pc_09 20 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 20, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Rebecca Finney
Scott D. Hamilton
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Diana M. Thomas
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 9, 2018 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 20, 2018
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1825 Simpson Addition Preliminary Plat, located East of Milburn
Lane and Dover Street in the Granite Mountain area.
B. S-1819 65th Street Center Subdivision Site Plan Review, located at
5303 West 65th Street.
C. Z-2481-D Geyer Springs Business Center Short-form PCD, located
behind 7315 Geyer Springs Road.
D. Z-4807-Q New Hampton Astoria Residential Apartment Long-form
PD-R, located North of Chenal Valley Drive on the
Northeast corner of Chenal Valley Drive and Gordon Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW:
Item Number: File Number: Title:
1. S-1603-A Lots 6R, 7R-A, 7R-B and 8R, Block 11, Weldon E. Wrights
Addition Replat, located at 1871 South Izard Street.
2. Z-7463-C Lot 4 Commerce Square Addition Subdivision Site Plan
Review, located on the North side of West 65th Street in the
6100 Block.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
3. Z-3501-B Icon Homes Short-form PD-R, located on the North side of
West Markham Street in the 8000 Block of West Markham
Street.
4. Z-4653-J Powell Brothers Revised Short-form PCD, located at 1308
South Bowman Road.
5. Z-4745-C Shackleford Kanis Revised Short-form PD-C, located at
10721 Kanis Road.
6. Z-8286-B 13500 Vimy Ridge Road Short-form PCD, located in the
13500 Block of Vimy Ridge Road.
7. Z-9352 4616 Asher Avenue Short-form PCD, located at 4616
Asher Avenue.
8. Z-9353 13100 Lawson Road Long-form PD-C, located at 13100
Lawson Road.
III. OTHER ITEMS:
Item Number: File Number: Title:
9. LA-0079-A CARTI Land Alteration Revised Variance Request, located
at 8901 CARTI Way.
10. Adoption of the 2019 Planning Commission Calendar.
September 20, 2018
ITEM NO.: A FILE NO.: S-1825
NAME: Simpson Addition Preliminary Plat
LOCATION: Located East of Milburn Lane and Dover Street
DEVELOPER:
Corey Schneider
P.O. Box 403
Berryville, AR
OWNER/AUTHORIZED AGENT:
Jan Reality A Trust, Owner
Marlar Engineering Agent
SURVEYOR/ENGINEER:
Marlar Engineering
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 4.7-acres NUMBER OF LOTS: 14 FT. NEW STREET: 717-LF
WARD: 1 PLANNING DISTRICT: 24 – Sweet Home/College Station
CENSUS TRACT: 40.01
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated July 27, 2018, requesting deferral of this item to
the September 20, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 27, 2018,
requesting deferral of the item to the September 20, 2018, public hearing. Staff stated
September 20, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
2
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated September 6, 2018, requesting deferral of this
item to the November 1, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were registered objectors present. Staff presented the
item stating the applicant had submitted a request dated September 6, 2018, requesting
deferral of this item to the November 1, 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 and 1 absent.
September 20, 2018
ITEM NO.: B FILE NO.: S-1819
NAME: 65th Street Center Subdivision Site Plan Review
LOCATION: Located at 5303 West 65th Street
DEVELOPER:
The Southern Co. of North Little Rock
1201 Cypress Street
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
Kim Properties LLC – owner
The Southern Co. of North Little Rock - Agent
SURVEYOR/ENGINEER:
Harbor
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 4.36-acres NUMBER OF LOTS: 0 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: C-3, General Commercial 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. The site contains a strip retail center
containing 48,114 square feet of floor area. The site also contains a 1-story brick
building which is a liquor store. The applicant is proposing to add a fuel canopy
within the parking lot. The fuel canopy is proposed 24-feet by 108-feet. There
is a 24-foot by 40-foot covered extension to the shopping center building.
The canopy is proposed 138-feet from Lancaster Road and 66-feet from
West 65th Street.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
2
B. EXISTING CONDITIONS:
The site is located at the southwest corner of West 65th Street and Lancaster Road.
There is a variety of zoning and uses in the area including commercial, industrial
and residential uses. South of the site is a property zoned R-5 which is developed
as an apartment complex. East of the site is a convenience store with gas pumps.
North of the site is a Family Dollar Store. West of the site is a vacant commercial
building. Further west and northwest are industrial and manufacturing uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West 65th Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. Lancaster 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. Is the
retaining wall within the right-of-way? If not, the dedication should be up to the
street side of the existing retaining wall. The dedication should be made as
required beyond the retaining wall.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Lancaster Road and West 65th Street.
4. Repair or replace any curb and gutter, sidewalk, and access ramps that is
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
5. Sidewalks with appropriate handicap ramps are required to be constructed on
Lancaster Road in accordance with Section 31-175 of the Little Rock Code and
the Master Street Plan.
6. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements such as
existing sign located in the right-of-way.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
3
8. Show on the plan the proposed drive aisles and parking spaces.
9. The existing driveways should be narrowed to a maximum 36-feet in width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Grease trap analysis required if food
service on site. Sewer available to this site. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. Service is already provided
via an overhead service line at the rear of the existing building. Three phase
overhead power lines run along the west side of Lancaster Road and the south
side of West 65th Street bordering this property. There are existing parking lot
lights in front of the building fed from the power line on West 65th Street which
appear to conflict with the proposed fuel canopy. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
4
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.
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:
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.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
5
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. 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.
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. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #22 – the
University Avenue/Mabelvale Route.
Planning Division: No comment.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
6
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any of their concerns prior to the item
being forwarded to the full Commission for review and approval. 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 June 6, 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 site contains a strip
retail center containing 48,114 square feet of floor area. The site also contains a
1-story brick building which is a liquor store. The applicant is proposing to add a
fuel canopy within the parking lot. The fuel canopy is proposed 24-feet by
108-feet. There is a 24-foot by 40-foot covered extension to the shopping center
building. The canopy is proposed 138-feet from Lancaster Road and 66-feet from
West 65th Street.
The fuel center contains four (4) pump islands which are double sided pumps. The
applicant is proposing the placement of canopy signage on the north and eastern
elevations which are located with public street frontage. The signage will likely
exceed the ten (10) percent maximum allowed for building façade coverage due
to the narrowness of the canopy. The signage is proposed as typical fuel pricing
letter size. Ground signage will be utilized along West 65th Street and Lancaster
Road with heights and sign area to comply with signage allowed in commercial
zones.
The site plan indicates there are currently 170 parking spaces on the site. With
the placement of the fuel canopy there will be 220 parking spaces. The parking
lot will be restriped to allow the additional parking spaces. The site contains a
48,114 square foot retail building and smaller 1,420 square foot for a total building
square footage of 49,534. Parking for a shopping center is typically based on one
(1) parking space per 225 gross square feet of floor area. Parking for this
development based on the shopping center parking calculation is 220 spaces.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
7
Staff is supportive of the applicant’s request. The applicant is seeking approval to
allow the addition of a fueling station and canopy within the parking lot of the
existing retail development. The setbacks proposed for the new construction are
adequate to meet the setback of the C-3, General Commercial Zoning District. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the development 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.
The applicant has not provided staff with a site plan to address their concerns related to
access and circulation on the site once the fuel islands and canopy are added to the site.
Staff recommends deferral of this item to the August 9, 2018, public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided staff with a site plan to address
their concerns related to access and circulation on the site once the fuel islands and
canopy were added to the site. Staff presented a recommendation of deferral of this item
to the August 9, 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
9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
STAFF UPDATE:
The applicant has not provided staff with a detailed site plan indicating the parking layout
and the drive aisles to ensure adequate circulation through the site once the fuel island
and canopy are added to the site and to ensure there will be adequate parking remaining
on the site to support the retail uses. Staff recommends deferral of this item to the
September 20, 2018, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided them with a detailed site plan
indicating the parking layout and the drive aisles to ensure adequate circulation through
September 20, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1819
8
the site once the fuel island and canopy were added to the site and to ensure there would
be adequate parking remaining on the site to support the retail uses. Staff presented a
recommendation of deferral of the item to the September 20, 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: (SEPTEMBER 20, 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 10 ayes, 0 noes and 1 absent.
September 20, 2018
ITEM NO.: C FILE NO.: Z-2481-D
NAME: Geyer Springs Business Center Revised Short-form PCD
LOCATION: Located behind 7315 Geyer Springs Road
DEVELOPER:
David Gutierrez
7411 Geyer Springs Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
David Gutierrez – Owner
HALFF- Marlar Engineering - Agent
SURVEYOR/ENGINEER:
HALFF- Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 1.43-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: PCD, Planned Commercial Development - Expired
ALLOWED USES: Mini-warehouse
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and an Events center
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 14,582 adopted by the Little Rock Board of Directors on January 17, 1984
rezoned this site from C-3, General Commercial District and R-5, High Rise Multi-family
to PCD, Planned Commercial Development District. The approval allowed for three (3)
buildings, 20,000 square feet of storage space on a 1.63-acre parcel which was to be
enclosed with a 6-foot chain link fence with the east and north sides covered by a privacy
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
2
fence. The site plan included a small office in one of the proposed buildings for an
on-site attendant. This development did not occur and the zoning approval has since
expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PCD, Planned
Commercial Development District, zoning to allow the development of the site with
a mixed use development. The applicant indicates a single 14,280 square foot
building will be placed on the site. The cover letter notes 3,570 square feet of the
building will be used for retail sales and 9,520 square feet is proposed as an events
center. The site plan indicates 98 parking spaces to serve the development.
B. EXISTING CONDITIONS:
The site was previously cleared. There is a large utility line with a 100-foot
easement running through the property. This area of Geyer Springs Road has a
mixture of uses including restaurants, retail sales, auto accessories retail sales and
residential. Geyer Springs Road is a four (4) lane street. There are sidewalks in
place along Geyer Springs Road, many appear to be substandard located at the
back of curb. In a number of places the parking lots are paved to the right of way
and no sidewalk is in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. Repair or replace any curb and gutter, sidewalk, and access ramp that is
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan to be constructed within the access easement to access the proposed
development.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
3
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owner's association.
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. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, therbnear@littlerock.gov or 501.379.1805 for
more information.
9. Since the street is proposed to be 24-feet in width, show on the plan the area
of street where parking will be restricted to one side.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
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. Grease trap analysis
required if food service on site. Contact Little Rock Water Reclamation Authority
for additional information
Entergy: Entergy Distribution does not object to this proposal. There do not
appear to be any Distribution conflicts with existing electrical utilities at this
location. However, an Entergy Transmission line bisects the property from SW
to NE with one Transmission structure on the west edge of the property and the
SE edge of the Transmission ROW being very close to the NW corner of the
proposed building. Contact should be made with Entergy’s Transmission
department to determine if there are any conflicts concerning the Transmission line
and the proposed project before work is begun. Contact the Entergy Distribution
group in advance to discuss electrical service requirements to the proposed
building as this project proceeds.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
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 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.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
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:
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. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
6
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
7
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
8
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip. The north, south, and west, perimeters planting strip is deficient.
3. AP&L has stated that it will not allow any plantings that exceed a height of
six (6) feet in their easement. To waive the tree requirements that are located
in this utility easement will require a variance from the City Beautiful
Commission.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the east is zoned R-2, Single-family. The approximate
average depth of the lot is 445 feet. A minimum twenty-seven (27) foot buffer
will be required adjacent to the R-2 zoned property, 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, plantings are to be at the
rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
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 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 the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #17 – the
Mabelvale/Downtown Route.
Planning Division: This request is located 65th Street East 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
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
9
applied for PCD (Planned Commercial Development) to build a commercial
building with retail spaces and an events center.
