the building, 11 spaces along the
eastern perimeter and 14 parking spaces behind the building for a total of
53 parking spaces. Parking for a retail use is typically based on one (1) parking
space per 300 gross square feet of floor area. The typical parking required for
the building as proposed is 32 parking spaces. The Phase II building is indicated
with 39 parking spaces. The buildings square footage is 9,600 square feet. The
parking as proposed is adequate to serve a retail use.
Although the parking as indicated is adequate to serve retail uses the parking
would not be adequate to serve a development with more intensive uses such as
a restaurant or barber/beauty salon. Staff recommends the uses of the building
match the parking available on the site.
The southern portion of the site is proposed for future development of mini -
storage. The mini-storage buildings will be constructed in multiple phases as
market demands. Within this area the site plan indicates the placement of a
graveled storage area for parking of boats, camper trailers and RV’s. The
graveled area must be constructed in a manner that does not result in the
creation of dust, mud, silt or standing water.
The site plan indicates a single dumpster location on each lot. The dumpsters
are proposed behind the retail buildings. The dumpster will be screened per
typical ordinance requirements. The dumpster service hours are limited to
7:00 am to 7:00 pm Monday through Friday.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
12
The applicant indicates signage will be as allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet of sign area. Building signage
will be limited to the facades with direct street frontage. The signage is proposed
with a maximum of ten (10) percent of the front façade area.
The site plan indicates the placement of a food truck on a paved parking pad on
Stagecoach Road. The applicant indicates the food truck will be allowed to set
up on special occasions. The food truck must comply with the policy of the City
regarding the placement of mobile canteen units.
The request includes a variance request from Sections 30-43 and 31-210 to
allow the drives as proposed on the site. The plan indicates the placement of
two (2) drives which are not located with the proper spacing between the drives
and are located nearer the property lines than typically allowed. Staff is
supportive of the current request to allow the drives as proposed. In the future a
third drive will not be allowed to serve the site.
The applicant is requesting a variance from the Land Alteration Ordinance to
allow grading of future phases with the development of the first phase. The
applicant indicates the advanced grading is necessary to balance the site.
Staff is supportive of the applicant’s request. The applicant is requesting
approval to allow the development of the site with a mixed use development
located within two (2) commercial buildings and the development of mini -
warehouse. The site is currently zoned I-2, Light Industrial District. The request
is to add retails uses as specified in the C-3, General Commercial Zoning District
as allowable uses. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff does not feel the applicant’s
request will significantly impact the development or the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in p aragraphs D, E and F of the agenda
staff report.
Staff recommends the proposed use mix of the site match the available parking .
Staff recommends the graveled surfaces be constructed in a manner that does
not result in the creation of dust, mud, silt or standing water.
May 17, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4324-A
13
Staff recommends approval of the variance request from Sections 30 -43 and
31-210 to allow the drives as proposed on the site. In the future a third drive will
not be allowed to serve the site.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of future phases with the development of the
first phase.
PLANNING COMMISSION ACTION: (APRIL 5, 2018)
The applicant was not present. There were no registered objectors present. Sta ff
presented the item stating the applicant had failed to respond to comments raised at the
March 14, 2018, Subdivision Committee meeting. Staff presented a recommendation of
deferral of this item to the May 17, 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 10 ayes, 0 noes, 0 absent and 1 recusal
(Commissioner Keith Cox).
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There we re 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 the proposed use mix of the
site match the available parking. Staff presented a recommendation the graveled
surfaces be constructed in a manner that did not result in the creation of dust, mud, silt
or standing water. Staff presented a recommendation of approval of the variance
request from Sections 30-43 and 31-210 to allow the drives as proposed on the site.
Staff stated in the future a third drive would not be allowed to serve the site. Staff
presented a recommendation of approval of the varia nce request from the Land
Alteration Ordinance to allow grading of future phases with the development of the first
phase. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: 1 FILE NO.: S-1811
NAME: LaMarche Village Preliminary Plat
LOCATION: Located at 16307 Taylor Loop Road
DEVELOPER:
Forward Properties LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties LLC, Andrew Atkins Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.67-acres NUMBER OF LOTS: 14 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-256 to allow platted building lines
on collector street less than the 30-feet typically required.
The applicant submitted a request dated May 1, 2018, requesting deferral of this item to
the June 28, 2018, public hearing.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 1, 2018,
requesting deferral of this item to the June 28, 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.
May 17, 2018
ITEM NO.: 2 FILE NO.: S-1812
NAME: Rowanwood Subdivision Site Plan Review
LOCATION: Located on the East side of South Shackleford Road in the 2700 – 3300
Blocks
DEVELOPER:
Rowan Development LLC
12206 West Markham Street #110
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rowan Development – Jacob Chi Owner
Holloway Engineering, Surveying and Civil Design, PLLC – Authorized Agent
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 21.97-acres NUMBER OF LOTS: 1 FT. NEW STREET: 762.66 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: MF-12
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of the entire development with the development of Phase I.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The property contain s 21.97-acres
and is zoned MF-12. The applicant is proposing two, three and four unit single
story multi-family residential development on the east side of the creek. The
architecture of the units is intended to resemble high end single -family
residential. A total of 96-units are proposed within 30 buildings in the Phase I
portion of the development. No development plans are proposed for the Phase
II portion of the development.
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
2
The units will be developed on a private gated street. No connection t o
Aldersgate Road is proposed with the new development. The plan indicates an
emergency access drive extending from Aldersgate Road to Rowanwood Drive,
within the subdivision.
The applicant indicates the intent is to impact the existing creek as little as
possible but box culverts to tie in the existing drainage due to the required
widening on Shackleford Road will be required. The applicant indicates an
extensive amount of earth work will be required for the development. The
applicant is seeking approval of a variance request from the Land Alteration
Ordinance to allow grading of the entirety of the property with the development of
the first phase. The applicant notes there will be multiple segmental block walls
needed within the development.
No retaining wall is proposed to exceed the maximum wall height of 15 -feet as
allowed per the Land Alteration Ordinance.
B. EXISTING CONDITIONS:
The property is heavily wooded. South Shackleford Road is located on the
western perimeter of the site and Good Shepard, a retirement community, is
located to the east. North of the site is Camp Aldersgate and south of the site is
a housing community operated by Our Way accessed from West 36 th Street.
Also south of the site located along South Shack leford Road is an undeveloped
wooded property zoned O-3, General Office District. Street improvements to
South Shackleford Road adjacent to this site have not been completed. The
street improvements across South Shackleford Road were completed by the Cit y
including curb, gutter and sidewalk.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Kensington Place Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Shackleford Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline or back of the
new sidewalk will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to South
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
3
Shackleford Road including 5-foot sidewalks with the planned development.
The new back of curb should be located 59-feet from west curb line.
Striping should be provided for a lane shift and left turn lane into site and
Shackleford Pass with tapers. Additional paving and striping beyond the
property line maybe needed for turn lane tapers to meet AASHTO and
MUTCD standards. Half street improvements should be made to South
Shackleford Road adjacent to the subject property. The existing culvert
under South Shackleford Road should be lengthened. Provide a revised
plan showing the existing and proposed street and drai nage improvements,
driveways, intersecting streets, and striping.
3. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 45-feet is required and street
width of 24-feet from back of curb to back
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advanced
grading permit being requested to grade and clear Phase 2 with the
issuance of a grading permit for Phase 1?
5. Provide a sketch grading and drainage plan showing the centerline of the
creek, label elevations, and provide clearer labeling text. Slopes appear to
exceed 3:1. A variance should be requested for slopes that exceed 3:1.
Clearly show the areas in need of a slope variance. What is the proposed
stabilization method for slopes that exceed 3:1?
6. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owner. Concr ete trickle
channels are suggested to be constructed within the detention pond for
ease of maintenance and to reduce ponding.
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. Show locations of streets and driveways on the west side of South
Shackleford Road.
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
4
10. Streetlights are required by Section 31-403 of the Little Rock code of
Ordinances. 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.
11. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway Street, Travis Herbner,
therbner@littlerock.gov or 501.379.1805 for more information.
12. The private street shall be constructed with a concrete apron.
13. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area from the intersecting right-of-way line (or intersecting
tangent lines for radial dedications) at the intersection of Rowanwood Drive
with South Shackleford Road. This intersection is less than a 90 degree
angle.
14. Per the Master Street Plan, parking is restricted to one side of the street on
a 24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the private streets where parking is restricted.
15. 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 collection service in the rear alleys,
the alley pavement must be at least 20-feet wide and the receptacles taken
to one (1) side of the alley.
16. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles, round-a-bouts, speed tables, and narrowing are
suggested at regular intervals and at main intersections. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
additional information. Show the proposed devices and locations.
17. 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.
18. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
19. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
20. A minimum undisturbed strip 25-feet wide except for reasonable access
shall be provided along each side of streams having a 10 year storm >150
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
5
cfs. The undisturbed strip should be measured from the top of the bank.
Provide the ten (10) year storm flow.
21. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
mglasgow@littlerock.gov or 501.371.4646 for more information.
22. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
23. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
24. 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.
25. Show driveway location for Phase 2.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity fee
calculation required. Retain easements for existing sewer line. 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 at this location. A three phase
overhead electrical power line runs along the west side of South Shackelford
Road just to the south of this project, and another one exists on Aldersgate Road
just to the east of the project. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
6
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinanc e
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6" in height, of a durable, reflective material on
a color contrasting background to promote enhanced visibility. The numbers hall
be in a conspicuously placed immediately above, on or at the side of the proper
door of each building so that the number can be seen plainly from the street on
which the number is based. Whenever any building is situated so that the
number is not clearly discernible from the street line or vision of the building from
the street is otherwise obscured, the number or numbers assigned shall be
placed near the walk, driveway or common entrance to such buildings, and
affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to
be easily discernible (this is in addition to the numbers/letters on the building).
Numbers painted or stenciled on the curb shall not be a lawful substitute for the
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
7
display of address numbers prescribed by this article. Subject to change upon
field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building's Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall be so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parking
spaces in between, and around the FDC and the fire apparatus access road.
FDC shall be located on the street side of buildings, fully vis ible and recognizable
from the street or nearest point of fire department vehicle access or as otherwise
approved. A remote FDC is recommended and location must be approved.
Signage of at least 6 inches high, red letters on white background, with “FDC”
must be mounted above the FDC to be visible from fire apparatus access road.
Subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes
at (501) 918-3757.
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. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: No comment.
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
8
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
Mr. Mark Redder of Holloway Engineering, Surveying and Civil Design was
present representing the request. Staff presented an overview of the item stating
there were few outstanding technical issues in need of addressing related to the
site plan. Staff requested the applicant provide details concerning the proposed
signage plan. Staff also requested additional information concerning the
proposed future Phase II building or for the applicant to remove the building from
the site plan until the development plans were secured.
Public Works comments were addressed. Staff stated the new back of curb on
South Shackleford Road should be 59-feet from the west curb line. Staff stated
striping should be provided for a lane shift and left turn lane into the site and
Shackleford Pass with tapers. Staff stated additional paving and striping beyond
the property line was needed for turn lane tapers to meet the various standards.
Staff questioned if the request included advanced grading of the Phase 2 portion
of the development with the development of Phase 1. Staff questioned if any
walls would exceed 15-feet in height. Staff also questioned if there would be
grades steeper than 3:1 slopes.
Landscaping comments were addressed. Staff stated no land use buffers were
required since the abutting properties were not zoned or used as single -family
and duplex.
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. The applicant has provided the
proposed signage plan and removed the building from the Phase II portion of the
development. The request is for Subdivision/Multiple Building Site Plan Review
as per Section 31-13 of the Little Rock Code of Ordinances. The property
contains 21.97-acres and is zoned MF-12. The development is proposed with
4.37 units per acre.
The development is proposed with single story multi-family residential units
located on the east side of the creek. The plan indicates 30 buildings containing
a total of 96 units within this portion of the development. The development is
proposed with a private gated street. No connection to Aldersgate Road is
proposed with the new development. The plan indi cates an emergency access
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
9
drive extending from Aldersgate Road to Rowanwood Drive, within the
subdivision.
The applicant indicates the intent is to impact the existing creek as little as
possible but box culverts to tie in the existing drainage due to the required
widening on South Shackleford Road will be required. The applicant indicates an
extensive amount of earth work will be required for the development. The
applicant is seeking approval of a variance request from the Land Alteration
Ordinance to allow grading of the entirety of the property with the development of
the first phase.
The applicant notes there will be multiple segmental block walls needed within
the development. The application indicates no wall height will exceed the 15 -foot
maximum wall height as allowed by the Land Alteration Ordinance.
The site plan includes grading to the property lines in a number of location. The
Zoning Ordinance, Section 36-522(b), states buffers for multi-family
developments are only required where abutting single-family and duplex use or
zoning. The property to the north is zoned OS, Open Space. The property to the
east is zoned MF-18 and the property to the south is zoned O-3, General Office
District and MF-12.
The plan indicates the placement of a monument sign located along South South
Shackleford Road. The sign is indicated with a maximum height of six (6) feet
and a maximum sign area of 24 square feet.
The plan includes a mail kiosk at the entrance to the subdivision. The site plan
includes the placement of five (5) parking spaces for the residents to park out of
the driveway while accessing the mail kiosk.
The plan includes the placement of a six (6) foot iron decorative fence along the
Shackleford Road frontage. Along the remaining perimeters a six (6) foot wood
fence will be installed.
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.
There are a number of technical issues which have not been resolved related to
the development plan. The applicant has not provided the requested traffic
analysis. The applicant also has not provided a letter certifyi ng the sight distance
May 17, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1812
10
of the proposed driveway location. Staff will continue to work with the applicant
on these issues and provide a recommendation at the May 17, 2018, public
hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had addressed their concerns with regard to the
traffic analysis and the proposed grading plan. Staff stated they were in support of the
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 variance
request from the City’s Land Alteration Ordinance to allow grading of both phases with
the development of the first phase. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: 3 FILE NO.: S-1813
NAME: Giving in Kindness in Arkansas Subdivision Site Plan Review
LOCATION: Located at 5816 Geyer Springs Cut-off
DEVELOPER:
Giving in Kindness in Arkansas
5816 Geyer Springs Cutoff
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Pamela Boyles, Director
SURVEYOR/ENGINEER:
South Point Surveying
1082 Grant 708
Sheridan, AR 72150
AREA: 5.25-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 40.06
CURRENT ZONING: N/A – Outside the City limits within the Extraterritorial Planning
Jurisdiction in which the City does not exercise zoning.
