pc_10 04 2018
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
OCTOBER 4, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Scott Hamilton
Marlon Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Diana Thomas
Members Absent: Rebecca Finney
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 23, 2018 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
OCTOBER 4, 2018
4:00 P.M.
I. OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9347 Chenal Valley Tract 209 Church – Conditional Use Permit
West side of Rahling Road, south of Charleston Heights
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-9358 Rezoning from R-2 to R-4
2101 Perry Street
2. Z-9359 Rezoning from R-2 to OS
Northeast end of Ranch Blvd., at the 8800 Block
3. Z-2333-A Ellis Multifamily – Conditional Use Permit
900 West 15th Street
4. Z-9291-A Word of Outreach Prayer Garden – Revised Conditional
Use Permit
2700 Brown Street
5. Z-9354 Phillips Duplexes – Conditional Use Permit
NE corner of West 39th and Wilder Streets
6. Z-9355 Phillips Duplexes – Conditional Use Permit
Mid block, east side of 3400 block of Longcoy Street
7. Z-9357 Ritter Communications Mini-Fiber Distribution Substation
– Conditional Use Permit
NW corner of Maryland and Park
October 4, 2018
ITEM NO.: A FILE NO.: Z-9347
NAME: Chenal Valley Tract 209 Church – Conditional
Use Permit
LOCATION: West side of Rahling Road, south of Charleston
Heights
OWNER/APPLICANT: Potlatch/Deltic, Owner/White-Daters and Associates,
Authorized Agent
PROPOSAL: A conditional use permit is requested to allow for
construction of a new church and associated parking
on this R-2 and MF-6 zoned tract.
1. SITE LOCATION:
The property is located on the west side of Rahling Road, south of
Charleston Heights.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on the west side of Rahling Road, a minor arterial
street. The properties to the west and south are wooded and
undeveloped. The tract directly across Rahling Road to the east is also
wooded and undeveloped. Single family neighborhoods are located to the
north and farther to the east. A large wooded buffer is being retained on
this site where it is adjacent to the neighborhood to the north. The
majority if not all of this property is zoned MF-6 which could allow for up to
30 units of multifamily on this 5 acre tract. Staff believes this proposed
smaller church will be compatible with uses and development in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Chenal Ridge and Westchester
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The proposed maximum seating capacity of the worship area is 200
persons. The parking requirement for a church is 1 space for every
4 seats in the principal assembly area. At 200 seats, 50 parking spaces
are required. Paved parking lots containing 172 spaces are proposed to
the north and south of the church. Access to the site is via a right-in/right-
out driveway on Rahling Road and a full service drive on Brionne Drive.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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.
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.
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.
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.
An automatic irrigation system to water landscaped areas shall be
required for developments of one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
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.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
3
5. PUBLIC WORKS:
1. 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.
2. A grading permit in accordance with section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. A temporary turnaround should be provided on Brionne Lane for
emergency vehicles.
7. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineer 379-1813 (Greg Simmons) for more info.
8. Prior to construction of retaining walls, an engineer's certification of
design and plans must be submitted to Public Works for approval.
After construction, an as-built certification is required for construction
of the retaining wall.
9. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby
construction site shall be repaired by the responsible party prior to
issuance of a certificate of occupancy.
10. Retaining walls designed to exceed 15 ft. in height are required to
seek a variance for construction. Provide proposed wall elevations.
11. Show the location of the Rahling Road street median.
12. The maximum driveway width allowed by code is 36 ft. A variance is
needed for the proposed driveway width of 37 ft.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
4
13. The existing cross walk on Brionne Lane is not at the stop bar.
Crossings are required in front of the stop bar to prevent pedestrians
from walking behind and between vehicles.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Retain any existing sewer easement.
Entergy: Entergy does not object to this proposal. There is an existing
three phase, underground power line on the east side of Rahling Road at
this location. It does not appear to conflict with the proposal and will
ultimately be used to feed the property. There is also a single phase,
underground power line on the west side of Rahling on the southeastern
edge of this property. Care should be used in any excavation when
digging near existing primary and secondary power lines. Contact Entergy
in advance to discuss electrical service requirements, and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No issues
Fire Department:
Maintain Access:
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.
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.
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
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
5
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.
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
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.
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.
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.
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.
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
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.
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.
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
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
6
the aerial fire apparatus access road is positioned shall be approved by
the fire code official.
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.
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.
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.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
7
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 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.
Building Codes: Contact Curtis Richey at 371-4724 or at
crichey@littlerock.gov for building code requirements.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: The site is not located on a RRM bus route.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2018)
Tim Daters, of White-Daters and Associates, was present representing the
application. Staff presented the item and noted additional information was
needed. The applicant was asked to provide information regarding building
design and use mix, seating capacity of the worship area, typical days and hours
of activities, site lighting and signage. Staff asked if any other uses such as a
day care were proposed. The applicant was asked if an outdoor use area was
proposed. Staff requested the applicant locate the dumpster and screening.
Public Works Comments were discussed. Mr. Daters stated there would be
significant grading of the site and a variance would be requested to allow 3 – 12’
tall retaining walls. He stated a substantial buffer would be retained where the
property was adjacent to the Charleston Heights Neighborhood.
Landscape Comments were discussed.
Other Agency Comments were presented.
The applicant was advised to submit responses no later than August 8, 2018.
The committed forwarded the item to the full Commission.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
8
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a new church
and associated parking on this wooded, 5+ acre, R-2 zoned tract. Development
is to consist of a single building and asphalt paved parking lots.