Master Street Plan: East of the property is Geyer Springs 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 of traffic and pedestrians on Geyer Springs Road since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 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 placement of any dumpsters and the days and hours of operation for the retail
and for the events center. Staff requested details concerning the treatment of the
rear of the building and if the building would have openings other than openings
required by fire code. Staff stated the drive located in the rear of the building was
adjacent to single-family. The applicant stated he was waiting on the fire
department to determine if the drive around the building was required by fire code.
Public Works comments were addressed. Staff stated right of way dedication
along Geyer Springs Road was required. Staff stated a sidewalk extending from
Geyer Springs Road into the site was required. Staff stated if disturbed areas was
more than one (1) acre then a NPDES stormwater permit from the Arkansas
Department of Environmental Quality was required.
Landscaping comments were addressed. Staff stated the land use buffer along
the western perimeter was not adequate to meet the typical minimum required by
the buffer ordinance. Staff stated screening was required adjacent to single-family
zoned or used property. Staff stated with the Entergy Easement located through
the site a variance from the City Beautiful Commission was required to waive the
tree requirements which were located within the utility easement.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
10
I. ANALYSIS:
The applicant provided an updated site plan and cover letter to staff addressing
the technical issues associated with the request raised at the June 6, 2018,
Subdivision Committee meeting. The applicant has provided the days and hours
of operation, the revised site plan continues to provide the drive and parking behind
the building, adjacent to single-family.
The request is to revise the previously approved PCD, Planned Commercial
Development District, to allow the development of the site with a mixed use
development. The applicant indicates a single 14,280 square foot building will be
placed on the site. The cover letter notes 3,570 square feet of the building will be
used for retail sales and 9,520 square feet is proposed as an events center.
The site plan indicates 98 parking spaces to serve the development. Parking for
the retail uses would be based on one (1) parking space per 300 gross square feet
of floor area. The retail portion of the development would typically require the
placement of eleven (11) parking spaces. The events center portion of the
development would typically require the placement of 95 parking spaces, based
on one (1) parking space per 100 gross square feet of floor area. The applicant
notes the events center will only operate when the retail uses are closed.
The applicant has indicated a ground sign along Geyer Springs Road. The sign
will not exceed 36-feet in height and 160 square feet in sign area. Building signage
is proposed on the front façade of each tenant space. The signage will not exceed
ten (10) percent of the façade area of the tenants lease space.
The plan indicates the placement of a six (6) foot landscape strip along the eastern
perimeter of the site. The landscape strip is within a ten (10) foot utility easement.
Typically utility easements are not allowed to count towards the buffer width
requirement. The northern perimeter landscape strip is indicated at four (4) feet.
There is no southern landscape strip indicated on the site plan. The Landscape
Ordinance would typically require each of these two (2) strips to be nine (9) feet.
The site plan indicates the placement of a dumpster on the site. The dumpster is
located along the western perimeter of the site. A note indicates the dumpster will
be screened per typical ordinance requirements. The hours of dumpster service
will be limited to 7 am to 6 pm Monday through Friday.
The retail hours of operation are from 8:00 am to 8:00 pm seven (7) days per week.
The event hours will vary but no later than 12:00 am Monday through Wednesday
and Thursday through Sunday event hours are to end by 1:00 am.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
11
The zoning ordinance defines an event center as any privately owned property,
building or portion of a building, the primary purpose of which 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.
Separation requirements for event centers are to be determined by the Planning
Commission so as not to adversely impact the neighborhood. Event center review
shall consider the following additional requirement: (a) An even t 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 t hat operates programs
for children 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 si ngle-family
homes located east of this site.
Staff is not supportive of the applicant’s request. The applicant is seeking approval
of an events center for the site along with retail space. The site is located adjacent
to single-family homes to the east. The site plan as proposed has a driveway and
parking along the rear portion of the building which concerns staff. The hours of
the events center are also a concern. Staff does not feel this is an appropriate
location for an events center.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
The applicant failed to respond to comments raised at the June 6, 2018, Subdivision
Committee meeting. Staff recommends deferral of this item to the August 9, 2018,
public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant failed to respond to comments raised at the
June 6, 2018, Subdivision Committee meeting. Staff presented a recommendation of
deferral of this item to the August 9, 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 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
12
STAFF UPDATE:
The applicant has not provided a revised site plan to address staff comments and
concerns raised at the June 6, 2018, Subdivision Committee meeting. Staff recommends
deferral of this item to the Commission’s September 20, 2018, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had not provided a revised site plan to
address staff comments and concerns raised at the June 6, 2018, Subdivision Committee
meeting. Staff presented a recommendation of deferral of the item to the Commission’s
September 20, 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: (SEPTEMBER 20, 2018)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of denial.
Mr. Jason Boweknest of HALFF+Marlar Engineering addressed the Commission on
behalf of the applicant. He stated the developer had met with the surrounding property
owner and none had indicated opposition. He stated the number of commercial units had
been reduced to three (3) but the square footage of the building remained the same. He
stated the development indicated a 27-foot landscape buffer along the rear, the east,
property line and the drive was indicated behind the building was a requirement of the fire
department to allow for fire access.
Mr. Juan Gutierrez, the owner, addressed the Commission stating his family owned the
grocery and bakery just to the south of this site and on many occasions person picking
up cakes would ask where a venue was located for weddings, wedding receptions and
birthday parties. He stated his family wanted to develop the events center in this location
so they could keep an eye on the center and the persons renting the center. He stated
his families business would be one of the first to be affected by any negative impact of
the events center. He stated the center would employ off duty police officers on the
occasions it was felt security was needed. He stated the homes in the area would not be
impacted. He stated many of the residents frequented the grocery store and were wanting
the center to be completed so they could rent the center for a venue.
September 20, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-2481-D
13
There was a general discussion by the Commission concerning staff’s concerns and
recommendation. Commissioner Stebbins questioned if the only criteria not being met of
the four (4) separation items listed for the Commission to consider when allowing an
events center was the residential aspect. Staff stated this was correct but there were
homes located to the east and also to the north. Staff also noted there were homes in a
subdivision just to the northeast of this site.
The Commission questioned the business on the C-4, Open Display zoned property to
the south. Mr. Gutierrez stated the business was his family’s grocery and bakery.
Commissioner Laha stated the President of Southwest Little Rock United for Progress
had been in the building attending another meeting but could not stay due to family
responsibilities. He stated Southwest Little Rock United for Progress had voted to oppose
the placement of the events center at this location. He stated Southwest Little Rock’s
experience with events centers was that even though they said they were leaving at a
certain time either inside the building or outside the building persons managed to stay.
He stated he happened to lived next door to a Hispanic family and sometimes their parties
went on all night.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 4 ayes, 6 noes and
1 absent.
September 20, 2018
ITEM NO.: D FILE NO.: Z-4807-Q
NAME: New Hampton Astoria Residential Apartments Long-form PD-R
LOCATION: Located North of Chenal Valley Drive on the Northeast corner of Chenal
Valley Drive and Gordon Road.
DEVELOPER:
Premiere Construction Solutions of Rock City, LLC
P.O. Box 1009
Bryant, AR 72089
OWNER/AUTHORIZED AGENT:
Shabbir Dharamsey, MD, CEO, (Purchase Agreement)
Smith and Goodson, Agent
SURVEYOR:
Smith and Goodson, PLLC
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 21.3-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal Valley CENSUS TRACT: 42.13
CURRENT ZONING: MF-12, Multi-family 12 units per acre
ALLOWED USES: Multi-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family 14.64-units per acre
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of all phases with the development of the first phase.
The applicant submitted a request for deferral of this item to staff on July 25, 2018. The
applicant is requesting the item be deferred to the Commission’s September 20, 2018,
public hearing. The applicant has indicated additional time is needed to address staff’s
concerns related to the proposed site plan. Staff is supportive of the deferral request.
September 20, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4807-Q
2
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for deferral of this item
on July 25, 2018. Staff stated the applicant was requesting the item be deferred to the
Commission’s September 20, 2018, public hearing. Staff stated the applicant had
indicated additional time was needed to address staff’s concerns related to the proposed
site plan. Staff stated they were supportive of the deferral request. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated September 6, 2018, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 6,
2018, requesting withdrawal of this item without prejudice. Staff stated they were
supportive of the withdrawal request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
September 20, 2018
ITEM NO.: 1 FILE NO.: S-1603-A
NAME: Lots 6R, 7R-A, 7R-B and 8R Weldon E. Wright’s Addition Replat
LOCATION: 1871 South Izard Street, 1868 and 1872 South State Street
and 806 West 19th Street
DEVELOPER:
Goodin Creek, LLC
Jeremy Carroll
26 Fendley Road
Amity, AR 71921
OWNER/AUTHORIZED AGENT:
Goodin Creek LLC – Jeremy Carrol
Noel Du Celliee Muller
Melvin Moss
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: .051-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 47
CURRENT ZONING: R-4, Two-family
VARIANCE/WAIVERS: A variance from Section 31-232(a) to allow a decreased lot
depth and a decreased lot area for the newly proposed lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to replat three (3) existing lots to recognize existing
conditions in the area. The replat includes Lots 6, 7 and 8, Block 11, Weldon E.
Wright’s Addition to the City of Little Rock. Currently the home located at 806 West
19th Street sits on portions of Lots 7 and 8, Block 11 Weldon E. Wright’s Addition.
The remainder of the lots are occupied by a single-family home, 1868 South State
Street and a non-residential building located at 1872 South State Street. There is
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
2
a garage located on the rear portion of Lot 6, Block 11, Weldon E. Wright’s Addition
which the owner of 806 West 19th Street desires to purchase. The applicant is
seeking the replat to allow the garage and home at 806 West 19th Street to be
located on a single lot. The replat would also recognize the building placement on
Lots 7 and 8, Block 11, Weldon E. Wright’s Addition and allow the structures to be
located on parcels as they currently located per the tax records. The South State
Street lots would be replatted into Lots 7R-B and Lot 8R, Block 11, Weldon E.
Wright’s Addition. The replatting of Lot 6, Block 11, Weldon E. Wright’s Addition
(1871 South Izard Street) would remove the garage from Lot 6 (to be replatted as
Lot 6R) and place the garage with the replatted Lot 7R-A (806 West 19th Street).
The replat includes several variances. The applicant is seeking approval to allow
reduced lot areas for the new lots. The applicant is also seeking variances for
setbacks, front, side and rear, to recognize the placement of the homes and
garages as currently exist on the lots.
B. EXISTING CONDITIONS:
The area is primarily single-family homes located on lots which average 50-feet by
150-feet. There are a number of homes which have been constructed on lots
similar to this configuration, or homes constructed on portions of lots. There is a
vacant commercial building located at the intersection of West 19th Street and
South State Street. To the southwest of this site is property owned by the 34th
Street Missionary Baptist Church and the Rightsell Incentive Elementary School.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners 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 South
Izard Street and West 19th Street.
2. Blocking of a public sidewalk with a vehicle or other item is not allowed.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service required for each
plumbed structure. Contact Little Rock Water Reclamation Authority for additional
information.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
3
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 to the existing buildings on these lots. Contact Entergy in advance to
discuss electrical service requirements or adjustments to existing facilities.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
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. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
4
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.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
5
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
6
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located near Rock Region Metro Routes, #14 the
Rosedale Route and #16 the UALR Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the
proposed replat. Staff stated the requested replat was to recognize existing
conditions and to allow the plat to reflect the current property lines.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of South Izard Street and West 19th Street.
Staff stated the car was to be pulled into the garage and not placed to block the
sidewalk.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised plat to staff indicating the radial dedication of
right of way as requested by Public Works staff. There were no other modifications
necessary to complete the review process.
The request is a replat of three (3) existing lots to recognize existing conditions on
each of the lots. The replat includes Lots 6, 7 and 8, Block 11, Weldon E. Wright’s
Addition to the City of Little Rock. The lots are proposed to be replatted as Lots
6R, 7R-A, 7R-B and Lot 8R, Block 11, Weldon E. Wright’s Addition.