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The applicant, Giving in Kindness
in Arkansas, is proposing to place an additional building on the site. The site
currently contains a 60-foot by 48-foot modular building. A second building
70-feet by 72-feet has been placed on the site. Giving in Kindness in Arkansas is
a 501c (3) non-profit collaborative network of people who believe in helping
strengthening the community to the individuals and families who need assistance
the most. The program distributes mainly household goods and services to low
income families, youth, the ill and elderly. Churches and other 501 c (3)
organizations may apply for membership if they meet eligibility requirements.
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
2
In addition to household products Giving in Kindness offers direct services such
as: Disaster Relief, Elder Care, Surplus Giving, Home Repairs and Referrals.
Disaster relief is provided for immediate situations such as fire burn-outs, natural
disasters or homelessness. Giving in Kindness offers bed linens, household
products, hardware, paper products, personal care products, baby supplies and
clothing. For the elderly Giving in Kindness offers pre-packed care packages to
help supplement low-income senior citizens to maintain self -sufficiency. Surplus
products are given to churches and non -profit organizations such as food
pantries, schools, senior programs and community centers. Home repairs are
provided, when available, building materials and supplies are provided to
low-income disabled veterans and low-income individuals/families that are
constructing, repairing or making home improvements. In cases where
assistance cannot be provided by Giving in Kindness referrals and resources are
provided to those in need of housing, food, medical, dental and utility payment
assistance.
B. EXISTING CONDITIONS:
The site contains two (2) modular buildings located within the property. The
drives and parking are graveled. The site includes a single concrete pad which
acts as the ADA parking stall. The site is wooded with the exception of the area
of the building and parking placement. Geyer Springs Cutoff and Geyer S prings
Road are rural county roads with open ditches for drainage. There are drives
accessing the site from each of the abutting streets.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Woodland
Ridge Property Owners Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. Geyer Springs Cutoff is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
3. A 75-foot radial dedication of right-of-way is required at the intersection of
Geyer Springs Road and Geyer Springs Cutoff per the Master Street Plan.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Geyer
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
3
Springs Road including 5-foot sidewalks with the planned development.
The new back of curb should be located 29.5-feet from centerline. A left
turn lane and taper section may be required to be provided with
construction.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Geyer
Springs Cutoff including 5-foot sidewalks with the planned development.
The new back of curb should be located 29.5-feet from centerline.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or land o wner to maintain.
7. All driveways shall be concrete aprons per City Ordinance.
8. Streetlights are required by Section 31-403 of the Little Rock code of
Ordinances. 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. Driveway locations and widths do not meet the traffic access and circul ation
requirements of Sections 30-43 and 31-210. Driveways should be located
at least 150-feet from side property lines and 300-feet from arterial/arterial
intersections. Neither driveway location conforms to current City code.
Variances must be requested for the driveway locations. The width of
driveway must not exceed 36-feet.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the driveways comply with 2004 AASHTO Green Book
standards. The sight distance appears to be insufficient at the Geyer
Springs Cutoff driveway.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided via an underground service line to the existing buildings. An overhead
power line, pole and transformer exists o n the south side of the property. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
4
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 main extension will be required for this project.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expanse of the
developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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.
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
5
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:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinance
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6" in height, of a durable, reflective material on
a color contrasting background to promote enhanced visibility. The numbers hall
be in a conspicuously placed immediately above, on or at the side of the proper
door of each building so that the number can be seen plainly from the street on
which the number is based. Whenever any building is situated so that the
number is not clearly discernible from the street line or vision of the building from
the street is otherwise obscured, the number or numbers assigned shall be
placed near the walk, driveway or common entrance to such buildings, and
affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to
be easily discernible (this is in addition to the numbers/letters on the building).
Numbers painted or stenciled on the curb shall not be a lawful substitute for the
display of address numbers prescribed by this article. Subject to change upon
field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building's Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall be so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parking
spaces in between, and around the FDC and the fire apparatus access road.
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
6
FDC shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access or as otherwise
approved. A remote FDC is recommended and location must be approved.
Signage of at least 6 inches high, red letters on white background, with “FDC”
must be mounted above the FDC to be visible from fire apparatus access road.
Subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes
at (501) 918-3757.
Parks and Recreation: No comment received.
County Planning:
1. Dedicate Right of Way to meet the Little Rock Master Street Plan on both
Geyer Springs Road and Geyer Springs Cutoff.
2. Provide perc test to Pulaski County Planning prior to requesting a 911
address if the new facility has restroom facilities.
3. Show FEMA flood panel on survey.
4. Provide approval letter from the N.E. Saline Volunteer Fire Department.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
Ms. Boyles was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues in need of
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
7
addressing related to the site plan. Staff stated the ordinance would typically
require the parking areas and driveways to be constructed of a hard surface
material. Staff also requested details concerning the proposed signage plan.
Public Works comments were addressed. Staff stated based on the Master
Street Plan and the Boundary Street Ordinance, right of way dedications and
street improvements were required to the abutting streets. Staff stated the
Stormwater Detention Ordinance would apply to the deve lopment of the site and
requested the applicant provide the location of the stormwater detention facilities
on the site plan. Staff also stated driveways were to be concrete aprons per City
Ordinance.
Landscaping comments were addressed. Staff stated any new site development
would require compliance with the City’s landscape and buffer ordinance
requirements.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant has provided staff with the requested additional informa tion raised
at the April 25, 2018, Subdivision Committee meeting. The applicant has
provided the proposed signage plan. The applicant has indicated right of way
dedications will be completed per the Master Street Plan.
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The applicant has placed a second
building on the site. Located on the site is a 60-foot by 48-foot modular building
and a 70-foot by 72-foot modular building.
The applicant is requesting the existing parking areas to remain as gravel until
such time as additional buildings are placed on the site or until the site is
redeveloped. Staff is supportive of the applicant’s request. At the time an
additional building is placed on the property and/or the parking area paved, the
applicant will be required to relocate the existing driveway(s) to be placed at least
300 feet from the Geyer Springs Road and Geyer Springs Cutoff intersection.
These driveways should be located to provide sufficient sight distance. The
driveways should be constructed with concrete aprons at the abutting streets.
The applicant is also requesting a deferral of the required boundary street
improvements to the abutting streets. The boundary street ordinance would
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
8
require additional paving to each of the abutting streets to an arterial standard.
The applicant notes and staff agrees the cost of these improvements far exceed
the cost of the improvements on the site. Staff is supportive of the requested
deferral of the street construction improvements until additional buildings are
placed on the site or until the site is redeveloped.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Sectio n 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 si te plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the placement of a second building on the site. The site is located
outside the city limits of Little Rock but within an area the City exercises
Subdivision Jurisdiction. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
allowance of the additional building on the site as proposed will have little impact
on this site or the surrounding areas.
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 deferral request for the paving of the parking
and driveways until additional buildings are placed on the site or until the site is
redeveloped.
Staff recommends approval of the deferral request of the Boundary Street
Ordinance requirements until additional buildings are placed on the site or until
redevelopment of the site.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. 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 deferral request for the
paving of the parking and driveways until additional buildings were placed on the site or
until the site was redeveloped. Staff presented a recommendation of approval of the
May 17, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1813
9
deferral request of the Boundary Street Ordinan ce requirements until additional
buildings were placed on the site or until redevelopment of the site. T here 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.
May 17, 2018
ITEM NO.: 4 FILE NO.: S-1814
NAME: 4624 Willow Springs Road Subdivision Site Plan Review
LOCATION: Located at 4624 Willow Springs Road
DEVELOPER:
Pete Fuhrmann
4624 Willow Springs Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Pete Fuhrmann Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.93-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 40.06
CURRENT ZONING: N/A – Outside the City limits within the Extraterritorial Planning
Jurisdiction in which the City does not exercise zoning.
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The applicant is proposing to
construct a second home on this parcel which contains an existing one -story log
home and accessory building. The home is proposed 3 0-feet by 50-feet
containing 1,500 square feet of floor area. The home is set with a front setback
of 100-feet from Willow Springs Road. The home is proposed a minimum of
60-feet from the existing home.
May 17, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1814
2
B. EXISTING CONDITIONS:
The site contains a single-family home and an accessory structure used for the
homeowner’s storage. The area is predominately single -family homes located
on large lots or tracts. Within this area there is a mix of site -built and
manufactured homes. Willow Springs Road is a two (2) lane county road with no
sidewalk in place and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Woodland
Ridge Property Owners Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Willows Springs Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30-feet from centerline will be required.
2. Show the proposed driveway location for the new home if separate from the
existing driveway.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment.
Entergy: This location is not within Entergy’s allocated service territory and believes
that it is served by 1st Electric Cooperative.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
May 17, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1814
3
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D o f the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinance
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6" in height, of a durable, reflective material on
a color contrasting background to promote enhanced visibility. The numbers hall
be in a conspicuously placed immediately above, on or at the side of the proper
door of each building so that the number can be seen plainly from the street on
which the number is based. Whenever any building is situated so that the
number is not clearly discernible from the street line or vision of the building from
the street is otherwise obscured, the number or numbers assigned shall be
placed near the walk, driveway or common entrance to such buildings, and
affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to
be easily discernible (this is in addition to the numbers/letters on the building).
Numbers painted or stenciled on the curb shall not be a lawful substitute for the
display of address numbers prescribed by this article. Subject to change upon
field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
May 17, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1814
4
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building's Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall be so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parking
spaces in between, and around the FDC and the fire apparatus access road.
FDC shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access or as otherwise
approved. A remote FDC is recommended and location must be approved.
Signage of at least 6 inches high, red letters on white background, with “FDC”
must be mounted above the FDC to be visible from fi re apparatus access road.
Subject to change at any time upon field evaluation. Contact Capt. Tony Rhodes
at (501) 918-3757.
Parks and Recreation: No comment received.
County Planning:
1. Dedicate Right of Way to meet the Little Rock Master Street Plan for Willow
Springs Road.
2. Provide perc test prior to Pulaski County Planning prior to requesting a 911
address.
3. Provide approval letter from the Arch Street Volunteer Fire Department.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request in need of
addressing via a revised site plan. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
May 17, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1814
5
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan raised at the April 25, 2018, Subdivision
Committee meeting. The applicant is proposing the addition of a second home
on the property which requires review by the Planning Commission. The review
is a Subdivision or Multiple Building Site Plan Review as per Section 31 -13 of the
Little Rock Code of Ordinances. The site contains an existing one -story log
home and accessory building. The second home is proposed 30 -feet by 50-feet
containing 1,500 square feet of floor area. The home is proposed a minimum of
60-feet from the existing home. A new drive from Willow Springs Road will be
added to access the new home.
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 site is located outside the city
limits of the City of Little Rock but within the City’s Extraterritorial Planning
Jurisdiction in which the City exercises Subdivision Regulations. The new home
will be provided wastewater treatment with the installation of a new septic
system. Prior to the applicant receiving a 911-address the County will require the
applicant to provide all proper approvals from the Arkansas Department of Health
for the installation of the septic system. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff does
not feel the placement of the second home on the site will have any adv erse
impact on this site or the surrounding properties.
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: (MAY 17, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
May 17, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1814
6
Mr. Pete Fuhrmann was present representing the request. He stated he would yield his
time to the opposition.
Mr. James Beard addressed the Commission stating he was unclear on the request.
He question if the development was proposed as apartments or was the request for one
single-family home.
Staff stated the request was to add one additional single-family home to the site. Staff
stated the request was not for apartments or multiple homes.
Mr. Beard stated he withdrew his opposition. He stated he was in support of allowing
one additional home.
Mr. Fuhrmann stated he had nothing to add. He stated the request was to allow him to
build his daughter a home on the same property as his home was located.
There was no further discussion. The chair entertained a motion for approval of the
item. The item was approved as recommended by staff by a vote of 8 ayes, 0 noes and
3 absent.
May 17, 2018
ITEM NO.: 5 FILE NO.: S-1815
NAME: Akins Subdivision Site Plan Review
LOCATION: Located at 4004 Frazier Pike Road
DEVELOPER:
Evelyn Akins
3806 Southern Street
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Evelyn Akins, Owner
SURVEYOR/ENGINEER:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.16-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 24 – Sweet Home/College Station
CENSUS TRACT: 40.01
CURRENT ZONING: C-1, Neighborhood Commercial Zoning District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. A and B Marketplace is requesting
approval to allow the placement of a 12-foot by 40-foot building on the property
located at 4004 Frazier Pike, College Station. The site contains a two (2) story
2,032 square foot building built in the mid-1960’s operating as auto repair. The
applicant has placed a second building on the site. The building is 12 -feet by
40-feet located near Frazier Pike along the western boundary. The applicant
proposes the use of the building for sale of small appliances, mattresses, used
refrigerator’s, clothing and household items. The business was in operation from
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ITEM NO.: 5 (Cont.) FILE NO.: S-1815
2
the late 1980’s until 2010 when the building housing A and B Market burned.
The applicant is requesting the allowance of the second structure to reopen the
business to serve the community.
B. EXISTING CONDITIONS:
The site is located outside the city limits of the City of Little Rock but within an
area the City exercises zoning and subdivision jurisdiction. The site contains a
two (2) story structure which is being operated as an auto repair garage. Auto
sales also appear to be taking place on the site. The applicant has moved the
modular building on the site located along the western perimeter of the property.
There is a paved parking area associated with the modular building. Frazier Pi ke
is a two (2) lane roadway with no sidewalk in place and open ditches
for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the College
Station Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Frazier Pike is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Frazier Pike including
5-foot sidewalk with the planned development. The new back of curb should
be located 29.5-feet from centerline.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Service is already provided via
an overhead service line to the existing building. 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.