The preliminary rendering of the building shows a structure with an exterior
finished with rock, horizontal siding and standing seam metal. With a roof pitch
of 8:12 the mid roof height will not exceed 55 feet; architectural elements (such
as a steeple) not included. The maximum proposed seating capacity of the
worship area is 200 persons. Additional spaces in the building will include offices,
classrooms, kitchen, meeting space and youth activity area. Day care and
babysitting will be provided to attendees of functions at the church. No additional
uses, such as day care, are proposed. Typical days and hours of activities
proposed are up to 7:00 a.m. – 10:00 p.m., seven days a week. Any site lighting
will be low level and directional, aimed downward and into the site. Signage will
comply with that allowed in office and institutional zones. A dumpster area has
been indicated at the rear of the site. The dumpster will be enclosed with a
masonry screen and an opaque gate. No formal outdoor use area is proposed.
On occasion, the outdoor area and parking lot may be used for church carnivals,
festivals, charitable and fundraising events.
A wooded area is being preserved on the north perimeter of the site to buffer the
residential neighborhood to the north. This wooded buffer is approximately 150
feet in depth. A wooded area is also being preserved on the west perimeter of the
site, between the building and additional MF-6 property. A variance is requested
to allow for a reduction of the land use buffer on a portion of the west perimeter
adjacent to the parking lot from 18 feet to 10 feet. The applicant owns that
adjacent property and it may also be sold to the proposed church. Staff is
supportive of that requested variance.
The property slopes up from Rahling Road. The applicant is proposing to cut
into the hillside and to install a series of retaining walls. The retaining walls will
exceed the maximum height of 30 feet allowed by code. The applicant is
proposing to install either 4, 10 foot walls or 3, 13 foot walls of segmental block
or vertical cut slope with 10 foot benches. Staff cannot support a variance for the
40 foot vertical cut slope and stack block retaining wall without a sufficient
landscape plan to obstruct view of the cut.
STAFF RECOMMENDATION:
Staff recommends denial of the application as proposed.
October 4, 2018
ITEM NO.: A (Cont.) FILE NO.: Z-9347
9
PLANNING COMMISSION ACTION: (AUGUST 23, 2018)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had requested deferral of the item to the
October 4, 2018 agenda on August 17, 2018. There was no further discussion.
The item was placed on the consent agenda and deferred to the October 4, 2018
agenda by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
On September 14, 2018, the applicant requested withdrawal of this item. Staff
recommends approval of the withdrawal request, without prejudice.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had requested withdrawal of the item on
September 14, 2018. The item was placed on the consent agenda and
withdrawn without prejudice by a vote of 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 1 FILE NO.: Z-9358
Owner: Rylwell, LLC
Applicant: Kenny Whitfield
Location: 2101 Perry Street
Area: 0.16 Acre (one (1) lot)
Request: Rezone from R-2 to R-4
Purpose: To construct one (1) duplex structure
Existing Use: Single family residence
SURROUNDING LAND USE AND ZONING
North – Single family residences (across West 22nd Street); zoned R-2
South – Duplex structures and single family residences; zoned R-4 and R-2
East – Vacant lots, duplex structures and single family residences; zoned R-2 and R-4
West – Single family residences (across Perry Street); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Perry Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Perry Street and West 22nd Street.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist
Medical Center Route) runs along Kanis Road to the north.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the John Barrow,
Twin Lakes “A” and Twin Lakes “B” Neighborhood Associations were notified of
the public hearing.
October 4, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9358
2
D. LAND USE ELEMENT:
Planning Division: This request is located in I-430 Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. The Residential
Low Density is for single-family homes at densities no greater than six dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single Family
District) to R-4 (Two-Family District) to allow a duplex as an allowable use.
Master Street Plan: West of the property is Perry Street and it shown as a Local
Street on the Master Street Plan. North of the property is West 22nd Street and it
shown as a Local Street on the Master Street Plan. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Rylwell, LLC, owner of the 0.16 acre property located at 2101 Perry Street, is
requesting to rezone the property from “R-2” Single Family District to “R-4” Two-
Family District. The property is located at the southeast corner of Perry Street
and West 22nd Street. The rezoning is proposed to allow the construction of one
(1) duplex structure.
The property is comprised of one (1) platted lot; Lot 13, Block 2, Hick’s Interurban
Addition. A small one-story frame single family residence is located near the
center of the property. Two (2) old metal storage buildings are located on the
east end of the residence, within the rear yard area. A 10 foot wide platted alley
right-of-way runs along the rear (east) property line.
The property is located in an area of mixed R-2 and R-4 zoning. R-4 zoned lots
are located immediately to the south, within this block face. Additional R-4 zoned
lots are located further south, southeast and northeast. Single family residences
are located across Perry Street to the west and across West 22nd Street to the
north. Additional single family residences, two-family residences and vacant lots
are located throughout this subdivision. Several older manufactured/mobile
homes are also located within this subdivision.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). The requested R-4 zoning does not require an amendment to the
plan.
October 4, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9358
3
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable, as most of this block face to the south is zoned R-4 and contains
duplex structures. The property is comprised of one (1) platted single family lot.
One (1) duplex structure will only be minor increase in the original platted
density. New duplex structures have been recently developed within this
neighborhood. Staff recently conducted a survey of this neighborhood, between
West 16th Street and West 24th Street, and Aldersgate Road to Junior Deputy
Road. The survey counted the total number of residential lots within this area,
and how many of the total residential lots are zoned R-4. Staff found that there
are 368 total residential lots within this area, and that 38 are zoned R-4. This
represents R-4 zoning on a total of 10.3 percent of the overall residential lots
within this neighborhood. The one (1) lot proposed for R-4 zoning would raise
this 10.59 percent.
