pc_08 09 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 9, 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
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Diana M. Thomas
Members Absent: Scott D. Hamilton
City Attorney: Shawn Overton
III. Approval of the Minutes of the June 28, 2018 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 9, 2018
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1811 LaMarche Village Preliminary Plat, located at 16307 Taylor
Loop Road.
B. Z-9320 Gramercy Park at Midtown Short-form PD-R, located at
6400 West Markham Street or the Northwest corner of
West Markham Street and North McKinley Street.
C. Z-9321 Calhoun Short-form PD-R, located at 4208 Fairview Road.
D. S-1809-A Breeding Addition Preliminary/Final Plat, located at 7718
Henderson Road.
E. S-1819 65th Street Center Subdivision Site Plan Review, located at
5303 West 65th Street.
F. Z-1002-A Sonny’s Carwash Short-form PCD, located at 7706
Cantrell Road.
G. Z-2481-D Geyer Springs Business Center Short-form PCD, located
behind 7315 Geyer Springs Road.
H. Z-8098-A Palmer Revised Short-form PD-R, located at 2919 – 2921
Lee Street and 1312 Kavanaugh Boulevard.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1765-C Heritage Place Revised Preliminary Plat, located in the
7500 Block of Highway 300.
2. S-1766-G The Village at Gateway Revised Preliminary Plat,
located on the west side of Vimy Ridge Road and west
of the current terminus of Big Rock Avenue.
Agenda, Page Two
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : (CONTINUED)
Item Number:
File Number:
Title:
3. S-1787-A Quick’s Lake Addition Replat Lots 6A-R and 6B-R, located
near the 1220 – 1400 Blocks of Stewart Road.
4. S-1825 Simpson Addition Preliminary Plat, located East of Milburn
Lane and Dover Street in the Granite Mountain area.
5. S-231-A Legion Hut Mobile Home Park Preliminary Plat –
Subdivision Site Plan Review, located at 11225 Legion
Hut Road.
6. S-1824 8910 Higgins Switch Subdivision Site Plan Review,
located at 8910 Higgins Switch Road.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
7. Z-4223-A Hounds’ Hide-Away Short-form PCD, located at 8501
Pinnacle Valley Road.
8. Z-4807-Q New Hampton Astoria Residential Apartments Long-form
PD-R, located North of Chenal Valley Drive on the
Northeast corner of Chenal Valley Drive and Gordon
Road.
9. Z-4987-G Riverdale RH-5B Revised Short-form PCD, located on the
East side of Riverfront Drive just South of Morgan Keegan
Drive.
10. Z-9022-A 1500 South Bowman Road Short-form PCD, located at
1500 South Bowman Road.
11. Z-9061-A The Plaza Revised Long-form PCD, located on the
Southwest corner of 65th Street and Scott Hamilton Drive.
12. Z-9261-A Copper Run Subdivision Revised Long-form PD-R,
located at 16901 Pride Valley Road.
Agenda, Page Three
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
13. Z-9342 Houff Plumbing Short-form PCD, located at 11800 –
11804 Kanis Road.
14. Z-9343 1873 South Cross Street Short-form PD-R, located at
1873 South Cross Street.
15. Z-9344 Bronson Townhomes Short-form PD-R, located at 1902
East 4th Street.
August 9, 2018
ITEM NO.: A FILE NO.: S-1811
NAME: LaMarche Village Preliminary Plat
LOCATION: Located at 16307 Taylor Loop Road
DEVELOPER:
Forward Properties LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties LLC, Andrew Atkins Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.67-acres NUMBER OF LOTS: 14 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-256 to allow platted building lines
on collector street less than the 30-feet typically required.
The applicant submitted a request dated May 1, 2018, requesting deferral of this item to
the June 28, 2018, public hearing.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated May 1, 2018, requesting
deferral of this item to the June 28, 2018, public hearing. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 8 ayes, 0 noes and 3 absent.
August 9, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1811
2
STAFF UPDATE:
Staff recommends deferral of this item to the August 9, 2018, hearing. The applicant and
staff have been unable to resolve staff’s concerns related to the driveway placement and
access and circulation on the site.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of deferral of this item to the August 9, 2018, hearing.
Staff stated the applicant and staff had been unable to resolve staff’s concerns related to
the driveway placement and access and circulation on the site. 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 submitted a request dated July 20, 2018, requesting withdrawal of this item
without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated July 20, 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.
August 9, 2018
ITEM NO.: B FILE NO.: Z-9320
NAME: Gramercy Park at Midtown Short-form PD-R
LOCATION: Located at 6400 West Markham Street or the Northwest corner of West
Markham Street and North McKinley Street
DEVELOPER:
Icon Homes LLC
Rodney Chandler
P.O. Box 23712
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Marc Moody Owner
Icon Homes, LLC, Rodney Chandler Authorized Agent
SURVEYOR:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 0.49-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development Residential
PROPOSED USE: 3 buildings, 6 units attached single-family housing
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive
nearer the intersection and the northern property line than typically allowed per ordinance.
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Gramercy Park is an upscale planned residential development blended with
craftsman and traditional style architecture with 21st century construction to consist
of three (3) attached patio homes. Five (5) of the six (6) homes will have two
(2) bedrooms, two (2) baths and one (1) patio home will have three (3) bedrooms
with two (2) and one half ( ½ ) baths. Floor plans include great rooms, dining area
and kitchen with a full complement of stainless steel appliances. All homes will
have a brick traditional exterior with accented décor and feature amenities that are
generally standard for upscale homes of this style. Interior amenities will include
plank porcelain tile flooring, granite slab kitchen counter and bathroom tops, nine
foot ceilings with crown molding and recessed can lighting.
Exterior features include masonry, brick on all four sides and smart board siding in
gable areas, architectural roof shingles, landscaped lawns with Zoysia turf and
automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to
enhance aesthetics of the development. Homes will have a minimum front setback
of 15-feet, 25-foot rear where lots back up to West Markham and North McKinley
Streets, 10-feet setback to the west property line and 8-feet setback to the north.
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Additionally, each unit will consist of one or two car garages and two car
driveways for each home. It is anticipated the home prices will range from $155
to $175 per square foot. It is anticipated that some of the homes will be placed
under corporate lease agreements and lease rates will range from $1,450 to
$1,800 per month.
The entrance to Gramercy Park will consist of a brick wall and attached decorative
metal fencing, with accent lighting and extensive landscaping to promote an
appealing and pristine entrance to the development. A six (6) foot wooden fence
is planned where fences do not currently exist to maintain privacy for neighbors
and residents of Gramercy Park. Additionally, lawns and all common areas within
the development will be maintained by the owner.
B. EXISTING CONDITIONS:
The site contains a single-family residence with a driveway accessing the home
from North McKinley Street. Park Plaza Mall is located to the east of this site.
There is a bank located on the northeast corner of North McKinley Street and West
Markham Street. South of the site on the southeast corner of South McKinley
Street and West Markham Street is a convenience store. The primary use of th e
area west of North McKinley Street, both north and south, is single -family
residential with the exception of two properties to the north of this site, which are
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
3
the only two (2) properties which face North McKinley Street, which were rezoned
to PD-O and POD and are used as office uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hall High
Neighborhood Association and the Briarwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. W est Markham Street is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
West Markham Street and North McKinley Street.
3. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to North McKinley Street in accordance with Section 31-175 of the
Little Rock Code of Ordinances and the Master Street Plan.
4. Repair or replace any curb and gutter or sidewalk that is damaged and not
within ADA compliance in the public right-of-way prior to occupancy.
5. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. Due to an insufficient turnaround provided
within the site, the waste receptacle should be taken to North McKinley Street.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway/access easement
spacing on commercial streets is 250-feet from intersections and other
driveways and 125-feet from side property lines. Staff believes the proposed
access easement is located to close to the signalize West Markham
Street/North McKinley Street intersection (100-feet). A variance should be
requested for the driveway/access easement location.
8. All driveways/access easements shall be constructed with concrete aprons
per City Ordinance.
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
4
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
10. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
13. Remove existing curb cuts not planned to be used with proposed
development.
14. Are gates proposed to be erected?
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. There is an exist ing
three phase, overhead power line on the west side of North McKinley Street
adjacent to this property. There is also a single phase, overhead power line
running east and west along Gramercy Park Drive which will need to remain in
place to serve existing Entergy customers on the west side of this project. Service
is already being provided to existing structures in the project area which will need
to be addressed. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after addi tional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
5
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggest improving sidewalk on West
Markham Street, including a new sidewalk on North McKinley Street, as well as
sidewalk access to individual homes.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
6
Family District) to PDR (Planned Development Residential) to allow for
six (6) Patio Homes on half an acre (12 units/acre density).
Master Street Plan: South of the property is West Markham Street and it shown
as a Minor Arterial on the Master Street Plan. East of the property is North
McKinley Street and it shown as a Local Street on the Master Street Plan. Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects on traffic and pedestrians
on W est Markham Street. 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 Class III Bike Routes shown on West Markham Street and
North McKinley Street. These bike routes require no additional right-of-way, but
either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an overview
of the development stating there were few outstanding technical issues associated
with the request. Staff requested information concerning the proposed signage
plan, any proposed fencing and the proposed phasing plan. Staff stated zero lot
line and townhouse developments were to have a minimum of ten (10) to fifteen
(15) percent of the development as designated open space.
Public Works comments were addressed. Staff stated right of way dedication to
West Markham Street and North McKinley Street were required to meet the Master
Street Plan. Staff stated no grading was allowed on the site without a grading
permit being issued. Staff stated all driveways and access easements were to be
constructed with concrete aprons per City Ordinance. Staff stated they did not
support the driveway placement on North McKinley Street. The applicant
questioned if staff would support the driveway if it was constructed as a right-in-
right-out only drive. Staff stated if constructed properly then they would support
the driveway location.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
7
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
associated with the request raised at the April 25, 2018, Subdivision Committee
meeting. The applicant has provided the proposed signage plan, the location and
materials of the proposed fencing and indicated the development will occur in a
single phase. The plan also indicates the drive on North McKinley Street as a
right-in/right-out only drive.
The request is a rezoning of the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the development of 0.49-acres with six (6) units
of patio homes. The applicant is proposing to place a single drive from North
McKinley Street into the development. The drive will be designed and constructed
with a right-in/right-out only access to limit the potential traffic conflicts of persons
entering the development and stacking on North McKinley Street.
The development is proposed with three (3) attached patio homes. Five (5) of the
six (6) homes will have two (2) bedrooms, two (2) baths and one (1) home will have
three (3) bedrooms with two (2) and one half ( ½ ) baths. The floor plans include
great rooms, dining area and kitchen with a full complement of stainless steel
appliances. All homes will have a brick traditional exterior with accented décor
and feature amenities that are generally standard for upscale homes of this style.
Interior amenities will include plank porcelain tile flooring, granite slab kitchen
counter and bathroom tops, nine foot ceilings with crown molding and recessed
can lighting.
The homes are proposed with a minimum setback of 15 -feet along the common
drive. The plan indicates a 25-foot setback on the lots along West Markham and
North McKinley Streets and a 10-foot setback to the west property line. The plan
indicates an 8-foot setback to the north property line.
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Each unit is proposed with a one (1) or a two (2) car garage and a
two (2) car driveway for each home.
The entrance to the development is proposed with a brick wall and attached
decorative metal fencing, with accent lighting and extensive landscaping. A six (6)
foot wooden fence is proposed where fences do not currently exist, to maintain
privacy for neighbors and residents of the development. All lawns and common
areas within the development will be maintained by the developer/property owners
association.
Staff is not supportive of the applicant’s request. The site is indicated on the City’s
Future Land Use Plan as Residential Low, RL, which typically allows developments
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
8
of residential at a density of six (6) units per acre or less. The development as
proposed doubles the density typically allowed in the Future Land Use designation.
The development is proposed with minimal setbacks along the northern and
western perimeters. Staff feels the site plan as proposed is “over-building” the site
area.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were a number of registered objectors present. The
Chair stated it was practice when there were eight (8) or fewer Commissioners present
to offer the applicant the option of deferral. He stated to approve an item would take
six (6) positive votes of the Commissioners present.
Mr. Rodney Chandler stated he would like to defer his item to a later hearing date to allow
for more Commissioners to be present to vote on his item.
The Chair entertained a motion for deferral of the item to the June 28, 2018, public
hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a request dated June 4, 2018, requesting deferral of this item to
the August 9, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated June 4, 2018, requesting
deferral of this item to the August 9, 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 9 ayes,
0 noes, 1 absent and 1 recusal (Commissioner Laha).
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
9
STAFF UPDATE:
There has been no change to the application request since the previous staff analysis
and recommendation. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
Mr. Rodney Chandler was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Chandler addressed the Commission stating he wished to yield his time to the
opposition. He stated he had met with the 200-foot neighbors and felt most of their
questions had been addressed. He stated he felt the Commission’s time would be better
served if he addressed comments raised by the opposition.
Mary Julia Hill, President of the Briarwood Neighborhood Association, addressed the
Commission in opposition of the request. She stated of the neighbors that were directly
impacted only one (1) neighbor was in support of the request. She stated the remaining
neighbors were not in support of the request. She stated the neighborhood was opposed
to the density proposed for the development. She stated the Briarwood Neighborhood
was the epic center for crime and most of the crime was in areas of apartments and
duplex housing. She stated the crime was directly related to rental housing. She stated
the area was becoming more rental properties both in single -family and duplex homes.
She stated Mr. Chandler had built two (2) new single -family homes on her street, which
did not sell, and were now occupied by renters. She requested the Commission deny the
request.
Allen Klak addressed the Commission in opposition of the request. He stated his home
was on Pilot Point Place and his concern was traffic the proposed development would
generate. He stated North McKinley Street stacked 12 to 15 cars when the Catholic Boys
School dismissed. He stated the residents would be forced to only turn right -in and
right-out of the development. He stated he did not feel the residents would obey this
movements and would try making the turn into the drive from north bound North McKinley
Street. He stated this would only cause additional traffic concerns for the area. He stated
there was no right turn onto West Markham Street from North McKinley Street and all
were forced to wait on the light to make the movement. He stated this was also a reason
for cars backing up on North McKinley Street.
Neal Pollard addressed the Commission in opposition of the request. He stated his home
was next door to the proposed d evelopment. He stated his family bought the home
20 plus years ago and had watched the traffic on West Markham Street grow. He stated
with the development there would be six (6) homes and a minimum of 12 cars. He stated
the traffic on North McKinley Street was very heavy with the Park Plaza Mall and the
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
10
Catholic Boys School. He stated on trash day there would be 12 containers, six (6)
garbage and six (6) recycle, which would stop traffic on North McKinley while the trash
was being collected. He stated six (6) homes on the site was too many homes.
Carolyn Pollard addressed the Commission in opposition of the request. She stated her
home was next door to the proposed development. She stated the development was
proposed with a wood fence along the common property line which would block her view
and the flow of air around her property. She stated when she bought her home she was
told the home would only be a single-family dwelling. She stated the rezoning was to
allow the development as proposed with six (6) units was an over stretch.
Nell Matthews, League of Women Voters, addressed the Commission in opposition of the
request. She stated the League was very opposed to the proposed development. She
stated the siting of duplexes on this property was inappropriate. She stated there was no
suggestion the site was no longer viable as single -family. She stated the site plan as
presented did not allow for livable space. She stated the setbacks and facades did not try
to match the character of the neighborhood.
Martha Gassaway did not wish to speak. She stated based on the comments made by
her neighbors she was no longer in favor of the development.
Ben Moody addressed the Commission in support of the request. He stated this was his
family home. He stated the Briarwood Neighborhood was not directly across the street
from the development but ¼ a mile away. He stated the existing home had driveways on
West Markham Street and North McKinley Street. He stated getting out onto the abutting
streets had never been an issue. He stated the home was built in 1953 as the family
home. He stated the home had been on the market for over three (3) years and there
had not been any reasonable offers for the home. He stated the current offer by
Mr. Chandler was a reasonable offer. He stated he felt Mr. Chandler would build a quality
project and the development would be an asset to the neighborhood.
Marc Moody addressed the Commission in support. He stated he was not sure why the
neighborhood was bringing up crime and rentals. He stated he did not live in Little Rock
all the time. He stated his job allowed him to live here in the summer months. He stated
his family had lived in the area since North McKinley Street was a dirt road. He stated
there was a farm house on the hill and the existing subdivision was not in place. He
stated his family watched the building of Park Plaza Mall. He stated the home had been
on the market for more than three (3) years and had not sold. He stated he felt the
development would be an asset to the area.
Shelli Stine addressed the Commission on the merits of the request. She stated she was
the agent representing the buyer, Mr. Chandler. She stated the development was a great
project. She stated the Sears site redevelopment was an asset to the area. She stated
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
11
this was not a duplex development but a quality patio home development. She stated the
market was strong for an upscale housing development of this type in the area.