May 17, 2018
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ITEM NO.: 5 (Cont.) FILE NO.: S-1815
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AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Dedicate Right of Way to meet the Little Rock Master Street Plan for Frazier
Pike.
2. Proposed building is within the platted building setback line and is also over
the property line.
3. Provide approval letter from the Sweet Home Volunteer Fire Department.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues in need of addressing related to the site plan. Staff
stated they would work with the applicant to resolve any concerns prior to the
item being considered by the Commission. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
May 17, 2018
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ITEM NO.: 5 (Cont.) FILE NO.: S-1815
4
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical concerns from the April 25, 2018, Subdivision Committee
meeting. The request is for Subdivision/Multiple Building Site Plan Review as
per Section 31-13 of the Little Rock Code of Ordinances. The property is zoned
C-1, Neighborhood Commercial. The property has an auto repair business and a
new modular building has been placed on the site to allow f or general
merchandise retail sales.
A and B Marketplace is requesting approval to allow the 12 -foot by 40-foot
building on the property to remain. The site contained a two (2) story
2,032 square foot building built in the mid -1960’s currently being used as auto
repair. The auto repair has been operated from the site for 20+ years.
The second building on the site is a 12 -foot by 40-foot building located near
Frazier Pike along the western boundary. The plan includes the placement of
asphalt parking adjacent to the new building. There appears to be an area for
two (2) parking spaces. Based on the use of the building as general retail
(1 parking space per 300 gross square feet of floor area) one (1) parking space
would typically be required to serve the use.
The applicant is proposing to place wall signage on the building. The sign is
proposed consistent with signage allowed in commercial zones or a maximum of
ten (10) percent of the façade area. The sign is proposed along the north
façade. A smaller banner is proposed on the front of the building. This sign is
located without street frontage. No ground sign is proposed for the development.
Staff recommends should ground signage be requested in the future the sign
height and area comply with signage allowed in commercial zones or a maximum
of 36-feet in height and 160 square feet of sign area.
The applicant indicates no fencing is proposed for the development. Staff
recommends should fencing be desired in the future the fence height a nd
location comply with fencing as typically allowed in commercial zones.
The site plan does not include the placement of a dumpster. The applicant notes
all trash will be moved for the site and all boxes will be recycled. Should a
dumpster be desired in the future the dumpster is to be placed as typically
allowed in commercial zones and screened per typical ordinance standards.
The building has been placed over a property line along the western perimeter.
The applicant owns this lot as well. The site plan review will include both
properties and the lots are now one (1) zoning lot. This will not require a replat of
the property.
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ITEM NO.: 5 (Cont.) FILE NO.: S-1815
5
The applicant is requesting a deferral of the required boundary street
improvements to the abutting streets. The boundary street ordinance would
require additional paving to Frazier Pike to an arterial standard. The applicant
notes and staff agrees the cost of these improvements far exceed the cost of the
improvements on the site. Staff is supportive of the requested deferral of the
street construction improvements until additional buildings are placed on the site
or until the site is redeveloped.
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
review approval to allow the placement of the two (2) structures on the site. The
buildings are currently set with proper setbacks to comply with the C-1,
Neighborhood Commercial Zoning District. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the site plan as presented complies with the typical development standards of the
Zoning District.
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 requested deferral of the street construction
improvements until additional buildings are placed on the site or until the site is
redeveloped.
PLANNING COMMISSION ACTION: (MAY 17, 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 deferral of the street
construction improvements until additional buildings were placed on the site or until the
site was redeveloped. 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.
May 17, 2018
ITEM NO.: 6 FILE NO.: Z-5309-A
NAME: 2712 Kavanaugh Short-form PCD
LOCATION: Located at 2712 Kavanaugh Boulevard and 703 Be echwood Street
DEVELOPER:
Little Giddings LLC
3800 Hill Road
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Little Giddings LLC, Doug Martin Owner
Jameson Architects, Tommy Jameson Agent
SURVEYOR/ENGINEER:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.36-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the sites from C -3, General Commercial
District and O-3, General Office District to PCD, Planned Commercial
Development District to allow the rehabilitation and addition to the former
Helmich Auto Service garage at 2712 Kavanaugh Boulevard and the removal of
the wood framed commercial, formerly residential, structure located at
703 Beechwood Street to allow for parking and landscape improvements . The
overall goal is to utilize the two (2) properties to support a proposed restaurant
and create a small park at the corner of Beechwood Street and Kavanaugh
Boulevard to be shared by the neighborhood and restaurant.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
2
The former gas station/auto service building, 1,167 square feet, will remain and
an addition of 1,357 square feet will be constructed south to the property
line/right of way at Kavanaugh Boulevard. This will result in 2,524 square feet of
conditioned space. In addition, there will be 1,065 square feet of covered
outdoor areas for a total footprint under roof of 3,589 square feet. The existing
asphalt between the building and the west corner will be removed and replaced
with porous surfaces and landscaping. If found allowable through the design
process, a gate and parking spot for a food truck, for special occasions, is being
considered near the corner at Beechwood and Kavanaugh Boulevard.
The office zoned structure north of Helmich at 703 Beechwood Street will be
removed to provide parking. Removing this contributing structure has been
debated extensively, but ultimately determined to be the most responsible course
of action. The total site area is 0.351 acres. The new parking areas will be
asphalt and the alley will be repaved from the parking areas to Kavanaugh
Boulevard. A new storm drain is planned at the alley and Kavanaugh Boulevard
to eliminate an ever present puddle.
The new addition design and materials will relate to the neighborhood and
adjacent commercial buildings. The new addition will have a 0-foot setback
along Kavanaugh Boulevard and will be built to the sidewalk/property line. The
height of the building is approximately 17-feet high at the sidewalk. The building
form is unusual to respond to the irregularly shaped lot and the deeply setback
former gas station. The façade at the street is marked by expressed masonry
piers and storefront type windows with recessed entrances.
Parking per the Hillcrest Design Overlay District allows for a reduction in the
typical parking requirement of the Little Rock Code of Ordinances. Parking is
allowed at 50-percent of the typical parking requirement. Based on a
3,589 square foot restaurant the typical ordinance requirement would be
35 parking spaces. With the reduction allowed 17 parking spaces would be
required per the Design Overlay District. The parking is indicated with ten (10)
spaces located on Beechwood Street and two (2) spaces located along the alley
near Kavanaugh Boulevard.
The applicant’s cover letter indicates signage and site lighting will comply with
the typical development standards of the Overlay District.
B. EXISTING CONDITIONS:
The site has been used as an auto repair garage and was constructed in the
Mid-1950’s. The site is located at the intersection of Beechwood and Kavanaugh
Boulevard. US Pizza is located to the east of this site and there are other
commercial and restaurant uses located in the general area. North of the site is
May 17, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
3
a single-family residence which is proposed to be removed to allow parking.
Further north, northeast and northwest are single -family homes and/or
multi-family units. Kavanaugh Boulevard is a two (2) lane road with a center turn
lane at major intersections. There is a sidewalk in place along Kavanaugh
Boulevard. The sidewalk is located at the back of curb. This intersection,
Kavanaugh Boulevard and Beechwood Street, is a signalized intersection.
Beechwood Street is a two (2) lane residential street with a sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of th e property, the Master Street Plan specifies
that Beechwood Street 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
Beechwood Street and Kavanaugh Boulevard.
3. Repair or replace any curb and gutter or sidewalk that is damaged and not
in compliance with ADA recommendations in the public right -of-way prior to
occupancy.
4. Parking off alley should be at 45 -degrees due to the lack of width in the
alley.
5. The existing curb cuts on Kavanaugh Boulevard should be closed with new
curb and gutter as shown on plan.
6. Along the property frontage, sidewalks and access ramps should be brought
up to the current ADA standards.
7. A healthy Elm tree identified in the Beechwood Street right-of-way off the
subject property is targeted to be removed as a result of this project. The
City of Little Rock Urban Forester objects to the removal of this tree. With
the driveway being moved to accommodate the tree, considerations should
be given to protecting the tree including the roots during construction.
8. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction s ite
shall be repaired by the responsible party prior to issuance of a certificate
of occupancy.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
4
9. The existing alley should be overlaid with asphalt adjacent to subject
property.
10. Show on plan the parking pad for the food truck. Provide detail of the
proposed food truck driveway for more clarification.
11. The intersection of Kavanaugh Boulevard/Beechwood Street should be
improved by providing a 10-foot radius with the replacement of the access
ramps and installation of new curb.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
review required if food service on site. Contact Little Rock Water Reclamation
Authority for additional information.
Entergy: Entergy does not object to this proposal. However, as noted on the
site plan drawing, there is an existing three -phase overhead power line running
along Kavanaugh Boulevard in front of this property. All OSHA and Code
clearances to this power line must be maintained during and after construction of
the proposed building. There is also a single phase, overhead power line
running along the east side of the alley on the east side of the property. The
same clearance requirements exist for this line as well during and af ter
construction. Lastly, note that the proposed dumpster location must take into
account any overhead power lines which are in the area. Any dumpster handling
must maintain at least 10-feet clearance from any overhead line. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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
May 17, 2018
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
5
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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.
7. Due to the nature of this facility, installatio n of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment.
May 17, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
6
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approva l
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis
Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements and the requirements of the Hillcrest Design Overlay
District.
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. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet. The property is located in the City’s
Designated Mature Area. A twenty-five (25%) percent reduction of the buffer
width requirements is allowed.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned PD -R, Planned Development
Residential. 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.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
A twenty-five (25%) percent reduction of the perimeter width requirements is
acceptable. The minimum perimeter width adjacent to the north property line
shall be six (6) feet nine (9) inches. The north perimeter is deficient and may
require a variance from the City Beautiful Commission.
6. 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)
May 17, 2018
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
7
shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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 ½) 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.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Commercial (C) for these properties. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
The applicant has applied for a rezoning from C3 (General Commercial District)
and O3 (General Office District) to PCD (Planned Commercial Development) to
allow a restaurant with common outdoor space and parki ng. The request is within
the Hillcrest Design Overlay District.
Master Street Plan: West of the properties is Beechwood Street and it is shown
as a Local Street on the Master Street Plan. South of the properties is
Kavanaugh Boulevard and it is shown as a Collector 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 Str eets”. A Collector
design standard is used for Commercial Streets. 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.
May 17, 2018
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
8
Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard.
These bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested the days and hours of dumpster service, the
days and hours of the business, the proposed signage plan and the proposed
fencing plan.
Public Works comments were addressed. Staff stated right of way dedications
to meet the Master Street Plan were required for th e abutting streets. Staff
stated parking off the alley should be at 45-degrees due to the lack of width in the
alley. Staff stated the intersection of Kavanaugh Boulevard and Beechwood
Street was to be improved by providing a 10-foot radius with the replacement of
the access ramps and installation of new curb.
Landscaping comments were addressed. Staff stated the landscape strip along
the northern perimeter was insufficient to meet the landscape ordinance
requirements. Staff stated the strip should be a minimum of six feet nine inches
(6’9”) to comply with the minimum ordinance standards for sites located within
the Designated Mature area of the City. Staff stated any new vehicular use
areas were to comply with the minimum standards of the landscape ordinance by
providing screening and interior landscaping. Staff stated the northern perimeter
was to provide a screening mechanism, either a wood fence or dense evergreen
plantings.
Staff noted the comments from the various other departments and agen cies.
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 and cover letter to staff addressing
most of the technical issues associated with the request raised at the April 25,
2018, Subdivision Committee meeting. The applicant has provided the days and
hours of dumpster service, the days and hours of the business, the proposed
signage plan and the proposed fencing plan. Parking along the alley has also
been redesigned to allow for adequate maneuvering room.
May 17, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
9
The request is to rezone the sites from C-3, General Commercial District and
O-3, General Office District to PCD, Planned Commercial Development District,
to allow the rehabilitation and addition to the former Helmich Auto Service garage
at 2712 Kavanaugh Boulevard and the removal of the wood framed building
located at 703 Beechwood Street to allow for parking and landscape
improvements.
The former gas station/auto service building contains 1,167 square feet and will
remain. The plan indicates an addition of 1,357 square feet along the south side
of the building, constructed to the property line/right of way of Kavanaugh
Boulevard. With the addition a total of 2,524 square feet of conditioned space
will be on the site. The plan also includes 1,065 square feet of covered outdoor
areas. The total square footage proposed for restaurant space is 3,589 square
feet.
The office zoned structure north of Helmich at 703 Beechwood Street will be
removed to provide parking. The new parking area will be asphalt and the alley
will be repaved from the parking area to Kavanaugh Boulevard. The parking
lot is indicated with ten (10) spaces located on Beechwood Street and
two (2) spaces are located along the alley near Kavanaugh Boulevard. Parking
per the Hillcrest Design Overlay District allows for a reduction in the typical
parking requirement of the Little Rock Code of Ordinances. Parking is allowed at
50-percent of the typical parking requirement. Based on a 3,589 square foot
restaurant the typical ordinance requirement would be 35 parking spaces. With
the reduction allowed 17 parking spaces would be required per the Design
Overlay District. Although street parking is allowed to count for credit, there is no
on-street parking allowed adjacent to this site.
The existing asphalt between the building and the west corner will be removed
and replaced with porous surfaces and landscaping. The site plan includes a
gate and parking pad for a food truck which will be placed and used on special
occasions. The food truck location is near the corner at Beechwood Street and
Kavanaugh Boulevard. The food truck must comply with the policy of the City
regarding the placement of mobile canteen units.
The new addition will have a 0-foot setback along Kavanaugh Boulevard built to
the sidewalk/property line. The Design Overlay District states front-yard
setbacks on Kavanaugh Boulevard between Rose Street and L Street should
not exceed ten (10) feet. The Overlay states a minimum of fifty (50) percent of
the front facade must be constructed along this line. The front y ard and side
yard setback on existing and proposed buildings is measured from twelve
(12) inches above grade on the closest vertical surface measured to the
appropriate property line.
May 17, 2018
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
10
The height of the building is approximately 17-feet at the sidewalk. The
maximum building height allowed per the Design Overlay District is thirty -nine
(39) feet, measured from the "grade plane" to the ridge line of the highest roof
surface or parapet wall.