Although staff is supportive of the rezoning of this one (1) lot to R-4, staff is
beginning to have concerns with the amount of R-4 zoned lots within this
subdivision. Staff’s initial concerns relate to the changing density within this
subdivision with respect to the City’s Future Land Use Plan designation of
Residential Low Density (RL), and the subdivision’s lack of infrastructure. The
streets within this subdivision are narrow paved roadways with no curb, gutter or
sidewalks. Open ditches are located along most of the streets. Staff will begin to
take a closer look at the density issue associated with this subdivision.
Otherwise, staff believes the applicant’s plan to construct one (1) new duplex
will be a quality, in-fill type, development for this general area south of West 18th
Street. Staff believes rezoning this property to R-4 will have no adverse impact
on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
Kenny Whitfield was present, representing the application. There were two (2) persons,
present in opposition. Staff presented the application with a recommendation of
approval.
Kenny Whitfield addressed the Commission in support of the application. He explained
the plans to construct one (1) new duplex on the subject property.
B. J. Nix addressed the Commission in opposition. She expressed concerns with traffic
in the area and vehicles parked on the street. She stated that there was enough R-4
zoning in the area.
October 4, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9358
4
Kimberly Johnson also spoke in opposition. She also expressed concerns with traffic in
the area and the widths of the roadways throughout the neighborhood. She also noted
that there were enough duplexes in the area. She also expressed concern with
construction noise.
Mr. Whitfield explained that his leases did not allow parking on the streets. He noted
that he had contacted the Little Rock Police Department to regulate speeding in the
neighborhood. He also noted that his duplexes were mostly rented to medical
employees.
Commissioner Thomas asked about parking for the duplexes. Mr. Whitfield noted that a
one-car garage and a wide driveway were provided for each unit. Commissioner
Hamilton asked how many duplexes Mr. Whitfield had in the area. Mr. Whitfield noted
that he had 21 duplexes.
Chairman Berry asked about plans to improve the streets in the area. Vince Floriani, of
Public Works, noted that there were no public projects planned for the area. There was
additional discussion regarding possible future street improvements in this area and
parking. Commissioner Stebbins asked if there were “no-parking” signs along any of
the streets. Jamie Collins, Planning Director, noted that there were no signs, and he
also briefly discussed the approved hours of construction as allowed by City code.
There was a motion to approve the requested R-4 rezoning. The motion passed by a
vote of 7 ayes, 3 nays and 1 absent. The application was approved.
October 4, 2018
ITEM NO.: 2 FILE NO.: Z-9359
Owner: Pinnacle Ridge Development and Ranch
Properties, Inc.
Applicant: Tim Daters, White-Daters and Associates
Location: Northeast end of Ranch Blvd., at the 8800 Block
Area: 1.6 Acres
Request: Rezone from R-2 to OS
Purpose: Parking for existing park
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – The Nature Conservancy park; zoned R-2
South – Undeveloped property; zoned R-2
East – Undeveloped property; zoned R-2
West – Single family residences; zoned R-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the River Valley
Property Owners Association were notified of the public hearing.
October 4, 2018
ITEM NO.: 2 (Cont.) FILE NO.: Z-9359
2
D. LAND USE ELEMENT:
Planning Division: This request is located in Pinnacle Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density is for single-family homes at densities no greater than
six dwelling units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to OS (Open Space District) to allow a parking lot for an
existing park.
Master Street Plan: South of the property is Ranch Blvd. and it shown as a Local
Street on the Master Street Plan. The primary function of Local Streets is to
provide access to adjacent properties. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: Class I Bike Path is shown along the rail road line. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
E. STAFF ANALYSIS:
Pinnacle Ridge Development and Ranch Properties, Inc., owners of the 1.60 acre
property located at the northeast end of Ranch Blvd. (8800 block), are requesting
to rezone the property from “R-2” Single Family District to “OS” Open Space
District. The rezoning is proposed in order to utilize the property for parking for the
Nature Conservancy park located to the north.
The property is undeveloped and partially wooded. A gravel driveway extends
across the property, from Ranch Blvd. to the park property to the north. A Little
Rock and Western Railroad right-of-way is located along north property boundary,
between the property and the park. The properties to the east and south are
undeveloped and zoned R-2. Single family residences are located further south
and to the west.
The City’s Future Land Use Plan designates this property as Residential Low
Density (RL). The requested OS zoning does not require an amendment to
the plan.
October 4, 2018
ITEM NO.: 2 (Cont.) FILE NO.: Z-9359
3
Staff is supportive of the requested OS rezoning. Staff views the request as
reasonable. The property has a history of being utilized as access and parking for
The Nature Conservancy park located across the railroad right-of-way to the north.
The rezoning would allow for this continued use and development of a more
permanent parking lot for the park. Staff believes rezoning this property to OS will
have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested OS rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 3 FILE NO.: Z-2333-A
NAME: Ellis Multifamily – Conditional Use Permit
LOCATION: 900 West 15th Street
OWNER/APPLICANT: Darrell Ellis
PROPOSAL: A conditional use permit is requested to recognize the
existing duplex residence and detached studio
apartment located on this O-3 zoned lot.