Peri Doubleday addressed the Commission as the seller’s agent. She stated she had
listed this property for over two and one -half years and there had been very few serious
offers for the home. She stated there were a number of request for commercial use which
all were rejected by staff. She stated the home was not in a subdivision. She stated
Mr. Chandler had approached the owners with a serious offer for residential development.
She stated with the proposed development the drive on West Markham Street would be
removed. She stated with the progress made at Mid-town this development would be an
enhancement to the corner. She stated progress was being made in the area and this
would only be an added benefit.
Scott Moody addressed the Commission in support of the request. He stated the financial
aspect of the new development and the added tax benefit to the City were significant. He
stated the City grew by expansion. He stated with this development the City would
continue to grow. He stated his family moved to the area is 1953. He stated in 1953,
past his home, West Markham Street was a dirt road. He stated the road stopped at the
current I-430 overpass with West Markham Street. He stated growth had allowed the
Briarwood and the Wingate Subdivisions to develop.
Mr. Chandler addressed the Commission on the merits of his request. He stated the
development was not a duplex development but was in fact a patio home development.
He stated the market was empty nesters who were wanting to downsize. He stated the
development plan included maintaining eighty percent of the trees. He stated the market
demand for housing of this type in the area was strong. He stated the hospitals were
looking for this type housing for traveling doctors. He requested the Commission approve
the request.
Commissioner Cox stated it appeared the new development in the City was for patio home
style housing. He stated he was not sure if the new construction would be homeowner
or rental. He stated the market would determine the occupancy of the new homes. He
stated the new construction would add value to the area.
There was a general discussion by the Commission concerning the housing and the
housing market in the area. Commissioner Lature stated in-fill in the City was important
and everyone wanted in-fill until it was in their back yard. He stated he was concerned
on how the right-in, right-out driveway would work properly.
Mr. Chandler stated the median would be construc ted which would prevent the turning
movement other than the right-in, right-out movement.
August 9, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9320
12
The Chair entertained a motion for approval of the item including all staff
recommendations and comments except that of denial. The motion carried by a vote of
10 ayes, 0 noes and 1 absent.
August 9, 2018
ITEM NO.: C FILE NO.: Z-9321
NAME: Calhoun Short-form PD-R
LOCATION: Located at 4208 Fairview Road
DEVELOPER:
Joseph D. Calhoun
4424 South Lookout
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Joseph Calhoun, Owner Developer
SURVEYOR/ENGINEER:
Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Hillcrest Design Overlay District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
4208 Fairview Road is a single-family dwelling, situated on the site of the old
Allsopp family home overlooking Allsopp Park, just off of South Lookout Street. It
is one of eleven (11) dwellings built on the old home site. There is a row of seven
(7) homes overlooking the park, and there is a row of four (4) 2-level homes behind
the park-view homes. A paved drive from South Lookout Street to Fairview Road
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
2
separates the two (2) rows of homes and this address is the last park -view home
on the drive which wraps around the rear and east-side of this property.
The home is a 2-bedroom 2-bath brick veneer structure having approximately
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet higher than the home. The applicant proposes
to add a second floor, with a ramp up from the carport to the hom e. The upper
floor will be approximately 1,500 to 1,600 square feet, extending out (on support
columns) from both the front and rear of the existing home. The applicant is
proposing the second level as the main living quarters and is proposing to maintain
the lower as a guest quarters or for a caregiver. The lower level will include a
kitchenette. The applicant indicates the carport will be enclosed.
The primary need for the rezoning is to obtain a front yard setback exception from
the Hillcrest Design Overlay District. Although there is a paved drive separating
4208 Fairview Road from the easterly neighbor at 4206 Fairview Road, the setback
requirements for interior lots are being applied rather than those for corner lots.
4206 Fairview Road is set back far from the street and it is also situated further
around the curve of Fairview Road. The setback of this home is 31.8 -feet at the
closest point to the property line and 55.4 -feet as the road curves around the
house. The home located at 4210 Fairview Road is 24.4-feet. The Overlay
requires the setback to be calculated for interior lots based on the average of the
setbacks for the dwellings on both sides of the home. With the deeper setback of
4206 Fairview Road the average setback required for th is home is 25.29-feet.
Upon completion of the renovations the applicant is proposing a 20 -foot front
setback for the home located at 4208 Fairview Road.
B. EXISTING CONDITIONS:
The site contains a single-family home overlooking Alsop Park. Fairview Road is
a loop street extending from South Lookout Road. Fairview Road is a narrow road
with sidewalk along the street side adjacent to this property. There is no curb,
gutter or sidewalk along the frontage adjacent to the park.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided via an underground service line to the existing building. Contact Entergy
in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
4
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinance
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6” in height, of a durable, reflective material on a
color contrasting background to promote enhanced visibility. The numbers hall be
in a conspicuously placed immediately above, on or at the side of the proper door
of each building so that the number can be seen plainly from the street on which
the number is based. Whenever any building is situated so that the number is not
clearly discernible from the street line or vision of the building from the street is
otherwise obscured, the number or numbers assigned shall be placed near the
walk, driveway or common entrance to such buildings, and affixed upon a gate
post, fence, mailbox, post, or other appropriate place so as to be easily discernible
(this is in addition to the numbers/letters on the building). Numbers painted or
stenciled on the curb shall not be a lawful substitute for the display of address
numbers prescribed by this article. Subject to change upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building’s Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall b e so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parking
spaces in between, and around the FDC and the fire apparatus access road. FDC
shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access or as
otherwise approved. A remote FDC is recommended and location must be
approved. Signage of at least 6 inches high, red letters on white background, with
“FDC” must be mounted above the FDC to be visible from fire apparatus access
road. Subject to change at any time upon field evaluation. Contact
Capt. Tony Rhodes at (501) 918-3757.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
5
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
Family District) to PDR (Planned Development Residential) to allow an existing
1-story to be remodeled into a 2-story house. The request is within the Hillcrest
Design Overlay District. A proposed addition to the front of the structure exceeds
the front yard setback as typically allowed within the Overlay District.
Master Street Plan: West of the property is Fairview Road and it shown as a Local
Street on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff stated the site was located within the Hillcrest Design Overlay
District and the applicant was seeking relief of a front yard setback. Staff stated
all other aspects of the development would comply with the typical design
standards of the Hillcrest Design Overlay District.
Public Works noted there were no comments related to the request.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
6
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing the
technical issues associated with the request. The applicant is seeking approval of
a rezoning of the property from R-2, Single-family to PD-R, Planned Development
Residential, to allow an increased front yard setback for the home. The Hillcrest
Design Overlay District states the front yard setback for the principal structure is
to be aligned with the average of the current setbacks of the adjoining residential
structures within a ten (10) percent variance, but no structure may be within the
minimum fifteen (15) foot front setback as established in the ordinance.
The property at 4206 Fairview Road (south) is set back from the street and is
situated around the curve of Fairview Road. The setback of this home is
31.8-feet at the closest point to the property line and 55.4 -feet as the road curves
around the house. The home located at 4210 Fairview Road (north) is 24.4-feet.
The Overlay requires the setback to be calculated for interior lots based on the
average of the setbacks for the dwellings on both sides of the home. With the
deeper setback of 4206 Fairview Road the average setback allowed for the home
at 4208 Fairview Road is 25.29-feet. The setback proposed for the home at
4208 Fairview is a 20-foot front setback.
The existing home is a 2-bedroom 2-bath brick veneer home containing
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet higher that the home. The applicant proposes
to renovate the home and add a second floor, with a ramp up from the carport to
the new level. The upper floor will be 1,500 to 1,600 square feet, extending out
(on support columns) from both the front and rear of the existing home. The
applicant is proposing the second level as the main living quarters and is proposing
to maintain the lower as a guest quarters or for a caregiver. The lower level will
include a kitchenette. The existing carport will be enclosed for garage space.
Staff is supportive of allowing the accessory dwelling, guest quarters or caregiver
quarters, within the home. Staff is not supportive allowing the home to be
converted into a duplex at some point in the future.
The applicant indicates no perimeter fencing is proposed. Should perimeter
fencing be desired in the future fencing will be placed as typically allowed in the
R-2, Single-family Zoning District. The applicant also notes there are no accessory
structures proposed for the site but requests the ability to allow accessory
structures as typically allowed with in the R-2, Single-family Zoning District. The
request also includes the allowance of Home Occupations as typically allowed
within the residential zoning districts.
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
7
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to allow a slight encroachment into the front build ing setback as
defined by the Hillcrest Design Overlay District. The plan as submitted indicates
a triangular encroachment into the setback along the southern perimeter of the
home. The applicant states the request to allow the encroachment is to take
advantage of the view of the city park across the street from the home. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. With the exception of the front yard setback encroachment the plan
fully complies with all other aspects of the Hillcrest Design Overlay District.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends the home not be allowed to convert into a duplex at some point
in the future.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated May 9, 2018, requesting
deferral of this item to the June 28, 2018, public hearing. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by staff by
a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant failed to provide proper notice to the property owners as required by
the Planning Commission’s By-laws. 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 failed to provide proper notice to the prope rty
owners as required by the Planning Commission’s By-laws. Staff presented a
recommendation of deferral of this item to the August 9, 2018, public hearing. There was
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
8
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:
Notice has been provided to the property owners within 200 -feet as required by the
Commission’s By-laws. There has been no change to the request since the previous staff
analysis and recommendation. Staff continues to support the request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval.
Joe Calhoun, the owner, stated he would yield his time to the opposition.
Charlie Penix addressed the Commission in opposition of the request. He stated he was
representing the other homeowners in the area in opposition of the request. He stated
the homeowners had signed a petition indicating their desire for the variance to n ot be
granted. He stated the Hillcrest Design Overlay District was put in place to protect the
neighborhood. He stated the guidelines called for a hardship for the variance to be
granted. He stated there was not a hardship. He stated the reason for the variance was
so the home would have a better view of the park from the second floor. He stated
Mr. Calhoun could move the addition back and not need the variance. He stated this area
was unique because it was a part of the original Alsop Park development. He stated there
were eleven (11) homes in the original subdivision. He stated variances did not set
precedence but if this variance was allowed then the next request would come in and
show how the previous variance was granted and why their variance s hould also be
granted. He stated he did not see the hardship and requested the Commission maintain
the integrity of the neighborhood and the Design Overlay District. He stated if the home
was moved back then the variance was no longer necessary.
Mr. Calhoun addressed the Commission stating his current home was a few blocks away.
He stated he and his wife were downsizing and wanted this to be their last home. He
stated he and his architect had worked with the concerns of the neighbors. He stated
instead of a wheelchair ramp stairs would be installed and a lift will be added in the future
should accesses via the stairs become limited. He stated the desire was to maintain the
lower level as a functioning residence and to allow a second living quarters upstairs. He
stated the existing kitchen and plumbing were located in the area of the encroachment.
He stated this was not a Heights Mc-Mansion. He stated the objection was not to the
height, the massing, style of the home or the floor area ratio. He st ated the objection was
August 9, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9321
9
strictly on principal alone. He stated the request was a minor encroachment in a small
triangular area. He stated if the property was not located in the Hillcrest Design Overlay
District and was to conform to the zoning setbacks there would not be a variance request.
There was a general discussion by the Commission concerning the request and the
variance. Commissioner May noted there were exceptions for encroachments within the
Design Overlay District area. He stated he did not feel the encroachment as proposed
was a significant concerns.
The Chair entertained a motion for approval of the request including all staff
recommendations and comments. The motion carried by a vote of 9 ayes, 1 no and
1 absent.
August 9, 2018
ITEM NO.: D FILE NO.: S-1809-A
NAME: Breeding Addition Preliminary/Final Plat
LOCATION: Located at 7718 Henderson Road
DEVELOPER:
Gary Breeding
4501 Lloyd Drive
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Gary Breeding – Owner/Agent
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 4.97-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 31-232 to allow an increased depth to width ratio for Lot 3.
BACKGROUND:
On April 5, 2018, the Little Rock Planning Commission denied a request to allow the
subdivision of this 4.97-acre parcel into three (3) lots. The applicant indicated the
subdivision was requested to allow for the future development of two (2) additional h ome
sites. One of the lots, Lot 2, was requested as a pipe stem lot. Lot 3 was indicated with
a depth to width ratio variance. Lot 2 was proposed with a 30 -foot pipe stem which
included a utility easement extending from Henderson Road. Test pits were du g
and evaluated and the soils were indicated as suitable for a subsurface septic system
on Lot 1. A subsurface sewage disposal system had been approved for Lot 2 by the
Arkansas Department of Health. The residence located on Lot 3 had a subsurface septic
system in place.
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to subdivide the property to allow the creation of
two (2) lots. The lots are indicated containing 2.26-acres and 2.71-acres. The
applicant is requesting a variance from the City’s Subdivision Ordinance, Section
31-232, to allow an increased depth to width ratio for the proposed lots.
Lot 1 has an existing residence with a subsurface septic system in place. There
is no evidence of a system malfunction. Lot 2 has been approved by the Arkansas
Department of Health for the installation of a subsurface sewage disposal system.
B. EXISTING CONDITIONS:
The property is located outside the city limits of the City of Little Rock but within
the City’s Extraterritorial Planning Jurisdiction. The area is predominately single -
family homes on large tracts and acreage. Henderson Road is a narrow road
constructed of chip and seal asphalt. The roadway has no sidewalks in place and
open ditches for drainage.
There is an area of C-1, Neighborhood Commercial District zoning to the northwest
along Raines Road. There is an area of AF, Agriculture and Forestry zo ned
property to the south of this site. The Planning Commission approved a
Conditional Use Permit request at their April 25, 1996, public hearing to allow the
placement of a manufactured home on this site for a period of five (5) years for an
aging parent of the previous property owner.
Also located in the area (8210 Henderson Road) is a property zoned PD-O,
Planned Development Office, which was approved for a law office in April 1999.
The approval allowed the conversion of a single -family residence into an office
use. The approval was limited to the McHenry Law firm and when the McHenry
Law firm no longer used the property as their law office or the property was sold
the structure was to revert back to a single-family residence.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Henderson Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. A single phase overhead
electrical power line runs along the west side of Henderson Road in front of this
property. Contact Entergy in advance to discuss electrical service requirements,
location of any new facilities, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Revise the Bill of Assurance to reflect 2 lot plat.
2. Obtain septic permit from the Arkansas Department of Heath for any
undeveloped lots prior to requesting a 911-address.
3. Applicant is requesting a length to depth variance for both lots from the City of
Little Rock.
4. Show surveyor seal and signature on plat.
5. Record the plat at the Pulaski County Clerk’s office within one (1) year of the
date of execution or plat is null and void.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
4
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Ed Lofton was present representing the request. Staff presented an overview
of the item stating there were no additional items necessary to complete the review
process. Staff stated the Commission had recently denied a re quest to allow the
creation of three (3) lots from this tract. Staff stated the current request was to
allow two (2) lots. Staff stated there was a variance to allow an increased depth
to width ratio for the proposed lots.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
preliminary plat raised at the June 8, 2018, Subdivision Committee meeting. The
request is for plat approval to allow the subdivision of the property into two (2) lots.
The lots are indicated containing 2.26-acres and 2.71-acres. The applicant is
requesting a variance from the City’s Subdivision Ordinance, Section 31 -232, to
allow an increased depth to width ratio for the p roposed lots. The ordinance states
no residential lot shall be more than three (3) times as deep as it is wide, except
lots approved under paragraph (g) (lots which abut a freeway, expressway, or
occupied mainline railroad right-of-way which are required to have a minimum lot
depth of 175-feet) or zero lot line lots in the R-2, R-3, PRD and PD-R zoning
districts. No lot except lots designated for townhouse use shall average less than
one hundred (100) feet in depth. The lot width shall be measured at the building
line except in the case of a lot abutting a cul-de-sac where the average width of
the lot shall be used.
Section 31 -400 states for residential lots or development tracts not served by a
public or community sanitary sewerage system whose disposal is approved by
the state department of pollution control and ecology, the subdivider shall submit
documentation with submission of the preliminary plat that the state department
of health, or its delegated authority, will approve septic tank installations, or other
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
5
individual wastewater disposal methods for service to the subdivision proposed
to be platted.
Lot 1 has an existing residence with a subsurface septic system in place.