Per the Overlay new and renovated buildings (more than fifty (50 ) percent
exterior surface area altered) are to be compatible with the existing scale,
setbacks, and mass of the buildings in the immediate area (e.g., along
Kavanaugh Boulevard most buildings have minimum setbacks from the street,
whereas along Beechwood Street the former residences have setbacks with
yards).
Street-level facades shall reflect the same building materials as existing
commercial buildings in the one -block area adjacent to and across from the
location. Predominant exterior building materials may be any standard material,
except corrugated or ribbed materials, smooth -faced concrete block, tilt -up
concrete panels, or prefabricated steel panels. The plan indicates façades at
the street are marked by expressed masonry piers and storefront type wi ndows
with recessed entrances.
Per the Design Overlay District setbacks from street and alley shall meet
current code requirements, except setbacks may align with surrounding
structures. Front -yard setbacks on Kavanaugh Boulevard between Rose Street
and L Street shall not exceed ten (10) feet. A minimum of fifty (50) percent of
the front facade must be constructed along this line. Front yard and side yard
setback on existing and proposed buildings shall be measured from twelve (12)
inches above grade on the closest vertical surface measured to the appropriate
property line.
Permitted signs within the Design Overlay District are as approved in institutional
and office zones. On the street level, the maximum area of signage may be
doubled if at least fif ty (50) percent of the street-level office and retail space has
direct access to the street. The highest point on any commercial sign attached to
the building shall not exceed the corresponding building's height. Freestanding
commercial signs may not exceed eighteen (18) feet in height. Neon-lit signs
greater than thirty (30) square feet are prohibited and off -premises signs are
prohibited. The applicant indicates all signage will comply with the Design
Overlay District requirements.
The site plan indicates the placement of a landscape strip along the northern
perimeter four (4) feet in width. The buffer ordinance allows for the transfer of
landscaping to other areas of the site as long as the landscaping continues to
provide the required landscaped area. The applicant has made up the reduction
north of the drive both on the east and west sides of the driveway. The applicant
May 17, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5309-A
11
is proposing to save two (2) trees. One located in the right of way and the other
located on their property. Staff recommends prior to construction the applicant
stake and fence the drip line of each tree to aid in keeping the tree healthy and
viable.
The days and hours of operation have not been established. The applicant
states the hours of operation will be similar to the hours of operation of other
restaurants in the area. The applicant proposes to open for lunch and dinner but
requests the flexibility to add breakfast in the future. The hours of dumpster
service are from 7:00 am to 6:00 pm Monday through Friday.
Staff is supportive of the applicant’s request. The site is indicated on the Future
Land Use Plan as commercial. Staff does not feel the rezoning to allow the
redevelopment of the site with a restaurant and parking will significantly impact
the site 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 prior to construction the applicant stake and fence the drip line
of the two (2) trees which are proposed to be maintained.
PLANNING COMMISSION ACTION: (MAY 17, 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 prior to construction the
applicant stake and fence the drip line of the two (2) trees which were proposed to be
maintained. 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.
May 17, 2018
ITEM NO.: 7 FILE NO.: Z-6178-K
NAME: Stagecoach Village Lot 1 Revised Short-form POD
LOCATION: Located at 9222 Stagecoach Road
DEVELOPER:
Eric Nelson
Newmark Moses Tucker Partners
200 River Market Avenue, Suite 501
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Stagecoach Village LLC, Bud Finley Owner
Eric Nelson, Newmark Moses Tucker Partners, Agent
SURVEYOR/ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.591-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: POD, Planned Office Development
ALLOWED USES: O-3, General Office District and C-2, Shopping Center District (Lot 1)
PROPOSED ZONING: Revised POD
PROPOSED USE: Allow restaurant within the existing buildings located on Lot 2
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On September 5, 2000, the Board of Directors approved Ordinance No. 18,342
establishing Stagecoach Village (Lot 4) Short-form PCD. The applicant proposed to
construct a 3,600 square foot branch bank building and a 9,000 square foot commercial
building and 54 parking spaces. At the time of approval, the applicant proposed to
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
2
convert the bank building into a commercial building (C -2, Shopping Center District
uses) if a bank tenant could not be secured. Along with the approved PCD a
preliminary plat was created containing four (4) lots. Only Lot 4 was rezoned to PCD
with the approval. The remaining lots were to be reviewed at the time of development.
The site plan for Lot 4 was later revised (June 26, 2001) at staff level to remove the
bank building from the site plan and the commercial building square footage was
increased to 10,800 square feet. The applicant proposed the building to be used as
80% commercial (C-2, Shopping Center District uses) and 20% office (general and
professional). The hours of operation were from 8:00 am to 10:00 pm Monday through
Saturday and 10:00 am to 6:00 pm on Sunday.
The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty
(80) square feet in area. The sign was to be a monument style ground mounted sign.
On March 21, 2000, the Board of Directors adopted Ordinance No. 18,234, which
rezoned Lot 2 from R-2, Single-family to PCD. C-2, Shopping Center District uses were
approved for the property, with the uses for the entire development being tied to the
preliminary plat application approved on September 5, 2000.
As a part of the proposal the applicant proposed to utilize the exis ting 3,230 square foot
building on Lot 2 and construct 15 parking spaces to serve the building. The existing
driveway from Stagecoach Road was approved to serve Lot 2 temporarily, until the new
street for the subdivision was constructed. At that time the existing driveway would be
closed and a shared drive between Lots 2 and 3 would be used. The timing of the new
street construction was tied to the preliminary plat and the final platting of Lot 3 or 4, or
the development of the larger single-family tract located to the west.
Ordinance No. 18,340 rezoned Lot 2 from PCD to POD and was approved by the Little
Rock Board of Directors on September 5, 2000. The applicant requested to use the
existing building for O-3, General Office District uses as permitted uses for Lot 2. (The
applicant requested C-2, Shopping Center District uses as permitted uses for Lots 1 and
4 and O-3, General Office District uses permitted uses for Lots 2 and 3.) The applicant
also agreed to a single-ground mounted monument style sign six (6) feet in height and a
maximum of sixty-four (64) square feet in area to be constructed on Lot 2.
The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were
to be no external pay phones, ice machines, vending machines or speakers. The
applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when
Stagecoach Village Drive was constructed. The area was to be replaced with
landscaping. The drive has not been removed.
Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003,
amended the PCD and POD related to signage. The applicant requested to recognize
the existing pole mounted sign located on Lot 4 along with subdivision identification
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
3
signs which had been constructed located on Lots 2 and 4. The applicant also
requested a ground mounted monument style sign to be located on Lots 2 and 4. The
signage plan consisted of Stagecoach Village Subdivision identification signs (one
located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located
on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole
mounted backlit tenant identification sign located on Lot 4. The approval limited the
lighting of the sign to 8:00 am to 10 :00 pm Monday through Saturday and 10:00 am to
6:00 pm on Sunday. A six (6) foot by sixty-four (64) square foot ground mounted
monument style sign for the future uses of Lot 2 was also approved.
Ordinance No. 19,141 adopted by the Little Rock Board of Directors on July 20, 2004,
allowed a revision to the approved POD by allowing the redevelopment of the site and
expanding the area of approval to include properties to the north and west previously
indicated as proposed Lots 1 and 3. The approval allo wed Lot 3 to be created as
smaller office tracts with a common parking area. A maximum building envelope was
approved for Lots 3A through 3D. The total square footage developed was to be based
on the available parking. O-3, General Office District uses were approved as allowable
uses for the proposed lots. The site plan also included a maximum building area for Lot
1. The approved uses were per the C-2, Shopping Center District. The request
included leaving the existing office building located on Lot 2 with O-3, General Office
District uses as alternative uses for Lot 2. The development did not occur and the
approval has since expired.
On April 8, 2010, an application request to allow the site to be used as a daycare facility
was withdrawn from consideration without prejudice at the applicant’s request.
Ordinance No. 20,297 adopted by the Little Rock Board of Directors on August 2, 2010,
allowed a revision to the POD, Planned Office Development. The approval was to allow
Lots 1, 2, and 3 to be reconfigured and developed in a different development pattern
than previously approved. Lot 1 was proposed developed with a future commercial use
as allowed per the C-2, Shopping Center Zoning District. The request was to allow Lot
2 to remain as is with the existing office building and be allowed O -3, General Office
District uses as allowable uses. Lot 3 was proposed containing four (4) office buildings
each containing from 5,000 to 6,000 square feet. Drives and parking areas were
indicated as cross access and parking.
A daycare and office use have occupied the building located on Lot 2 which established
the POD, Planned Office Development, zoning. The development plan for Lots 1 and 3
were not completed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to utilize a portion of the existing building as
restaurant use with pick-up service only. The applicant is proposing a Papa
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
4
John’s restaurant which will occupy 1,200 square feet of the existing
3,182 square foot building. The applicant states there will be no tables for dining
in at the restaurant. The hours of operation are from 10:00 am to 9:30 pm
Monday through Thursday and from 10:00 am to 10:30 pm Friday, Saturday and
Sunday.
B. EXISTING CONDITIONS:
Lot 4 of the site is developed as a strip retail center and is located on the south
side of Stagecoach Village Drive. The property being considered for change in
use is located on the north side of Stagecoach Village Drive and contains three
(3) lots from the originally approved site plan. Lot 2 contains a vacant office
building most recently used as a medical office and Lots 1 and 3 are currently
undeveloped. A residential development has been constructed to the west of the
site as a gated community of patio homes. Across Stagecoach Road is a
restaurant and single-family homes.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Bentley
Court Property Owners Association, the Chateaus on Stagecoach Property
Owners Association, the Crystal Valley Property Owners Association, the
Wedgewood Creek Homeowners Association and Southwest Little Rock United
for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
2. At the time Lot 1 develops, the driveway off Stagecoach Road should be
relocated to the shared property line between Lots 1 and 2. The 2nd driveway
is off Stagecoach Village Drive.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
4. Obtain permits for improvements within State Highway right -of-way from
ARDOT, Arkansas Department of Transportation, District VI.
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
5
5. Sidewalks with appropriate handicap ramps are required to be constructed
along the entire Stagecoach Road frontage adjacent to Lots 1 and 2 with the
relocation of the driveway in accordance with Section 31-175 of the Little
Rock Code of Ordinances and the Master Street Plan.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
review required if food service on 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 at this location. Service is already
being provided to the building on Lot 2. There is an overhead, three phase
power line running along the eastern and northern edge of Lot1 and also along
the northern edge of Lot 3 which will need to be accounted for during future
development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
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) wi ll
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
6
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.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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 a s 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: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
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. Handicap Accessibility will be
required. Including but not limited to building access and parking. For
information on submittal requirements and the review process, contact a
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
7
commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance.
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: No comment received.
Planning Division: This request is located in Otter Creek 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 Short-
form POD (Planned Office District) to allow for the addition of ‘restaurant’ as a
permitted use within the existing building.
Master Street Plan: East of the property is Stagecoach Road and it shown as a
Minor Arterial on the Master Street Plan. South of the property is Stagecoach
Village Drive and it is shown as a Local Street on the Master Street Plan. A Minor
Arterial provides connections to and through an urban areas and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects o n traffic and pedestrians
on Stagecoach Road. 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 Commercia l
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
8
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was not present. Staff presented an overview of the item stating
there were no additional items necessary to complete the review process. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
I. ANALYSIS:
The applicant provided an updated cover letter to address staff’s questions
raised at the April 25, 2018, Subdivision Committee meeting. The request is to
utilize a portion of the existing building as restaurant use which provides pick -up
and delivery service only at this location. The applicant is proposing a Papa
John’s restaurant. The business will occupy 1,200 square feet of the existing
3,182 square foot building. The applicant states there will be no tables for dining
in at the restaurant. Seating will be provided for those waiting to pick -up their
order.
The hours of operation are from 10:00 am to 9:30 pm Monday through Thursday
and from 10:00 am to 10:30 pm Friday, Saturday and Sunday. The dumpster
service hours are limited to 7:00 am to 6:00 pm Monday through Friday.
The applicant is proposing to utilize the existing ground sign located on the
property. Should the ground sign be replaced in the future the sign must act as a
development sign for the three (3) lots. The development sign must not exceed
36-feet in height and 160 square feet in sign area. Building signage is limited to
the wall facades with direct street frontage. The wall signage will not exceed the
façade square footage allowed within the office and commercial zones or a
maximum of ten (10) percent of the façade area.
The applicant is requesting to maintain all previously approved building footprints
and allowed uses. The only modification to the previous approval is to allow the
restaurant use as proposed. Staff is supportive of the applicant’s request. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the addition of the restaurant as proposed is
appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragra phs D, E and F of the agenda
staff report.
May 17, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6178-K
9
PLANNING COMMISSION ACTION: (MAY 17, 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 8 ayes, 0 noes
and 3 absent.
May 17, 2018
ITEM NO.: 8 FILE NO.: Z-8278-A
NAME: The District at Midtown Long-form PCD
LOCATION: Located at 600 South University Avenue or the Northwest corner of I -630
and University Avenue
DEVELOPER:
Little Rock Midtown LP
c/o Provident Realty Advisors
10210 N Central Expressway, Suite 300
Dallas, TX 75231
OWNER/AUTHORIZED AGENT:
Little Rock Midtown LP, Chris Anderson, Managing Partner
Development Consultants, Inc., Authorized Agent
SURVEYOR/ENGINEER:
Development Consultants, Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 29.75-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.03
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Retail
PROPOSED ZONING: PCD
PROPOSED USE: Mixed use – C-3, General Commercial District uses and O-3,
General Office District uses – Midtown Design Overlay District
VARIANCE/WAIVERS:
1. Variances from the Land Alteration Ordinance to allow retaining wall heights, wall
lengths and allow grading of the entire site without the issuance of a building permit.