The home located at 806 West 19th Street sits on portions of Lots 7 and 8, Block
11, Weldon E. Wright’s Addition. The remainder of the lots are occupied by a home
located at 1868 South State Street and a non-residential building located at 1872
South State Street.
There is a garage located on the rear portion of Lot 6, Block 11, Weldon E. Wright’s
Addition the owner of 806 West 19th Street desires to purchase. The replatting is
to allow the home and the garage located at 806 West 19th Street to be located on
a single lot.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
7
The replatting of Lot 6, Block 11, Weldon E. Wright’s Addition would remove the
garage from Lot 6, 1871 South Izard Street, (to be replatted as Lot 6R) and place
the garage with the replatted Lot 7R-A.
The replat includes several variances. The applicant is seeking approval to allow
reduced lot areas for the new lots. The applicant is also seeking variances for
setbacks, front, side and rear, to recognize the placement of the homes and
garages as currently site on the lots today.
The property is zoned R-4, Two-family District. The lot depth typical of this zoning
district is 100-feet with a typical lot width of 70-feet. The minimum lot area typical
of this zoning district is 7,000 square feet. Lot 6R is proposed with a depth of 123-
feet and is 50-feet wide with a lot area of 6,150 square feet. Lot 7R-A is proposed
with a lot depth along the western portion of the lot of 50-feet and the eastern
portion of the lot of 75-feet. The lot width is proposed along West 19th Street 82-
feet. The lot area of Lot 7R-A is proposed containing 5,511 square feet. Lot 7R-B
is proposed with a lot depth of 95-feet and a lot width of 50-feet. The lot area
proposed is 4,750 square feet. Lot 8R is proposed with a lot depth of 95-feet along
the southern boundary, along West 19th Street, and 150-feet along the northern
boundary. The lot area proposed for Lot 8R is 6,151 square feet.
The front yard setback for the home located at 806 West 19th Street is 13-feet and
the rear yard setback is 14-feet.
Staff is supportive of the applicant’s request. The applicant is seeking the replat
to recognize existing conditions. It appears the homes were built in the 1940’s and
1950’s with disregard to the platted lots. There appear to be a number of homes
in the area which were also constructed on portions of lots. Staff supports the
replatting as proposed to recognize the existing conditions of the developed lots
and to allow the replatting of Lot 6 to allow the owner of the adjacent property
located at 806 West 19th Street to purchase the garage, rehab the garage and to
allow the use of the garage by the home owner at 806 West 19th Street. To staff’s
knowledge there are no remaining outstanding technical issues in need of
addressing related to the replat.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow reduced lot areas, lot
widths and setbacks for the lots as proposed.
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1603-A
8
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request to allow reduced
lot areas, lot widths and setbacks for the lots as proposed. 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.
September 20, 2018
ITEM NO.: 2 FILE NO.: Z-7463-C
NAME: Lot 4 Commerce Square Conditional Use Permit
LOCATION: Located on the North side of West 65th Street in the 6100 Block
DEVELOPER:
Clifton Family LLLP
Isbell Land Sales, LLC
1000 Cherry Hill Drive
North Little Rock, AR 72116
OWNER/AUTHORIZED AGENT:
Clifton Family LLLP, Owner
Isbell Land Sales, LLC, Owner
Thomas Engineering Company, Agent
SURVEYOR/ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 3.584-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.01
CURRENT ZONING: C-4, Open Display District
VARIANCE/WAIVERS:
1. A variance from Section 31-207 to allow the driveways as indicated on the site plan.
2. A variance from the Land Alteration Ordinance to allow grading of the entire site with
the development of the first building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The application was originally filed as a Subdivision Site Plan Review request as
per Section 31-13 of the Little Rock Code of Ordinances. After review staff
determined the item should be reviewed and considered as a Conditional Use
Permit request to allow the development of Office Warehouse for the property.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
2
The property is zoned C-4, Open Display District and is proposed for development
with eight (8) buildings of office warehouse. The applicant has indicated the
buildings as 40-feet by 60-feet. Access to the buildings is from a shared driveway
along West 65th Street. The plan indicates the placement of a 40-foot building
setback along the common drive. A 25-foot setback is proposed along the north
property line and a 15-foot setback is proposed along the eastern property line
which abuts the Union Pacific Railroad right of way.
The applicant is seeking a variance to allow the drives on the site to be located
less than 100-feet from the property line and less than 200-feet apart. The
applicant is also seeking a variance to allow the driveway width to exceed 26-feet.
The applicant has agreed to construct the access drive with a minimum pavement
width of 31-feet.
The applicant is requesting a variance from the Land Alteration Ordinance to allow
grading of the entire site with the development of the first building.
B. EXISTING CONDITIONS:
The site is an undeveloped site located on the north side of West 65th Street and
adjacent to a railroad main line. The two (2) properties to the west are convenience
stores. To the north is a hotel and further north is an auto body repair business.
South of the site is an auto accessories sales business. To the southeast is a
mini-warehouse development. To the east is an automobile sales business. There
is a sidewalk in place along the north side of West 65th Street adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing. There is not a contact person listed for the Geyer
Springs Neighborhood Association in the City of Little Rock maintained
neighborhood contact listing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. With the
proposed commercial and warehouse use, the existing pavement should be
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
3
improved to 31-feet in width. Curb and gutter should be installed on the east
side of access easement to West 65th Street. Curb and gutter should be
constructed on both side of access easement adjacent to the Valero
Service Station.
2. The south 3-way intersection should be constructed with typical street
radiuses (25-feet) for a street intersection.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is construction proposed to
be phased? Is a variance being requested for an advanced grading permit to
grade future phases with the first phase?
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer, owner, and/or property owner's association.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. Curb and gutter should be installed from the proposed south driveway to West
65th Street.
9. A minimum pavement width of at least 31-feet measured from back of curb to
back of curb must be provided.
10. If semi-trucks are expected to load/unload at the warehouse doors or dock,
at least 75-feet should be provided from the private street.
11. The east curb radius of the West 65th Street intersection should be increased
to 25-feet.
12. Per Section 31-210(e)(3), on minor commercial streets, driveways should be
spaced at least 100-feet from the property line. The south driveway should
be relocated to the north.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
4
13. Per Section 31-210(e)(3), on minor commercial streets the maximum
driveway width is 26-feet and the minimum driveway spacing is at least
200-feet between driveways and street intersections. Variances are required
to be requested for the driveway spacing and width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to the site. Private main
may be required if new sewer service is required for each proposed building.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. A three phase, overhead
power line runs along the north side of West 65th Street and another one on the
east side of University Avenue. Contact Entergy in advance to discuss electrical
service requirements, power line extension, 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 done at the expense of the developer.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
5
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 material 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.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
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.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
7
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 Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
8
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. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #22, the
University Avenue/Mabelvale Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff questioned the proposed use of the site. The
applicant stated the use was an office, warehouse type use. Staff stated the
request would be converted to a Conditional Use Permit (CUP) request and no
longer a subdivision site plan review request. Staff requested the applicant mail
the notice form for the CUP and not the site plan review notice form.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
9
Public Works comments were addressed. Staff stated the maximum driveway
width was 36-feet and the minimum driveway spacing was 200-feet between
drives. Staff stated a minimum pavement width of 31-feet measured from back of
curb to back of curb was to be provided. Staff questioned if semi-trucks would
access the site. The developer indicated no semi-truck traffic was anticipated. He
stated the maximum size vehicle would be a box-truck. The applicant questioned
if a variance or waiver could be secured for the driveway spacing and the minimum
pavement width of the access drive. Staff stated this should be included in the
response if a waiver and/or variance was being requested.
Landscaping comments were addressed. Staff stated building landscaping and
perimeter landscaping would be required with the development of the site. Staff
stated perimeter plantings would be required with the development of the site.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
technical issues associated with the request. The applicant has provided
notification as requested by staff at the August 29, 2018, Subdivision Committee
meeting. The applicant is seeking a variance to allow the driveways and drive
lanes with variances from the typical ordinance standards.
The applicant is requesting a Conditional Use Permit to allow this C-4, Open
Display District, zoned property to develop with eight (8) buildings of office
warehouse. The applicant has indicated the buildings as 40-feet by 60-feet.
Access to the buildings is from a shared driveway on West 65th Street. The plan
indicates the placement of a 40-foot building setback from the property line along
the common drive. A 25-foot setback is proposed along the north property line
and a 15-foot setback is proposed along the eastern property line which abuts the
Union Pacific Railroad right of way.
The plan indicates the placement of three (3) parking spaces in front of each of the
proposed warehouse buildings. The applicant has not indicated the buildings will
be single occupancy warehouse users in each of the buildings. Parking for a
warehouse and storage facility is typically based on five (5) parking spaces plus
one (1) space per 2,000 square feet. Based on the typical parking requirement six
(6) spaces would be required for each building.
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
10
The applicant is proposing to install curb and gutter along the east side of the
access driveway. The applicant is also seeking a variance to allow the driveways
for Buildings 1 – 4 to be spaced as shown on the site plan rather than the typical
200-foot spacing and to allow the driveways to be 60-feet in width rather than the
36-foot maximum typically allowed.
The plan indicates the placement of a development sign along West 65th Street.
The sign is proposed with a maximum height of 36-feet and a maximum sign area
of 160 square feet. Building signage is proposed along the southern façade of the
building with a maximum sign area of ten (10) percent of the wall façade area.
Building signage is proposed along the rear of Buildings 1 through 5. The wall sign
proposed is 32 square feet.
The plan indicates the placement of a six (6) foot chain link fence along the east
property line. A seven (7) foot chain link fence is indicated along the northern
property line. The plan indicates the placement of a dumpster near the northern
driveway. The dumpster will be fully screened per typical ordinance standards.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the entire site with the construction of the first building.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 36-108 of the Little Rock Code to limit the
term of approval of a conditional use permit 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 conditional use permit
must be reviewed and reapproved by the Commission in the same manner as the
initial conditional use permit.
Staff is generally supportive of the concept to allow for individual office warehouse
spaces but has concerns with the parking as proposed. The parking as proposed
is inadequate to meet the typical minimum parking requirement of the zoning
ordinance and there is little alternative for overflow parking. Based on the lack of
parking proposed for the site staff cannot support the application as filed.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
September 20, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-7463-C
11
November 1, 2018, on September 18, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request. A motion was made to approve the
By-law waiver with regard to the late deferral request. The motion carried by a vote of
10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
September 20, 2018
ITEM NO.: 3 FILE NO.: Z-3501-B
NAME: Icon Homes Short-form PD-R
LOCATION: Located North of West Markham Street in the 8000 Block
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15-acres NUMBER OF LOTS: 13 FT. NEW STREET: 0 LF
WARD: 4 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
PROPOSED USE: 13 units of patio homes
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of the lots with the placement of the basic infrastructure.
BACKGROUND:
On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the
site from R-2, Single-family to MF-12 to allow the development of 5.9 acres with 60 to
70 units of multi-family housing as an expansion of Plantation House Apartments.
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
2
On May 15, 2014, the Little Rock Planning Commission denied a request to allow the
development this property with 18 units of attached single-family housing.
The development was proposed with six (6) triplex buildings with each unit having a
platted lot.
On July 16, 2015, a request for a preliminary plat was withdrawn, without prejudice. The
applicant proposed preliminary plat approval to allow the development of 13 lots of zero
lot line homes with an average lot square footage of 6,404 square feet per the R-2, Single-
family Zoning classification.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-R, Planned Development Residential to allow the development of the site with
a single-family subdivision. An executive summary was submitted by the applicant
to describe the proposed development, to be known as Mergeron Court, which is
a planned residential development consisting of thirteen (13) single-family zero lot
line patio homes. The proposed homes will consist of a great room, dining, kitchen,
two or three (2 or 3) bedrooms, two (2) baths, stainless steel appliances, laundry
room, two (2) car garage and a covered veranda. The exterior of the homes
will be designed with Old World European charm consisting of brick on all
four (4) sides, mixed with lusters stone, architectural shingles and precast stone
around select front windows to promote an upscale and timeless patio
home community.