According to the applicant there is no evidence of a system malfunction. Test pits
for Lot 2 have been approved by the Arkansas Department of Health for the
installation of a subsurface sewage disposal system. Per the guidelines of the
Arkansas Department of Health, all facilities used for the collection, treatment, and
renovation of wastewater must be at least 50 feet from any pond on the same
property and at least 100 feet from any pond on adjacent properties, if in the pond
watershed. In no case shall the minimum separation distance from any pond be
less than fifty feet. The Health Department also states all facilities used for the
collection, treatment, and renovation of wastewater must be at least 10-feet from
any dwelling or building. All facilities used for the collection, treatment, and
renovation of wastewater must be at least 10 feet from all property lines. All
facilities used for the collection, treatment, and renovation of wastewater must be
at least 10-feet from any water service line.
Also per the Subdivision Ordinance, Section 31 -400, the subdivider shall either
install the improvements referred to this section, or whenever a septic tank and
absorption system or private wate r supply is to be provided, require as a condition
in the bill of assurance of the subdivision, that those facilities shall be installed
by the builders of the improvements of the lots in accordance with this section.
The applicant notes this statement will be included in the bill of assurance.
Staff is supportive of the applicant’s request for plat approval. The applicant is
seeking approval to allow the creation of a second home site on the property.
The applicant has provided information concernin g the proposed wastewater
collection systems and indicated there is adequate area to allow for subsurface
treatment systems on each of the lots. The current request does not include the
future construction of any new home(s) on the site. Should the futur e home be
of a construction type which requires review and approval by the City a separate
application to the Planning Commission and/or Board of Directors will be
requested. Staff is supportive of the plat as requested.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-232 to allow
an increased depth to width ratio for the two (2) lots.
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
6
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation the item be deferred to the August 9 , 2018,
Planning Commission hearing date to allow the applicant to secure approval from the
Arkansas Department of Health for the existing septic system (which is in place and
serving the existing home) was in compliance with all Health Department requirem ents.
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 is continuing to work with the Arkansas Department of Health to secure
written approval of the existing septic system. The applicant has also made contact with
the Crystal Valley Volunteer Fire Department requesting the fire department provi de an
updated letter concerning their knowledge of the proposed lot split and their ability to
serve the new lot and future home.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present representing the request. There were registere d objectors
present. Staff presented the item with a recommendation of approval. Staff presented a
recommendation of approval of the variance request to allow an increased lot depth to
width ratio.
Debbie Breeding stated she would yield her time to the opposition and then address
specific questions the Commission may have regarding the request.
Jannette Goss addressed the Commission in opposition of the request. She stated her
home was located at 7519 Henderson Road. She stated when she and her fam ily bought
in the area they were told all parcels were to be a minimum of five (5) acres and only one
(1) home per five (5) acres was allowed. She stated if the five (5) acre parcels were
allowed to subdivide then the number of homes in the area would sig nificantly increase.
She questioned why there were rules if they were not obeyed. She stated the street was
a dead-end street. She stated the creation of the additional lot would increase traffic on
this narrow road.
Joyce Oates addressed the Commission in opposition. She stated she was concerned
with the subdivision of the property. She stated her home was located on a five (5) acre
parcel. She stated she bought her home because this area was a quiet safe
neighborhood. She stated the subdivision would create additional traffic. She stated the
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
7
subdivision would diminish property values in the area. She stated once a property was
subdivided more request would be made for the subdivision of additional parcels.
Hedi Theroux addressed the Commission in opposition of the request. She stated a
mobile home on the property would impact property values. She stated if one (1) mobile
home was allowed this would set precedence and others would be allowed. She stated
she had lived in the area for 11 years. She stated the area was clean, quiet and no mobile
homes. She requested the Commission deny the request.
Alan Machen addressed the Commission in opposition of the request. He stated he
objected to the placement of a mobile home on this property. He st ated he did not want
the property values going down.
Donna McHenry addressed the Commission in opposition of the request. She stated the
City’s ordinance required four (4) established criteria for granting a variance. She stated
the conditions upon which the request for variance was based were unique to the property
and it was determined because of the particular physical surrounding, shape or
topographic conditions of the property involved, strict application of these regulations
would deprive the owner of reasonable use of the property. She stated the granting of the
variance would not be detrimental to the public safety, health or welfare, or injurious to
other property. The variance would not in any manner vary the provisions of the zoning
ordinance, the master street plan or the municipal plan and the variance was not based
solely on pecuniary difficulties, but had other overriding hardships. She stated the
property was zoned R-2, Single-family. She stated the property had historically been a
single-family home with a single driveway. She stated cutting the property in half was a
detriment to the area. She stated the two (2) narrow lots created a safety concern. She
stated the buffers would be lost. She stated there was a health concern and a number of
the homes in the area were still on wells. She stated based on contamination of the wells
in the area a number of the homes had gone together and extended water service to the
area. She stated when reviewing the Health Department approval there was a statement
that indicated there was no guarantee that if the system was installed as per the
requirements the system would function properly.
Michael Craig addressed the Commission in opposition of the request. He stated his
concerns were property values and the variance request. He stated most properties in
the area were five (5) acre parcels and had not been divided into two (2) to three (3) acre
lots. He stated there had been no communication between the Breedings and the
neighbors. He stated there were exceptions and variances were necessary but this did
not appear to be a hardship.
Robert McHenry addressed the Commission in opposition. He stated the area was a safe
area. He stated the area was safe for children and families to walk and play. He stated
he was concerned with the gun fire. He stated his family had horses and could n ot ride
their horses on the back side of their farm for fear of gun fire. He stated he was concerned
August 9, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1809-A
8
with the variance request. He stated there did not appear to be any hardship to justify
the variance request. He stated the ordinance was put in place f or a purpose and that
was to protect the area residents.
Debbie Breeding addressed the Commission stating she and her husband Gary had
looked for a property to purchase for their family to live. She stated this property was a
blessing in there was ample property for her and her children to all have a home on the
parcel. She stated she wanted to live on the property and be close to her grandchildren.
She stated the existing home was renovated and her son and his wife were living in the
home. She stated at some point in the future she and her husband or her daughter would
like to add a second home on the property. She stated there was no firing range on the
property. She stated she had called the Pulaski County Sheriff and questioned if firing a
gun within the County was legal. She stated she was told she was within her rights to fire
the gun on their private property. She stated two (2) homes would not generate a great
deal of traffic. She stated the residents had indicated this was a nice quiet neighbo rhood.
She stated with the exception of the motorcycles running up and down the road this was
true. She stated the residents had indicated a concern over the lot size. She stated the
three (3) homes to the south of this property were located on less than 1/3 of an acre.
She stated the request for a mobile home may or may not come before the Commission.
She stated her family dynamics had changed and her daughter did not want to move to
this area. She stated she had done all that was requested. She stated the existing septic
system had been cleaned, inspected and was working properly. She stated she was
willing to work with everyone and be a good neighbor.
There was a general discussion by the Commission concerning the request and the need
for the hardship. Commissioner Laha questioned if this request was a “Richardson Case”.
The Deputy City Attorney Shawn Overton stated the request included a variance so the
request was not a “Richardson Case”. Commissioner Berry questioned the process if the
applicants wanted to place a mobile home on the site. Staff stated depending on the unit
the request would be a rezoning or a conditional use permit. Staff stated a mobile home
would not be allowed by-right. Commissioner May questioned why the need to subdivide
if they wanted two (2) homes on the property. Staff stated per the ordinance only one (1)
home per parcel was allowed.
The chair entertained a motion for approval of the item including all staff
recommendations and comments. The motion failed by a vote of 5 ayes, 5 noes and
1 absent.
August 9, 2018
ITEM NO.: E 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.
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 island s and
canopy were added to the site. Staff presented a recommendation of deferral of this item
August 9, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1819
2
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
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.
August 9, 2018
ITEM NO.: F FILE NO.: Z-1002-A
NAME: Sonny’s Carwash Short-form PCD
LOCATION: Located at 7706 Cantrell Road
DEVELOPER:
Damond Hervery
26 Wesley Drive
Sherwood, AR 72120
OWNER/AUTHORIZED AGENT:
GEM Properties LLC, Stevens Realty – Owner
Damond Hervery – Purchase Agreement
Hope Consulting Engineers-Surveyors, Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers-Surveyors
117 South Market Street
Benton, AR 72015
AREA: 0.84-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Allow a carwash as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing removing the existing structures and constructing a new
tunnel carwash on the site. The site plan indicates the placement of vacuum
stations along the south side of the building. A single driveway is proposed from
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
2
Cantrell Road. An existing drive serving property to the wes t will be retained and
is proposed to be used for access to the employee parking. The applicant is
requesting to not dedicate the additional right of way per the Master Street Plan
and to retain the existing 80-foot right of way recently purchased by ARDOT
(Arkansas Department of Transportation).
B. EXISTING CONDITIONS:
The site contains a restaurant building, a vacant commercial building and an auto
detail shop. The frontage along Cantrell Road is primarily commercial uses
including restaurants, auto detailing, and general retail. There are single -family
homes located to the east of the site and an apartment complex located to the
north of the site. Cantrell Road is a four (4) lane road with a center turn lane.
There are sidewalks on both sides of Cantrell Road adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kingwood
Neighborhood Association and the Merriwether Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk, and access ramps that
is damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. Obtain permits for improvements within State Highway right -of-way from
ARDOT, Arkansas Department of Transportation.
5. The existing concrete islands between driveways should be extended across
the driveways proposed to be closed.
6. 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.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
3
8. Is the west driveway which is the east driveway of Shipley’s Donuts proposed
to be closed? Staff cannot recommend the Shipley’s Donuts west driveway as
the only access due to the limited sight distance with the Cantrell Road
curvature.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Sand/Oil
separator required. EDA Analysis required. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There appear to be a few
power poles and service wires feeding private area lights which will need to be
adjusted/removed as this project proceeds. There are other electrical lines in the
vicinity which do not appear to be in conflict as well. Care should be used to
maintain proper clearances to all wires during and after construction of the facilities
on this property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
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.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
4
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.
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
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
5
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 pe r 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. 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 be less than nine (9) feet. The street buffer to the south is deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. P rovide 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.
5. Landscape areas shall be provided between t he 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.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
6
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. Land use buffers are to be maintained adjacent to the R-5 zoned property to
the north and R-2 zoned property to the east. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. In
addition to the required screening, buffers are to be landscaped at the rate of
one (1) tree and three (3) shrubs for every thirty (30) linear feet.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscap e Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Commercial I 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) and R-2 (Single-
family District) to PCD (Planned Commercial Development) to allow the
construction of a new automatic carwash.
Master Street Plan: South of the property is Cantrell Road and it is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Cantrell Road since it is a
Principal Arterial. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
7
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 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 site
plan. Staff requested the applicant provide information concerning any proposed
fencing including the construction material and the total height.
Public Works comments were addressed. The applicant questioned the need for
the additional right of way. He stated with the dedication of an additional 15 -feet
the site would be difficult to develop. Staff stated the owner could request a
reduction in the right of way dedication required. Staff stated the west driveway
serving Shipley’s Donuts was located on this property. Staff questioned if there
was a driveway agreement to allow the Shipley’s site to use this drive. Staff stated
due to limited sight distance the driveway was necessary to allow for safe egress
from the Shipley’s site.
Landscaping comments were addressed. Staff stated a minimum street buffer of
nine (9) feet was required along the Cantrell Road frontage. Staff stated a
perimeter planting strip of nine (9) feet was also required along the remaining
perimeters. Staff stated interior landscaping of the parking areas was required as
well as building landscaping.
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 plan to staff addressing a number of the
technical issues associated with the request. The applicant has reduced the paved
area and included the required street buffer. The applicant has indicated at the
time of development they will work with staff to determine the best placement for
the screening of the adjacent residentially zoned and used property.
The request is a rezoning of the site from C-3, General Commercial District and
R-2, Single-family District to PCD, Planned Commercial Development District to
allow the redevelopment of the site with a tunnel carwash. The developer i s
proposing to remove the existing structures and constructing a new tunnel carwash
on the site. The building is indicated as an 85-foot conveyor type tunnel. The
building is proposed 18.5-feet from the north property line and a minimum of
70-feet from the Cantrell Road right of way.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
8
The site plan indicates the placement of vacuum stations along the south side of
the building. There are a total of 15 vacuum stations proposed for the site. The
plan indicates two (2) entrance lanes and order boards with an escape lane
provided prior to entering the tunnel.
A single driveway is proposed from Cantrell Road. An existing drive serving
property to the west will be retained and is proposed to be used for access to the
employee parking. The applicant is requesting to not dedicate the additional right
of way per the Master Street Plan. The Master Street Plan would typically require
a dedication of 55-feet from centerline. A recent project by ARDOT (Arkansas
Department of Transportation) purchased right of way to 40 -feet from centerline.
Due to the recent completion of the Highway Department project staff is supportive
of the applicant’s request.
The site plan indicates the placement of a dumpster along Cantrell Road. The
dumpster has been placed outside the building setback. With the current
configuration and location of the dumpster pad, the collection truck will be required
to back out onto Cantrell Road from during collection. This is an unpermitted
movement. The dumpster pad should be reconfigured and relocated to provide a
sufficiently turning radius for the collection truck. The applicant has not indicated
the screening mechanism for the dumpster nor the days and hours of dumpster
service. Staff recommends the dumpster screening be of a decorative block
material and the gate be constructed of a metal material. Staff recommends the
dumpster service hours be limited to 7 am to 6 pm Monday through Friday.
Signage is proposed consistent with signage allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet in area. The applicant is
proposing wall signage along the front façade of the building. Signage will be
limited to a maximum of ten (10) percent of the façade area. The vacuum stations
will also have signage, the company name and logo. Directional signage will be
provided consistent with directional signage typically allowed per the zoning
ordinance.
The car wash will be open seven (7) days a week from 9 am to 7 pm. The
developer indicates there will be a swinging gate that will be closed and locked
during hours when the business is closed.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
a rezoning of the site from C-3, General Commercial District and R-2, Single-family
District, to PCD, Planned Commercial Development District, to allow the
development of the site with a carwash. The site is indicated on the future land
use plan as commercial. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the development as
proposed is appropriate.
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
9
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the request for the waiver of right of way dedication
on Cantrell Road.
Staff recommends the current configuration and location of the dumpster pad be
revised to eliminate the need for the collection truck to back out onto Cantrell Road
from during collection. The dumpster pad should be reconfigured and relocated to
provide a sufficiently turning radius for the collection truck. Staff recommends the
dumpster screening be of a decorative block material and the gate be constructed
of a metal material. Staff recommends the dumpster service hours be limited to
7 am to 6 pm Monday through Friday.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There was one (1) registered objector present. Staff stated
the applicant failed to provide proper notice to the property owners as required by the
Commission’s By-laws. Staff presented a recommendation of deferral of this item to the
August 9, 2018, public hearing to allow the applicant to provide pr oper notice. 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:
Notice has been provided to the property owners within 200 -feet as required by the
Commission’s By-laws. There has been no change to the request since the previous staff
analysis and recommendation. Staff continues to support the request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the 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 request for the waiver of right of
way dedication on Cantrell Road. Staff presented a recommendation the current
configuration and location of the dumpster p ad be revised to eliminate the need for the
collection truck to back out onto Cantrell Road from during collection. Staff stated the
August 9, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-1002-A
10
dumpster pad was to be reconfigured and relocated to provide a sufficiently turning radius
for the collection truck. Staff presented a recommendation the dumpster screening be of
a decorative block material and the gate be constructed of a metal material. Staff
presented a recommendation the dumpster service hours be limited to 7 am to 6 pm
Monday through Friday. 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.
August 9, 2018
ITEM NO.: G 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
Marlar Engineering – Agent
SURVEYOR/ENGINEER:
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
ALLOWED USES: Mini-warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District uses and an Events center
VARIANCE/WAIVERS: None requested.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-2481-D
2
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).
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 recommend s
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.
August 9, 2018
ITEM NO.: H FILE NO.: Z-8098-A
NAME: Palmer Revised Short-form PD-R
LOCATION: Located at 2919 – 2921 Lee Street and 1312 Kavanaugh Boulevard
DEVELOPER:
Patricia Palmer
143 Ridge Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Patricia Palmer, Owner
Julie Daggett, Agent
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.02
CURRENT ZONING: PD-R
ALLOWED USES: Addition of a third unit
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Creation of two (2) lots and add a 2nd floor to the smaller residential
unit
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,637 adopted by the Little Rock Board of Directors on November 21,
2016, allowed the rezoning of this property from R-3, Two-family District to PD-R, Planned
Development Residential to allow the addition of third residential unit on the site. The
property was constructed in 1928 as a duplex with an outbuilding located in the rear yard
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
2
area. The outbuilding was being used as an art studio and for storage. The proposal was
to convert the outbuilding into a studio apartment and guest quarters. The site contained
two (2) parking spaces extending from Lee Street and one (1) new space was proposed
adjacent to the accessory building accessed from the existing alley.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to revise the previously approved PD -R, Planned
Development Residential, to allow for the creation of a two (2) lot plat and allow a
second floor addition to the studio apartment. The plat would a llow the duplex to
be located on a lot and allow the studio to be located on a separate lot. The second
floor addition would primarily raise the roof of the existing studio apartment. The
maximum building height proposed is 20-feet.