1. SITE LOCATION:
The property is located on the northwest corner of West 15th and Izard
Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. Single family
homes on O-3 and C-3 zoned properties are adjacent to the north. Vacant
R-4 property is located across Izard Street to the east. Two vacant-
boarded residential structures and a bail bonds office are located on the
R-4 and C-3 properties across the alley to the west. A vacant, C-3 zoned
block owned by Philander Smith College is located across West 15th Street
to the south. Just beyond that, two blocks of Philander Smith student
housing are located on R-6 property.
The proposed use is compatible with uses in the area. No change is
proposed from how the property has been used for many years. Notice of
the public hearing was sent to the Downtown Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Multifamily requires 1.5 parking spaces per unit. This three-unit
development requires 4.5 spaces. A concrete driveway and carport
provide two stacked spaces adjacent to the duplex. There is space for a
parking space adjacent to the studio apartment, off of the alley. On-street
parking is available on 15th and Izard Streets.
4. SCREENING AND BUFFERS:
No Comments.
October 4, 2018
ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A
2
5. PUBLIC WORKS:
1. 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.
2. A grading permit in accordance with section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. A temporary turnaround should be provided on Brionne Lane for
emergency vehicles.
7. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineer 379-1813 (Greg Simmons) for more info.
8. Prior to construction of retaining walls, an engineer's certification of
design and plans must be submitted to Public Works for approval.
After construction, an as-built certification is required for construction
of the retaining wall.
9. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby
construction site shall be repaired by the responsible party prior to
issuance of a certificate of occupancy.
10. Retaining walls designed to exceed 15 ft. in height are required to
seek a variance for construction. Provide proposed wall elevations.
11. Show the location of the Rahling Road street median.
12. The maximum driveway width allowed by code is 36 ft. A variance
is needed for the proposed driveway width of 37 ft.
October 4, 2018
ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A
3
13. The existing cross walk on Brionne Lane is not at the stop bar.
Crossings are required in front of the stop bar to prevent pedestrians
from walking behind and between vehicles.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Retain any existing sewer easement.
Entergy: Entergy does not object to this proposal. There is an existing
three phase, underground power line on the east side of Rahling Road
at this location. It does not appear to conflict with the proposal and will
ultimately be used to feed the property. There is also a single phase,
underground power line on the west side of Rahling on the southeastern
edge of this property. Care should be used in any excavation when
digging near existing primary and secondary power lines. Contact Entergy
in advance to discuss electrical service requirements, and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: No comments
Building Codes: No comments.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: A RRM bus route is located along Chester Street;
west of the site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018)
The applicant was present. Staff presented the item and noted there was no
additional information needed. Staff also noted the proposed parking variance,
stating there was available on-street parking.
October 4, 2018
ITEM NO.: 3 (Cont.) FILE NO.: Z-2333-A
4
Public Works Comments regarding right-of-way dedication were presented and
discussed with the applicant.
Other Agency Comments were noted.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
The O-3 zoned property located at 900 West 15th Street is occupied by a duplex
residential structure and a detached structure containing a studio apartment.
The office zoning was established under the Dunbar Urban Renewal zoning plan
(E-1). Multifamily was an allowable use in the E-1 district. Under the current
ordinance, O-3 allows multifamily as a conditional use (as per the R-5 district).
Lots up to 10,000 square feet in area are required to provide 2,500 square feet of
land area per dwelling. This 7,560 square feet lot allows up to 3 units. The
applicant is requesting approval of a conditional use permit to bring the 3-unit
property into compliance with the current code.
To staff’s knowledge, there are no outstanding issues. The property has existed
in its current configuration for many years. The use is compatible with uses and
zoning in the area. There is sufficient on-street parking to accommodate the
parking spaces not provided on site. The plat/bill of assurance for the Original
City of Little Rock does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 5 and 6 of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 4 FILE NO.: Z-9291-A
NAME: Word of Outreach Prayer Garden – Revised
Conditional Use Permit
LOCATION: 2700 Brown Street
OWNER/APPLICANT: Word of Outreach: Owner
Carolyn Smith: Authorized Applicant
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for the addition of
improvements and activities on the prayer garden
site. The property is zoned R-3.
1. SITE LOCATION:
The property is located on the southwest corner of West 27th and Brown
Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located at the edge of a residential neighborhood. Single family
residences are located to the north, west and east. Commercial uses are
located along Roosevelt Road to the south. Staff has concerns that
allowing the conversion of the individual-oriented nature of the prayer
garden to a more corporate meeting and gathering space will have a
potentially negative effect on the nearby residents.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Goodwill and Love Neighborhood
Associations.
3. ON SITE DRIVES AND PARKING:
No parking is provided on site. The original CUP to allow the Prayer
Garden did not require any on-site parking.
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
Landscape must be in compliance with current landscape code upon
completion of the project. Any existing landscape or irrigation disturbed by
October 4, 2018
ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A
2
construction shall be repaired or replaced before a certificate of
occupancy can be obtained.
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.
5. PUBLIC WORKS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that 27th Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Due to the proposed use of the property, the Master Street Plan
specifies that Brown Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection
of 27th Street and Brown Street.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer service available in
27th Street, northwest of property.
Entergy: Entergy does not object to this proposal. There do not appear
to be any conflicts with existing electrical utilities at this location. Contact
Energy in advance to discuss electrical service requirements, or
adjustments to existing facilities.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: No comments.