Interior amenities will include 12-inch by 24-inch porcelain flooring in wet areas,
7-inch hardwood flooring in living and master bedroom areas, carpeting in the
remaining bedrooms, granite tile kitchen counters and bathroom tops, ten (10) foot
ceilings with solid eight (8) foot doors, 6-inch crown molding and designer lighting.
Additional exterior features include landscaping lawns with Zoysia turf, heavy
landscaping and automatic sprinkler systems. Roof pitch elevations will be a
minimum of 12/12 at the front to enhance aesthetics of the development and
accent the architecture. The developer will provide a section of six (6) foot privacy
fence to run the width of each lot as the lot is developed. As a result, at the
completion of the neighborhood the entire development will be enclosed by
privacy fencing.
The patio homes in the development will range in size from 1,200 to 1,600 square
feet with one-level designs. It is anticipated the homes will range in price from
$200,000 to $240,000. A bill of assurance is being developed to compliment the
neighboring developments to maintain/protect the values of the properties in
Wingate Subdivision. In addition, the Property Owners Association (POA) will
either sign a waiver of damage claims for City trash collection or contract with a
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
3
private trash collection company. In lieu of a POA or Homeowners Association
(HOA), there will be a Recreational Improvement District tax tied to each lot that
will pay to maintain the entrance as well as provide lawn care for each of the home
sites. This type development plan has become an attractive option as well as a
contributing factor in maintaining the value of many developments that have been
completed throughout West Little Rock. A 200-foot drive from West Markham
Street is planned for entering the development, which will have extensive
landscape and planted green space. Setbacks for the fronts of the homes are a
minimum of 15-feet. The western rear yard setback is also proposed at a minimum
of 15-feet. The eastern perimeter is indicated with a 25-foot rear yard setback.
One side yard of the home is proposed with a zero setback. The remaining side
yard setback is proposed at five (5) feet.
A minimum of 350 feet of sight distance is planned east of the entry to provide
sight clearance when turning on to West Markham Street. The request includes a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
B. EXISTING CONDITIONS:
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R-4, Tow-family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association and the Wingate Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35-feet
from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
September 20, 2018
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ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
4
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases with the construction of Phase 1? Is a
variance being requested to advance grade the lots with the construction of
the street?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Is the proposed driveway planned to be gated? If so, a turnaround must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30-feet from West Markham Street pavement must also be
provided.
8. 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.
9. The private street should be constructed with a concrete entrance off West
Markham Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared
by a registered engineer stating the required sight distance at the
intersection(s) complies with 2004 AASHTO Green Book 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. 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.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
5
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.
16. 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 Broadway Street, Travis Herbner, therbner@littlerock.gov
or 501.379.1805, for more information.
17. A minimum undisturbed strip 25-feet wide except for reasonable access shall
be provided along each side of streams having a 10 year storm >150 cfs. The
undisturbed strip should be measured from the top of the bank.
18. Show proposed location(s) of USPS (United States Postal Service) 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: Retain existing sewer easement(s).
Sewer main extension with easements is required. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. However, there is an existing
overhead power line which runs north from West Markham Street into this property.
This power line serves existing customers to the east of this development. As this
project develops then this power line may need to be adjusted to make way for the
access road and to provide service to the proposed houses. 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. A water main extension is required to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
6
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. 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.
6. 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).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. 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. 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
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
7
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official
6. 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.
September 20, 2018
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ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
8
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of
the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple-family residential projects having more than 100
dwelling units shall be equipped throughout with two separate and approved
fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout
with approved automatic sprinkler systems installed in
accordance with Section 903.3.1.1 or 903.3.1.2
b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than
200 dwelling units. Multiple-family residential projects having
more than 200 dwelling units shall be provided with two separate
and approved fire apparatus access roads regardless of whether
they are equipped with an approved automatic sprinkler system
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5-feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
9
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Routes #5, the
West Markham Route and #8, the Rodney Parham Route.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property. The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi-family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PRD (Planned Development
Residential) to allow the development of the site with patio homes.
Master Street Plan: South of the property is West Markham Street and it is shown
as a Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on West Markham
Street 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: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff questioned the
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
10
placement of accessory buildings and structures. Staff also questioned the
proposed entrance and if the development was proposed as a gated development.
Mr. McGetrick stated the plans no longer included gating of the street. He stated
to achieve the required fire access the minimum driveway aisle width could not be
provided if the development was gated.
Public Works comments were addressed. Staff questioned if the lots would be
graded with the installation of the street. Mr. McGetrick stated he was seeking a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the streets and basic infrastructure. Staff stated sight distance was
a concern with the new access and West Markham Street. Mr. McGetrick stated
sight distance could be achieved but he could not provide the certification until the
embankment within the right of way was cut-back along the east side of the
driveway. Staff requested Mr. McGetrick provide a sketch grading and
drainage plan.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
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 August 29,
2018, Subdivision Committee meeting. The applicant has indicated accessory
buildings and structures will be allowed as per the R-2, Single-family Zoning
District. The applicant has also indicated fencing is proposed as typically allowed
within the R-2, Single-family Zoning District.
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential, to allow the development of a thirteen (13) lot zero lot line
development. The Subdivision Ordinance defines a zero lot line development as a
residential development concept eliminating the normal side yard requirement on
one (1) side of the lot and providing more usable open space for the other side
yard. The ordinance states final plats involving this concept are to reflect a
buildable area on each lot to provide for proper placement of the units and assure
that no lot will be adversely affected by the placement of adjoining units. The
Zoning Ordinance states for purposes of zero-lot-line lots, the minimum lot width
may be reduced to not less than thirty-five (35) feet. The lot area shall not be less
than four thousand (4,000) square feet.
The applicant is proposing to develop the lots with an average lot width of 43-feet
and an average lot area of 4,000 square feet. The site plan indicates the
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
11
placement of the northern lot line as the zero lot line. Proposed Lot 7, which is
located on the northeast corner of the development, is not proposed as a zero lot
line lot. The plan indicates the placement of a 15-foot front and rear yard setback
for the lots located along the western boundary and a 15-foot front and a 25-foot
rear yard setback along the eastern boundary. The plan indicates a five (5) foot
side yard setback on the lot line not proposed with the zero lot line.
A 200-foot private drive from West Markham Street is planned for entering the
development. The plan includes a 40-foot access and utility easement with a
25-foot pavement width. A minimum of 350-feet of sight distance is planned east
of the entry drive on West Markham Street to provide sight clearance for turning
both east and west on to West Markham Street. The applicant notes certification
of sight distance cannot be provided until the existing embankment is cut-back.
Staff recommends proper sight distance certification for a full service drive allowing
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
The site plan indicates the placement of a subdivision sign along West Markham
Street identifying the development. The sign is proposed constructed into an entry
feature either brick walls on each side of the entrance or a landscaped entry
feature. The sign will not exceed six (6) feet in height. The sign area will not
exceed twenty-four (24) square feet of sign area. The applicant notes signage
may be placed on each side of the entrance drive if placed on the wall.
The site contains 2.15-acres and is proposed with 21,500 square feet (0.49-acres)
of open space. The site plan indicates the placement of five (5) proposed building
footprints. The maximum building coverage for the homes is 24,750 square feet.
The maximum building height proposed for the homes is 30-feet.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
of the site to allow the development of a zero lot line subdivision consisting of
thirteen (13) homes with an overall density of 6.05 units per acre. The Land Use
Plan for this site indicates the property as Residential Medium Density (RM). The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi-family and patio or garden homes. The typical density for the Residential
Medium Density classification is between six (6) and twelve (12) dwelling units per
acre. To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the development as proposed is
appropriate for the site.
September 20, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-3501-B
12
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 proper sight distance certification for a full service drive to allow
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the lots with the installation of the basic
infrastructure.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018, on September 19, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request.
Staff stated they were supportive of the deferral request. A motion was made to approve
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
September 20, 2018
ITEM NO.: 4 FILE NO.: Z-4653-J
NAME: Powell Brothers Revised Short-form PCD
LOCATION: 1308 South Bowman Road
DEVELOPER:
John Martin, CCIM
Newmark Moses Tucker Partners
200 River Market Avenue, Suite 501
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Powell Brothers, Inc., Matt Chandler, Owner
Newmark, Moses, Tucker Partners, John Martin, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: PCD
ALLOWED USES: 70% selected commercial uses and 30% office
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add pet daycare, pet boarding and grooming as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996,
established the United Properties Subdivision Lot 2 Short-form PCD, Planned
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
2
Commercial Development. The development was approved with restrictions on the
allowable uses and the proposed use mix of the development. The development was
approved to allow fifty percent (50%) office or office warehouse and fifty percent (50%)
commercial uses from the following list of commercial uses: Antique shop, Barber and
beauty shop, Book and stationery shop, Camera shop, Clinic, Clothing store, Community
welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture
store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby
shop, Medical appliance fittings and sales, Optical shop, Paint and wallpaper, Pet shop,
Photography studio, Secondhand store, Used furniture, Shoe repair, Tailor, Tool and
equipment rental (inside only), Travel bureau. The building contained 10,000 square feet
and 31 parking spaces.
Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008,
allowed a revision to the PCD, Planned Commercial Development District by expanding
the allowable uses for the site. The request added a catering company to the allowable
uses for the site. The catering company was proposing a minor exterior modification to
include a drive-way for access to the side of the building and an exterior door installed on
the side of the building for loading the catering vehicles.
Ordinance No. 20,214 adopted by the Little Rock Board of Directors on February 16,
2010, allowed a revision to the previously approved PCD, Planned Commercial
Development District. The approval allowed a modification to the use mix of the site. The
approval allowed the percentages of commercial and office uses to be changed to 70%
commercial uses and 30% office uses within the building. In addition to the previously
approved uses the request included the addition of the following office and retail uses:
Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art
gallery/studio, Copy and printing shop, Employment agency, Ambulance sub-station,
Audio equipment sales, Automobile parts and supplies – indoors, Insurance sales office,
Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material
and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices,
Bicycle sales and repair, Bonding company, Business machine repair and sales,
Chiropractor’s office, Gun shop sales and service, Heating, cooling, ventilation sales,
Messenger service, Spa, massage establishment, Locksmith repair and sales, Interior
decorator, Pawn shops – no outside display, School, art music, dance, martial arts, Tattoo
parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and service,
Catering.
Ordinance No. 20,766 adopted by the Little Rock Board of Directors on August 27, 2013,
allowed a revision to the previously approved PCD, Planned Commercial Development,
to add additional land area to the development and provide a site plan for improvements
to the newly added land area. The plan indicated three (3) phases. The first phase
included the construction of eighteen (18) parking spaces by extending the existing
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
3
parking lot to the south and turning to the west. The second phase included an addition
of 3,750 square feet of building space to the existing building. The third phase was to
allow construction of a 3,500 square foot stand along building and eleven (11) parking
spaces. The uses and use mix remained as was approved by Ordinance No. 20,214
adopted by the Board of Directors on February 16, 2010.
A new driveway from South Bowman Road and a portion of the parking (11-spaces) have
been constructed. No other construction has occurred.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to add additional uses as allowable uses for the site.