2. Variances from the typical buffer ordinance requirements.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Provident Realty Advisors is requesting a zoning change for the redevelopment
of this property. The proposed planned development is designed to modify some
of the requirements of the Midtown Overlay District in order to apply to this
freeway oriented, limited access location. This development features more of an
internal access orientation since the University Avenue frontage is so limited and
the I-630 freeway exposure, while very long and visible, has no access and only
a single point of egress. As such, the development includes interior “private
drives” to provide access to all of the properties while the orientation of many is
towards the freeway visibility. Pedestrian accessibility is likewise provided
internally to all of the building locations. T he development will be divided into a
number of separately platted parcels to facilitate ground lease sales, and
different sources of financing for the various product types.
Currently the site is a vacant Sears building and auto center and a vacant
medical office building. There is very little interior landscaping and very little
buffering around the perimeters. The proposal includes a substantial amount of
new landscaping and buffer areas totaling an estimated 24.5% of the
redevelopment area. Some of these areas include decorative architectural
features to help create an integrated “district” feel to the project named The
District in Midtown.
The request includes a variance from the Landscape Ordinance requirements
(Chapter 15 of the Little Rock Code of Ordinances) to allow a reduced freeway
buffer. The typical buffer requirement is 30 -feet. The applicant is proposing to
reduce the buffer to 20-feet. The City Beautiful Commission will review this
request at their June 2018, public hearing.
The request also includes a variance from the Land Alteration Ordinance to allow
grading of the site without the issuance of a building permit, retaining walls to
exceed the typical maximum wall height of 15 -feet (20-feet is proposed) and to
allow walls to exceed the maximum length without off-setting the wall.
The request also includes several exceptions to the Midtown Design Overlay
District requirements. The exceptions are outlined in the Analysis Section of
this report.
B. EXISTING CONDITIONS:
The site contains the former Sears Building, the auto service center and a
multi-story office building, all of which have been vacated. The property is
located in the Mid-town Design Overlay District. There are multi-story office
buildings located to the north of this site, the Doctors Building at the intersection
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
3
of South University Avenue and Midtown Avenue. Arkansas Specialty Surgery
Center is located at the intersection of McKinley Street and Midtown Avenue.
Both properties were purchased by this d eveloper and are included in the
rezoning request. The zoning map indicates West 6 th Street traversing this site.
West 6th Street is a private street and was not dedicated to the City as a public
street. The requested rezoning is to allow the development of the site with
multiple buildings and lots which the lots and building placements may or may
not comply with the Hillcrest Design Overlay District requirements.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association, the Hillcrest Residents Neighborhood Association
and the University Park 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 Midtown Avenue for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30-feet from centerline.
2. University Avenue is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55-feet from centerline will be required.
3. The proposed private streets should be constructed with concrete aprons
per City Ordinance.
4. Repair or replace any curb and gutter or sidewalk th at is damaged in the
public right-of-way prior to occupancy.
5. Obtain permits for improvements within State Highway right-of-way from
ARDOT, Arkansas Department of Transportation, District VI.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show
location of existing stormwater piping across the property.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
4
9. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. 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 Street, Travis Herbner,
therbner@littlerock.gov or 501.379.1805 for more information.
11. Due to the disconnection of Sixth Street, another name sh ould be used
instead. Street names and street naming conventions must be approved by
Public Works. Contact Glenn Haley, ghaley@littlerock.gov or
501.371.4537.
12. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
13. 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.
14. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles, round-abouts, pedestrian tables and narrowing
are suggested at regular intervals and at main intersections. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
additional information. Provide detail of proposed traffic calming devices
proposed to be used.
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. Retaining walls designed to exceed 15 -feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
17. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
18. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Capacity fee
analysis required for hotels. EAD review required if food service on site. Contact
Little Rock Water Reclamation Authority for additional information.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
5
Entergy: Entergy does not object to this proposal. However, there are multiple
electrical Distribution power lines running around and through this property. The
lines on the west side and north side of the area are overhead power lines.
There is an underground power line running east and west across the center of
the property along the path of what was previously 6th Street. There is an
underground power line running along the east side of the property beginning on
the west side of University and I-630 extending north. Entergy has met
previously with a developer about this property. Contact Entergy in advance to
discuss electrical service requirements, conduit layout, and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: Centerpoint Energy currently owns and operates a high
profile natural gas pipeline that runs east from S outh McKinley Street along W est
6th Street (Sears Drive), and then turning south to run along the east side of the
old Sears building. Upon review of the preliminary plat, there was no indication of
retaining the existing, or proposing new utility easements in these locations.
Therefore, Centerpoint Energy requests that any existing utility easements
containing Centerpoint Energy infrastructure remain in place and not be
encroached upon. Or, new general utility easements be dedicated on the
proposed plat in the locations identified by Centerpoint Energy. Contact
Centerpoint Energy with any questions in regards to this request. Centerpoint
Energy will provide sketches and/or facility maps in order to identify existing
CenterPoint Energy infrastructure if needed.
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 conne ction(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
6
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.
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 Certi fied
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: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment received.
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. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
7
Landscape:
1. Any new site development 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. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. The perimeter planting strip adjacent to
freeways or expressways shall be at least thirty (30) feet wide. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip. The perimeter planting strip adjacent to the I -630
right-of-way is deficient.
5. Land use buffers shall only be provided where single-family and duplex use
or zoning is the abutting use. In thos e cases where a land use buffer is
required, buffers shall be the same as those for multifamily uses in
Subsection 36-522(b)(1). In areas where terrain variation is great or other
features result in the loss of privacy, alternative designs and massing shal l
be considered.
6. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet. Existing plant material can be used to meet
these minimum requirements.
7. 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.
8. 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
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
8
(150) or fewer parking spaces. Interior islands must be a minimum seven
and one half (7 ½) 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.
9. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro:
Rock Region Metro requests including transit into this design of the project as a
means of improving service to METRO residents as well as improving
transportation options to the District at Midtown and the Midtown area as a
whole. METRO is concerned about the impacts of this project on the routes and
the Midtown bus hub. METRO is excited to see significant measures have been
taken to include pedestrian infrastructure in this project. Still, METRO has
questions concerning the nature of the sidewalk and crosswalk plans.
METRO’s second largest hub, which had 121,769 boardings in 2017 (339 per
day), is located on Midtown Avenue, adjacent t o the project site. Five (5) routes
serve the hub, including the #3-Baptist Medical Center, the #5-West Markham
Route, the #8-Rodney Parham Route, the #9 West Central/John Barrow Road
and the #22- University Avenue/Mabelvale Route. 305 buses pass through the
hub every weekday.
METRO sees this project as an excellent opportunity to re -envision the second
busiest location as an integral part of the Midtown area. The creation of a
regional bus hub in Midtown will bring significant economic, social and
environmental benefits to this project, including providing a geographically fixed
customer base, increased amounts of physical activity among residents and
decreased per capita on-site emissions.
The current plan causes METRO great concern over potential impacts to transit
service. Three (3) METRO routes, #3, #9 and #22, are aligned along West 6th
Street through the proposed project site. Not only will construction disrupt these
routes, according to the current plans there is no provisions for buses along West
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
9
6th Street after the completion of construction. METRO requests that the plans
be amended to allow continued service through the site for these routes.
METRO greatly appreciates the projects inclusion of sidewalks leading from
Midtown Avenue into the property. METRO is concerned with the steep slope of
the landscape between Midtown Avenue and the properties, and in particular
how people with wheelchairs will be able to navigate this slope.
METRO suggest improving upon the current plan by adding striping at all
pedestrian crossings. It is great to see striping included at some crossings, but
comprehensive striping throughout the site is preferable.
METRO suggests an expansion of the pavement of the proposed 5 -foot sidewalk
along the south side of the new West 6th Street to include the 4-feet currently
reserved for grass. Creating a pedestrian through-route through the property
would allow for an extension of the pedestrian/bike path that already abuts the
western edge of the property. Having a direct pedestrian path from areas to the
west, including Kanis Park, to areas to the east, including St. Vincent’s hospital,
would be a huge asset to the neighborhood.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office, and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
rezoning from PCD (Planned Commercial District) and C3 (General Commercial
District) to PCD (Planned Commercial Development) to allow for a mixed use
development including commercial and office. The request is within the Midtown
Design Overlay District
Master Street Plan: Midtown Avenue, West 6st Street and South McKinley Street
are all shown as Local Streets on the Master Street Plan. East of the properties
is South University Avenue and it shown as a Principal Arterial on the Master
Street Plan. South of the property is Interstate 630 and it is shown and a
Freeway on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. The primary 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 on traffic and pedestrians on South University Avenue since it is a
Principal Arterial. The primary function of a Freeway is to serve through long
distance trips. Freeways are always designed as full access control roads
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
10
(no direct access) entrances and exits should be limited to minimize negative
effects on traffic on I-630 since it is a Freeway. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Midtown Avenue. These
bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
Mr. Robert Brown of Development Consultants, Inc. and Mr. Cliff McKinney of
Quattlebaum, Grooms and Tull were present representing the request. Staff
presented an overview of the item stating there were a few outstanding technical
issues in need of addressing related to the proposed development plan. Staff
questioned the proposed signage plan. Staff also stated the name of the internal
drive could not be 6th Street and the developer should consider a different name
for the street.
Public Works comments were addressed. Staff stated a grading permit was
required prior to the development of the site. Mr. Brown stated all site work
would be completed in a single phase. Staff stated this would require a variance
from the land alteration ordinance to allow grading of multiple phases with the
development of the first phase. Staff also questioned the heights of the proposed
retaining walls. Mr. Brown stated it was possible portions of the walls would
exceed 15-feet in height. Staff stated this would also require a variance. Staff
stated traffic calming was required on the long straight streets to discourage
speeding. Staff requested the applicant provide a sketch grading and drainage
plan for the proposed site development.
Landscaping comments were addressed. Staff stated all new site development
was to comply with the City’s landscape ordinance and the buffer ordinance
requirements in addition to the Mid-town Design Overlay District. Staff stated
screening requirements of vehicular use areas adjacent to street rights of way
were required. Staff stated a land use buffer was required adjacent to the
property located to the south which was being used as single -family or a duplex.
Staff stated sites of two (2) acres or more required a landscape plan stamped
with the seal of a registered landscape architect.
Rock Region Metro comments were addressed. Staff stated this site was a major
component of their route. Staff stated currently there were three (3) routes which
aligned along West 6th Street through the proposed project site. Staff stated
Metro’s second largest hub was located on Midtown Avenue, adjacent to the
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
11
proposed site. Staff stated five (5) routes served the hub. Staff stated 305 buses
passed through the hub every weekday.
Staff noted the comments from the various other department s 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 and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan and indicated the drive through the
development as District Avenue. The request is a rezoning of the site from C -3,
General Commercial District to PCD, Planned Commercial Development District
to allow the redevelopment of the site with a multi-lot development. The plan
indicates the development of the 29.53-acre site with 15 lots. The lots are
proposed to develop with restaurant uses, hotels, general retail and office. The
development plan as presented has several exceptions from the typical
development standards of the Mid-town Design Overlay District. The exceptions
are as follows:
1. Exception to Section 36-389, (a), (1), a, to allow less than 60% of glass on
the ground floor levels of buildings facing internal pedestrian public
circulation areas or streets.
2. Exception to Section 36-389, (a), (1), b, to allow buildings to not be oriented
parallel with principal vehicular or pedestrian routes of travel.
3. Exception to Section 36-389, (a), (2), a, to allow primary entrances to not be
oriented to the street or to the principal vehicular or pedestrian rou tes of
travel.
4. Exception to Section 36-389, (a), (2), c, to allow customer entrances to not
be located on all sides of buildings that face abutting public or private rights -
of-way.
5. Exception to Section 36-389, (a), (5), a, to allow parking areas to wrap
around buildings.
6. Exception to Section 36-389, (b), to allow existing buildings at Lots 14 and
15 that exceed 60 feet in height.
7. Exception to Section 36-389, (c), (1), to allow building setbacks to be
greater than 20 feet.
8. Exception to Section 36-389, (d), (1), a, to allow driveway lanes to exceed
12 feet in width as measured between backs of curb.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
12
9. Exception to Section 36-389, (d), (2), a, to allow portions of internal drives to
have sidewalks on one side only.
10. Exception to Section 36-389, (e), (2), to allow trash enclosures that are not
within alleys or common service areas.
11. Exception to Section 36-389, (f), (1), to allow surface parking to be placed in
front of buildings in quantities of 50 or more with interior landscape islands
as shown in the Concept Plan.
12. Exception to Section 36-389, (f), (2), to allow parking to exceed the
minimum parking standards established in Article VIII.
13. Exception to Section 36-389, (f), (5), to allow parking within the front yard
setback.
14. Exception to Section 36-389, (f), (6), to allow the existing parking deck to
remain as is and not be wrapped by other residential or commercial use.
15. Exception to Section 36-389, (g), (3), to allow development and tenant
signage to be as shown in the signage illustrations.
16. Exception to Section 36-389, (h), (2), to allow a reduced land use buffer of
20 feet in adjacent to Lot 94, Cardinal Heights Addition, at the southwest
corner of the site.
17. Exception to Section 36-389, (h), (3), to not require Lots 13, 14, and 15 to
provide common use areas or plazas.
18. Exception to Section 36-389, (h), (5), to not require street trees at 2 feet off
of the back of curb and to allow street trees to be behind sidewalks as a part
of the site landscaping requirements, as shown in the Concept Plan.
19. Exception to Section 36-389, (h), (7), to allow trees greater than 14 inches
in diameter to be removed to allow continuity in the landscape design of the
proposed development.
20. Notes have been added to the PCD Concept Plan stating the following:
a. A lighting plan will be submitted as part of the construction documents.
b. Site lighting fixtures will be a full cut-off design, focused on the site,
and will minimize any bleedover to the adjacent areas.
c. All lighting levels will comply with the midtown D.O.D standards.
d. Up-lighting will be limited to 12 foot candles.
An entry sign is proposed at the District Avenue and University Avenue. The
sign is proposed as an entry feature. The sign is proposed with an overall height
of 10-feet and an overall length of 60-feet. The lettering of the sign area is
proposed with 218 square feet.