B. EXISTING CONDITIONS:
The site contains an existing duplex structure and a smaller building which has
been converted to a residential use located in the rear yard fronting on Kavanaugh
Boulevard. There is a paved alley extending across this property to the propert y
located to the east of the site to allow residents access to a parking area. A drive
is located in the front yard area extending from Lee Street to allow parking for two
(2) to three (3) cars. Uses in the area include multi-family and single-family. There
are a number of duplex structures located east of this site and the building located
immediately east of the site contains five (5) units.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Separate
sewer service required for each lot.
Entergy: Please contact Entergy in advance to discuss electrical line locations in
the vicinity of the accessory dwelling where the proposed addition is to be built.
There is an overhead power line within a few feet of this building. NESC and OSHA
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
3
required clearances must be maintained to the power lines during and after
construction of the structure addition. Entergy does not object to the proposed lot
split.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro route #1 – the
Pulaski Heights route.
Planning Division: This request is located in the Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for the application area.
The Residential Low Density category provides for single family homes at densities
not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six
(6) units per acre. The applicant has applied for revision to an existi ng PDR
(Planned Development Residential) to allow a lot split and to allow a second floor
addition to the accessory dwelling. The request is in the Hillcrest DOD (Design
Overlay District).
Master Street Plan: North of the property is Lee Avenue and it shown as a Local
Street on the Master Street Plan. South of the property is Kavanaugh Boulevard
and it is shown as a Collector on the Master Street Plan. The primary function of a
Collector is to provide a connection from Local Streets to Arterials. The prima ry
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
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
4
duplexes are considered as “Commercial Streets”. A Collector design standard is
used for Commercial Streets. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard.
These bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were additional items necessary to complete the review
process. Staff requested the maximum building height proposed. The applicant
stated 20-feet. Staff also questioned parking for the smaller dwelling unit. The
applicant stated there was a parking pad in the yard adjacent to Kavanaugh
Boulevard. She stated there was a four-plex located to the south of this site. She
stated the residents of the four-plex parked in the existing alley.
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 d iscussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need of
addressing via a revised site plan raised at the June 6, 2018 , Subdivision
Committee meeting. The request is to revise the previously approved PD-R,
Planned Development Residential, to allow the creation of a two (2) lot plat and
allow a second floor addition to the studio apartment.
The plat approval allows the duplex to be located on a lot and the studio on a
second lot. The total lot area currently is 7,685 square feet. With the lot split the
duplex lot is proposed containing 5,185 square feet and the studio lot is proposed
containing 2,500 square feet.
The applicant is proposing a second floor addition to the studio. The proposal is
to raise the roof of the existing structure to a maximum building height of 20 -feet.
The applicant is proposing a six (6) foot by fourteen (14) foot addition along the
southern wall of the studio. The addition will extend the structure to within ten (10)
feet of the southern (along Kavanaugh Boulevard) property line. Currently the
building setbacks along the eastern (alley) and western (Kavanaugh Boulevard)
perimeters a minimal, zero and two (2) feet respectively. With the addition along
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
5
the southern side of the building there is little area left for the rear yard parking
which currently exist for the studio.
Staff is not supportive of the applicant’s request. The applicant is seeking approval
to allow the creation of two (2) lots, both of which are substandard based on the
underlying R-3, Single-family zoning. With the proposed addition to the studio lot
there is limited outdoor living space. Staff does not feel the request is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were registered objectors present. Staff presented the
item stating the applicant had submitted a request dated June 27, 2018, requesting
deferral of this item to the August 9, 2018, public hearing. Staff stated the applicant
indicated additional time was needed to review staff’s recommendation and potentially
meet with the neighbors. Staff stated they were supportive of the deferral request. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request. The chair entertained a motion for a pproval of the
By-law waiver with regard to the late deferral request. The motion carried by a vote of
9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha). The chair entertained a
motion to approve the deferral request as recommended by staff. The motion carried by
a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
STAFF UPDATE:
The applicant has amended the request and is no longer requesting to subdivide the
property. The applicant is however continuing to request a second floor addition to the
studio apartment located along Kavanaugh Boulevard. The proposal is to raise the roof
of the existing structure to a maximum building height of 20-feet. The applicant is
proposing a six (6) foot by fourteen (14) foot addition along the southern wall of the studio.
The addition will extend the structure to within ten (10) feet of the southern (along
Kavanaugh Boulevard) property line. Currently the building setbacks along the eastern
(alley) and western (Kavanaugh Boulevard) perimeters are minimal, zero and two (2) feet
respectively.
Staff is supportive of the applicant’s request. The request to allow the addition of a second
floor and a small addition to the building envelope does not increase the intensity of
the site. The site was previously approved with three (3) residential units. Although
the addition does decrease the setbacks for the lot along Kavanaugh Boulevard there
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
6
are a number of units in this area along Kavanaugh Boulevard which have little to no
building setback.
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: (AUGUST 9, 2018)
The applicant was present. There were two (2) registered objectors present. Staff
presented a recommendation of approval of the request subject to complianc e with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Ms. Julie Daggett addressed the Commission on the merits of her request. She stated
she was seeking to add onto the existing studio apartment. She stated the addition was
roughly 60 square feet. She stated the roof pitch would be changed to allow for attic
storage space. She stated currently there was no room to stand up in the space and with
the redesigned roof this would allow for standing and storage. She stated the only change
to the north face of the building would be the addition of a window. She stated exis ting
trees would be maintained and the roof was being carved out to save an existing tree on
the site. She stated the addition to the building envelope was a four (4) foot by 14.5-foot
addition. She stated with the redevelopment a parking pad would be ad ded and with the
bump out this would create a small covered porch. She stated the building now was not
very attractive. She stated with the upgrades the unit would look more like a cottage.
Carolyn Newberg addressed the Commission in opposition of the request. She stated
her home was on Ozark Point a few blocks from the site. She stated parking in the area
was difficult. She stated the Design Overlay District was put in place to protect the
neighborhoods. She stated variances from the Overlay without a hardship lessened the
enforcement of the Overlay. She stated recently there was a commercial development
along Kavanaugh that did need the variance for the hardship. She stated she was
concerned with the massing and the floor area ratio for the development, two (2) important
criteria of the Overlay. She stated the minimum needs of Hillcrest should be remembered.
She stated the area was a Historic Neighborhood and it was important to keep the integrity
of the neighborhood.
Terry Cowan addressed the Commission in opposition of the request. She stated her
home was on Lee Street east of this site. She stated parking in the area was a challenge.
She stated the tenants of the duplex often park on the street on the side which as signed
for no parking. She stated when the studio was converted they were told the reason for
the conversion was to allow the owners daughter a place to stay when in town. She
stated often cars of the studio parked on the sidewalk forcing walkers onto the busy street.
She stated even though the addition did not look that big there would be an impact on the
neighborhood. She questioned if the foundation would support a second level.
August 9, 2018
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-8098-A
7
Ms. Daggett stated there was never any indication the studio was for her. She stated she
was going to architecture school and was not living in Little Rock. She stated her mother
was going to Colorado to live with her sister for a time and was not living in the studio.
She stated she was a young college student going to architecture school and ask her
mother to allow her this project. She stated the units were her mother’s sole means of
income so rental was always the plan. She stated if the foundation would not support the
second level then the project would not move forward. She stated the addition was a four
(4) foot by 14.5 foot addition for roughly 60 square feet. She stated there was on-site
parking and if there were additional cars then there was street parking on Kavanaugh.
A motion was made to approve the request as recommended by staff. The motion carried
by a vote of 9 ayes, 1 noes and 1 absent.
August 9, 2018
ITEM NO.: 1 FILE NO.: S-1765-C
NAME: Heritage Place Revised Preliminary Plat
LOCATION: Located in the 7500 Block of Highway 300
DEVELOPER:
Heritage Land and Timber LLC
7510 Highway 300
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Heritage Land and Timber, LLC, David White, Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.1-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot
without public street frontage (Lot 3R).
BACKGROUND:
On February 25, 2016, The Little Rock Planning Commission approved a preliminary plat
to allow the creation of a three (3) lot plat. Lot 1 was proposed containing 1.5-acres and
Lots 2 and 3 were proposed with just over five (5) acres each. An existing home was
located on Lot 1. The remaining lots were to be developed with new homes in the future.
The proposed lots were to be served by Maumelle Water Corporation and each home
was to have individual septic systems to serve as wastewater treatment. Lot 3 was
proposed as a lot without public street frontage. An access and utility easement across
Lot 2 to provide access and utilities to the lot was approved.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
2
Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance No. 16,863. The
approval allowed the use of the house as a bed and breakfast and the barn as a small
antique shop. The Planning Commission approved a request for a revocation of the PD-
R zoning and the restoration of the underlying R -2, Single-family zoning (Z-5946-A) on
January 7, 2016. Ordinance No. 21,174 adopted by the Little Rock Board of Directors
on February 2, 2016, revoked the PD-R zoning and restored the R-2, Single-family
zoning.
On February 22, 2018, the Little Rock Planning Commission approved a request to revise
the previously approved preliminary plat to allow the creation of three (3) additional lots
and one (1) tract from a larger land area than the original approval. Lots 1 – 3 were
previously final platted (in April 2017). The developer requested a re plat of the three (3)
lots and to add three (3) additional lots to the north which were indicated as Lots 4, 5 and
6. Also included in the plat request was Tract A which had an existing barn and pond.
Tract A was to be used and maintained by each of the lots with a shared agreement
through a Property Owners Association.
The southern three (3) lots had approved septic systems. The northern three (3) lots
which were not developed had acceptable perk test performed. Water was to be provided
by Maumelle Water Corporation.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is now proposing to reduce the overall land area to include
13.1-acres for the approval. The applicant has eliminated a 10-acre portion of the
development site which is located along Pinnacle Valley Road. The developer has
also removed from the plat request the area previously indicated as Tract A which
included the barns and pond which was to be maintained by the Property Owners
Association.
The current request is to allow the replatting of Lots 1, 2 and 3 and allow the
creation of Lot 4. The approval will allow the reconfiguration of the southern three
(3) lots and to add an additional lot along Highway 300. Lot 1R is indicated
containing 1.87-acres. Lot 2R is proposed containing 5.09 -acres and Lot 3R is
proposed containing 3.45-acres. Lot 4 is indicated containing 2.687-acres. The
remaining property to the north of the proposed lot s is in excess of ten (10) acres
and will be resubmitted when it is determined if and how the property will develop.
The request includes a continued variance from Section 31-231 to allow the
creation of a lot without public street frontage (Lot 3R). The variance was
previously granted and the lot was final platted with an access and utility easement
serving the lot.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
3
B. EXISTING CONDITIONS:
Lot 1 contains a house and several outbuildings. Two (2) new homes were recently
constructed on two (2) of the previously final platted lots. Further north of the site
is East Pinnacle Road. The area south and east of this site contains a number of
single-family homes located on large lots (5+ acres) with access from West Ridge
Road. This area of Highway 300 is primarily homes located on large lots or
acreage. There is an established commercial node located at the intersection of
East and West Pinnacle Roads and Highway 300 to the north.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not an
active neighborhood association registered with the City located in the general
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Highway 300 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 Highway 300 including
5-foot sidewalks with the planned development. Improvements to Arkansas
State Highways by a private developers is not permitted by the Arkansas
Department of Transportation (ARDOT). An in-lieu fee cannot be accepted
outside of the city limits.
3. 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.
4. If gates are proposed at driveways, the call box should located at least 20 -feet
from the new right-of-way line.
5. Obtain permits for improvements within State Highway right -of-way from
ARDOT, District VI.
6. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner association.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside the service boundary. No comment.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
4
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 from the west side of the property via an overhead
power line. A three phase overhead electrical power line runs along the east side
of Highway 300 to the west of the development. Contact Entergy in advance to
discuss electrical service requirements for the remaining lots, 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 reques t for
water service must be met.
2. A water main extension will be needed 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
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
5. 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: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Provide revised bill of assurance reflecting the new plat title, lot numbers and
legal descriptions shown on the plat.
2. Obtain driveway permits from ARDOT for any driveway access off Highway
300.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
5
3. Provide septic approval for any undeveloped lots.
4. Show State Plane Coordinates for two (2) section corners as well as two (2)
property corners.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. White provide approval of the existing and proposed septic systems.
Public Works comments were addressed. Staff stated all permits for
improvements within the State right of way were to be obtained from the Arkansas
Department of Transportation (ARDOT). Staff stated right of way dedication to
45-feet from centerline was required to meet the Master Street 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 preliminary plat and cover letter addressing
most of the technical issues associated with the request. The applicant has
provided the septic approvals and a letter from the area volunteer fire department
indicating their knowledge of the proposed subdivision. The request is preliminary
plat approval to allow the replatting of three (3) previously platted lots and to allow
the creation of an additional lot.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
6
The applicant is seeking to replat Lots 1, 2 and 3 and allow the creation of Lot 4.
The replatting will allow the reconfiguration of the southern three (3) lots and the
addition of an additional lot along Highway 300. Lot 1R is indicated containing
1.87-acres. Lot 2R is proposed containing 5.09 -acres and Lot 3R is proposed
containing 3.45-acres. Lot 4 is indicated containing 2.687-acres. The remaining
property to the north of the proposed lots is in excess of ten (10) acres and will be
resubmitted when it is determined how the property will develop.
The request includes a variance from Section 31 -231 to allow the creation of a lot
without public street frontage (Lot 3R). The variance was previously granted and
the lot was final platted with an access and utility easement serving the lot.
Per the guidelines of the Arkansas Department of Health, all facilities used for the
collection, treatment, and renovation of wastewater must be at least 50 feet from
any pond on the same property and at least 100 feet from any pond on adjacent
properties, if in the pond watershed. In no case shall the minimum separation
distance from any pond be less than fifty feet. The Health Department also states
all facilities used for the collection, treatment, and renovation of wastewater must
be at least 10-feet from any dwelling or building. All facilities used for the collection,
treatment, and renovation of wastewater must be at least 10 feet from all property
lines. All facilities used for the collection, treatment, and renovation of wastewater
must be at least 10-feet from any water service line.
Also per the Health Department regulations land divided or proposed to be divided
for predominantly residential purposes into such parcels as required by local
ordinances, or, in the absence of local ordinances, subdivision means any land
which is divided or proposed to be divided by a common owner or owners for
predominantly residential purposes into three (3) or more lots or parcels, platted or
unplatted units any of which contains less than three (3) acres, as a part of a
uniform plan of development.
Also per the Subdivision Ordinance, Section 31 -400, the subdivider shall either
install the improvements referred to in this section, or whenever a septic tank and
absorption system or private water supply is to be provided, require as a condition
in the bill of assurance of the subdivision, that thos e facilities shall be installed
by the builders of the improvements of the lots in accordance with this section.
The applicant notes this statement will be included in the bill of assurance.
Staff is supportive of the applicant’s request. The applicant is seeking preliminary
plat approval to increase the number of previously approved lots by one (1). The
lots are indicated with adequate area to comply with the requirements of the
subdivision ordinance.
August 9, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C
7
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from Section 31-231 to allow
Lot 3R as a lot without public street frontage.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request from Section
31-231 to allow Lot 3R as a lot without public street frontage. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 9, 2018
ITEM NO.: 2 FILE NO.: S-1766-G
NAME: The Village at Gateway Revised Preliminary Plat
LOCATION: Located West of Vimy Ridge Road at the west end of the current terminus
of Big Rock Avenue
DEVELOPER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Big Rock Development, LLC, Bob Francis – (Purchase Agreement)
McGetrick and McGetrick Engineering - Agent
Brad Walker, Catlett Law Firm, PLC - Agent
SURVEYOR:
Johnston Surveying, Inc.
37027 HWY 300
Roland, AR 72135
ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
PREVIOUS APPROVAL –
AREA: 35.5-acres NUMBER OF LOTS: 296 FT. NEW STREET: 6,950 LF
CURRENT REQUEST –
AREA: 41.72-acres NUMBER OF LOTS: 261 FT. NEW STREET: 9,800 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
2
VARIANCE/WAIVERS:
1. A variance to allow a reduced platted building line for the proposed residential lots
which are being developed with rear loaded garages (Section 31-256).
2. A variance from the City’s Land Alteration Ordinance to allow grading of future phases
with the development of the first phase.