Hound’s Lounge Pet Resort & Spa, LLC is requesting to add boarding/daycare,
dog grooming, self-wash and related uses, with an outdoor play yard to the
previously approved uses. The property currently contains a 10,000 square foot
office/commercial building on approximately 0.81-acres and a separate vacant lot
consisting of approximately 0.63-acres which is partially developed with paved
parking. The property has approximately 42 parking spaces. Hounds Lounge Pet
Resort & Spa is proposed to occupy approximately 7,500 square feet and the
existing tenant, Bowman Road Animal Clinic will continue to occupy the balance
of the property.
Hound’s Lounge has determined a need exists for this service to support pet
owners in the west Little Rock area based on research and customer feedback.
The applicant is not proposing any changes to the building or exterior area other
than adding an enclosed fenced (uncovered) area of approximately 2,500 square
feet for the pet’s outdoor activities and exercise and installing two (2) exterior
overhead doors. The enclosed fence is to be located and attached to the south
end of the building with the two (2) overhead doors leading into the enclosed fence
area. The applicant proposes approximately 70 pet suites. The hours are
proposed from 7:00 am to 7:00 pm Monday through Friday, from 8:00 am to 6:00
pm on Saturday and from 11:00 am to 5:00 pm on Sunday.
B. EXISTING CONDITIONS:
The site contains a strip center with commercial and office uses. This area of
South Bowman Road is developed with a mixture of uses including office/office
warehouse, mini-storage, retail and non-conforming retail such as a liquor store
and the skate center. Improvements to South Bowman Road were completed with
the initial development of the strip center. The road improvements adjacent to the
new parking area were not put in place with the installation of the driveway and
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
4
new parking. The road improvements to the north and south of this site have not
been completed.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Bowman Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to South Bowman Road
including 5-foot sidewalks with the planned development. The new back of
curb should align with the current curb and driveway. The taper striping should
be removed.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering, Travis Herbner,therbner@littlerock.gov or 501.379.1805.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Provide a site plan which is more easily viewable.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Review
required for hair/lint trap. Contact Little Rock Water Reclamation Authority for
additional information.
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
5
Entergy: Entergy does not object to this proposal. However, there is an existing
overhead power line which runs west from Kanis Road right along the path where
the building is proposed to be expanded to the south. This power line route serves
the existing building and existing customers. As this project develops this power
line will need to be adjusted so that it does not extend over the building and create
a safety hazard, electrical and OSHA code violation. Contact Entergy in advance
to discuss electrical service requirements and adjustments to existing facilities as
this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
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. 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
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
6
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.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
7
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 Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
8
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 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. Landscape must be in compliance with current landscape code upon
completion of the project. Any exiting landscape or irrigation disturbed by
construction shall be repaired or replaced before a certificate of occupancy can
be obtained.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on or near a dedicated Rock Region
Metro Route.
Planning Division: This request is located Ellis Mountain Planning District. The
Land Use Plan shows Service Trades District (STD) for this property. 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 component. A Planned Zoning District is
required for any development not wholly office. The applicant has applied for
revised PCD (Planned Commercial Development) to add pet daycare/boarding
and grooming as an allowable use.
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
9
Master Street Plan: East of the property is South Bowman Road and it is shown
as a Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on South Bowman
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: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. John Martin was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete the
review process. Staff requested the applicant provide a site plan which included
the outdoor play area. Staff also questioned if the previously approved building
expansions and parking areas were still proposed.
Public Works comments were addressed. Staff stated street improvements to
South Bowman Road were required with the proposed development of the site.
Staff stated street improvement plans should include signage and striping. Staff
stated Traffic Engineering was to approve all street improvements plans prior to
construction.
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 an updated site plan and cover letter
addressing most of the technical issues associated with the request raised at the
August 29, 2018, Subdivision Committee meeting. The applicant has indicated the
area for the outdoor play and has indicated the desire to retain all previously
approved uses and building expansion areas.
The request is to amend the previously approved PCD, Planned Commercial
Development, to add pet daycare, pet boarding and grooming as an allowable use.
Included in the proposal is an area for an outdoor play yard. The site plan indicates
the placement of a 50-foot by 50-foot fenced play area to be located at the southern
end of the existing building. The applicant is not proposing any changes to the
building or exterior area other than adding the enclosed fenced and uncovered
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
10
area for the pet’s outdoor activities and exercise. Two (2) exterior overhead doors
will be installed to access the outdoor play area.
The property contains a 10,000 square foot office/commercial building on
approximately 0.81-acres and a separate vacant lot consisting of approximately
0.63-acres which is partially developed with paved parking. Previously approved
within this area was a building addition to the south of the existing building
(3,750 square feet) and the construction of a second detached building
(3,500 square feet) located to the south and west of the existing building.
Additional parking spaces (18-spaces) were approved on the site plan. Eleven
(11) of the parking spaces have been constructed. The applicant is requesting to
maintain the previously approved building expansion areas and the additional
paved parking area.
Hounds Lounge Pet Resort & Spa is proposed to occupy approximately
7,500 square feet and an existing tenant, Bowman Road Animal Clinic, will
continue to occupy the balance of the property. The property has approximately
42 parking spaces.
The applicant proposes approximately 70 pet suites. The applicant indicates the
average day and/or night pet occupancy will be 55 pets. On high traffic weekends
and holidays the occupancy will increase to possibly 110 boarders. The applicant
notes some families have more than one (1) pet which will share a kennel.
The business hours are proposed from 7:00 am to 7:00 pm Monday through
Friday, from 8:00 am to 6:00 pm on Saturday and from 11:00 am to 5:00 pm on
Sunday. Overnight boarding is proposed. Pets will be allowed outside four (4) to
five (5) times per day for approximately 30 minutes, weather permitting. The times
of outdoor activities will be limited to the days and hours of operation with the
exception of Sunday. The pets will be allowed outdoors around 8:00 am. Pets will
be supervised at all times when they are outdoors. Pets will only be allowed
outdoors within the fenced area.
The site plan includes the placement of a dumpster. The dumpster will be fully
screened per the typical ordinance standards. The hours of dumpster service will
be limited to 7:00 am to 6:00 pm Monday through Friday.
The applicant states the dedication of the required right of way, half street
improvements, sidewalks, curbs, stripping, and stormwater detention has
previously been established to be performed at the time of any future proposed
development by the owner. Staff recommends the road widening to South
Bowman Road be completed with the expansion of the existing building or with the
construction of the future building or at the time that South Bowman Road is
September 20, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4653-J
11
planned to be constructed as a public project. The developer may elect to make
a payment in-lieu of construction of the required street improvements.
Staff and the applicant are working to address staff’s concerns related to the
outdoor activities. Staff will provide a recommendation at the September 20, 2018,
public hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had provided them with the information requested regarding
the noise level of the activities which would take place on the site. Staff stated based on
the information provided staff was 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 the road widening to South Bowman Road be completed
with the expansion of the existing building or with the construction of the future building
or at the time that South Bowman Road was planned to be constructed as a public project.
Staff stated the developer could elect to make a payment in-lieu of construction of the
required street improvements. 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.
September 20, 2018
ITEM NO.: 5 FILE NO.: Z-4745-C
NAME: Shackleford – Kanis Revised Short-form PD-C
LOCATION: 10721 Kanis Road
DEVELOPER:
Starbucks Coffee
2401 Utah Avenue South
Seattle, WA 98134
OWNER/AUTHORIZED AGENT:
AKSHAR 5, LLC, Owner
Kimberly Horne, Agent
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR
ENGINEER:
Kimberly Horn
6750 Poplar Avenue, Suite 600
Memphis, TN 38138
AREA: 0.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.07
CURRENT ZONING: PD-C
ALLOWED USES: Dunkin Donuts only
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Add Starbucks as an allowable user
VARIANCE/WAIVERS: None requested.
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
2
BACKGROUND:
Ordinance No. 20,517 adopted by the Little Rock Board of Directors on December 20,
2011, rezoned the site from O-3, General Office District to PD-C to allow the development
of a Dunkin’ Donuts. The new construction consisted of a 1,850 square foot restaurant
with drive-thru service. The site was designed to allow one-way traffic, which maximizes
the stacking lane for the drive-thru. The approval was limited to Dunkin Donuts and did
not allow any alternate users of the site.
The signage plan approved for the development allowed the placement of a ground sign
and wall signage as typically allowed within commercial districts per the zoning ordinance.
The approval allowed a pole sign a maximum of 36-feet in height and 160 square feet in
area at the intersection of Shackleford and Kanis Roads. Building signage was approved
on the facades which had direct street frontage. Signage was placed on the façade facing
Kanis Road and on the façade facing Shackleford Road.
Ordinance No. 20,710 adopted by the Little Rock Board of Directors on April 2, 2013,
allow a revision to the PD-C zoning to allow the placement of a wall sign on the southern
façade of the building which was located without street frontage. There were no other
modifications proposed to the previously approved site plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD-C, Planned
Development Commercial, to allow Starbucks to occupy the former Dunkin Donuts
building. The applicant is not proposing any changes to the exterior of the building
with the exception of cosmetic changes to rebrand the store as a Starbucks. The
existing approved signage locations will be maintained. The request continues to
include the allowance of a wall sign on the southern façade of the building, which
is located without public street frontage.
B. EXISTING CONDITIONS:
The site was developed with a Dunkin’ Donuts which has now closed. To the east
is Panera Bread and further east is Zaxby’s. The property to the south is zoned
O-3, General Office District as is the Bancorp South Bank property. O-2, Office
and Institutional District zoned property is located further to the south, fronting
South Shackleford Road, containing hotels, restaurant uses and the Heart
Hospital. Across South Shackleford Road is property zoned PCD, O-3, General
Office District, C-2, Shopping Center District and C-3, General Commercial District
which has developed with a number of uses including a convenience store, hotels,
automobile dealerships and general office uses. Northeast of the site is a large
insurance company office complex, Arkansas Farm Bureau, and a daycare facility.
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Prior to construction, property owner shall locate and protect any traffic control
devices (above and/or underground) located within the right-of-way. Owner will
be held responsible for any damages to such devices that occur due to
construction activity. Owner shall also be responsible for any relocation of traffic
control devices as deemed necessary by the City of Little Rock Traffic
Engineering Division. Contact Traffic Control Center at 501.379.1813 for more
information regarding location and protection of traffic control devices.
2. At time of building permit, submit a plan to Traffic Engineering, Greg Simmons,
gsimmons@littlerock.gov or 501.379.1813 showing Traffic Control details for
any construction or utility work on street, or in right-of-way, that will affect
normal flow of traffic. A Traffic Control Permit may be needed even
if the construction work is outside the right-of-way if such work
involves removal/relocation/alteration of existing traffic signage or
pavement markings. Contractor shall contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 or Travis Herbner,
therbner@littlerock.gov or 501.379.1805 to confirm if a traffic control permit is
needed. All Traffic Control must be done in accordance with guidelines given
in the latest edition of Manual of Uniform Traffic Control Devices (MUTCD).
3. All signage, pavement markings and parking lot striping shall conform to
requirements given in Manual of Uniform Traffic Control Devices (MUTCD). All
parking spaces shall be marked in white as per MUTCD. Contact Traffic
Engineering, Greg Clay, gclay@littlerock.gov or 501.379.1811 if you have any
questions regarding striping.
4. Contractor shall not remove or alter in anyway, existing traffic signage or
pavement marking without prior permission from City of Little Rock Traffic
Engineering. If any signage needs to be relocated, contact Traffic Engineering,
Greg Clay, gclay@littlerock.gov or 501.379.1811 for prior inspection and
approval. If construction work is going to affect any existing signage or
pavement marking, contractor shall use appropriate temporary traffic control
devices to guide motorists in accordance with MUTCD during the course of
construction.
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
4
5. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Evaluation and analysis of existing
grease trap required – upgrade if the grease trap does not meet current
procedures. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. Underground service is
already provided to the existing building on the property from the north side.
Extreme caution should be used when excavating and re-pouring the concrete
drive-thru as proposed on the plan. The electrical service wires appear to cross
this work area. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities.