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
13
Two (2) monument signs are proposed on the site plan. One (1) sign is
proposed within a landscaped area entering the site from South University
Avenue on the District Avenue. The second is proposed in the round-about on
the District Avenue. The signs are 42.5 -feet high and an overall width of 8 -feet.
The lettering of the sign area proposed is 90 square feet.
Two (2) additional sign locations are proposed. One (1) at the driveway entrance
from Midtown Avenue. The sign is proposed 24-feet in height and 4-feet
8-inches wide. The lettering sign area is 30 square feet. A sign is located at the
entrance to the development from Bluebird Drive. The sign is proposed with a
maximum height of 7-feet 8-inches and an overall length of 59-feet 1-inch. The
lettering of the sign area is 144 square feet.
The plan includes the placement of individual tenant signs on each of the lots.
Excluding the support structure the sign area proposed for each tenant is
107 square feet of sign area. The support structure is proposed with a rock face
veneer with a maximum height of 7-feet 6-inches and an overall length of 28-feet.
Building signage has not been determined. The applicant is requesting the
placement of building signage on all facades. Signage on each façade will
comply with signage allowed in commercial zones.
The site plan indicates lots ranging from 0.90-acres to 7.27-acres. The applicant
has indicated the lots will be sold or will be leased. The request is to allow the
grading of the entire site and the installation of the drives and utilities with the
initial site development. To allow the development as proposed requires a
variance from the Land Alteration Ordinance to allow grading of the site wi thout
the issuance of a building permit. The applicant is also requesting variances
from the Land Alteration Ordinance to allow retaining wall heights to exceed the
typical maximum height of 15-feet. The applicant indicates the wall heights will
range in heights with a maximum wall height of 20 – 25-feet. The request also
includes a variance from the Land Alteration Ordinance to allow r etaining walls
greater than 200 feet in length to be in a straight line without curved sections,
jogs or offsets.
The request includes a variance from the Zoning Ordinance to allow a reduced
street buffer along South University Avenue. The site plan indicates a minimum
dimension of 14-feet. Based on the buffer ordinance a 50 -foot average buffer
would typically be required. The applicant is proposing to place a 20 -foot buffer
along I-630. The buffer ordinance typically requires a 30-foot buffer along the
freeway frontage. The request also includes the placement of a reduced Land
Use Buffer of 20-feet at the southwest corner of site. Within this area the zoning
ordinance would typically require the placement of a 50foot average buffer. The
applicant is also requesting to allow easements to count in the buffer width
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
14
requirement. The applicant is also proposing to removal of all existing vegetation
in Land Use Buffer. These buffer areas will be replanted with evergreen trees as
a screening measure.
The applicant has submitted a traffic analysis which staff is continuing to review.
Staff will provide a recommendation at the May 17, 2018, public hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicants were present. There was one (1) registered objector present and one
(1) registered supporter 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 requests from the City’s Land Alteration
Ordinance.
Mr. Robert Brown, Mr. Chris Anderson and Mr. Cliff McKinney were present
representing the request. Mr. Brown stated the site was a dark vacant site containing
30-acres. He stated the redevelopment was focused on the southern portion of the site
which contained approximately 16-acres. He stated the development plans included
two (2) hotels, a number of restaurant pads and buildings containing retail and/or
restaurant space. He stated the development included the realignment of what is
known as 6th Street. He stated 6th Street was not a public street. He stated the
developer was willing to install improvements as requested by staff. He stated the
development would include a traffic signal at the intersection of 6th Street, now known
as the District Avenue. He stated in summary the overall development was less square
footage than the existing developed site.
Ms. Mary Julia Hill addressed the Commission in support of the request. She stated the
neighborhoods fully endorsed the development as proposed.
Ms. Careen Frazier addressed the Commission in opposition of the request. She stated
her concern was the development was not bike friendly. She stated a bicycle was her
main mode of transportation. She stated she put more miles on her bicycle than her
automobile. She stated bicycling as a mode of transportation was a choice. She stated
the bike plan included a mid-line trail which was located near this site. She stated the
trail ran from Henderson School to Kanis Park. She stated the City and developers
should plan for pedestrians and bicyclist. She stated north of this site was a main bus
hub. She stated all the buses had bike racks. She stated a number of cyclist would use
May 17, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8278-A
15
this hub as a transfer station to catch the bus or to off -load the bus to continue on to
their destination. She stated her concern was for trails and connections which were
safe for the bicyclist.
Mr. Brown stated the Master Bike Plan indicated a bike trail along the southern portion
of this site which then crossed the freeway near South University Avenue. He stated
along Midtown Avenue there was a bike route shown and the developer had agreed to
install pavement markings to identify the street as sha red between vehicles and
bicyclist.
Mr. Anderson stated a bike path through the site had not been included. He stated he
and his partners were in conversations with Mr. Mark Webre of the Parks Department
about ways to incorporate the bike path into the development. He stated he was willing
to work with staff to see if this was feasible. He stated based on the grade transition
between this site and the Interstate he did not feel this was a viable option but he would
continue to review the request. He stated the drive lanes within the development were
wide enough to accommodate bicycle and automobile traffic. He stated they had
worked with Rock Region Metro to accommodate their request. He stated the plan now
included two (2) bus pull-outs and two (2) shelters. He stated he would work with AHTD
and City staff to determine if the trail could be incorporated.
There was a general discussion by the Commission concerning the request, the location
of the existing trails and bikeways. Mr. Anderson stated the trail currently ended at their
western property line. He stated there was a signalized crossing at South University
and Midtown Avenue. He stated to allow the crossing at the District Avenue was not
safe because there was no place for the bicyclist to go because of the retaining wall on
the east side of University Avenue.
A motion was made to approve the request including all staff recommendations and
comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: 9 FILE NO.: Z-9319
NAME: PB General Holdings, LR Colonel Glenn, Short-form PCD
LOCATION: Located at 9601 Colonel Glenn Road
DEVELOPER:
PB General Holdings, LLC
P.O. Box 22407
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Sean Sobba, Owner
PB General Holdings, Scott Proctor, Registered Agent
Blew and Associates PA, David Nix Authorized Agent
SURVEYOR/ENGINEER:
Blew and Associates PA
Attn. David Nix
524 West Sycamore Street
Fayetteville, AR 72703
AREA: 2.74-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD:7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: General retail
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property located at 9601 Colonel Glenn Road is currently zoned R -2,
Single-family and indicated on the City’s Future Land Use Plan as MX, Mixed
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
2
Use. The applicant is requesting to rezone the site to PCD, Planned Commercial
Development, to allow the development of the 2.74-acre parcel with a
7,500 square foot general merchandise retail store. The proposed site plan
indicates one (1) access to Colonel Glenn Road. The building i s designed with
HVAC units on top of the building. The dumpster area will be to the back of the
development with a fence enclosure. The dumpster pick up hours will be limited
to store hours.
B. EXISTING CONDITIONS:
The site contains a single-family home and a number of outbuildings. West of
the site is a construction company zoned PD-C. East of the site is a single-family
subdivision located on Marigold Drive. North of the site are single -family homes,
two (2) churches and a cross training fitness business. Colonel Glenn Road is a
State Highway. Adjacent to the site the road is a two (2) lane street with no curb
and gutter in place and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Tall Timber Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55-feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5-feet from centerline. A payment should be
made in-lieu of construction of Colonel Glenn Road since the road is
controlled by ARDOT, Arkansas Department of Transportation.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. Obtain permits for improvements within State Highway right -of-way from
ARDOT, Arkansas Department of Transportation, District VI.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
3
6. Stormwater detention ordinance applies to this property.
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. Provide a letter prepared by a registered engineer cer tifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
9. Identify the bold red line on the site plan.
10. Show the delivery truck maneuvering route on site.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. There is an e xisting
three phase, overhead power line on the north side of Colonel Glenn Road in
front of this property. There is also a single phase, overhead power line running
along the east side of the 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:
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.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
4
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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 e xisting water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
5
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. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip shall be at least nine (9) feet wide. Provide trees with an
average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear
feet of perimeter planting strip. A portion of the west perimeter planting strip
is deficient.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
6. Eight percent (8%) of the vehicular use area must be designat ed 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
seven and one half (7 ½) 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.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
6
7. Land use buffers are to be maintained adjacent to the south and east R-2,
Single-family zoned properties. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs f or every
thirty (30) linear feet. Existing plant material can be used to meet these
minimum requirements.
8. A landscape irrigation system shall be required for developments of
one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggest adding a sidewalk along
Colonel Glenn Road as well as one connecting the road to the proposed
business.
Planning Division: This request is located in 65th Street West Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office, and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The applicant has applied for a
rezoning from a R2 (Single Family District) to a PCD (Planned Commercial
Development) to allow a retail store to be built.
Master Street Plan: North of the property is Colonel Glenn Road and is shown
as a Principal Arterial on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects on traffic and pedestrians on
Colonel Glenn Road since it is a Principal Arterial. This streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
7
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: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff requested the applicant provide the
proposed signage plan, the days and hours of operation for the business, the
days and hours of dumpster service and the location and details of any proposed
fencing.
Public Works comments were addressed. Staff stated right of way dedication
was required along Colonel Glenn Road per the Master Street Plan. Staff stated
an in-lieu payment was required for the boundary street improvements. Staff
requested the applicant provide a cost estimate for the required street
construction with the request for a building permit. Staff requested the applicant
provide a sketch grading and drainage plan for the proposed development of the
site. Staff questioned any retaining walls and the height of any proposed
retaining walls.
Landscaping comments were addressed. Staff stated any new site development
was to comply with the minimum requirements of the landscape and buffer
ordinances. Staff stated a minimum of eight (8) percent of the vehicular use area
was to be landscaped. Staff stated screening of parking lots was req uired. Staff
stated a land use buffer was required on the perimeters adjacent to residentially
zoned or used property.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
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 the
proposed signage plan, the days and hours of operation for the business, the
days and hours of dumpster service and the location and details of any proposed
fencing. The applicant has noted no retaining wall will exceed 15-feet in height.
The request is a rezoning of the property from R-2, Single-family to PCD,
Planned Commercial Development, to allow the redevelopment of the site with a
retail use.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
8
The property contains 2.74-acres and is proposed to develop with a 7,500 square
foot commercial building. The site plan includes one (1) access to Colonel Glenn
Road. The site plan indicates the placement of 30 parking spaces. Parking for a
retail use is typically based on one (1) parking space per 300 gross square feet
of floor area. 25 parking spaces would typically be required to serve the
retail use.
The applicant notes wall signage will comply with signage allowed in commercial
zones or a maximum of ten (10) percent of the front wall façade. Ground
signage will be limited to a maximum height of 36-feet and a maximum sign area
of 160 square feet.
The applicant indicates screening will be provided along the sites perimeters
where adjacent to residentially zoned or used property. The eastern perimeter is
indicated with a six (6) foot wood fence. Screening to the south will be
accomplished via a wood fence or dense evergreen plantings. Along the western
perimeter is a commercial user which will not require screening to be installed.
The applicant indicates the days and hours of operation are from 7:00 am to
10:00 pm seven (7) days per week. The dumpster service hours are proposed to
be limited to the store operational hours. Staff recommends since the s ite is
adjacent to residential homes along the eastern perimeter the hours of dumpster
service be limited to 7:00 am to 6:00 pm Monday through Friday.
The applicant states at the time of request for a building permit the developer will
provide staff with a cost estimate for the street construction costs. Once the
costs are agreed upon by the developer and staff the developer will provide a
contribution payment in-lieu to the City for the cost of the street construction.
Staff is supportive of the applicant’s request. The site is indicated on the City’s
Future Land Use Plan as MX, Mixed Use, which allows for a mixture of
residential, office, and commercial uses to occur. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff
feels to allow the redevelopment of the site 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 since the site is adjacent to residential homes along the
eastern perimeter the hours of dumpster service be limited to 7:00 am to 6:00 pm
Monday through Friday.
May 17, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9319
9
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragrap hs D, E and F of
the agenda staff report. Staff presented a recommendation since the site is adjacent to
residential homes along the eastern perimeter the hours of dumpster service be limited
to 7:00 am to 6:00 pm Monday through Friday.
Ms. Sebrina Ricks was present representing the applicant. She stated she would yield
her time to the opposition.
Ms. JoAnn Kennedy was present in opposition of the request. She addressed the
Commission stating she was opposed to the development. She stated her conc erns
were traffic, noise and the hours of operation. She stated the driveway was not located
directly across from her drive but across from the neighbors drive. She stated she was
concerned the customers exiting the retail use would cause an increase in traffic. She
stated the hours of operation included a closing time of 10:00 pm. She stated this late
hours was a concern.
Ms. Ricks stated this type of retail typically did not increase traffic. She stated the
business primarily served the nearby neighborhood and traffic that was already passing
by the site. She stated there were peak times for the business but this was primarily
during the mid-day time frame. She stated this business would pull traffic from the
roadway and was not a business that would generate a large amount of traffic.
There was no further discussion. The chair entertained a motion for approval of the item
as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: 10 FILE NO.: Z-9320
NAME: Gramercy Park at Midtown Short-form PD-R
LOCATION: Located at 6400 West Markham Street or the Northwest corner of West
Markham Street and North McKinley Street
DEVELOPER:
Icon Homes LLC
Rodney Chandler
P.O. Box 23712
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Marc Moody Owner
Icon Homes, LLC, Rodney Chandler Authorized Agent
SURVEYOR:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 0.49-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development Residential
PROPOSED USE: 3 buildings, 6 units attached single-family housing
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
2
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive
nearer the intersection and the northern property line than typically allowed per
ordinance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Gramercy Park is an upscale planned residential development blended with
craftsman and traditional style architecture with 21 st century construction to
consist of three (3) attached patio homes. Five (5) of the six (6) homes will have
two (2) bedrooms, two (2) baths and one (1) patio home will have
three (3) bedrooms with two (2) and one half ( ½ ) baths. Floor plans include
great rooms, dining area and kitchen with a full complement of stainl ess steel
appliances. All homes will have a brick traditional exterior with accented décor
and feature amenities that are generally standard for upscale homes of this style.