BACKGROUND:
On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat
request to allow a 35-acre site to develop as a townhouse plat. The subdivision was
proposed as a townhouse community with lots that averaged 30-feet in width by 100-feet
in depth. The project was proposed in seven (7) phases. The first Phase included the
development of 38 lots, the clubhouse and pool. Phase II include d the development of
40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase
VII 52 lots (291 lots total). The plat included 6,950 linear feet of new street to be dedicated
to the public. The streets were indicated with a 50-foot right of way and 27-feet of
pavement. Sidewalk were indicated on one (1) side of the interior streets. Centrally
located within the plat were areas set aside for open space and sports fields. Along the
rear of the lots in Phases III – V an area was identified for pedestrian paths to connect to
the open spaces. Big Rock Avenue was proposed as a collector street with a 60-foot
right of way and 31-feet of pavement. The street improvements to Vimy Ridge Road were
to be completed in phases corresponding to the phased development of the subdivision.
The request included a variance to advance grade the project. This would allow excess
earthwork in one phase to be hauled to another phase that require d fill. This variance
would allow the earthwork to balance over multiple phases and prevent hauling material
over public streets.
The Phase 1 and 2 portions of the development have been developed. The applicant is
installing the infrastructure for the Phase 3 portion of the development.
On February 2, 2017, the Little Rock Planning Commission approved a request to amend
the previously approved preliminary plat for Phases II through VII. The approval was to
allow the removal of the rear yard green spaces and replace the green spaces with alleys
and provide access to rear loaded garages. The lots proposed with rear yard alley access
were indicated with a 15-foot front yard setback. The cover letter stated the reduced
setback would allow for longer driveways between the alley and the garage. The
applicant stated parking or drives would not be allowed in the 15 -foot front yard setback.
The lots proposed with front loading garages were indicated with a 25 -foot front yard
setback. The lots indicated along Big Rock Avenue, the proposed collector street, were
indicated with a 30-foot front building setback as typically required by the Subdivision
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
3
Ordinance for lots fronting a collector street. The approval added two (2) additional lots
to the approved preliminary plat.
On October 12, 2017, the Little Rock Planning Commission approved a request to amend
the previously approved preliminary plat and to allow the replatting of several lots located
along Big Rock Avenue. The applicant proposed to add three (3) lots, Lots 9 – 11, Block
1, the Village at Gateway, within an area which was previously indicated as a Tract. T he
approval also allowed the replatting of Lots 1 – 2, Block 8, the Village at Gateway to
remove the rear alley access.
Also on the same agenda the Commission made a recommendation of approval for the
rezoning of 23.26-acres to the south of the subdivision development area from R-2,
Single-family to PCD, Planned Commercial Development, to allow the development of
the site as a mixed use development. The applicant proposed a five (5) lot subdivision
utilizing C-3, General Commercial District uses, a grocery store, an assisted living center
and mini-warehouse. The development proposed a new public street. The street was
proposed with a back of curb to back of curb width of 51 -feet with a 90-foot right of way.
The street was proposed as a divided med ian street. Ordinance No. 21,807 adopted by
the Little Rock Board of Directors on November 7, 2017, approved the overall
development plan and rezoned the property to PCD, Planned Commercial Development
District, as requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to expand the land area to the west and allow the future
development of additional townhomes. The applicant has 100.21 -acres of
undeveloped land to the west under contract for purchase to allow the future
development of additional homes. The request currently before the Commission
is the development of 41.72-acres with 261 townhouse lots. The development is
proposed with 8.63-acres of open space. The lots are indicated with front loaded
garages around the perimeter of the development. All other lots are indicated with
alley access and rear loaded garages. The lots indicated with front loading
garages are proposed with a 25-foot front setback. The lots indicated with rear
loaded garages are proposed with a 15-foot front yard setback. The lots are
indicated with a zero setback along the common lot line of the townhomes. The
side yard setback along the lot line not proposed as the common lot line is five (5)
feet.
B. EXISTING CONDITIONS:
The first and second phases of the development to the east of this site have been
completed and the third phase is currently under construction soon to be final
platted. This site is forested with a number of trees. North of the site the uses
include residential, commercial and industrial. The area west of the site is
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
4
developed with single-family homes. The Quail Run Subdivision is located south
of the site on Pleasant Hill Road. There is an approved POD located on Pleasant
Hill Road to the southwest of the site. There is an area zoned MF-6 located on the
southwest corner of Pleasant Hill Road and Vimy Ridge Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners 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. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvement to these streets including 5-foot
sidewalks with the planned development. Provide proposed street widths,
sidewalk, traffic calming, and medians.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
4. 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.
5. Temporary turnarounds should be constructed at each dead end street.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to grade the lots with construction of the street and drainage infrastructure?
Is a variance being requested to advance grade future phases with
construction of Phase 1?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. 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
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
5
the developer and/or local property owners' association and detailed in the
bill of assurance.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
10. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
11. 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.
12. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
13. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles or round-abouts are suggested at regular intervals
and at main intersections. Show devices and locations. Contact Travis
Herbner, therbner@littlerock.gov or 501.379.1805 for additional information.
14. 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.
15. No residential waste collection service will be provided on private streets or
alleys unless the property owners association provides a waiver of damage
claims for operations on private property. Turnarounds must be provided at
ends of alleys if waste collection is planned along alleys. Collection in alleys
may require all dumpsters to be placed on the one side of the alley with no
parking allowed on that side.
16. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
17. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley, ghaley@littlerock.gov or 501.371.4537.
Village Run Parkway describes a larger thoroughfare typically with a median.
Big Rock Loop is ok but it should intersect with Big Rock Avenue for its use.
Rock Cove is a conflict with another street.
18. A left turn lane should be constructed for west bound Alexander Road the
turn lane should provide 100 feet of stack and 100 feet of taper.
19. Traffic calming maybe required in the future on previously constructed streets
within the subdivision.
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
6
20. No more than three (3) lanes should be constructed on Village Run Parkway
between Slate Rock Drive and Quartz Rock Drive.
21. Due to the expected traffic volumes on Village Run Parkway, on-street vehicle
parking will not be allowed.
22. The connection should be made with Alexander Road with development of
the first phase of the subject preliminary plat.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Separate service
connections required for each unit. Capacity fee review required. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Contact Entergy in
advance to discuss electrical service requirements, extensions, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
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 Cod e 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
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
7
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. 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.
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.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
8
Exceptions:
a. Where there are more than 30 dwelling units on a single public
or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or
903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
b. The number of dwelling units on a single fire apparatus access
road shall not be increased unless fire apparatus access roads
will connect with future development, as determined by the fire
code official.
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: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Mr. Pat McGetrick of McGetrick and McGetrick Engineering was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the
proposed preliminary plat. Staff questioned the proposed connection to Alexander
Road. Staff requested Mr. McGetrick provide the proposed phasing plan.
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
9
Public Works comments were addressed. Staff stated no median would be
allowed along Village Run Parkway between Slate Rock Drive and Quartz Rock
Drive. Staff stated the remainder of the street could be constructed as a divided
parkway. Staff stated the connection to Alexander Road should be completed with
the first or second phase. Staff stated a grading permit was required prior to
construction of the proposed new lots. Staff requested the proposed plat include
the placement of USPS cluster box units in conformance with USPS and the City
of Little Rock.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
technical issues associated with the request. The applicant has indicated the
connection to Alexander Road will be completed within one year and one -half
(1 ½) of the beginning of construction. Big Rock Avenue will be extended to Vimy
Ridge Road with the second phase of this portion of the devel opment. The
applicant has also provided the proposed phasing plan. The development is
proposed in four (4) phase. The development is proposed with 45 lots in the first
phase, 35 lots in the second phase, 86 lots in the third phase and 95 lots in the
fourth and final phase.
The request is for preliminary plat approval to allow the development of townhouse
lots on this 41.72-acre site. The lots average 30-feet in width by 100-feet in depth.
The Subdivision Ordinance defines a townhouse lot as two (2) or more attached
dwelling units under condominium or corporate ownership. The Subdivision
Ordinance also states townhouse lots are to be twenty-two (22) feet wide and
eighty (80) feet in depth with an overall lot size of 2,000 square feet. The plat is to
include platted buildings lines to conform to building locations as shown on a
generalized site plan which is to be provided with the submission of the proposed
subdivision creating lots for the townhouse residences. The applicant has met this
requirement.
The plat includes 9,800 linear feet of new street to be dedicated to the public. A
number of the streets are indicated with a 50-foot right of way and 27-feet of
pavement. The plat also includes the placement of a commercial street connecting
Vimy Ridge Road to Alexander Road. Village Run Parkway is indicated with a
90-foot right of way and a divided median. The street is proposed as a connection
from Vimy Ridge Road to Alexander Road. Village Run Parkway will connect with
a commercial street to the south of this development (previously approved and
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
10
outlined in the Background Section of this analysis) connecting Alexander Road
and Vimy Ridge Road to provide several means of ingress and egress from the
subdivision. Village Run Parkway will be reduced within the residential portion of
the development to a 60-foot right of way and the median eliminated to limit the
number of median breaks required for access to the newly proposed streets.
Big Rock Avenue is proposed as a collector street with a 60-foot right of way and
31-feet of pavement.
Centrally located within the plat are areas set aside for open space and a future
clubhouse and pool. The plat includes the placement of walking paths and trails
through-out the various phases to access the areas of open space and the
clubhouse and pool areas.
The plat will include subdivision identification signs at the entrance drive to the
subdivision on Alexander Road and Vimy Ridge Road. The applicant has indicated
the signs will be incorporated into walls at the entrance. The sign lettering will be
placed on each wall side of the entrance street. The signs will exceed the typical
minimum standards as established by the zoning ordinance and the subdivision
will have signage on each side of the entrance drive to the subdivision. This sign
lettering will not exceed a maximum of six (6) feet in height and 32 -square feet in
area. The sign will be located on property not owned by this developer. The sign
will be placed within a sign easement on the property along Alexander Road.
The request includes a variance to advance grade the project. The development
of the subdivision will occur in phases. This will allow excess earthwork in one
phase to be hauled to another phase that requires fill. This variance will allow the
earthwork to balance over multiple phases and prevent hauling material over public
streets.
Staff is supportive of the applicant’s request for the revision to the preliminary plat.
The subdivision application as proposed appears to meet the minimum
requirements of the subdivision ordinance for the minimum development
standards for a townhouse development. To staff’s knowledge there are no
outstanding technical issues associated with the request. Staff feels the
development as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat 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 advanced grading of
future phases with the construction of the first phase of the subdivision .
August 9, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1766-G
11
Staff recommends approval of the variance request to allow a reduced platted
building line for the proposed residential lots indicated with alley access and rear
loaded garages (Section 31-256).
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the preliminary plat 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 advanced grading of future phases with the construction of the first phase
of the subdivision. Staff presented a recommendation of approval of the variance request
to allow a reduced platted building line f or the proposed residential lots indicated with
alley access and rear loaded garages (Section 31-256). 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.
August 9, 2018
ITEM NO.: 3 FILE NO.: S-1787-A
NAME: Quick’s Lake Addition Replat Lot 6A-R and 6B-R
LOCATION: Located near the 1220 – 1400 Blocks of Stewart Road
DEVELOPER:
Hollye Corbell
123 Grenoble Circle
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
George Barnes, III Owner
SURVEYOR/ENGINEER:
Marlar Engineering
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 8.3-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.02
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lot a
without public street frontage (Lot 6B-R).
The applicant submitted a request dated July 6, 2018, requesting withdrawal of this item,
without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated July 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.
August 9, 2018
ITEM NO.: 4 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 state d
August 9, 2018
SUBDIVISION
ITEM NO.: 4 (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.
August 9, 2018
ITEM NO.: 5 FILE NO.: S-231-A
NAME: Legion Hut Mobile Home Park Preliminary Plat - Subdivision Site Plan Review
LOCATION: 11225 Legion Hut Road
DEVELOPER:
SO Bryan Company, LLC
P.O. Box 545
Mabelvale, AR 72103-0545
OWNER/AUTHORIZED AGENT:
SO Bryant Company, LLC, Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.16-acres NUMBER OF LOTS: 66 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
CURRENT ZONING: R-7, Manufactured Home Park District
VARIANCE/WAIVERS: A variance to allow the lots to develop with a lot width less than
the 40-foot typical lot width required for manufactured home subdivisions.
BACKGROUND:
On May 11, 1982, the Little Rock Planning Commission approved a request to plat
15 additional lots within the Cool Timbers Mobile Home Park. The site was developed
prior to annexation by the City of Little Rock. The mobile home park contained 8.5-acres
and was developed in 1966. The park was developed with 66 spaces. At the time of
review only 51 of the spaces were fully developed. The fifteen (15) remaining spaces
were partially developed, with some utilities in place. The park contained areas of green
August 9, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-231-A
2
space and a 30-foot gravel access easement throughout the development. The boundary
street (Legion Hut Road) was only partially improved adjacent to the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The previously approved plat was not executed and filed for record. The plat
approval has since expired. The applicant is now requesting to reinstate the
previous approval and allow the platting of 15 additional lots within the “Legion Hut
Mobile Home Park”. The average lot size proposed is 36-feet by 105-feet. The
lots will be served by Central Arkansas Water and wastewater provided by Little
Rock Water Reclamation Authority.
B. EXISTING CONDITIONS:
The site contains a single-family home and a number of manufactured homes.
There are several outbuildings and a few of the homes have canopy covers for
vehicles. The drives within the park are paved. The pull-offs and parking pads for
most of the homes are gravel. There are single -family homes to the west and
south of this site. There is a manufactured home park located to the north. Legion
Hut Road has been resurfaced. Curb and gutter are in place along both sides of
the street. There is a sidewalk in place along the west side of Legion Hut Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Legion Hut
Neighborhood Association, the Shiloh Homeowners Association and Southwest
Little Rock Untied for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Legion Hut Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-feet from centerline will be required.
2. The subdivision does not have access easements where the asphalt driveway
are located.
3. At least 20-feet of pavement must be provided within the subdivision for
compliance with the Fire Code. The applicant should consult with the Fire
Marshall to determine if the loop street should be connected for conformance
with the Fire Code.
4. Confirm the mail kiosk can be located as shown with USPS.
August 9, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-231-A
3
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. A single phase overhead
electrical power line runs along the north side of the proposed additional spaces
on the north side of the property. Contact Entergy in advance to discuss electrical
service requirements, location of any new facilities or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
August 9, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-231-A
4
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated the review
was to allow an additional 15 mobile home lots for the site. Staff stated the
remainder of the site was currently platted as individual lots. Staff requested the
applicant provide the areas of common open space and areas of boat and RV
storage. Staff also requested the applicant include on the site plan any existing or
proposed fencing.
Public Works comments were addressed. Staff questioned why the drive around
the site was not connected. Mr. White stated there was a substantial drainage
ditch which ran through the property. Staff requested the applicant confirm the
location of the mail kiosk with the Postal Service.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised cover letter stating common open space and
areas of boat and RV storage are not provided since the site does not allow these
items to be stored on-site. The applicant also notes no new fencing is proposed
with the platting of the new lots.
The request is for preliminary plat-site plan review approval to allow the platting of
15 additional lots within the “Legion Hut Mobile Home Park”. The average lot size
proposed is 36-feet by 105-feet. The lots will be served by Central Arkansas Water
and wastewater provided by Little Rock Water Reclamation Authority.
Division 7 of the Subdivision Ordinance related to Manufactured Home Subdivision
states each manufactured home lot in a manufactured home subdivision shall have
a clearly defined minimum lot size of four thousand (4,000) square feet with a
maximum density of eight (8) units per gross acre. The lots indicated are adequate
to meet the typical development standards of the Subdivision Ordinance.
The Subdivision Ordinances also states the manufactured home subdivision shall
have a minimum frontage on a dedicated public street of fifty (50) feet. The
minimum width of a manufactured home lot at the platted setback line is to be forty
(40) feet and the minimum depth is to be one hundred (100) feet. In the case of a
August 9, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-231-A
5
corner lot the minimum width shall be sixty (60) feet. The plat indicates a number
of the lots with a lot width of 34-feet and one lot at 30-feet.
A 25-foot side and rear yard is to be provided around the subdivision. The
minimum separation between individual manufactured homes is to be twenty
(20) feet. The minimum setback from any service easement is to be twenty (20)
feet. Each manufactured home lot is to provide with a minimum of two (2) paved
parking spaces, of at least nine (9) feet by twenty (20) feet each, located on the
manufactured home lot.
Staff is supportive of the applicant’s request. The applicant is seeking preliminary
plat-site plan approval to allow the creation of 15 additional manufactured home
lots on the site. The lots were previously approved. The previously approved plat
was not executed and filed for record and the plat approval has since expired. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the preliminary plat as proposed is appropriate for
the site.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request to allow the lots to develop
with a lot width less than the 40-foot typical lot width required for manufactured
home subdivisions.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were two (2) registered objector present. Staff noted
to the Chair the applicant had indicated they desired to amend their application. Mr. Brian
Dale of White Daters and Associates stated he was amending his application to reduce
the number of lots from 15 to 12 to eliminate the variance request. He stated with his
amendment the preliminary plat now complied with the minimum standards of the
Subdivision Ordinance.