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 done at the expense of the developer.
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
5
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
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.
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:
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
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
6
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. 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
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
7
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Landscape must be in compliance with current landscape code upon
completion of the project. Any exiting landscape or irrigation disturbed by
construction shall be repaired or replaced before a certificate of occupancy can
be obtained.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on or near a dedicated Rock Region
Metro Route.
Planning Division: This request is located in I-430 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 revised PD-C (Planned Development Commercial) to add Starbucks as an
allowed user.
Master Street Plan: North of the property is Kanis Road and it is shown as a Minor
Arterial Street on the Master Street Plan. West of the property South Shackleford
Road and it is shown as a Minor Arterial Street on the Master Street Plan. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on South Shackleford and Kanis Roads since they are Minor Arterials. 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: (August 29, 2018)
The applicant was present representing the request. Staff presented an overview
of the development stating the previous approval did not allow for alternate users
and was specifically approved for a Dunkin’ Donuts. Staff questioned if the request
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
8
continued to include the previously approved signage plan and the allowance for
the order board to not be screened. The applicant stated there were no changes
proposed from the previous approval. Staff questioned the days and hours of
operation for the business.
Public Works comments were addressed. Staff stated if any changes were
proposed to the site traffic engineering should be contacted to ensure the traffic
control devices were not damaged. Staff stated any broken curb, gutter or
sidewalk located in the public right of way was to be repaired 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 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 provided written responses to comments raised at the August 29,
2018, Subdivision Committee meeting. The applicant is requesting the previously
approved signage plan remain for the current request. The applicant is also
requesting the order menu board not be screened per typical ordinance
requirements.
The request is to amend the previously approved PD-C, Planned Development
Commercial, to allow Starbucks to occupy the former Dunkin’ Donuts building. The
applicant is not proposing any changes to the exterior of the building with the
exception of cosmetic changes to rebrand the store as a Starbucks. The existing
approved ground and building signage will be maintained.
As previously approved the applicant is requesting to maintain the allowance of a
wall sign on the southern façade of the building, which is located without public
street frontage. The sign is proposed with a maximum sign area of ten (10) percent
of the southern wall façade. Building signage will be placed along the north façade,
which has frontage on Kanis Road and the western façade, which has frontage on
South Shackleford Road. Each of the wall signs will not exceed ten (10) percent
of the wall façade area. A ground sign is proposed near the Kanis/South
Shackleford Road intersection. The sign will not exceed 36-feet in height and
160 square feet of sign area.
As noted there are no other changes proposed for the site other than cosmetic
changes to allow the rebranding of the site. The hours of operation for the
Starbucks are Monday through Thursday from 5:30 am to 9:00 pm, Friday from
September 20, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4745-C
9
5:30 am to 10:00 pm, Saturday from 5:00 am to 10:30 pm and Sunday from
5:00 am to 9:30 pm. The hours proposed are similar to the previous tenant’s hours
of operation. The applicant has noted the dumpster service hours will be limited
to 7:00 am to 6:00 pm, Monday through Friday.
Staff is supportive of the applicant’s request. The applicant has provided a traffic
analysis for the proposed user which indicates there will not be a significant impact
on traffic due to the change in user. To staff’s knowledge there are no remaining
outstanding technical issues in need of addressing related to the site plan. Staff
feels the request to allow the change in users from a Dunkin’ Donuts to a Starbucks
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: (SEPTEMBER 20, 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. 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.
September 20, 2018
ITEM NO.: 6 FILE NO.: Z-8286-B
NAME: 13500 Vimy Ridge Road Short-form PCD
LOCATION: Located in the 13500 Block of Vimy Ridge Road
DEVELOPER:
Mike Hunter
208 Spencer Street
Hot Springs, AR 71901
OWNER/AUTHORIZED AGENT:
Mike Hunter – Purchase Contract
Ricky Williams, Owner
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.21-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: C-1, Neighborhood Commercial
ALLOWED USES: mall scale retail geared to neighborhoods
PROPOSED ZONING: PD-C
PROPOSED USE: Add mini-warehouse as an allowed use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,949 adopted by the Little Rock Board of Directors on April 1, 2008,
rezoned this 2.51-acres from R-2, Single-family to C-1, Neighborhood Commercial. The
approval was subject to the following conditions:
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
2
There shall be a 25-foot undisturbed buffer along the east perimeter of the
property, with additional evergreen plantings to be installed to complete screening
within the buffer area.
There shall be a building line established along the east property line as follows:
beginning 150-feet west of the northeast corner of the property; running south
perpendicular to the north property line to a point 35-feet back from the east
property line; running southwesterly 35-feet back from the east property line to the
southeast corner of the property.
The Little Rock Zoning Board of Adjustment approved a variance to allow an increased
building size at their September 29, 2008, public hearing. The applicant requested a
variance from the proposed development standards of Section 36-299(b)(2) of the City of
Little Rock’s Zoning Ordinance. The C-1, Neighborhood Commercial Zoning District
states; There shall be a maximum gross leasable area of five thousand (5,000) square
feet per establishment, except that one (1) establishment may not have more than ten
thousand (10,000) square feet. The variance as approved allowed the development of a
commercial building 16,000 square feet in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the site from C-1, Neighborhood Commercial
District, to PCD, Planned Commercial Development, to allow the development of
the site with a mini-warehouse development. The site plan indicates the placement
of a 33,288 square foot climate controlled building along the north property line.
The plan indicates the placement of a 1,800 square foot storage building along the
east property line and a 1,600 square foot storage building along the southern
property line. Interior to the development a 2,600 square foot storage building is
proposed and a 7,248 square foot climate controlled building is proposed. The
plan indicates the placement of a 1,050 square foot leasing office.
The plan indicates the placement of a 23-foot building setback along the eastern
property line and a 25-foot building setback along the southern property line. The
plan indicates a nine (9) foot building setback along the northern property line.
The plan indicates the placement of a 9-foot street buffer along Vimy Ridge Road
adjacent to the paved area.
The applicant is proposing the use of the rear of the buildings for screening along
the northern, eastern and southern boundaries. A decorative fence will be installed
along Vimy Ridge Road with a maximum height of eight (8) feet.
B. EXISTING CONDITIONS:
The property is undeveloped. The site was previously cleared but has new growth
of trees and shrubs. There is a single-family residence on a large tract located
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
3
immediately north of the property, with a single-family subdivision, Ponds Edge
Subdivision, located further to the north. Also north of the proposed development
is a townhouse residential development currently under construction, the Village
at Gateway Townhomes. There is undeveloped R-2, Single-family zoned property
to the west across Vimy Ridge Road, with a Dollar General Store to the southwest.
Further to the west is the Little Northfork Subdivision. A convenience store is
located immediately to the south of this site at the northeast corner of Vimy Ridge
Road and County Line Road. A single-family subdivision, Irish Springs Estates, is
located to the east, with undeveloped MF-6 zoned property to the southeast
containing a little over three (3) acres. On the Saline County side of County Line
Road there is an elementary school.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Alexander
Road Neighborhood Association, the Little Northfork Neighborhood Association,
the Quail Run Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalks with the planned development. The new
back of curb should be placed 29.5-feet from the existing centerline. Per
Section 30-281, on arterial streets the adjacent developer is responsible for
constructing the initial 15-feet of the span length of the box culvert for the
widened street section. The existing curb to the south should be relocated to
tie into the proposed curb adjacent to the subject property.
3. All driveways shall be concrete aprons per City Ordinance.
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 construction of the
development proposed to be phased? If so, is a variance being requested to
advance grade future phases with construction of Phase 1?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
4
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 property owner.
7. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owners’ association.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. 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.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering,
Travis Herbner, therbner@littlerock.gov or 501.379.1805 for more
information.
12. 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 Broadway Street, Travis Herbner, therbner@littlerock.gov
or 501.379.1805, for more information.
13. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
14. A minimum undisturbed strip 25-foot wide except for reasonable access shall
be provided along each side of streams having a 10-year storm >150 cfs.
The undisturbed strip should be measured from the top of the bank. Provide
the estimated stream flow.
15. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
5
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 to the existing building on the property from the south side. Contact
Entergy in advance to discuss electrical service requirements or adjustments to
existing facilities.
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 done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
6
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 material
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.
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:
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. 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
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
7
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.
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
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
8
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
9
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 336 linear feet. A minimum twenty (20) foot street buffer is
required between the property line and the Vimy Ridge Road right-of-way.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north and east are zoned R-2, Single-family.
The approximate average width of the lot is 450 feet. A minimum twenty-
seven (27) foot buffer will be required adjacent to north property line. The
average depth of the lot is approximately 336 linear feet. A minimum twenty
(20) foot buffer will be required adjacent to the east property line.
4. A as a component of all land use buffer requirements, opaque screening,
whether a fence or other device, 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 at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
5. 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.
6. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before a building permit is issued.
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.
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
10
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Neighborhood Commercial (NC) for this property. The
Neighborhood Commercial category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to the neighborhood market area. The applicant has applied for a rezoning from
C-1 (Neighborhood Commercial District) to PCD (Planned Commercial
Development) to allow a proposed storage facility.
Master Street Plan: West of the property is Vimy Ridge Road and it is shown as a
Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Vimy Ridge 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: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. Mike Hunter was 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 site plan. Staff questioned the proposed building
materials, the maximum building height and the days and hours of operation. Staff
also questioned the placement of the dumpster and stated typically dumpsters
were not allowed within the front setback.
Public Works comments were addressed. Staff stated the site contained a large
drainage way and a minimum undisturbed strip of 25-feet was required along the
top of the bank of the stream. Staff requested the applicant provide the estimated
stream flow. Staff stated alterations to water courses would require approval from
the US Army Corp of Engineers. Staff stated with the development of the site one-
half street improvements to Vimy Ridge Road would be required. Staff stated the
new back of curb should be placed at 29.5-feet from the existing centerline. Staff
stated on arterial streets the developer was responsible for construction of the
initial 15-feet of the span length of the box culvert for the required widened street
section. Staff stated the existing curb to the south should be relocated to tie into
the proposed curb adjacent to the property.
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
11
Landscaping comments were addressed. Staff stated street buffers and land use
buffers were required with the development of the site. Staff stated the minimum
street buffer along Vimy Ridge Road was to be 20-feet. Staff stated the minimum
land use buffer along the northern property line was to be 27-feet. Staff stated
screening was required along the northern and eastern perimeters.
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 a number of the
technical issues associated with the request. The applicant has provided the
building materials, building height, relocated the dumpster out of the front setback
and provided the days and hours of operation. The applicant has also moved the
entire development to the north to provide the necessary setback along the
drainage way located on the southern property line.
The request is a rezoning of the site from C-1, Neighborhood Commercial District,
to PCD, Planned Commercial Development, to allow the development of the site
with a mini-warehouse development. The site plan indicates the placement of a
33,288 square foot climate controlled building along the north property line. The
plan indicates the placement of a 1,800 square foot storage building along the east
property line and a 1,600 square foot storage building along the southern property
line. Interior to the development a 2,600 square foot storage building is proposed
and a 7,248 square foot climate controlled building is proposed. The plan indicates
the placement of a 1,050 square foot leasing office. The maximum building height
proposed is 18-feet.
The plan indicates the placement of a 23-foot building setback along the eastern
property line and a 25-foot building setback along the southern property line. A
nine (9) foot building setback and land use buffer are indicated along the northern
property line. The plan indicates the placement of a nine (9) foot street buffer along
Vimy Ridge Road adjacent to the paved area. The northern and southern buildings
are indicated with a 25-foot building setback.
The buildings are proposed with steel exterior walls of a heavy gauge steel such
as McElroy metals mega rib product. According to the applicant the material is
commonly used in contemporary commercial applications. Some EIFs will be used
on the building façade along Vimy Ridge Road.