Interior amenities will include plank porcelain tile flooring, granite slab kitchen
counter and bathroom tops, nine foot ceilings with crown molding and recessed
can lighting.
Exterior features include masonry, brick on all four sides and smart board siding
in gable areas, architectural roof shingles, landscaped lawns with Zoysia t urf and
automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to
enhance aesthetics of the development. Homes will have a minimum front
setback of 15-feet, 25-foot rear where lots back up to West Markham and North
McKinley Streets, 10-feet setback to the west property line and 8-feet setback to
the north.
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Additionally, each unit will consist of one or two car garages and two car
driveways for each home. It is anticipated the home prices will range from $155
to $175 per square foot. It is anticipated that some of the homes will be placed
under corporate lease agreements and lease rates will range from $1,450 to
$1,800 per month.
The entrance to Gramercy Park will consist of a brick wall and attached
decorative metal fencing, with accent lighting and extensive landscaping to
promote an appealing and pristine entrance to the development. A six (6) foot
wooden fence is planned where fences do no t currently exist to maintain privacy
for neighbors and residents of Gramercy Park. Additionally, lawns and all
common areas within the development will be maintained by the owner.
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
3
B. EXISTING CONDITIONS:
The site contains a single-family residence with a driveway accessing the home
from North McKinley Street. Park Plaza Mall is located to the east of this site.
There is a bank located on the northeast corner of North McKinley Street and
West Markham Street. South of the site on the southeast corner of South
McKinley Street and West Markham Street is a convenience store. The primary
use of the area west of North McKinley Street, both north and south, is
single-family residential with the exception of two properties to the north of this
site, which are the only two (2) properties which face North McKinley Street,
which were rezoned to PD-O and POD and are used as office uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hall High
Neighborhood Association and the Briarwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. W est Markham Street is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
West Markham Street and North McKinley Street.
3. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to North McKinley Street in accordance with Section 31-175 of the
Little Rock Code of Ordinances and the Master Street Plan.
4. Repair or replace any curb and gutter or sidewalk that is damaged and not
within ADA compliance in the public right-of-way prior to occupancy.
5. 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. Due to an insufficient turnaround
provided within the site, the waste receptacle should be taken to North
McKinley Street.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
4
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway/access easement
spacing on commercial streets is 250-feet from intersections and other
driveways and 125-feet from side property lines. Staff believes the
proposed access easement is located to close to the signalize West
Markham Street/North McKinley Street intersection (100-feet). A variance
should be requested for the driveway/access easement location.
8. All driveways/access easements shall be constructed with concrete aprons
per City Ordinance.
9. 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.
10. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
11. 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.
12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
13. Remove existing curb cuts not planned to be used with proposed
development.
14. Are gates proposed to be erected?
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 at this location. There is an existing
three phase, overhead power line on the west side of North McKinley Street
adjacent to this property. There is also a single phase, overhead power line
running east and west along Gramercy Park Drive which will need to remain in
place to serve existing Entergy customers on the west side of this project.
Service is already being provided to existing structures in the project area which
will need to be addressed. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
5
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be r equired after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, c ontact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
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 submi ttal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
6
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggest improving sidewalk on West
Markham Street, including a new sidewalk on North McKinley Street, as well as
sidewalk access to individual homes.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
Family District) to PDR (Planned Development Residential) to allow for
six (6) Patio Homes on half an acre (12 units/acre density).
Master Street Plan: South of the property is West Markham Street and it shown
as a Minor Arterial on the Master Street Plan. East of the property is North
McKinley Street and it shown as a Local Street on the Master Street Plan. Minor
Arterial provides connections to and through an urban area an d their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects o n traffic and pedestrians
on W est Markham Street. The primary function of a Local Street is to provi de
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 Class III Bike Routes shown on West Markham Street
and North McKinley Street. These bike routes require no additional right -of-way,
but either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the development statin g there were few outstanding technical issues
associated with the request. Staff requested information concerning the
proposed signage plan, any proposed fencing and the proposed phasing plan.
Staff stated zero lot line and townhouse developments were to have a minimum
of ten (10) to fifteen (15) percent of the development as designated open space.
Public Works comments were addressed. Staff stated right of way dedication to
West Markham Street and North McKinley Street were required to meet the
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
7
Master Street Plan. Staff stated no grading was allowed on the site without a
grading permit being issued. Staff stated all driveways and access easements
were to be constructed with concrete aprons per City Ordinance. Staff stated
they did not support the driveway placement on North McKinley Street. The
applicant questioned if staff would support the driveway if it was constructed as a
right-in-right-out only drive. Staff stated if constructed properly then they would
support the driveway location.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues associated with the request raised at the April 25, 2018, Subdivision
Committee meeting. The applicant has provided the proposed signage plan, the
location and materials of the proposed fencing and indicated the development
will occur in a single phase. The plan also indicates the drive on North McKinley
Street as a right-in/right-out only drive.
The request is a rezoning of the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the development of 0.49 -acres with
six (6) units of patio homes. The applicant is proposing to place a single drive
from North McKinley Street into the development. The drive will be designed and
constructed with a right-in/right-out only access to limit the potential traffic
conflicts of persons entering the development and stacking on North McKinley
Street.
The development is proposed with three (3) attached patio homes. Five (5) of
the six (6) homes will have two (2) bedrooms, two (2) baths and one (1) home
will have three (3) bedrooms with two (2) and one half ( ½ ) baths. The floor
plans include great rooms, dining area and kitchen with a full complement of
stainless steel appliances. All homes will have a brick traditional exterior with
accented décor and feature amenities that are generally standard for upscale
homes of this style. Interior amenities will include plank porcelain ti le flooring,
granite slab kitchen counter and bathroom tops, nine foot ceilings with crown
molding and recessed can lighting.
The homes are proposed with a minimum setback of 15 -feet along the common
drive. The plan indicates a 25-foot setback on the lots along West Markham and
North McKinley Streets and a 10-foot setback to the west property line. The plan
indicates an 8-foot setback to the north property line.
May 17, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9320
8
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Each unit is proposed with a one (1) or a two (2) car garage and a
two (2) car driveway for each home.
The entrance to the development is proposed with a brick wall and attached
decorative metal fencing, with accent lighting and extensive landscaping. A s ix
(6) foot wooden fence is proposed where fences do not currently exist, to
maintain privacy for neighbors and residents of the development. All lawns and
common areas within the development will be maintained by the
developer/property owners association.
Staff is not supportive of the applicant’s request. The site is indicated on the
City’s Future Land Use Plan as Residential Low, RL, which typically allows
developments of residential at a density of six (6) units per acre or less. The
development as proposed doubles the density typically allowed in the Future
Land Use designation. The development is proposed with minimal setbacks
along the northern and western perimeters. Staff feels the site plan as proposed
is “over-building” the site area.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were a number of registered objectors present. The
Chair stated it was practice when there were eight (8) or fewer Commissioners present
to offer the applicant the option of deferral. He stated to approve an item would take
six (6) positive votes of the Commissioners present.
Mr. Rodney Chandler stated he would like to defer his item to a late r hearing date to
allow for more Commissioners to be present to vote on his item.
The Chair entertained a motion for deferral of the item to the June 28, 2018, public
hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
ITEM NO.: 11 FILE NO.: Z-9321
NAME: Calhoun Short-form PD-R
LOCATION: Located at 4208 Fairview Road
DEVELOPER:
Joseph D. Calhoun
4424 South Lookout
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Joseph Calhoun, Owner Developer
SURVEYOR/ENGINEER:
Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Hillcrest Design Overlay District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
4208 Fairview Road is a single-family dwelling, situated on the site of the old
Allsopp family home overlooking Allsopp Park, just off of South Lookout Street. It
is one of eleven (11) dwellings built on the old home site. There is a row of
seven (7) homes overlooking the park, and there is a row of four (4) 2-level
homes behind the park-view homes. A paved drive from South Lookout Street to
Fairview Road separates the two (2) rows of homes and this address is the last
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
2
park-view home on the drive which wraps around the rear an d east-side of this
property.
The home is a 2-bedroom 2-bath brick veneer structure having approximately
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet higher than the home. The a pplicant
proposes to add a second floor, with a ramp up from the carport to the home.
The upper floor will be approximately 1,500 to 1,600 square feet, extending out
(on support columns) from both the front and rear of the existing home. The
applicant is proposing the second level as the main living quarters and is
proposing to maintain the lower as a guest quarters or for a caregiver. The lower
level will include a kitchenette. The applicant indicates the carport will be
enclosed.
The primary need for the rezoning is to obtain a front yard setback exception
from the Hillcrest Design Overlay District. Although there is a paved drive
separating 4208 Fairview Road from the easterly neighbor at 4206 Fairview
Road, the setback requirements for interior lots are being applied rather than
those for corner lots. 4206 Fairview Road is set back far from the street and it is
also situated further around the curve of Fairview Road. The setback of this
home is 31.8-feet at the closest point to the property line and 55.4-feet as the
road curves around the house. The home located at 4210 Fairview Road is
24.4-feet. The Overlay requires the setback to be calculated for interior lots
based on the average of the setbacks for the dwellings on both sides of the
home. With the deeper setback of 4206 Fairview Road the average setback
required for this home is 25.29-feet. Upon completion of the renovations the
applicant is proposing a 20-foot front setback for the home located at
4208 Fairview Road.
B. EXISTING CONDITIONS:
The site contains a single-family home overlooking Alsop Park. Fairview Road is
a loop street extending from South Lookout Road. Fairview Road is a narrow
road with sidewalk along the street side adjacent to this property. There is no
curb, gutter or sidewalk along the frontage adjacent to the park.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
3
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.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided via an underground service line to the existing building. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
4
Fire Department:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinance
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6" in height, of a durable, reflective material on
a color contrasting background to promote enhanced visibility. The numbers hall
be in a conspicuously placed immediately above, on or at the side of the proper
door of each building so that the number can be seen plainly from the street on
which the number is based. Whenever any building is situated so that the
number is not clearly discernible from the street line or vision of the building from
the street is otherwise obscured, the number or numbers assigned shall be
placed near the walk, driveway or common entrance to such buildings, and
affixed upon a gate post, fence, mailbox, post, or other appropriate place so as to
be easily discernible (this is in addition to the numbers/letters on the building).
Numbers painted or stenciled on the curb shall not be a lawful substitute for the
display of address numbers prescribed by this article. Subject to change upon
field evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building's Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall be so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parki ng
spaces in between, and around the FDC and the fire apparatus access road.
FDC shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access or as otherwise
approved. A remote FDC is recommended and location must be approved.
Signage of at least 6 inches high, red letters on white background, with “FDC”
must be mounted above the FDC to be visible from fire apparatus access road.
Subject to change at any time upon fie ld evaluation. Contact Capt. Tony Rhodes
at (501) 918-3757.
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
5
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: No comment received.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this p roperty.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
Family District) to PDR (Planned Development Residential) to allow an existing
1-story to be remodeled into a 2-story house. The request is within the Hillcrest
Design Overlay District. A proposed addition to the front of the structure exceeds
the front yard setback as typically allowed within the Overlay District.
Master Street Plan: West of the property is Fairview Road 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. This street may require dedication of
right-of-way and may require street improvements for entr ances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff stated the site was located within the Hillcrest
Design Overlay District and the applicant was seeking relief of a front yard
setback. Staff stated all other aspects of the development would comply with the
typical design standards of the Hillcrest Design Overlay District.
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
6
Public Works noted there were no comments related to the request.
Staff noted the comments from the various other departments and ag encies.
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 and cover letter to staff addressing
the technical issues associated with the request. The applicant is seeking
approval of a rezoning of the property from R-2, Single-family to PD-R, Planned
Development Residential, to allow an increased front yard setback for the home.
The Hillcrest Design Overlay District states the front yard setback for the principal
structure is to be aligned with the average of the current setbacks of the adjoining
residential structures within a ten (10) percent variance, but no structure may be
within the minimum fifteen (15) foot front setback as established in the ordinance.
The property at 4206 Fairview Road (south) is set back from the street and is
situated around the curve of Fairview Road. The setback of this home is
31.8-feet at the closest point to the property line and 55.4 -feet as the road curves
around the house. The home located at 4210 Fairview Road (north) is 24.4 -feet.
The Overlay requires the setback to be calcu lated for interior lots based on the
average of the setbacks for the dwellings on both sides of the home. With the
deeper setback of 4206 Fairview Road the average setback allowed for the home
at 4208 Fairview Road is 25.29-feet. The setback proposed for the home at
4208 Fairview is a 20-foot front setback.
The existing home is a 2-bedroom 2-bath brick veneer home containing
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet h igher that the home. The applicant
proposes to renovate the home and add a second floor, with a ramp up from the
carport to the new level. The upper floor will be 1,500 to 1,600 square feet,
extending out (on support columns) from both the front and rear of the existing
home. The applicant is proposing the second level as the main living quarters
and is proposing to maintain the lower as a guest quarters or for a caregiver.
The lower level will include a kitchenette. The existing carport will be enclos ed
for garage space.
Staff is supportive of allowing the accessory dwelling, guest quarters or caregiver
quarters, within the home. Staff is not supportive allowing the home to be
converted into a duplex at some point in the future.
May 17, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9321
7
The applicant indicates no perimeter fencing is proposed. Should perimeter
fencing be desired in the future fencing will be placed as typically allowed in the
R-2, Single-family Zoning District. The applicant also notes there are no
accessory structures proposed for the site but requests the ability to allow
accessory structures as typically allowed with in the R-2, Single-family Zoning
District. The request also includes the allowance of Home Occupations as
typically allowed within the residential zoning districts.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the rezoning to allow a slight encroachment into the front building setback as
defined by the Hillcrest Design Overlay District. The plan as submitted indicates
a triangular encroachment into the setback along the southern perimeter of the
home. The applicant states the request to allow the encroachment is to take
advantage of the view of the city park across the street from the home. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. With the exception of the front yard setback encroachment the plan
fully complies with all other aspects of the Hillcrest Design Overlay District.
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 the home not be allowed to convert into a duple x at some
point in the future.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 9, 2018,
requesting deferral of this item to the June 28, 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.