The Chair questioned the Deputy City Attorney as to the result of this amendment.
Mr. Shawn Overton stated with the amendment the request was now a “Richardson
Case”. He stated based on the Arkansas Supreme Court ruling if a development met all
the minimum standards of the City ordinances the Commission had not discretion in
approving the request. He stated the Commission was bound by the ruling to approve
the preliminary plat request.
August 9, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-231-A
6
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.
City Director BJ Wyrick addressed the Commission in opposition of the request. She
stated she would no longer speak on the variance since this was no longer a part of the
application. She stated Southwest Little Rock Neighborhoods had met and discussed the
proposal. She stated there were a number of mobile homes in Southwest Little Rock and
many were not well maintained. She stated the neighborhoods did not support placing
any additional homes in the area. She stated there were three (3) mobile home parks in
this area. She stated one was accessed from Chicot Road and was a rather large park.
She stated there were new homes in the area. She stated the area did not need any mo re
mobile homes.
Charles Hendershot addressed the Commission in opposition of the request. He stated
his home was off Legion Hut Road. He stated he was a member of the Legion Hut
Neighborhood Association. He stated traffic was a concern. He stated the park was
located adjacent to an elementary school. He stated he was fearful the mobile homes
would bring down property values in the area. He stated the current owner of this park
had done a good job in maintaining the park and the park was well run. H e stated this
was not true of previous owners or other parks in the area. He stated crime in the area
was a concern. He stated he felt most of the crime was coming from the mobile home
park accessed from Chicot Road.
The owner stated he needed the add itional lots to expand the park to continue with the
maintenance and upkeep of the park. He stated the additional homes would generate
the income to allow him to put money back into the park. He stated he wanted to offer a
quality product to working class families. He stated some of these families could not
afford to pay the rents for house and apartments in the area.
A motion was made to approve the request as amended and as recommended by staff.
The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
August 9, 2018
ITEM NO.: 6 FILE NO.: S-1824
NAME: 8910 Higgins Switch Subdivision Site Plan Review
LOCATION: 8910 Higgins Switch Road
DEVELOPER:
Lavette Damaron
4401 Hartfield Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Lavette Damaron, Owner
SURVEYOR/ENGINEER:
GNE - GarNat Engineering, LLC
P. O. Box 116
Benton, AR 72015
AREA: 0.20-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 27 – Fish Creek CENSUS TRACT: 40.07
CURRENT ZONING: N/A – located outside the city limits in an area the City exercises
the enforcement of the Subdivision Ordinance only
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 two (2)
manufactured homes which were placed on the property without prior approval
to allow for the placement of multiple buildings on a single parcel. The property
is 177-feet deep and 50-feet in width. Each of the homes are 16-feet wide.
The southern home is 67-feet deep and the northern home is 76-feet deep. The
northern home has been placed 8-feet 6-inches from the northern property line.
The southern home is located in an “approximate road right of way”.
August 9, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1824
2
B. EXISTING CONDITIONS:
The applicant has placed the two (2) homes on the site. One (1) is located within
a platted road right of way. The road right of way is an unimproved, graveled
surface, which is accessing property to the west of this site. Higgins Switch Road
is a two (2) lane roadway with open ditches for drainage. There is a railroad main
line located across Higgins Switch Road from this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Higgins Switch Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. The proposed structure should not encroach into and block the easement.
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. However, caution should be
used when moving the proposed mobile homes to this site as there are overhead
power lines along the eastern side of this property on the western side of Higgins
Switch Road. Contact Entergy in advance to discuss electrical service
requirements of the new structures, service extensions, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
August 9, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1824
3
County Planning:
1. The southernmost mobile home was placed over a property line and into an
un-built easement/right of way used to access Parcel 25R006005400 to
the west.
2. Dedicate right of way to comply with the City's Master Street Plan. Provide
executed Quit-Claim Deed with "Pulaski County" as the recipient prior to
requesting a 911 address.
3. Obtain driveway permits from Pulaski County Public Works for any new
driveways off Higgins Switch Road.
4. Comply with City required setbacks for single family residential.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Ms. Lavette Damaron was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff stated the southernmost home had
been placed outside the property boundary and within a right of way. Staff
suggested Ms. Damaron contact Pulaski County Planning to review her options for
the mobile home placement.
Public Works comments were addressed. Staff stated right of way dedication to
Higgins Switch Road was required to 30-feet from centerline. Staff stated the
dedication deed would be provided to Pulaski County Planning prior to receiving a
911 address.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1824
4
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need of
addressing via a revised site plan raised at the July 18, 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 to allow the
placement of two (2) homes on this site.
The two (2) homes are manufactured homes which were placed on the property
without prior approval to allow for the placement of multiple buildings on a single
parcel. The property is 177-feet deep and 50-feet in width. Each of the homes are
16-feet wide. The southern home is 67-feet deep and the northern home is
76-feet deep. The northern home has been placed 8 -feet 6-inches from the
northern property line. The southern home is located in an “approximate road right
of way”. The applicant has agreed to move the southern-most home outside the
right of way prior to the issuance of a 911 address from the County. The home will
be placed a minimum of five (5) feet from the southern property line.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi-phase development, has not been completed within
three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The property is located outside the
city limits in an area the City exercises the enforcement of the Subdivision
Ordinance only. With no zoning in the area the City has no determined setbacks
but staff would suggest the setbacks comply with typical setbacks per the R -3,
Single-family Zoning District or side yard setbacks of five (5) feet. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the request to allow the placement of the two (2) homes
on the site is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the issuance of a 911 address by the County the
southern-most home be relocated outside the road right of way.
August 9, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1824
5
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation prior to the issuance of a 911 address by the County
the southern-most home be relocated outside the road right of way. 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.
August 9, 2018
ITEM NO.: 7 FILE NO.: Z-4223-A
NAME: Hounds’ Hide-Away Short-form PCD
LOCATION: 8501 Pinnacle Valley Road
DEVELOPER:
Lacey Vance
Hounds’ Hide-Away
1238 McNutt Road
Conway, AR 72034
OWNER/AUTHORIZED AGENT:
Eric Fullerton, Owner
Lacey Vance, Agent
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 1.10-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: C-1, Neighborhood Commercial District
ALLOWED USES: Neighborhood Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Add pet daycare, grooming and boarding as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property was rezoned from R-2, Single-family District to C-1, Neighborhood
Commercial District with the adoption of Ordinance No. 14,670 by the Little Rock Board
of Directors on June 5, 1984.
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the site from C-1, Neighborhood
Commercial District to PCD, Planned Commercial Development District, to add
dog grooming, pet daycare/boarding and pet behavioral training as an allowable
use. The request includes the maintenance of all permitted C-1, Neighborhood
Commercial District uses as allowable alternative uses.
The proposed pet resort will be located at 8501 Pinnacle Valley Road, locating in
an existing building that will be remodeled to fit the business needs. The property
is located outside the current city limits of the City of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The site contains 1.1-acres. There is a single
building located on the property.
The applicant proposes Hounds’ Hide-Away will offer dog grooming, dog daycare,
dog boarding, cat boarding, self-serve dog wash, group and individual behavior
training, pet taxi and convenience retail. The business will be open to the public
Monday through Friday from 6:30 am to 6:30 pm, Saturday from 8 am to 5 pm and
Sunday from 10 am to noon and from 3 pm to 5 pm. Outside the normal operating
hours, the business will be staffed from 6:00 am to 10:00 pm to provide continuous
care to the animals in overnight boarding.
Dogs in boarding and daycare will have group play time from 7 am to 6:30 pm, with
an additional bathroom break provided to overnight boarders at 8:30 pm. Pets will
have access to group indoor play areas, separated based on size and
temperament and enclosed outdoor areas in pleasant weather. Grooming and
self–serve wash clients, as well as any dog outside the perimeters of the play areas
and suites, will be leashed and supervised at all times.
Cats will be boarded in appropriately sized “condos” and will be kept indoors
throughout their stay.
Hounds’ Hide-Away currently operates two (2) locations with the same model
proposed for this location: one facility is located in Conway, AR and the second in
Jonesboro, AR. Double-door passageways between office areas and kennels and
acoustic walls between kennels and office/reception areas will reduce distraction
which might encourage dogs to bark. Noise abatement curtains will be installed in
exterior play area fencing. These materials can reduce the NRC, Noise Reduction
Coefficient, as much as 0.78, with 1.0 being the maximum. Water squirt bottles
will be used in all outdoor group play to distract dogs that may play too loudly and
bark excessively. Four (4) to five (5) foot high isolation panels between suites
limits sight and exposure to other pet guests, making for a more secure, den -like
environment where barking is less likely. Boarding and daycare areas will be
separated from human areas. When dogs hear sounds from office machines and
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
3
video display, they resonate at higher frequencies than human hearing allows, and
can potentially give dogs reason to bark.
B. EXISTING CONDITIONS:
The site is located at the intersection of Beck Road and Pinnacle Valley Road.
Both streets are paved streets with open ditches for drainage. There is a paved
bicycle/pedestrian path located on each side of Pinnacle Valley Road. The site is
currently a restaurant. There are single-family homes located to the south and
east of this site. There is a volunteer fire department located to the north of this
site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Pinnacle
Valley Property Owners Association and the River Valley Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Beck Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Beck
Road and Pinnacle Valley Road.
4. With future site expansion of the existing building and/or parking area, provide
design of street conforming to the Master Street Plan. Construct one-half street
improvement to Beck Road and Pinnacle Valley Road including 5 -foot
sidewalks with the planned development.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is alread y
provided to the existing building from the south side of the property via an overhead
power line. Contact Entergy in advance to discuss electrical service requirements
changes or adjustments to existing facilities (if any) as this project proceeds.
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
4
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. 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.
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
5
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in River Mountain 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-1 (Neighborhood Commercial District) to PCD
(Planned Commercial Development) to add a pet daycare as an allowable use.
Master Street Plan: West of the property is Pinnacle Valley Road and it is shown
as a Minor Arterial on the Master Street Plan. South of the property is Beck Road
and it shown as a Collector 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 Pinnacle Valley
Road since it is a Minor Arterial. The primary function of a Collector Road is to
provide a connection from Local Streets to Arterials . These streets may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Pinnacle Valley Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles. There is a
Class III Bike Route shown on Beck Road. Bike Routes require no additional right-
of-way, but either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Ms. Lacey Vance was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff questioned any proposed fencing,
outdoor play areas and the proposed signage plan.
Public Works comments were addressed. Staff stated right of way dedication to
Beck and Pinnacle Valley Roads would be required. Staff stated with any future
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
6
site expansion of the existing buildings and/or parking area street construction to
the abutting streets would be required.
Landscaping comments were noted. Staff stated any building rehabilitation or
building expansion would potentially require the existing landscaping, buffers or
vehicular use areas to come into compliance with the current code based on the
percentage of upgrade and/or expansion area.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant provided the additional information requested at the July 18, 2018,
Subdivision Committee meeting. The applicant has provided the proposed
signage plan, the location and materials of the proposed fencing and included the
location of the outdoor play areas.
The request is a rezoning from C-1, Neighborhood Commercial District to PCD,
Planned Commercial Development District, to add dog grooming, pet
daycare/boarding and pet behavioral training as an allowable use. The request
includes the maintenance of all permitted C-1, Neighborhood Commercial District
uses as allowable alternative uses.
The revised site plan includes the placement of three (3) separate outdoor play
areas. The applicant is proposing the placement of six (6) to eight (8) foot tall
fencing. The fencing is proposed as wood privacy fencing or a white vinyl picket
fence. The applicant has also included an option of a white vinyl picket fence with
rock column accents to match the aesthetics of the neighborhood. The play areas
are located within the paved and grassed area on the north side of the building
and within the paved and grassed area on the rear of the building. The third play
area is located along Beck Road within an area that is currently grass covered.
The applicant indicates there will be a maximum of 35 kennels. The maximum
over-night boarding is proposed with 50 dogs. According to the applicant some
dogs are from the same household and will share a room. The kennels do not
have outdoor runs. The dogs are only in the kennels to eat and sleep. All other
times the dogs are within the play areas.
The applicant is proposing to use an existing sign base and reface the existing
sign panel. The sign columns are accented with stone. The column heights do
not exceed six (6) feet in height and the sign panel does not exceed 64 square feet
August 9, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4223-A
7
in area. Building signage is proposed on the front façade and the southern façade
of the building. Both are located with public street frontage. Signage will be limited
to a maximum of ten (10) percent of the wall façade the signage is place upon.
The applicant has indicated a dumpster will be placed on the site on an as needed
basis. The dumpster will be fully screened as typically required by ordinance. The
dumpster hours of service will be limited to daylight hours, Monday through Friday
from 7:00 am to 6:00 pm.
Staff is not supportive of the applicant’s request. The applicant is seeking a
rezoning of the site from C-1, Neighborhood Commercial District, to PCD, Planned
Commercial Development District, to allow the use of the existing buildin g for pet
boarding and pet daycare. Neighborhood Commercial District uses are uses which
are geared to serving the geographical area and are typically not uses which are
destination businesses. Staff also has concerns with the outdoor activities. Staff
feels the allowance of the outdoor activities will potentially have an adverse impact
on the residential neighborhood.
J. STAFF RECOMMENDATION:
Staff recommends denial of the 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 August 6, 2018,
requesting withdrawal of this item. Staff stated the withdrawal request would require a
waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff
stated they were supportive of the withdrawal request. The Chair entertained a motion
for approval of the By-law waiver. 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.
August 9, 2018
ITEM NO.: 8 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.
August 9, 2018
SUBDIVISION
ITEM NO.: 8 (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.
August 9, 2018
ITEM NO.: 9 FILE NO.: Z-4987-G
NAME: Riverdale RH-5B Revised Short-form PCD
LOCATION: Located on the East side of Riverfront Drive just South of Morgan Keegan
Drive
DEVELOPER:
EHB, LLC
5200 Sherwood Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
EHB, LLC, (Purchase Agreement)
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.2-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02
CURRENT ZONING: PCD
ALLOWED USES: Retail, Office, Multi-family, Marina
PROPOSED ZONING: Revised PCD
PROPOSED USE: Office
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the northern
driveway less than 150-feet from the property line.
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
2
BACKGROUND:
The development was approved for a multiple lot development by the adoption of
Ordinance No. 15,459 on April 19, 1988, which allowed the rezoning of 40+ acres from
O-2, Office and Institutional District to PCD, Planned Commercial Development District.
The approved site plan included the development of multi-family residential, office and
commercial uses all centered on a waterfront harbor. Subsequent revisions have allowed
the development of the site with office and residential uses.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is currently zoned PCD, Planned Commercial Development District,
and was part of the original Riverdale Harbor development. The developer is
proposing a single story, 8,400 square foot professional office. The surrounding
properties are also developed with office users. Parking is more than adequate
with 24 proposed parking spaces and an area for 12 future parking spaces along
Riverfront Drive should a future tenant need additional parking spaces. The
developer is requesting a variance for driveway spacing to allow a right -out
driveway to facilitate traffic circulating within the parking areas. Riverfront Drive is
a divided parkway which will eliminate left turns to and from this proposed
driveway. The proposed driveway will be 180-feet from the driveway to the south
and 330-feet from Morgan Keegan Drive to the north.
The developer is requesting in-lieu stormwater detention. This property is part of
the Riverdale Levee District which was designed for developed conditions and
eliminates the need for detention on individual lots. The in-lieu fee could be used
by the City for other drainage improvements in the area.
B. EXISTING CONDITIONS:
The property is located in the Riverdale Neighborhood of the City. The site is grass
covered with a couple of large diameter trees. There is an office building located
to the north of this site and the previously proposed and developed harbor is
located to the west of this site. The Park at Riverdale Apartments are located to
the west of this site and Riverwalk Apartments are located to the north of this site.
Winrock International offices are located to the south of this site and will share a
common driveway. Riverfront Drive is a developed street with curb, gutter and a
paved walking path.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Riverside
Neighborhood Association were notified of the public hearing.
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
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 association.
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. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction sit e shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
6. Provide ADA compliant sidewalk access from the sidewalk in the right-of-way
to the building.
7. Driveway locations and widths do not meet the traffic access and circ ulation
requirements of Sections 30-43 and 31-210. Driveway spacing on an arterial
street is 150 feet from side property lines and 300 feet from other driveways
and intersections. The width of driveway must not exceed 36 feet. A variance
must be requested for the proposed curb cut for a driveway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main available across Riverfront
Drive. Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. However, caution should be
used in the location of the building as there is a three -phase, underground power
line on the eastern side of this property which serves the entire area. The
southeastern corner of the proposed building is very close to the buried power line
and should not inhibit access to the line once constructed. Contact Entergy in
advance to discuss electrical service requirements, line extensions or adjustmen ts
to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
4
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. Contact Central Arkansas Water regarding the size and location of the
water main.