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
12
The applicant is proposing the use of the rear of the buildings for screening along
the northern, eastern and southern boundaries. A decorative fence will be installed
along Vimy Ridge Road with a maximum height of eight (8) feet.
The site plan indicates the placement of a dumpster within the rear portion of the
development. The applicant notes the dumpster will be fully screened per typical
ordinance requirements. The hours of dumpster service will be limited to 7 am to
6 pm Monday through Friday. Access hours to the units is from 6 am to 10 pm
daily. No 24-hour access is proposed.
The applicant indicates no ground signage is proposed for the development. The
revised cover letter indicates building signage along Vimy Ridge Road will be used.
The building signage proposed is to comply with typical ordinance standards or a
maximum of ten (10) percent of the front façade area for the building frontage along
Vimy Ridge Road.
The site is located adjacent to a bridge/box culvert which is located on Vimy Ridge
Road on the south end of the development. The developer is responsible for
construction of Vimy Ridge Road from the bridge north to an arterial street
standard. This does not include the construction of the bridge/box culvert. At the
time of building permit the developer is required to provide payment in-lieu of
construction of the bridge/box culvert for the first 15-feet of the bridge span.
Staff has concerns with the development as proposed. The site plan as proposed
does not include the buffers, both street and land use, as typically required by
ordinance. The northern land use buffer would typically be 27-feet. The applicant
is proposing the placement of a nine (9) foot land use buffer in this area. The street
buffer should be placed with a 20-foot average width and in no case less than one-
half or ten (10) feet. The plan as presented indicates the placement of a nine (9)
foot street buffer along Vimy Ridge Road. In staff’s opinion, the plan as presented,
is overbuilding the site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018, on September 18, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request.
Staff stated they were supportive of the deferral request. A motion was made to approve
September 20, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8286-B
13
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
September 20, 2018
ITEM NO.: 7 FILE NO.: Z-9352
NAME: 4616 Asher Avenue Short-form PCD
LOCATION: 4616 Asher Avenue
DEVELOPER:
Kathy Frazier Mays
17 Reynard Estates Drive
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Tracy Lawrence, Agent
Kathy Frazier Mays, Owner
SURVEYOR/ENGINEER:
BLEW & Associates
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.11-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 19
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Retail - Enclosed
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center as an allowable use
VARIANCE/WAIVERS: None requested.
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 an events center. The applicant proposes to hold corporate events, school
athletic banquets, barber/beauty events etc. The applicant indicates the space will
September 20, 2018
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
2
be available for rent for private parties such as baby showers, engagement
dinners, anniversary celebrations, fundraiser and holiday parties.
B. EXISTING CONDITIONS:
The site is the former banquet hall of the Kitchen Express Restaurant. The two (2)
are no longer associated with each other and have separate owners therefore the
need for the rezoning request to allow the use of the banquet hall as an events
center. There are parking spaces located along Asher Avenue. There are also
parking spaces located along the east side of the building but these spaces are
located on the adjacent property. Asher Avenue is a four (4) lane street with a
center turn lane.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Curran
Conway Neighborhood Association, the Love Neighborhood Association and the
South of Asher Neighborhood Association were notified of the public hearing.
There is not a contact listed for the Midway Neighborhood Association in the City
of Little Rock’s Neighborhood Association database.
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.
2. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements (sign
pole) located in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Retain any
existing sewer easements. 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. It appears that service is
already being provided to the existing structure from the rear (north side) of the
property. Contact Entergy in advance to discuss electrical service requirements,
extensions or adjustments to existing facilities (if any) as this project proceeds.
September 20, 2018
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
3
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 done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
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.
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
4
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.
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:
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. 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.
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
5
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. 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.
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
6
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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. 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. Existing vehicular use areas may
September 20, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
7
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is 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
rezoning from C-3 (General Commercial District)) to PCD (Planned Commercial
Development) to add an events center as an allowable use.
Master Street Plan: South of the property is Asher Avenue and it is shown as a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Asher Avenue. Bike lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated they
needed more information concerning the proposed use of the property, the days
and hours of operation, the proposed parking plan and the proposed signage plan.
Public Works comments were addressed. Staff stated a dedication of right of way
to 45-feet from center line was required. Staff stated a franchise agreement was
required to allow the existing sign to remain within the right of way.
September 20, 2018
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
8
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 an updated cover letter addressing comments
raised at the August 29, 2018, Subdivision Committee meeting. The applicant
states they have full access to all the parking located in front of the building and
behind the building proposed for the events center.
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 an events center. The applicant proposes to hold corporate events,
school athletic banquets, barber/beauty events etc. The applicant indicates the
space will be available for rent for private parties such as baby showers,
engagement dinners, anniversary celebrations, fundraiser and holiday parties. The
use of the property will potentially 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 which 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.
Separation requirements for event centers are to be determined by the Planning
Commission so as not to adversely impact the neig hborhood. Event center review
shall consider the 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 children 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 north of this site.
The office hours of operation are from 8:00 am to 5:00 pm Monday through
Saturday. Event hours will vary but no later than 12 mid-night Monday through
Wednesday and Thursday through Sunday event hours will end by 1:00 am.
The hours of dumpster service will be limited to 7:00 am to 6:00 pm Monday
through Friday.
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ITEM NO.: 7 (Cont.) FILE NO.: Z-9352
9
The building contains 4,000 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 40 parking spaces would typically be
required. The survey indicates three (3) parking spaces located on this property.
The applicant states they have use of the parking located in front of the building
and behind the building. The use to the east is Kitchen Express, a restaurant which
would also have a typical parking requirement of one (1) space per 100 gross
square feet of floor area. The building in which the proposed events center is
located is a multi-tenant building which includes a barber shop and retail uses.
Based on an aerial view there appears to be a total of 40 parking spaces
the applicant has indicating they have full access to which are located on
three (3) different parcels.
The applicant notes the existing ground sign will be utilized. Building signage will
be placed on the front façade of the building. The ground sign will not exceed
36-feet in height and 160 square feet in sign area. The building signage will be
limited to a maximum of ten (10) percent of the front façade of the tenant’s space.
Staff is not supportive of the applicant’s request. The site plan as indicated does
not include adequate parking to serve the proposed use. The applicant indicates
they have use of the parking located on the adjacent properties but based on the
applicant’s proposed hours of operation the parking may not be available to serve
the events center’s needs due to the restaurant and other businesses utilizing
the parking. Staff feels the use of the space as a private events center is
not appropriate.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item stating the applicant had indicated there was an area of additional
parking and additional parking could be secured to serve the events center. Staff stated
based on the new information they were requesting a deferral of the item to the
November 1, 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.
September 20, 2018
ITEM NO.: 8 FILE NO.: Z-9353
NAME: 13100 Lawson Road Long-form PD-C
LOCATION: 13100 Lawson Road
DEVELOPER:
Patrick Murray
1200 Business Park Drive, Suite 2
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
SSDBP Company, LLP, Owner
Patrick Murray, Purchase Agreement
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.4-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Contractor’s office and contractor’s storage yard
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is requesting a rezoning of the site from R-2, Single-family to
PD-C, Planned Development Commercial, to allow the development of the 5.4-
acre parcel with a contractor’s office and contractor’s storage yard. The site is
September 20, 2018
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ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
2
located outside the city limits of the City of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction.
The developer is proposing a single building containing 8,400 square feet to be
used for general and professional office. The development will have a gravel yard
for storing small equipment and trailers behind the office building. The gravel area
will be screened with a six (6) foot tall opaque fence.
Parking is provided at the front of the building. A single driveway near the midpoint
of the property will serve the office parking and the rear storage area. Additional
parking for employees will be provided behind the building in the storage area.
The developer will provide right of way along Lawson Road to 45-feet from
centerline. Lawson Road will be widened to the Master Street Plan required width.
Water will be provided by Central Arkansas Water. There is currently an operating
septic system on this property that will serve the office building. The office building
will have two (2) restrooms and a kitchenette, but no shower or laundry equipment.
B. EXISTING CONDITIONS:
The site is located outside the city limits of Little Rock but within the City’s
Extraterritorial Planning jurisdiction. The property contains three (3) residential
homes, all appear to be occupied. An area east of this site was rezoned to a
PD-C to recognize an existing office user, Data Com and an area to the northeast
was rezoned to allow for a contractors office and storage yard. There is an auto
repair business with outdoor storage of vehicles and auto body repair parts located
to the east of this site which shares a common lot line with this development. There
are single-family homes located to the east, west and of the south of the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Crystal Valley
Property Owners Association, the Plantation Acres Property Owners Association
and Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lawson Road including
September 20, 2018
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ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
3
5-foot sidewalks with the planned development. The new back of curb should
be located 29.5-feet from the striped centerline. Striping should be provided
for a right turn lane.
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.
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. Plans of all work in right-of-way shall be submitted to Public Works, Civil
Engineering, for approval prior to start of work.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
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 is an existing three
phase, overhead power line on the north side of Lawson Road in front of this
property. Care should be used when working around the power lines/poles –
especially when constructing the proposed driveway to the property. All required
separations and clearances to power lines must be maintained during and after
construction. 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.
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.
September 20, 2018
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ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
4
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 done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
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.
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:
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
September 20, 2018
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ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
5
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
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
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
6
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible 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
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
7
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Provide executed Quit-Claim Deed for right of way dedication made out to
Pulaski County.
2. Provide design drawings and specification for half street improvements to
Pulaski County Public Works for review and approval prior to construction.
3. Obtain driveway permit/right of way permit from Pulaski County, 501.340.6800
for all work in the Lawson Road right of way.
4. Obtain septic approval for wastewater system.
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. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
8
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.
4. 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.
5. 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. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, 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 at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. A landscape irrigation system shall be required for developments of
one (1) acre or larger.
6. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before the item is forwarded to the
Board of Directors for final action and a building permit is issued.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on or near a dedicated Rock Region
Metro Route.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density is for single-family homes at densities no greater than six
(6) dwelling units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PDC (Planned Development Commercial) to allow a
contractors office and storage yard.
Master Street Plan: South of the property is Lawson Road and it is shown as a
Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Lawson Road
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
9
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 Lawson Road. Bike lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the outdoor
storage, the location of any proposed dumpsters and the proposed fencing
material. Staff also questioned the days and hours of operation for the site.
Public Works comments were addressed. Staff stated a right of way dedication to
45-feet from centerline was required. Staff stated street improvements to Lawson
Road were required with the development of the site. Staff stated all plans for work
in the right of way were to be submitted and approved by Public Works, Civil
Engineering and Pulaski County Road and Bridge prior to construction.
Landscaping comments were addressed. Staff stated screening was required of
all vehicular use areas adjacent to street rights of way. Staff stated a perimeter
planting strip was required along any side of a vehicular use area that abutted
adjoining property or the street right of way. Staff stated screening was required
along the common lot lines of 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 and cover letter to staff addressing a
number of the technical issues associated with the request. The applicant has
provided the location of the proposed dumpsters, the proposed fencing material
and the items to be stored outdoors.
The request is to rezone this site from R-2, Single-family to PD-C, Planned
Development Commercial, to allow the development of this 5.4-acre parcel with a
contractor’s office and contractor’s storage yard. The site is located outside the
city limits of the City of Little Rock but within the City’s Extraterritorial Planning
Jurisdiction.
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
10
The site plan indicates the placement of a single building containing 8,400 square
feet to be used for general and professional office. A gravel storage yard for storing
small equipment, trucks and trailers is proposed behind the office building.
The applicant indicates the outdoor materials storage includes two (2) to three (3)
pickup trucks, a mini-excavator, one (1) compact skid-steer, three (3) flatbed
trailers and miscellaneous traffic control devices such as barrels, cones, barriers.
The yard is proposed for small equipment. The applicant notes the area is
proposed large enough to maneuver an 18-wheeler on the site.