Building Codes: 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
October 4, 2018
ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A
3
fully developed Architectural, Structural, Civil and MEP Plans. Contact a
commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: A RRM bus route is located along Roosevelt
Road, south of the site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018)
The applicant was not present. Staff presented the item and noted additional
information was needed. Staff noted the applicant would specifically be asked
the following:
Describe the frequency of events and services proposed to be held at the
site. What is the anticipated attendance at these events and services?
Where will parking occur for events and services?
Will there be any use of speakers or any manner of amplified sound for
music, spokesperson, etc…. in conjunction with any events and services?
Will there be any additional lighting employed on the site for any events
and services?
Public Works, Landscape and Other Agency Comments were presented.
Staff stated they would contact the applicant regarding the comments and
needed information.
STAFF ANALYSIS:
On March 8, 2018, the Planning Commission approved a conditional use permit
to allow Word of Outreach Ministry to develop a prayer garden on the vacant, R-3
zoned lot located at 2700 Brown Street. The site contained only a 25 X 11
concrete slab remaining from the removal of a dilapidated residential structure.
The ministry had been given permission to place a small (8 X 8) storage building
on the slab to store lawn equipment and the like.
October 4, 2018
ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A
4
The prayer garden was proposed to contain a gazebo structure and several
specific areas for reading, praying or meditating. Each of the meditation areas
was to have a bench where persons could sit. Ground-level speakers were to be
placed at each prayer-mediation area to play quiet music which can be heard
only upon entering the garden and sitting at one of the benches. The various
prayer stations were to be identified by signs such as “Love”, “Temperance”,
“Pathway to Joy”, “Pathway to Faith” and “Pathway to Peace”. The future
gazebo structure was to be utilized by students of Word of Outreach Christian
Center, their parents and guests for various gatherings, fellowshipping and
corporate prayer.
During the Planning Commission review process, the applicant submitted the
following amendments to address some concerns which had been raised by
neighbors and staff:
1. Fencing and an entrance gate with a lock will be placed around the prayer
garden.
2. The normal hours of operation for the prayer will be 8:00 a.m. – 8:00 p.m.
daily.
3. There will be no additional lighting placed in the prayer garden. There is an
existing night light from Entergy which comes on in the night and goes off in
the morning.
4. The sound system will only function during the hours the prayer garden is
open.
5. No benches, chairs, etc… will be in the garden until a fence (with gate and
lock) has been erected around the garden.
6. The prayer garden will not be available for general public use until a fence
with a lock has been installed. Until such time, the applicant will keep the
grounds of the prayer garden neat and clean and will begin planting trees,
shrubs, plants, herbs and flowers.
7. If any Word of Outreach students, parents or staff desire to visit the prayer
garden (prior to installation of the fence and other improvements) they will
have to bring their own chairs, if they plan to sit. When they leave, they will
take their chairs with them.
The fence was to be combination of privacy fencing and chainlink. No
improvements were to be placed on the property, other than landscaping, prior to
the erection of the perimeter fencing with a gate and lock.
The prayer garden has for the most part been completed as approved. Fencing
has been installed, with gate and lock. The prayer stations are in place as is the
landscaping. A dedication event was held in conjunction with commemorative
services on September 11.
October 4, 2018
ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A
5
Word of Outreach is now requesting a revision to the CUP to allow for additions
to the prayer garden, creating what is being called “An Open Air Sanctuary
Without Walls.”
The proposed improvements consist of an 8’ X 16’ building containing an 8’ X 8’
handicap accessible restroom and an 8’ X 8’ storage space for chairs, tables and
umbrellas for used during special functions to be held in the prayer garden. Also
proposed are two gazebo buildings and a cover over the 25’ X 11’ concrete slab.
The new cover will be over the 8’ X 8’ tool storage shed and will provide covering
over sitting areas on either side of that structure.
In response to questions raised at Subdivision Committee, the applicant
submitted the following additional information:
The frequency of events and/or services, as related to the Dedication and
Consecration Ceremony on 9/11 will not be the normal activities at the Throne
of Grace Prayer Garden. The general public hours will be from 8:00 am –
8:00 pm. With the accompany of a Facilitator, individuals can enter into the
Prayer Garden, per request to our 24 hour Prayer Hotline (501.663.0300),
specifically for the purpose of meditation, prayer, reading, and/or relaxation,
in the presence of The Lord. To keep from having loitering, and/or vagrancy,
the gates will remained locked at all times.
Currently there are no future events scheduled. However, if we plan to have
an event, the City will be notified to obtain needed Permits and private owned
areas will be designated for parking.
The only speakers to be used, on a daily basis are the aforementioned small
rock speakers by each bench for the soothing sounds of easy listening
Christian instrumental music to create an ambience of restful atmosphere.
If there is to be a special gathering that requires speakers or any manner of
amplification, due to a Community function, a Special Permit would be
requested for such activities.
There will be no additional lighting required at the Throne of Grace Prayer
Garden for any activities that will take place.
Staff has concerns with the applicant’s current proposal. Support for the initial
prayer garden CUP was predicated on the concept of the prayer garden being
a quiet, low-impact type of use. The primary use was to be creation of a space
where individuals could come for times of reflection, meditation and prayer. As
such, the use was viewed as having minimal effect on the surrounding residential
neighborhood.
As proposed now, the use begins to take the form of a formal meeting and
gathering venue. As such, staff believes for potential would be there to affect the
adjacent and nearby residences. Issues of concern such as parking and noise
October 4, 2018
ITEM NO.: 4 (Cont.) FILE NO.: Z-9291-A
6
became more evident. Staff does not support any changes to the current
approved prayer garden CUP.