4. A main extension will be required for this project.
5. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s materials and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed by
the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
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
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
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 b uilding, 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 acco rdance 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
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
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: Consideration should be given for sidewalks parallel to
Riverfront Drive. For additional information contact the Parks Department, Leland
Couch.
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. 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.
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
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
8
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. 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 hund red
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.
6. A landscape irrigation system shall be required for developments of one
(1) acre or larger.
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 near a dedicated Rock Region Metro
Route.
Planning Division: This request is located in the Heights Hillcrest Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The applicant has applied for a revision to a PCD
(Planned Commercial Development) to allow approval of a site plan for an office
building
Master Street Plan: To the west of the property is Riverfront Drive and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects on traffic and pedestrians on Riverfront Drive
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 Riverfront Drive. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
9
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. White provide the proposed signage plan, any proposed fencing and the
location of any proposed dumpsters. Staff also requested Mr. White provide the
maximum building height of the new office building.
Public Works comments were addressed. Staff questioned the need for the
additional driveway on the northern portion of the site. Mr. White stated the drive
would allow for better circulation on the site. He stated the drive was indicated as
a right-in/right-out driveway due to the fact a left turn would not be allowed since
there was not a median break. Staff stated a sidewalk along Riverfront Drive was
required. Staff stated the City’s Stormwater Detention Ordinance would apply to
the future development of the site.
Landscaping comments were addressed. Staff stated the indicated street buffer
appeared to comply with the typical minimum standards of the ordinance. Staff
stated screening of the parking areas would be required with the development of
the site. Staff stated building landscaping was required. Staff stated a minimum
of eight percent (8%) of the vehicular use areas were to be landscaped.
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 staf f addressing the
technical issues associated with the request as outlined in the July 18, 2018,
Subdivision Committee meeting. The applicant has indicated no fencing is
proposed. The applicant has also indicated the proposed signage plan and the
location of the proposed dumpster.
The applicant is requesting to amend the previously approved PCD, Planned
Commercial Development, to allow the development of the property with an office
building. The developer is proposing a single story, 8,400 square foot professional
office. The maximum building height proposed is 35-feet.
Parking is proposed with 24 parking spaces and an area for 12 future parking
spaces along Riverfront Drive should a future tenant need additional parking
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
10
spaces. Parking for an office use would typically require the placement of
21 parking spaces.
The applicant is proposing the placement of a single identification sign along
Riverfront Drive. The sign is proposed with a maximum height of six (6) feet and
a maximum sign area of 64 square feet.
The applicant submitted a revised site plan eliminating the request for a right -in
drive on Riverfront Drive. The request now is for the placement of a right-out only
driveway on Riverfront Drive. The developer is requesting a variance for driveway
spacing to allow the right-out driveway on Riverfront Drive. Riverfront Drive is a
divided parkway which will eliminate left turns to and from this proposed driveway.
The proposed driveway will be 180 -feet from the driveway to the south and
330-feet from Morgan Keegan Drive to the north. Staff is supportive of the
applicant’s request.
The developer is requesting in-lieu stormwater detention. This property is part of
the Riverdale Levee District which was designed for developed conditions and
eliminates the need for detention on individual lots.
Staff is supportive of the applicant’s request. The applicant is seeking to amend
the previously approved PCD, Planned Commercial Development District, to allow
the approval of a site plan for an existing lot located in the Riverdale Neighborhood.
The office building is proposed as a single story building. The parking and
landscaping appear to comply with the typical development standards of the
zoning and landscape ordinances. Staff feels the development as proposed is
appropriate for the site.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from Sections 30 -43 and
31-210 to allow the northern drive as indicated on the site plan.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant as present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request from Sections
August 9, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4987-G
11
30-43 and 31-210 to allow the northern drive as indicated on the site plan. There was no
further discussion. The item was placed on the consent agenda and approve d as
recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 9, 2018
ITEM NO.: 10 FILE NO.: Z-9022-A
NAME: 1500 South Bowman Short-form PCD
LOCATION: 1500 South Bowman Road
DEVELOPER:
Tiffiny Sparks
Sparks Realty
6640 Honeysuckle Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Anna and Eugene Aist, Owner
Tiffiny Sparks, Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.29-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District
VARIANCE/WAIVERS: None requested.
The applicant failed to respond to subdivision committee comments from the July 18,
2018, Subdivision Committee meeting. Staff recommends this item be deferred to the
September 20, 2018, public hearing.
August 9, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9022-A
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 requested on August 6, 2018, withdrawal of
the item without prejudice. Staff stated the withdrawal request would require a waiv er of
the Commission’s 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 -laws
waiver with regard to the late withdrawal request. The motion carried by a v ote 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.
August 9, 2018
ITEM NO.: 11 FILE NO.: Z-9061-A
NAME: The Plaza Revised Long-form PCD
LOCATION: Located on the Southwest corner of 65th Street and Scott Hamilton Drive
DEVELOPER:
65th Street Land Company, LLC
P.O. Box 23670
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
65th Street Land Company, LLC, Rick Ferguson, Owner
White-Daters and Associates, Agent
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 18.0 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
ALLOWED USES: Mixed use development including C-3, General Commercial District
uses, I-2, Light Industrial District uses and Amusement outdoor
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed use development including C-3, General Commercial District
uses, I-2, Light Industrial District uses and Amusement outdoor – (to allow the
reconfiguration of the site plan)
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow continued
advanced grading of the site.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
2
BACKGROUND:
Ordinance No. 21,108 adopted by the Little Rock Board of Directors on October 5, 2015,
rezoned the property from I-2, Light Industrial District to PCD, Planned Commercial
Development District. The developer requested to rezone the property to PCD, Planned
Commercial Development District, to allow the use of the property with all permitted I -2,
Light Industrial District uses, C-3, General Commercial District uses and Amusement
outdoor. The developer proposed a “U-Shaped” building with approximately
78,400 square feet of leasable space. The building shape created a large open area for
outdoor use. This outdoor area was to have visibility to the proposed sports fields to the
south creating a festive outdoor plaza area. The driveways shown on the pla n meet the
City spacing requirement. Parking was planned around the development with 401 parking
spaces provided.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved layout of the
site to push the retail/plaza area to the southwest corner and bring the soccer/ball
fields to the north. After talking with prospective tenants, it was determined this
would be a more effective layout for the users. The new plan has an L -shaped
retail building along the south and west property lines. The plaza area sits
within the L-shaped building with the two (2) sports fields pushed north to the
intersection of Scott Hamilton Drive and West 65th Street. The L-shaped building
is proposed containing 58,916 square feet and the smaller retail building contains
14,640 square feet. The total building square footage proposed for the site is
73,556 square feet. There are 433 parking spaces proposed for the development.
Parking is generally spread through the development with the largest parking field
on the east side to serve both the plaza area and ball fields. The new layout allows
for loading/unloading in the rear of the retail buildings and away from the public
view. The developer believes this layout will be much more successful than the
previous layout submitted and approved.
B. EXISTING CONDITIONS:
The site is located on the southwest corner of West 65th Street and Scott Hamilton
Drive. Grading activities have begun and the rough grading of the s ite is complete.
To the south of this site is Job Corp of America, west of the site is the Arkansas
Food Bank and north of the site are industrial and warehouse uses. East of the
site across Scott Hamilton Drive is an equipment leasing business.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of W est
65th Street and Scott Hamilton Drive.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
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. An advance grading variance was previously
approved to advance grade future phases. A grading permit has been issued
and the site has been rough graded.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality p rior to the start of
construction.
6. The striped median in Scott Hamilton Drive will be required to be modified for
left turn movements to meet AASHTO and MUTCD standards at the time of
building permit.
7. Damage to public and private property due to hauling op erations 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 available to the site. Capacity fee
review required. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing single
phase, overhead power line to the south of this property. Contact Entergy in
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
4
advance to discuss electrical service requirements, a 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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after addi tional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. Contact Central Arkansas Water regarding the size and location of the water
meter.
4. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s materials and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade exc ept as
approved by the fire chief.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
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. 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.
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.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
6
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. This project will require fully developed
Architectural, Structural, Civil and MEP Plans. For information on submittal
requirements and the review process. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Carl Menyhart at 501.371.4875 or cmenyhart@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be required to exceed fifty (50) feet. The street buffer to the north is
deficient. The approximate average depth (north/south) of the site is 930 feet.
A minimum fifty (50) foot street buffer is required between the West 65th Street
right-of-way and the proposed parking.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip. The east perimeter planting
strip is deficient.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
7
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 three hundred
(300) square feet for developments exceeding one hundred fifty (150) 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. A landscape irrigation system 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. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in 65th Street East Planning District. The
Land Use Plan shows Industrial (I) for this property. The Industrial category
encompasses a wide variety of manufacturing, warehousing research and
development, processing and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The applicant has applied for a revision
to an existing PCD (Planned Commercial Development) to allow the development
of the site in a reconfiguration still containing retail and soccer sports fields.
Master Street Plan: Both Scott Hamilton Drive and West 65th Street are 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 sho uld be limited to minimize
negative effects on traffic and pedestrians on West 65th Street and Scott Hamilton
Drive since they are a Minor Arterial. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: A Class II Bike Lane is shown along Scott Hamilton Drive. Bike
Lanes provide a portion of the pavement for the sole use of bicycles. A Class II
Bike Lane is shown along West 65th Street. Bike Lanes provide a portion of the
pavement for the sole use of bicycles.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
8
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 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 requested the applicant
provide the location of any proposed dumpsters and to provide the days and hours
of the proposed dumpster service. Staff questioned the activities proposed for the
outdoor plaza area. Staff also questioned if food trucks would be allowed to stay
on-site during non-operational hours.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of Scott Hamilton Drive and West
65th Street. Staff stated an advanced grading permit was required prior to
construction on the site. Staff stated the City’s Stormwater Detention Ordinance
would apply to the development of the site. Staff stated the street median on Scott
Hamilton Drive would require modification to allow for left turns movements. Staff
stated the modification was to comply with ASHTO and MUTCD standards.
Landscaping comments were addressed. Staff stated the street buffer along West
65th Street did not comply with the typical standards of the buffer ordinance. Staff
stated the street buffer should be indicated with a 50-foot average. Staff stated
screening was required between the proposed parking and the West 65 th Street
right of way. Staff stated a perimeter planting strip was required along any side of
a vehicular use area that abutted adjoining property or the right of way of any
street.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the technical
issues associated with the request. The applicant has indicated the proposed
users of the site will be uses allowed in the I-2, Light Industrial District, C-3, General
Commercial District and the addition of outdoor amusement. The applicant has
stated there may be occasions when there will be tents and or activities at the
site in conjunction with a soccer tournament or sporting event. The hours of
operation for the sports fields are from 6 am to 10 pm daily. The retail portion of
the development is proposed with hours from 6 am to midnight seven (7) days
per week.
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
9
The development is proposed with two (2) buildings. The southern -most building
is an “L” Shaped building with approximately 58,916 square feet of leasable space.
The building shape creates a large open plaza area for outdoor use. The maximum
building height proposed is 35-feet. The northern building, located along West 65th
Street, is proposed containing 14,640 square feet. The site plan includes a plaza
area which will be used for outdoor activities including food trucks, picnic tables
and market booths. Food trucks and market booth items will be removed from the
site daily.
The driveways shown on the plan meet the City spacing requirement. A single
drive is located into the site from Scott Hamilton Drive. A single full service drive
is also proposed from West 65th Street. The drives comply with the typical
development criteria for drive way spacing.
Parking is proposed with 433 parking spaces. Parking for a mixed use
development would be calculated at one (1) space per 225 gross square feet of
floor area for a total of 326 parking spaces. Staff feels the parking as proposed is
adequate to serve the proposed development.
Freestanding signage is indicated on the site plan along Scott Hamilton Drive and
West 65th Street. The signs are proposed as allowed in industrial zones per the
zoning ordinance or a maximum of 30-feet in height and 72 square feet in area.
Building signage will be located as allowed in shopping center developments. The
ordinance states all on-premises wall signs must face required street frontage
except in complexes where a sign without street frontage would be the only means
of identification for a tenant.
Lighting and bleacher style seating for 500 fans with future expansion for an
additional 1,000 fans is proposed for the soccer fields/sports complex. The sports
complex will also include restrooms, a concession facility, maintenance building,
score boards and all associated ancillary structures and uses. The lighting will be
directional, directed downward and into the site to limit the over spilling of light onto
adjacent properties. The maximum pole height for the lights is 40-feet.
The development is proposed in phases with the soccer fields being constructed
in the first phase. The additional buildings will be added based on market demand.
A portion of the parking will be added with the first phase. Additional parking will
be added with the construction of the buildings.
Staff is supportive of the request. The applicant is seeking approval of the revision
to the PCD, Planned Commercial Development zoning to allow the reconfiguration
of the site plan for the previously approved development plan. The outdoor
activities have been relocated to the street side of the develo pment allowing for
better visibility of the sports fields. The development is proposed as a mixed use
August 9, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9061-A
10
development including the sports fields, retail and office uses. To staff’s
knowledge there are no remaining outstanding technical issues associated wit h
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.
Staff recommends approval of the variance request from the City’s Land Alteration
Ordinance to allow continued grading of the site with the first phase of the
development.
Staff recommends all sporting activities be limited to an ending time of 10 pm.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating their previous recommendation was for sporting events to end by 10 pm.
Staff stated they were revising this recommendation and now were recommending the
lights for the sports fields be turned off 30 minutes after the conclusion of the final game
for the evening. Staff stated there was no set end time for the sporting events. Staf f also
stated the fencing along Scott Hamilton Drive and West 65 th Street adjacent to the sports
fields would be of sufficient height to limit the ability for soccer balls to be hit out onto the
abutting streets. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allo w continued grading of the site
with the first phase of the development. 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.
August 9, 2018
ITEM NO.: 12 FILE NO.: Z-9261-A
NAME: Copper Run Subdivision Revised Long-form PD-R
LOCATION: Located at 16901 Pride Valley Road
DEVELOPER:
Layman Lane LLC
P.O. Box 242146
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Layman Lane LLC, Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 56.22-acres NUMBER OF LOTS: 175 FT. NEW STREET: 6,655 LF
WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: PD-R and R-2, Single-family
ALLOWED USES: Single-family residential (139 lots)
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Single-family residential (175 lots)
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases with the development of the first phase.
BACKGROUND:
Ordinance No. 21,501 adopted by the Little Rock Board of Directors on November 7,
2017, rezoned this site from R-2, Single-family District to PD-R, Planned Development
Residential District. The project contained approximately 43.93 acres and was proposed
with 139 single-family residential lots. The applicant proposed to develop the site with a
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
2
patio home residential neighborhood. The development was proposed with a mixture of
50-foot and 60-foot wide lots. The homes were proposed with brick, stone, stucco and/or
hardi-board exteriors with architectural shingled roofs.
The developer was to dedicate the right of way and construct ½ street improvements to
Pride Valley Road. The following additional conditions were placed on the proposed
development: the developer was to provide the right of way dedication for the future
arterial located near Tele Road, this did not include construction or a payment in-lieu for
the street construction; the developer would provide a minimum pavement width of
20-feet on Layman Lane from Pride Valley Road to the boundary of the future right of way
abandonment of Layman Lane to serve as secondary access for this development , this
did not include the placement of curb and gutter or sidewalk ; the developer was to work
with staff to provide an adequate turn-around for the secondary access; the right of way
for Layman Lane was to be abandoned with the Phase 2 portion of the proposed PD-R,
Planned Development Residential plat; traffic calming devices were to be installed along
Willow Point Drive as warranted.
The approval included a variance from the City’s Land Alteration Ordinance. The
approval allowed with the first phase of construction the entire site would be graded to
make the earthwork balance and prevent the hauling of material over local streets.
Grading activities on the site are currently underway.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PD -R, Planned
Development Residential District, to expand the land area and increase the
number of proposed lots. The project contains 56.22 -acres and is proposed with
175 residential lots. The northern portion of the property was recently used as a
manufactured home park. The units have all been r emoved. The rear of the
property is undeveloped. The applicant is proposing to develop the property into
a patio home single-family residential neighborhood. The development is
proposed with 50-foot wide lots. The homes are proposed as brick, stone, stucco
and/or hardi-board exteriors with architectural shingled roofs.