May 17, 2018
ITEM NO.: 12 FILE NO.: Z-9322
NAME: Townhouse Apartments Short-form PD-R
LOCATION: Located at 15901 Taylor Loop Road
DEVELOPER:
Tan Hong and Pham Phoung
27 Weatherstone Point
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Tan Hong and Pham Phoung, Owner
TAG Construction Co. Inc. McKinley Adams, Agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Gordon Duckworth
920 Cape Street
Little Rock, AR 72223
AREA: 0.91-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Six (6) units of multi-family housing
VARIANCE/WAIVERS: None requested.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The existing site is approximately 0.91-acres and will be less after right of way
dedication for both Taylor Loop Road and Gooch Drive. The initial site plan
presented with the application will be adjusted once coordination with the
required agencies has occurred. The property is currently zoned R-2, Single-
family and the applicant is proposing to rezone the property to PD -R, Planned
Development Residential. Six (6) total residential units, four (4) along the south
side of the site and two (2) units on the north side of the site, will be separated by
two (2) hour fire rated construction unless local fire marshal required fire sprinkler
system. Each unit will have attached two (2) car garages, which will meet
minimum parking requirements. No ADA accessible parking spaces are required
and no residential units are required to be ADA compliant for this development.
The units are proposed with 1,700 square feet of floor area excluding the
garages. The units are proposed three (3) bedrooms with two (2) bathrooms and
a half-bath powder room.
The building envelope is to be balloon frame construction consisting of wood
studs, wood i-joist floor framing and pre-engineered wood truss roof framing.
Structures are to meet or exceed minimum requ irements of the Arkansas Energy
Code and the Arkansas Fire Prevention Code. The exterior skin is to be a
combination of fiber cement siding and trim with masonry veneer base and
accents. The initial design language is “Prairie” or “Craftsman” style.
The two (2) building structures are to be angled to one another to open up the
site lines and accommodate vehicular circulation and services. The minimum
landscape requirements will be met or exceeded.
The proposed construction will be concrete slab-on-grad on compacted
engineered fill material to keep finished floor elevation above historical flooding
levels. Recent improvements west of Gooch Drive include an elevated
“mini-levee” and stabilization with stone rep rap on geotextile fabric.
The development in the future may convert to a condominium association but
integration with utilities, metering, management or other factors will need to be
considered.
B. EXISTING CONDITIONS:
The site contains a single-family home located on the southeast corner of Taylor
Loop Road and Gooch Drive. The City recently completed a street and drainage
project in this area. Taylor Loop Road has been constructed to a collector street
standard but was striped with two (2) vehicle travel lanes and two (2) bike lan es.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
3
There are single-family homes located north of the site along Gooch Drive and
Taylor Loop Road. There is a developing zero lot line subdivision located to the
northwest of this site on Bella Rosa Place. South of the site is a single -family
subdivision, Madison Valley. There are townhomes located to the east of the site
with their access drive located on Montgomery Road. Gooch Road is a
narrow unimproved roadway extending south to a dead -end accessing a few
single-family homes.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Westchester
Property Owners Association and the Madison Valley Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Taylor Loop Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30-feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies
that Gooch Road 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
Taylor Loop Road and Gooch Road.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e). The
subject property floods several times per year. The recently completed
Taylor Loop Road street widening project did not alleviate the flooding of
this property.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Gooch Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 15.5-feet from centerline.
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. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
4
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner's association.
9. 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.
10. 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 at 621 S. Broadway, Travis Herbner,
therbner@littlerock.gov or 501.379.1805 for more information.
11. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage c laims
for operations on private property. For City of Little Rock service within the
site a turnaround must be provided of sufficient size for City of Little Rock
trash truck or the trash receptacles should be taken to Gooch Road.
12. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate
of occupancy.
13. Show proposed location(s) of USPS cluster bo x units in conformance with
USPS and City of Little Rock policy design standards.
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 at this location. However, there is a
three phase, overhead power on the north side of this property along Taylor Loop
Road and a single phase power line running along the east side of Gooch Drive.
Construction of the project requires that all applicable clearances to the power
lines be maintained during and after construction of the Townhouses. 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.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
5
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequat e pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Ro ck Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment received.
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. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggests constructing sidewalks on
Gooch Road.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
6
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Residential Low Density Use (RL) for this property. Residential
Low category provides for single family homes at densities not to exceed
six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PD-R (Planned Development Residential) to build six (6)
townhouses units on 0.9 acres of land (6.66 units/acre).
Master Street Plan: North of the property is Taylor Loop Road and it shown as a
Collector on the Master Street Plan. West of the property is Gooch Drive and it
shown as a Local Street on the Master Street Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. The
primary function of a Local Street is to provide access to adjacent properties. A
Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Taylor Loop Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff requested information concerning the
proposed signage plan, any proposed fencing and th e proposed construction
materials of the buildings. Staff also requested the maximum building height for
the proposed building.
Public Works comments were addressed. Staff stated right of way dedications
were required on both the abutting streets and a radial dedication or right of way
was required at the intersection of the two (2) streets. Staff requested a sketch
grading and drainage plan for the proposed development. Staff stated the City’s
Stormwater Detention Ordinance would apply to the development of the site.
Staff stated no residential waste collection service would be provided on private
streets. Staff stated with the site development street improvements to the
abutting streets was required.
Staff noted the comments from the various ot her 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.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
7
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan, proposed fencing and the proposed
construction materials of the buildings. The applicant has also noted the
maximum building height for the proposed building.
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential, to allow the site to be redeveloped with six (6) units of townhomes.
The site currently contains 0.91-acres. The land area will be less after right of
way dedication for both Taylor Loop Road and Gooch Drive.
The plan indicates six (6) total residential units; four (4) units located alo ng the
south side of the site and two (2) units on the north side of the site. The units will
be separated by two (2) hour fire rated construction unless the local fire marshal
requires a fire sprinkler system. Each unit is proposed with an attached
two (2) car garage. The units are proposed with 1,700 square feet of floor area
of heated and cooled space, excluding the garage area. The units are proposed
three (3) bedrooms with two (2) bathrooms and a half -bath powder room. The
maximum building height proposed is 28-feet 6-inches to the roof ridge.
The plan indicates the placement of a ten (10) foot building setback along the
southern perimeter of the site. The plan indicates a 20 -foot building setback
along Gooch Road and a minimum setback of 25-feet from Taylor Loop Road.
The minimum building setback along the eastern perimeter is 15 -feet.
The site plan indicates the placement of a two (2) car garage for each unit. The
zoning ordinance typically requires multi-family developments to provide one and
one-half (1 ½) spaces per unit. The parking as indicated is more than adequate
to meet the typical minimum parking requirement.
The applicant indicates no development signage is proposed. Staff recommends
should signage be desired in the future signage be limited to signage allowed in
multi-family zones or a maximum of six (6) feet in height and 24 square feet in
sign area. Building signage, if proposed, should be limited to a maximum of ten
(10) percent of the façade area abutting the public streets.
The applicant has indicated there will not be fences placed on the perimeters due
to the flooding hazards of the site. The applicant notes fences around patio
areas will be placed for each unit. Areas along the south property line will b e six
(6) foot high for the length of the four (4) units. A six (6) foot wood fence will also
be placed around the patio areas of the homes along the northern portion of
the site.
May 17, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9322
8
The development is proposed in a single phase. The development in the future
may convert to a condominium association but is currently not being considered.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the rezoning to allow the development of six (6) townhomes with a density of
6.66 units per acres, just over the density typically allowed per the future land
use designation of Residential Low. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development of the site as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they were requesting a deferral of the item to the June 28,
2018, public hearing to allow additional time for a flood st udy to be completed. 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.
May 17, 2018
ITEM NO.: 13 FILE NO.: Z-9323
NAME: 818 West Capitol Short-from PCD
LOCATION: Located at 818 and 824 West Capitol
DEVELOPER:
Don Rhyne
824 West Capitol Avenue
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
SMRTDM, LLC, Maggie Hogan, Agent for the Owner
David Bisceglia, Agent
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 0.17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial and Industrial – all uses indoor
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Allow a private club, transfer of ownership
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from UU, Urban Use District, to
PCD, Planned Commercial Development District, to allow the transfer of a 2 am
private club permit to this location. The applicant proposes to operate a sports
bar and restaurant. This location operated as a 2 am private club for 10-years
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
2
and closed in August of 2107. The permit request is for a sports bar, restaurant
and catering venue concept that provides lunch and dinner seven (7) days per
week. LA Rumba Bar and Grill is a restaurant and bar serving food and craft
cocktails inspired by Cuban, Dominican, Brazilian and South American cuisine.
The location is divided with the restaurant, banquet area on one (1) side with the
sports bar on the other side with access in between. The applica nt intends to
serve breakfast and lunch Monday through Friday from the restaurant side.
Lunch and dinner will be available on the sports bar side. In addition to the
normal food service the applicant is proposing catering both on and off premise.
The applicant indicated the site is available for private functions on both sides
such as private dinners, parties, weddings, corporate meetings, birthday
celebrations.
The location will have recorded music as well as multiple TV’s for events. The
sports bar has small stage which will be home to a large format TV. The
applicant is proposing to use the area for events and possibly karaoke and trivia.
The applicant is also proposing a Salsa Dancing night hosted by the local
Salsa Club.
B. EXISTING CONDITIONS:
The site is a commercial building located on South Izard Street and West Capitol
Avenue. There are parking lots located on the north, east and west sides of the
building. The building contains a restaurant in the front portion of the building
and the private club is located in the rear portion of the building.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20-foot radial dedication of right-of-way is required at the intersection of
West Capitol Avenue and South Izard Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right-of-way prior to
occupancy.
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Review required if food service on 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 at this location. A three phase
overhead electrical power line runs along the north side of the property across
the alley. Service is already provided to the existing building. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be don e at the expense of the
developer.
6. Contact Central Arkansas Water regarding the size and location of the
water meter.
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
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
4
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. 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: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements and the requirements of the UU, Urban Use Zoning
District.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance and shall
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
5
continue to full compliance on a graduated scale based upon the percentage
of rehabilitation cost.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggest improving cracked sidewalk
on Capitol Avenue.
Planning Division: This request is located in Downtown Planning District. The
Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed Use
Urban category provides for a mix of residential, office and commercial uses not
only in the same block but also within the same structure. This category is
intended for older "urban" areas to allow dissimilar uses to exist, which support
each other to create a vital area. Development should reinforce the urban fabric
creating a 24-hour activity area. Using the Planned Zoning District or the Urban
Use District, high and moderate density developments that result in a vital
(dense) pedestrian oriented area are appropriate. The applicant has applied for a
rezoning from UU (Urban Use) to PCD (Planned Commercial Development) to
allow the transfer of ownership of a private club in an existing building.
Master Street Plan: South of the property is West Capitol Avenue and it is shown
as a Collector on the Master Street Plan. West of the property is South Izard
Street and it is shown as a Local Street on the Master Street Plan. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These Streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an
overview of the item stating there were no outstanding technical issues
associated with the request. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
6
I. ANALYSIS:
There was no additional information required from the April 25, 2018, Subdivision
Committee meeting. The request is a rezoning of the site from UU, Urban Use
District, to PCD, Planned Commercial Development District, to allow the transfer
of a 2 am private club permit to this location. The applicant proposes to operate
a sports bar and restaurant. This location operated as a 2 am private club for
10-years and closed in August of 2107. The permit request is for a sports bar,
restaurant and catering venue concept that provides lunch and dinner seven
(7) days per week. The building is divided with a restaurant, banquet area on
one (1) side and the proposed sports bar on the other side with access in
between. The applicant indicates the hours of operation are from 6 am to 2 am
seven (7) days per week.
The applicant intends to serve breakfast and lunch Monday through Friday from
the restaurant side. Lunch and dinner will be available on the sports bar side. In
addition to the normal food service the applicant is proposing catering both on
and off premise. The site is available for private functions on both sides such as
private dinners, parties, weddings, corporate meetings, birthday celebrations.
The applicant is not proposing any new signage. The applicant indicates should
signage be requested in the future the signage will comply with signage allowe d
within the UU, Urban Use Zoning District. Wall signage is proposed on the
facades with direct street frontage. The sign area will be limited to a maximum of
ten (10) percent of the front façade area.
A dumpster will be located on the site. The dumpster will be screened per typical
ordinance requirements. The dumpster service hours have not been limited.
The applicant is seeking approval of the PCD, Planned Commercial
Development zoning to allow the transfer of ownership of a private club license
for this site. A newly amended State Law requires local approval when
businesses and organizations seek to become a private club. The local approval
is required for the business to obtain an ABC, Alcohol Beverage Control, permit
to allow the sale of alcoholic beverages. In this case the local approval will be in
the form of adoption of an ordinance approving the PCD, Planned Commercial
Development zoning to allow the private club at this location.
Staff is supportive of the applicant’s request. The a pplicant is seeking the
rezoning to allow for the transfer of a private club license to this location. The site
has a history of operating as a private club. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the request to allow the use of the property as a private club is appropriate.
May 17, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9323
7
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: (MAY 17, 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 8 ayes, 0 noes
and 3 absent.
PLANNING COMMISSION VOTE RECORD
DATE 1 l 1 415
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.
/ Meeting Adjourned - P.M.
/AYE NAYE ABSENT ABSTAIN JRECUSE
l I-
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A
BERRY, CRAIG
BYNUM, BUELAH
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✓
✓
,/
COX, KEITH
FINNEY, REBECCA
✓
✓
,/
,/
,/
HAMILTON, SCOTT
HAYNES, MARLON D.
✓
✓
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LAHA, TROY
✓
✓
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LATTURE, PAUL
v
✓
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,/
;/
MAY, BILL B.
/
-
STEBBINS, ROBERT
J-
A
A
Ac
A
THOMAS, DIANA M.
A-
Pr
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/ Meeting Adjourned - P.M.
/AYE NAYE ABSENT ABSTAIN JRECUSE
May 17, 2018
There being no further business before the Commission, the meeting was adjourned
at 4:53 p.m.
Date
Chairman Secretary