STAFF RECOMMENDATION:
Staff recommends denial of the revised CUP.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had failed to complete the required notification
to surrounding property owners and the item needed to be deferred. The item
was placed on the consent agenda and deferred to the November 15, 2018
meeting by a vote of 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 5 FILE NO.: Z-9354
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: NE corner of West 39th and Wilder Streets
OWNER/APPLICANT: Stanley Phillips, Owner and Applicant
PROPOSAL: A conditional use permit is requested to allow for the
construction of two duplex residential structures on
this R-3 zoned property. The property is to be split,
allowing for one duplex on each lot.
1. SITE LOCATION:
The property is located at the northeast corner of West 39th and Wilder
Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located near the edge of a residential neighborhood, in an
area of mixed uses and zoning. Single family homes are located in the
blocks immediately around the site. The residential property directly
across Wilder to the west is undeveloped. A large area of city-owned
floodway and Boyle Park are located just to the north. To the east are
properties zoned O-3 and C-3. A large private club occupies some of that
C-3 zoned property. A Little Rock School District campus (former Wilson
Elementary) is located to the south. Staff believes the two proposed
duplexes are compatible with uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Each unit in a duplex requires 1.5 parking spaces; 3 spaces per duplex.
The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces
per duplex. The parking spaces will be accessed via a single driveway per
lot off of Wilder Street. Fifteen feet of yard area will be located between the
parking spaces and the front property line.
4. SCREENING AND BUFFERS:
No comments.
October 4, 2018
ITEM NO.: 5 (Cont.) FILE NO.: Z-9354
2
5. PUBLIC WORKS:
1. Wilder St. is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. Plans should be provided to Public Works for approval of the rerouting
of stormwater drainage prior to construction.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation: Sewer Available to this site. Separate
service line required for each structure.
Entergy: Entergy does not object to this proposal. There do not appear to
be any conflicts with existing electrical utilities at this location. An existing
single phase distribution line runs along Wilder Street in front of this
development. Contact Entergy in advance to discuss electrical service
requirements, extensions, or adjustments to existing facilities (if any) as
this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection.
Fire Department:
Maintain Access:
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.
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.
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
October 4, 2018
ITEM NO.: 5 (Cont.) FILE NO.: Z-9354
3
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
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.
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 (Daniel Tull 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.
Regards, Captain Rhodes and Captain Hogue
Office: 918-3710
October 4, 2018
ITEM NO.: 5 (Cont.) FILE NO.: Z-9354
4
Building Codes: As per 2012 Arkansas Fire Prevention Code Volume III
Residential Construction, Fire and Smoke Separation are required for
Duplex construction.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: A RRM bus route is located along Colonel Glenn
Road, south of the site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to indicate the proposed lot
lines and building setbacks on the site plan. Staff stated the required parking for
each duplex needed to be located on the same lot as the duplex. The applicant
was asked to describe the materials to be used for the parking and driveways
and to locate and describe any proposed fencing.
Public Works Comments were presented and discussed. The applicant stated
any needed right-of-way would be dedicated. Staff asked the applicant to
indicate right-of-way dedication on the revised site plan and to label setbacks
based on the new property line.
Other Agency Comments were noted.
The applicant was advised to submit responses by September 19, 2018. The
Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
construction of two duplex-residential structures on R-3 zoned property located
at the northeast corner of Wilder Street and platted but undeveloped West 39th
Street. The property consists of a portion of Block 5, Oak Park Addition which
will be split into two lots. One duplex and its associated parking will be located
on each of the two lots.
October 4, 2018
ITEM NO.: 5 (Cont.) FILE NO.: Z-9354
5
The buildings will be one-story in height with a pitched, shingled roof and a vinyl
siding exterior. The structures will contain 2,340 square feet of living space;
1,170 square feet per unit.
The applicant responded to issues raised at Subdivision Committee and
submitted a revised site plan. The proposed lot line between the two lots has
been indicated and the parking for each duplex is on the same lot as the duplex it
serves. The driveways and parking will be concrete. Any fencing will comply
with that allowed in the R-3 residential district. The required right-of-way
dedication for Wilder Street has been indicated and building setbacks are shown.
All setbacks comply with or exceed the R-3 district requirements. The northern
duplex is oriented to Wilder Street. The southern duplex has a front oriented into
the site and a rear oriented to the platted but undeveloped West 39th Street right-
of-way.
Staff believes the proposed duplexes are an appropriate use for the site. The
proposed building design is compatible with the design of homes in the
immediate area. The plans for rerouting of stormwater drainage will be submitted
to Public Works for review and approval prior to building permit submittal. The
applicant states no bill of assurance for Oak Park Addition was available.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. The lot split must be completed and properly recorded prior to submittal of a
building permit.
2. Compliance with the comments and conditions outlined in Sections 5 and 6 of
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 6 FILE NO.: Z-9355
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: Mid Block, east side of the 3400 Block of
Longcoy Street
OWNER/APPLICANT: M. E. Seckt, Pulaski Choice,
McAlmont Acquisition: Owners
Stanley Phillips: Authorized Agent
PROPOSAL: A conditional use permit is requested to allow for the
construction of two duplex residential structures on
this R-3 zoned site. The property consists of 3 lots
which will be replatted as 2 lots with one duplex on
each lot.