Parking is provided at the front of the building. A single driveway near the midpoint
of the property will serve the office parking and the rear storage area. Additional
parking for employees will be provided behind the building in the storage area.
The developer will provide right of way along Lawson Road to 45-feet from
centerline. Lawson Road will be widened to the Master Street Plan required width.
Water will be provided by Central Arkansas Water. There is currently an operating
septic system on this property that will serve the office building. The office building
will have two (2) restrooms and a kitchenette, but no shower or laundry equipment.
The applicant indicates the business is a general contractor/construction
management company. The company specializes in construction of education and
healthcare facilities. The company has an average of 15 employees.
The plan indicates the placement of black vinyl coated chain link fencing on the
south side of the property and galvanized chain link fencing on the east, west and
north. The applicant notes screening will be provided via evergreen plantings or if
necessary an opaque screening material such as a vinyl coated fabric will be
placed along the property boundaries which abut single-family zoned or used
property. The plan includes the placement of a 75-foot buffer along the northern
property line. The buffer will include native plant materials, shrubs and trees. The
plan indicates the placement of a 20-foot buffer along the eastern and western
perimeters of the site. The plant material will also be native species.
The applicant indicates the placement of building signage along Lawson Road.
The sign is proposed with a maximum sign area of ten (10) percent of the façade
area along this building frontage. The applicant has indicated ground signage is
not proposed but is requesting the allowance of office signage should a ground
sign be desired in the future. The sign would be limited to a maximum height of
six (6) feet and a maximum sign area of sixty-four (64) square feet.
The applicant indicates the days and hours of operation are from 8:00 am to
5:00 pm Monday through Friday. The applicant notes there will be no testing of
equipment before or after the typical hours of operation. The site plan indicates
September 20, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9353
11
the placement of a dumpster on the site which will be fully screened per typical
ordinance standards. The hours of dumpster service will be from 8:00 am to
5:00 pm Monday through Friday.
Staff is working with the applicant to address staff’s concerns related to screening
and buffering. Staff will provide a recommendation at the September 20, 2018,
public hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request on September 18, 2018, requesting
withdrawal of this item without prejudice. Staff stated the withdrawal request would
require a waiver of the Commissions By-laws with regard to the late withdrawal request.
Staff stated they were supportive of the withdrawal request. A motion was made to
approve the By-law waiver request with regard to the late withdrawal request. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 10 ayes, 0 noes and 1 absent.
September 20, 2018
ITEM NO.: 9 FILE NO.: LA-0079-A
NAME: CARTI Land Alteration – Revised Variance Request
LOCATION: 8901 CARTI Way
APPLICANT: CARTI
APPLICANT’S REPRESENTATIVE: Frank Riggins, Crafton Tull
AREA: Approximately 17 acres
CURRENT ZONING: O-2, Office and Institutional
VARIANCES/WAIVERS REQUESTED: Revised Variance from the Land Alteration
Regulations to vary the land restoration plan from the requirements in Section 29-196.
A. PROPOSAL/REQUEST:
The applicant is requesting a revision to the previously approved variances from
the Land Alteration Regulations to vary the land restoration plan from the
requirements in Section 29-196 on the 17-acre property located on the north side
of CARTI Way and South of I-630 at 8901 CARTI Way. On May 17, 2018, the
Planning Commission approved a variance request to vary the land restoration
plan from the requirements in Section 29-196 for CARTI. The approved restoration
plan consisted of replanting a total of 45 trees and constructing a wooden privacy
fence within the site and along the east property line. CARTI would then make a
contribution of $63,334.86 to the City of Little Rock T.R.E.E. fund for the remaining
97 trees which could not be replanted on site.
With this application, CARTI requests to revise the approved variance by
re-establishing a buffer along the east property line with the planting of 7 trees and
shrubs and constructing a 6 foot tall wood privacy fence with the good side facing
the adjacent property. The applicant no longer though proposes to replant trees
within the site and no longer proposes to make a contribution to the City of Little
Rock T.R.E.E. fund for the balance of the unplanted trees. Approval of the
variances would allow staff to accept the land restoration plan varying from 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 feet
vertically above I-630. West of the subject property is a zoned open space buffer
of approximately 200 feet in width. West of the open space buffer is the Arvest
September 20, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) LA-0079-A
2
Central Mortgage Company within a commercial/office development zoned C-3,
General Commercial District.
South of the subject property is the recently constructed CARTI campus zoned
O-2, Office and Institutional. South of the campus are several properties with
various zoning. One property is St. Andrews Church zoned R-2, Single-family with
a Conditional Use Permit to allow the church. Also south is a residential
subdivision named Michaels Subdivision with single family homes which shows to
be zoned C-3, General Commercial District. Another property zoned MF-12 is
undeveloped. Other commercial/office properties are also located to the south
with C-3, General Commercial District with a Conditional Use Permit accessed off
Business Park Drive and John Barrow Road. One of the properties is Cruse
Uniforms.
North of the subject property are undeveloped R-2, Single-family zoned properties
owned by the City of Little Rock and a separate undeveloped R-2, Single-family
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 O-3, General Office District. Also east are undeveloped properties
owned by the City of Little Rock also 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. PUBLIC WORKS COMMENTS:
1. With the proposal to restore the buffer and replant 7 trees out of the 142 trees
required to be replanted, the contribution to the T.R.E.E. fund would be
$88,155.00.
2. If the variance is approved, the buffer should be replanted and vegetation
established on the cleared area prior to December 31, 2018.
3. Maintenance of the planted trees, restored area, and harvested area for the
2 year period shall be guaranteed through posting of cash, surety bond or
letter of credit as referenced in Sec. 31-431(2) at the time of final inspection
of the harvest and planting activities.
4. 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.
September 20, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) LA-0079-A
3
5. If the revised variance request is denied or varied, the contribution to the City
of Little Rock T.R.E.E. Fund must be made prior to 30 days following approval
of the contribution by the Board of Directors.
6. 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.
7. 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.
8. 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
landscape plan and good horticultural practices and in compliance with this
chapter.
9. 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.
10. 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.
E. LANDSCAPE COMMENTS:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Land use buffers are required to be six (6) percent of the average width/depth
of the lot when an adjacent property has a dissimilar use of a more restrictive
nature. The approximate average width of the property is 450 feet. The
restoration and protection of the buffer shall be no less than twenty-seven (27)
feet in width adjacent to the PD-R zoned property to the east.
September 20, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) LA-0079-A
4
F. SUBDIVISION COMMITTEE:
The applicant was not present since the previous recent application was approved
by the Planning Commission. Staff presented an overview of the revised 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 mature, 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 that
142 trees are required to be replanted. The code also states that one (1) tree
should be replanted for every 750 feet square feet of the area of violation with an
average spacing of 30 feet between trees with 50% of the trees having a minimum
three (3) inch caliper and the balance having a minimum four (4) inch caliper of the
same or similar species as the trees removed.
On May 17, 2018, the Planning Commission approved the CARTI variance
application. The Planning Commission approved CARTI replanting a total of
45 trees within the site and along the east property line with shrubbery to restore
the disturbed buffer and a wooden privacy fence installed along the east property
line. In addition, CARTI would make a monetary contribution of $63,334.86 to the
City of Little Rock T.R.E.E. fund for planting within City of Little Rock owned
property the remaining balance of the 142 trees required to be replanted.
In the revised variance application in front of the Commission for consideration,
similar to the approved plan CARTI proposes to install a 6 foot 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 feet. The landscape buffer will be re-established adjacent to
the fence with the planting of seven (7) 3 to 4 inch caliper trees of varying species
spaced 20 feet apart with shrubs.
Except for the seven (7) trees planted within the buffer, the applicant proposes to
no longer replant any of the remaining 135 trees required to be replanted by City
code. In addition, CARTI no longer proposes to make a monetary contribution to
the City of Little Rock T.R.E.E. fund for planting within City of Little Rock owned
property the balance of the trees not replanted on site.
In a letter provided by CARTI, the applicant believes the trees should not be
replanted within the site because of the potential of construction occurring that
September 20, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) LA-0079-A
5
could destroy trees replanted in conformance of the approved plan. At time of
writing, neither construction plans nor construction timing have been provided.
H. RECOMMENDATION:
The applicant was issued a notice for thirty eight (38) violations of City Code for
the removal of trees without a grading permit and imminent construction. On
several occasions, representatives of CARTI expressed interest to staff of CARTI’s
desire to remove trees to provide additional visibility of the CARTI facility from
Interstate 630. On those occasions staff explained the code requirements and
variance process for the removal of the trees.
Staff recommends denial of the revised variance application. Similar to the
previous approved plan, staff believes trees should be replanted in the cleared
area and a contribution made to the T.R.E.E. fund for the balance of trees not
replanted on site. City code clearly states the purposes of the Land Alteration
Regulations are: 1) to prohibit indiscriminate clearing of property and 2) to preserve
natural vegetation which enhances the quality of life of the community. Appropriate
corrections of the violations should be provided by CARTI. Staff believes CARTI
should comply with the approved plan due to no evidence has been provided of
any future expansion project nor the need for visibility.
If it is determined that only the buffer is required to be restored with seven (7) trees
and no additional trees are replanted, a contribution should be made to the
T.R.E.E. fund of $88,155.00 within 30 days of the acceptance of the contribution
by the City of Little Rock Board of Directors.
In addition, upon approval of the restoration plan, the replanting of the trees and
restoration of the buffer with the installation of the fence should be completed no
later than December 31, 2018.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
Mr. Frank Riggins was present representing the request. There was one (1)
registered objector present. Staff presented the item with a recommendation
of denial.
Mr. Riggins addressed the Commission on behalf of CARTI. He stated the clearing
of the site was a relatively small area based on the overall site area. He stated the
client cleared 13,000 square feet or 1.7-percent of the site. He stated his client
was agreeable to replanting the buffer along the eastern perimeter and installing a
solid fence in this area. He stated the cost of the restoration plan was in excess of
$100,000.00 which was a cost his client could not bear. He stated the request was
September 20, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) LA-0079-A
6
to waive the plantings of the trees and the contribution to the TREE fund. He stated
the client had future plans to construct a building on the site and the plantings
would be removed when the building was constructed. He stated the client did not
remove the trees for economic gain. He stated the clearing was to increase
visibility to patients from out of town traveling the interstate. He stated his client
did not clear cut the site. He stated only a relatively small portion of the site had
been cleared. The stated the cost of the replanting’s and the payment to the TREE
fund did not justify the clearing that had occurred.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition
of the request. She stated the land alteration ordinance was approved to prevent
this type of wholesale clearing. She stated there was a great deal of work that went
into developing the ordinance to ensure the ordinance was fair to the citizens and
the developers. She stated the developers cleared the land and then said “I did it,
I’m sorry and forgive me”. She stated this was inappropriate behavior. She stated
this was not the way to serve the community. She stated there were a number of
ways to find a site. She stated you could type the address in your cars GPS and
a nice lady would tell you where and where to turn. She stated if not a GPS in the
car then your phone could provide you with the same information. She stated the
developer had broken the law, had agreed to a restoration plan and now wanted
to do less restoration. She requested the Commission deny the request.
Mr. Riggins stated the violation was not from the Landscape Ordinance
requirements. He stated the developer could more than meet the landscape
ordinance requirements with the screening and plantings. He stated the
Commission should equate the punishment to the crime. He stated the cost for
the restoration was in excess of $100,000.00 for the cutting of 39 trees.
There was a general discussion by the Commission concerning the request. A
motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes
and 1 absent.
DATE �i/J/ ,1b, :Jo/S PLANNING COMMISSION VOTE RECORD
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Meeting Adjourned tf; l/0 P.M.
September 20, 2018
There being no further business before the Commission, the meeting was adjourned
at: 4:40 p.m.
Date
Chairman Secretary