1. SITE LOCATION:
The property is located mid-block, on the east side of the 3400 Block of
Longcoy Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in the John Barrow neighborhood, near a point
where the residential properties abut the commercially zoned properties
along John Barrow Road. The properties immediately around the site are
primarily occupied by smaller one-story, frame, single-family residences.
A church is located to the southeast, at 35th and Tatum. Two duplex
residential structures are located to the northwest, at 34th and Longcoy. A
vacant lot is adjacent to the south. Staff believes the proposed duplexes
are compatible with uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Each unit in a duplex requires 1.5 parking spaces; 3 spaces per duplex.
The applicant is proposing to provide a total of 3 spaces per unit; 6 spaces
per duplex. The parking spaces will be accessed via a single driveway per
lot off of Longcoy Street. Fifteen feet of yard area will be located between
the parking spaces and the front property line.
October 4, 2018
ITEM NO.: 6 (Cont.) FILE NO.: Z-9355
2
4. SCREENING AND BUFFERS:
No comments.
5. PUBLIC WORKS:
1. Longcoy Street is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 25 feet from centerline will be
required.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Reclamation Water: Sewer Available to this site. Separate
service line required for each structure.
Entergy: Entergy does not object to this proposal. There do not appear to
be any conflicts with existing electrical utilities at this location. Electrical
facilities are in the area, but will need to be extended to service points for
each structure. Contact Entergy in advance to discuss electrical service
requirements, extensions, or adjustments to existing facilities (if any) as
this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection.
Fire Department:
Maintain Access:
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.
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.
October 4, 2018
ITEM NO.: 6 (Cont.) FILE NO.: Z-9355
3
Loading
Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved
fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds
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.
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 (Daniel Tull 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.
October 4, 2018
ITEM NO.: 6 (Cont.) FILE NO.: Z-9355
4
Building Codes: As per 2012 Arkansas Fire Prevention Code Volume III
Residential Construction, Fire and Smoke Separation are required for
Duplex construction.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: A RRM bus route is located along John Barrow
Road, west of the site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to indicate the proposed lot
lines and building setbacks on the site plan. Staff stated the required parking for
each duplex needed to be located on the same lot as the duplex. The applicant
was asked to describe the materials to be used for the parking and driveways
and to locate and describe any proposed fencing.
There was then a discussion related to the orientation of the southern duplex.
It was ultimately determined that the structure should be rotated so that the front
of the duplex faced to the north, into the site. Staff stated that arrangement
would provide more of a rear yard to rear yard relationship with the lot to the
south, should that adjacent lot ever develop with a residence.
Public Works Comment was presented and discussed. The applicant stated any
needed right-of-way would be dedicated. Staff asked the applicant to indicate
right-of-way dedication on the revised site plan and to label setbacks based on
the new property line.
Other Agency Comments were noted.
The applicant was advised to submit responses by September 19, 2018. The
Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
construction of two duplex residential structures on R-3 zoned properties located
on the east side, mid-block of the 3400 Block of Longcoy Street. The site
October 4, 2018
ITEM NO.: 6 (Cont.) FILE NO.: Z-9355
5
consists of three platted lots which will be recombined into two lots with one
duplex structure and its associated parking on each of the two lots.
The buildings will be one-story in height with a pitched, shingled roof and vinyl
siding exterior. The structures will contain 2,340 square feet of living space;
1,170 square feet per unit.
The applicant responded to issues raised at Subdivision Committee and
submitted a revised site plan. The proposed lot lines for the two-lot
recombination have been indicated and the parking for each duplex is on the
same lot as the duplex it serves. The driveways and parking will be concrete.
Any fencing will comply with that allowed in the R-3 residential district. The
required right-of-way dedication for Longcoy Street has been indicated and
building setbacks are shown. All setbacks comply with or exceed the R-3 district
requirements. The northern duplex is oriented to Longcoy Street. The southern
duplex has a front oriented into the site and a rear oriented to the rear of the
vacant lot adjacent to the south.
Staff believes the proposed duplexes are appropriate for the site. The proposed
building design is compatible with the design of homes in the immediate area.
The plat/bill of assurance for John Barrow Addition does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. The lot recombination must be completed and properly recorded prior to
submittal of a building permit.
2. Compliance with the comments and conditions outlined in Sections 5 and 6 of
the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 noes and 1 absent.
October 4, 2018
ITEM NO.: 7 FILE NO.: Z-9357
NAME: Ritter Communications Mini-fiber Distribution
Substation – Conditional Use Permit
LOCATION: NW corner of Maryland and Park
OWNER/APPLICANT: Union Rescue Mission: Owner
Ritter Communications, John Peterson: Authorized
Agent
PROPOSAL: A conditional use permit is requested to allow for
construction of a single structure to contain a fiber
optics distribution substation. The property is
zoned R-4.
1. SITE LOCATION:
The property is located at the northwest corner of Maryland Avenue and
S. Park Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed zoning and uses. The I-630 right-
of-way is directly adjacent to the north. A women and children’s shelter is
located across Park Street to the east and Children’s Hospital is located
beyond the shelter. A church is located across Maryland Avenue to the
south. Single family residences are adjacent to the west. The R-3 and
R-4 zoned properties to the south and west are occupied by single family
homes, vacant-boarded structures and vacant lots. Staff believes the
small, unmanned fiber-optic facility will have no effect on the surrounding
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Capitol Hill and Central High
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The proposed facility will be unmanned. It will only require available
parking space for a technician who will occasionally visit the site. A
single driveway will access the site off of Maryland Avenue. A drive-thru
gate will provide access to the site. The driveway will be constructed to
city standards from the street to the fenced compound. The compound
will have a gravel surface.
October 4, 2018
ITEM NO.: 7 (Cont.) FILE NO.: Z-9357
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
Any new site development shall adhere to the current landscape code.
Provide screening on the west and south sides of the property adjacent to
the existing residential property and Maryland Avenue.
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.
5. PUBLIC WORKS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Maryland Ave for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Gravel driveway or parking pads are not permitted within the right-of-
way. A concrete driveway apron should be provided in conformance
with City of Little Rock Detail PW-32. The concrete apron should
extend to the right-of-way line with a total driveway length of 25 feet
to not block the future sidewalk.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation: Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There do not appear
to be any conflicts with existing electrical utilities at this location. Contact
Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection.
Fire Department: No comment.
October 4, 2018
ITEM NO.: 7 (Cont.) FILE NO.: Z-9357
3
Building Codes: No comments.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: A RRM bus route is located along West 12th
Street, south of the site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2018)
The applicants were present. Staff presented the item and noted some
additional information was needed. In response to a question from staff, the
applicants stated the proposed security fence would be 8 feet tall, topped by
standard security wire. The applicant was asked how often and what hours the
generator would be tested. The applicants responded that it was tested once a
week, mid-day. The applicants were asked to provide a signage plan. Staff
stated a single properly paved driveway was required from the street to the
property line. The drive must be perpendicular to the street. Once inside the
fenced compound area, gravel may be used and the gravel vehicular use area
must be designed and maintained in a manner that does not result in the creation
of dust, mud, silt or standing water.
Public Works Comments were discussed. The applicants were advised that the
proposed lease/compound area would need to be moved north 5 feet to allow for
right-of-way dedication.
Landscape and Screening comments were discussed. Staff stated screening
was required along the west perimeter, where the site was adjacent to
residential. Staff stated evergreen plantings could fulfill that requirement. The
Committee members stated they also wanted screening along the south side
where the site fronted onto Maryland Avenue.
Other Agency Comments were noted.
The applicants were advised to respond to staff issues by September 19, 2018.
The Committee then forwarded the item to the full Commission.
October 4, 2018
ITEM NO.: 7 (Cont.) FILE NO.: Z-9357
4
STAFF ANALYSIS:
Ritter Communications is requesting approval of a conditional use permit to allow
for construction of a small building within a lease area on this R-4 zoned lot to
contain a mini-fiber distribution operation.
The lease area is 35’ X 40’ in size. It will be enclosed by a 6 – 8 foot tall chain
link fence with three strands of security (barbed wire) above the fence. The
structure containing the fiber optics distribution equipment is 14 feet by 10 feet,
9 feet tall. The exterior will be washed gravel composite. The structure will
house equipment for the purpose of providing fiber optic network services.
Access to the compound will be from a single driveway off of Maryland Avenue.
The driveway will be constructed to city standards from the road to the gate of
the lease area. The lease area will have a gravel surface. The facility is
unmanned so the only traffic to the site once it is constructed will be the
occasional technician.
The site will contain a generator which is normally exercised weekly on Tuesday
– late morning or early afternoon. The exercise normally lasts 20 – 30 minutes.
Generators are common on communication sites such as wireless
communication facilities (cell tower sites).
Signage will consist of a sign on the gate identifying the facility and containing
various safety information messages.
Screening shrubbery will be installed along the west and south perimeters of the
site to provide screening from the residential property to the west and Maryland
Avenue to the south. The applicant is to work with city staff to determine an
appropriate screening plant.
Staff is supportive of the proposed use. The plat/bill of assurance for Capitol Hill
Extension does not address use issues. The applicant submitted a revised plan
indicating the right-of-way dedication for Maryland Avenue.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report.
October 4, 2018
ITEM NO.: 7 (Cont.) FILE NO.: Z-9357
5
PLANNING COMMISSION ACTION: (OCTOBER 4, 2018)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 noes and 1 absent.
DATE TV Q UR w l Vv
PLANNING COMMISSION VOTE RECORD
GDr►S �N , e�'ir�.N�?4 I �.L�rvL.t =1� �L ?_ -'l�'V
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MEMBER
BERRY, CRAIG
BYNUM, BUELAH
BYNUM, BUELAH
COX, KEITH
COX, KEITH
✓
l
✓
FINNEY, REBECCA
FINNEY, REBECCA
I
HAMILTON, SCOTT
HAMILTON, SCOTT
Q.
✓
HAYNES, MARLON D.
`
HAYNES, MARLON D.
1
I
✓
✓
LAHA, TROY
LAHA, TROY
'
LATTURE, PAUL
LATTURE, PAUL
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✓
✓
MAY, BILL B.
MAY, BILL B.
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STEBBINS, ROBERT
STEBBINS, ROBERT
✓
THOMAS, DIANA M.
THOMAS, DIANA M.
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MEMBER
BERRY, CRAIG
BYNUM, BUELAH
COX, KEITH
l
FINNEY, REBECCA
I
HAMILTON, SCOTT
HAYNES, MARLON D.
`
LAHA, TROY
'
LATTURE, PAUL
MAY, BILL B.
,
l
STEBBINS, ROBERT
THOMAS, DIANA M.
j
Meeting Adjourned ��'1 + 3 � P.M.
AYE 00 NAYE �1 ABSENT ABSTAIN �RECUSE
October 4, 2018
There being no further business before the Commission, the meeting
was adjourned at 4:31 p.m.
Date
Secretary Chairman