The developer will dedicate the right of way and construct ½ of the Master Street
Plan requirements to Pride Valley Road. Along this frontage, in a tract adjacent to
the right of way the applicant is proposing to construct an eight (8) foot tall brick
wall with ten (10) foot columns. The developer will provide the right of way
dedication for the future arterial located near Tele Road . This does not include the
construction of the future arterial or the payment in-lieu of the street construction.
The developer will also provide a 20-foot paved access on Layman Lane from
Pride Valley Road to the boundary of the right of way abandonment for Layman
Lane to serve as secondary access for the development. This improvement does
not include the placement of curb, gutter or sidewalk.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
3
Along the eastern property line, years ago, Layman Lane was platted as a 30 -foot
wide right of way. The developer is requesting the southern 3,190 linear feet o f
the right of way be abandoned with this application. The area will be retained as
an easement.
B. EXISTING CONDITIONS:
A manufactured home park was located along Pride Valley Road but all the units
have been removed. This area of Pride Valley Road is rural in nature with homes
located on large lots and acreage. North of the site is a single-family subdivision
with homes located on 5-acre parcels. To the northeast of the site is an office
development, Southwest Power Pool and a large amount of undeveloped O-2,
Office and Institutional District zoned property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kanis Creek
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-feet from centerline will be required.
2. Tele Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required. The
proposal only dedicates to 45-feet from centerline.
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Pride Valley Road with
5-foot sidewalk with the planned development. The new back of curb should
be placed 18-feet from centerline.
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. A variance is being requested
to advance grade the lots with construction of the streets and advance grade
future phases with Phase 1. A grading permit has been issued for Phase 1.
5. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the r esponsibility of
the developer and/or property owners association.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
4
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. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
8. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Bo ok
standards. The proposed brick wall cannot obstruct the sight distance.
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. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
11. Street names and street naming conven tions must be approved by Public
Works. Contact Glenn Haley, ghaley@littlerock.gov or 501.371.4537.
Copper Loop should be revised to Circle. The south portion of Copper Loop
should be revised to Court or Cove. Willow Pointe Way should connect with
Willow Pointe Drive to share the same name.
12. Are pedestrian trails proposed within Tract G, H, and I?
13. What is the proposed horizontal radius of Quartz Cove? The minimum
horizontal radius at centerline is 75 feet.
14. Traffic calming devices are required for long straight streets to discourage
speeding. Devices should be installed in multiple locations on Copper Loop.
Contact Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
additional information.
15. The drive through lane on the east side of the mail kiosk should be removed.
Vehicles can park along the street curb.
16. Per the Master Street Plan, the sidewalk should be constructed to the cul de
sac on Copper Loop. Per the Master Street Plan, a minor residential street
is a cul de sac street not exceeding 40 lots or a loop street not exceeding 80
lots, and in no case generating more than 400 vehicles trips per day with the
assumption of ten (10) vehicles per day per lot.
17. Per the Master Street Plan, the sidewalk should be constructed along Willow
Pointe Way and Short Leaf Lane. Per the Master Street Plan, a minor
residential street is a cul de sac street not exceeding 40 lots or a loop street
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
5
not exceeding 80 lots, and in no case generating more than 400 vehicles trips
per day with the assumption of ten (10) vehicles per day per lot. These streets
are believed to be through streets and not cul de sacs and loop streets.
18. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity fee review
required. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There are a few single phase,
overhead power lines on the north and northwest parts of the property which may
conflict with the proposed development. Adjustments or removal of these lines
may be required before proceeding with construction. Contact Entergy in advance
to discuss electrical service requirements, line extensions and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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 t o 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. 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.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
6
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
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. 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.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
7
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.
7. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be
required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will
connect with future development, as determined by the fire code
official.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
8
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low (RL) for this property. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a rezoning from R-2, Single-family District and PD-R
(Planned Development Residential) to add additional land area and increase the
number of lots for future development of single-family lots
Master Street Plan: The north of the property is Pride Valley Road and it is shown
as a Collector on the Master Street Plan. The primary function of a Collector Road
is to provide a connection from Local Streets to Arterials. A Collector design
standard is used for Commercial Streets. Along the western boundary is the West
Loop which is indicated on the Master Street Plan as a Principal Arterial. The
primary function of a Principal Arterial Street is to serve through traffic and to
connect major traffic generator or activity centers within an urbanized area. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along the West Loop. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way and/or easements are recommended. Nine-foot (9’) paths are
recommended to allow for pedestrian use as well as bicycles, replacing the
sidewalk.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 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 st ated additional
information was necessary for the right of way abandonment request. Staff
questioned the purpose of the tracts indicated behind the interior lots.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
9
Public Works comments were addressed. Staff stated right of way dedication to
30-feet from centerline was required along Pride Valley Road. Staff stated Tele
Road was classified on the Master Street Plan as a principal arterial and a
dedication of 55-feet from centerline was required to meet the Master Street Plan
requirements. Staff stated a grading permit was required prior to any grading
activities on the site. Staff stated the City’s Stormwater Detention Ordinance would
apply to the future 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/plat plan to staff addressing most of
the technical issues associated with the request raised at the July 18, 2018,
Subdivision Committee meeting. The applicant has indicated a subdivision
identification sign, the allowance of accessory structures and the proposed
placement of fencing within the subdivisions.
The project contains approximately 56.21-acres, 175 single-family residential lots
and is located at 16901 Pride Valley Road. Site grading is underway per the
previously approved advanced grading request. The applicant is proposing to
develop the site with a patio home residential neighborhood.
The developer is proposing to construct the Boundary Street Improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction with
the development of the subdivision. The development is proposed in five
(5) phases.
The development is proposed with 50-foot wide lots. The development is proposed
with a front yard and rear yard setbacks of 20-feet and side yard setbacks of
5-feet. The homes are proposed with a maximum building h eight of 35-feet. The
homes are proposed containing 1,500 to 2,500 square feet. The homes are
proposed with brick, stone, stucco and or hardi-board exteriors and architectural
shingled roofs. Vinyl may be used for the soffit and/or fascia.
The applicant has indicated fences will be allowed as per the R-2, Single-family
Zoning District. Fences are proposed along the rear and side yard lot lines
between the required building setback line and the street right of way of six (6) feet
in height. Accessory structures will be allowed per the R-2, Single-family Zoning
District to include setbacks as allowed within the Single-family Zoning District. The
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
10
buildable areas indicated on the proposed plat/plan are not reflective of the
placement of accessory structures.
The applicant is proposing to place a fence along the frontage, in a tract adjacent
to the right of way, constructed as an eight (8) foot tall brick wall with ten (10) foot
columns. The applicant notes a subdivision identification sign will be placed on
the brick wall. The subdivision name is proposed on each wall (both sides of the
street) entering the subdivision. The sign area for each of the signs will not exceed
32 square feet.
With the development of the subdivision 6,655 linear feet of new public streets will
be added. The streets are proposed within a 50-foot right of way with 27-feet of
pavement. Short Leaf Lane and Copper Circle are proposed with a 45 -foot right
of way and 27-feet of pavement. Sidewalks will be placed on one side of each of
the street. Sidewalks are indicated on Copper Loop to the intersection with Copper
Loop. The remaining area of Copper Loop, which terminates in a cul de sac does
not include the placement of sidewalks.
The applicant is requesting the abandonment of a portion of Layman Lane with this
request. The applicant is seeking abandonment of the southern 3,190 linear feet
of the 30-foot right of way for Layman Lane along the properties eastern boundary.
The applicant has secured approval from the various utility companies and Public
Works. The area will be retained as an utility easement. With the abandonment
15-feet will revert to the abutting property owners on each side of the existing right
of way.
Staff is supportive of the applicant’s request. The applicant is seeking a revision
to the previously approved PD-R, Planned Development Residential, to allow the
development of a single-family subdivision with lot widths and lot areas less than
the typical lot width and area allowed within the R-2, Single-family Zoning District.
The applicant has included additional land area and additional lots for the proposed
subdivision. The lots are proposed with a lot width of 50 -feet and an average lot
area of 5,750 square feet. The lots are similar in size to lots currently being
developed just to the east of this site also along Pride Valley Road. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the subdivision as proposed is appr opriate.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9261-A
11
Staff recommends approval of the right of way abandonment request for Layman
Lane subject to the area being retained as an easement.
PLANNING COMMISSION ACTION: (AUGUST 9, 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 right of way abandonment request
for Layman Lane subject to the area being retained as an easement. 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.
August 9, 2018
ITEM NO.: 13 FILE NO.: Z-9342
NAME: Houff Plumbing Short-form PCD
LOCATION: Located at 11800 – 11804 Kanis Road
DEVELOPER:
Don Houff Plumbing
11716 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Don Houff, Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.6-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of Lot 4 prior to the approval of a development plan and the issuance of a building permit.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains 5.6-acres and is currently zoned R-2, Single-family. This
has been the location of Houff Plumbing for 35-years and is a “grandfathered” use.
There are currently two (2) other structures on the property which have been used
as office space and residential purposes. The applicant is requesting approval of
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
2
a four (4) lot plat with each of the three (3) existing structures located on separate
lots. Lot 4 is currently vacant. Along with the plat, the developer is requesting a
rezoning of the site from R-2, Single-family to PCD, Planned Commercial
Development District, to allow C-3, General Commercial District uses as allowable
uses for the site. The surrounding area is currently a mix of commercial and office
developments. The property to the north is zoned POD, Planned Office
Development and operates as a mini-storage. The property to the west are
commercial uses.
Kanis Road is currently a two (2) lane road, but the City has acquired the right of
way to widen the road to an arterial street standard. This work should be
completed in the next few years prior to the developer requesting a building permit
for any future redevelopment of the site. The developer is requesting a variance
to advance grade Lot 4. According to the applicant this will eliminate future site
work and grading to access across the newly constructed Kanis Road.
B. EXISTING CONDITIONS:
Bowman Plaza Shopping Center is located to the west of this site, with access to
South Bowman Road and Kanis Road. The development is a mixed use
development containing office, retail and office-warehouse uses. To the east of
the site is also a mixed use development, with access to Autumn Road and Kanis
Road, which contains office and office-warehouse uses. North of the site,
accessed from Hermitage Road, is a mini-warehouse development. The site has
two (2) residential structures along Kanis Road and the plumbing business is
located to the north of the homes.
Kanis Road is proposed for widening by the City of Little Rock. Acquisition of right
of way and utility relocations are currently underway.
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. With site development and/or platting of the lots, provide the design of street
conforming to the Master Street Plan. Construct one -half street improvement
to Kanis Road including 5-foot sidewalks with the planned development. If a
lot in the subdivision is platted or a building permit is issued prior to the date of
bid opening of the Kanis Road improvement project for this portion of Kanis
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
3
Road, the owner is responsible to provide an in-lieu payment for the cost of the
proposed street improvements in conformance with the project plans.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction. Is a variance being requested to advance
grade the future lots or phases with development of the first phase or lot?
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 association. Access to detention ponds
should be provided from the right-of-way and/or access easement for future
maintenance.
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. Show the proposed driveway(s) and shared access easement(s). Per City
code driveways can be located no closer than 150 f eet from a side property line
and no closer than 300 feet from other driveways and intersection.
6. In accordance with Section 31-210 (h)(12), access driveways running parallel
to the street shall not create a four-way intersection within 75-feet of the future
curb line of the street.
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. Retaining walls designed to exceed 15 f eet in height are required to seek a
variance for construction. Provide proposed wall elevations.
9. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Capacity
fee review required. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Service is already being
provided to the existing structures on the property. A three phase, overhead
power line runs along the south side of Kanis Road in front of this property.
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
4
A three-phase, underground power line also exists on the west side of the property.
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: Central Arkansas Water cannot approve the current
preliminary plat due to policy conflicts with the existing fire service. Contact Central
Arkansas Water to obtain information regarding these conflicts.
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 wei ghing 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.
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
5
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 accord ance 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:
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
6
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: Any new construction or rehabilitation of an existing structure is
subject to full commercial plan review and approval prior to issuance of a building
permit. This project will require fully developed Architectural, Structural, Civil and
MEP Plans. For information on submittal requirements and the review process
contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Carl Menyhart at 501.371.4875 or cmenyhart@littlerock.gov.
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
7
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in I-430 Planning District. The Land Use
Plan shows Mixed Office and Commercial (MOC) for this property. The Mixed
Office and Commercial category provides for a mixture of office and commercial
uses to occur. Acceptable uses are office or mixed office and commercial.
A Planned Zoning District is required if the use is mixed office and commercial.
The applicant has applied to rezoning from R-2 (Single Family District) to PCD
(Planned Commercial Development) to allow the creation of a four (4) lot plat and
allow the use of the property with C-3 General Commercial District uses within the
existing buildings.
Master Street Plan: To the south of the property is Kanis Road and it is shown as
Minor Arterial Streets on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects on traffic and pedestrians on Kanis Road since
it is a Minor Arterial. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 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 requested information
concerning the proposed signage plan, the location and details of any proposed
fencing and the location of any proposed dumpsters.
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
8
Public Works comments were addressed. Staff stated with the redevelopment of
the site a single driveway on Kanis Road would be allowed. Staff stated a grading
permit was required prior to any grading activities on the site. Staff stated retaining
walls which exceeded 15-feet in height were required to seek a variance for
construction. Staff requested Mr. White provide the proposed wall elevations .
Staff stated if a building permit was requested prior to this section of Kanis Road
street improvements and widening being bid the property owner would be
responsible for the required street improvements adjacent to this site.
Landscaping comments were addressed. Staff stated any future development or
redevelopment of the site would require the sites landscaping to come into
compliance with the City’s Landscape and Buffer Ordinance requirements.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
raised at the July 18, 2018, Subdivision Committee meeting. The applicant has
provided the location of the proposed dumpsters, the placement of fenci ng and
provided the proposed signage plan.
The request is a rezoning of the site from R-2, Single-family to PCD, Planned
Commercial Development to allow the creation of a four (4) lot plat/plan with the
three (3) existing structures located on separate lots and a fourth lot, Lot 4, which
is currently vacant. Lot 4 is proposed for future development. With the approval
the applicant is requesting the allowance of C-3, General Commercial District uses
as allowable uses for the four (4) lots.
The lots range in size from 0.58-acres to 2.45-acres. The existing structure located
on Lot 1 contains 1,400 square feet. The existing building located on Lot 2 contains
7,350 square feet. The existing building located on Lot 3 contains 728 square feet.
Lots 1 and 3 have existing drives from Kanis Road. The drive serving Lot 2 is
located across Lot 1 extending to the north to an asphalt parking area. Lot 3 is
served by an asphalt drive and a graveled parking area. A shared access and
utility easement will be platted to serve Lot 4 at the time of development.
Signage is proposed for each of the lots fronting Kanis Road. A development sign
is proposed to serve the rear lots. The development sign is proposed with a
maximum height of ten (10) feet and a maximum sign area of 100 square feet.
Lots 1 and 3 will have individual signs on their lots. The signs will not exceed six
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
9
(6) feet in height and 72 square feet in area. Building signage is proposed on the
front facades of each of the buildings. The building signage will be limited to a
maximum of ten (10) percent of the front façade area of the building.
Kanis Road is currently a two (2) lane road, but the City has acquired the right of
way to widen the road to an arterial street standar d. According to the applicant
this work should be completed in the next few years prior to this developer
requesting a building permit for any future redevelopment of the site. Should the
developer elect to request a building permit prior to this section of Kanis Road
being bid the developer will be responsible for construction of the street
improvements for the property frontage.
The developer is requesting a variance from the Land Alteration Ordinance to
advance grade Lot 4. With the City constructing Kanis Road the developer is
requesting the advanced grading to eliminate future hauling of materials across
the newly constructed Kanis Road.
The applicant is proposing the placement of an eight (8) foot chain link fence on
the sites perimeters for the rear lots. The applicant also indicates dumpsters will
be placed and screened per the typical ordinance requirements. The dumpsters
will be placed outside the front setback and will be screened with a solid screening
wall or fence to a height of two (2) feet above the top of the container. The hours
of dumpster service will be limited to 7 am to 6 pm Monday through Friday.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to recognize the historic uses of the site and to allow the creation of
a four (4) lot plat. The applicant notes for the short -term the existing structures
and parking areas will be used as they currently exist. Should any redevelopment
of the site occur the building placement, landscaping and parking areas will come
into compliance with the development standards as exist at the time of
redevelopment. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning as proposed is
appropriate for the site.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of Lot 4 prior to the approval of a development plan
and the issuance of a building permit for the lot.
August 9, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9342
10
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request from the Land
Alteration Ordinance to allow grading of Lot 4 prior to the approval of a development plan
and the issuance of a building permit for the lot. 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.
August 9, 2018
ITEM NO.: 14 FILE NO.: Z-9343
NAME: 1873 South Cross Street Short-form PD-R
LOCATION: 1873 South Cross Street
DEVELOPER:
Josh Simon
1800 Lynette Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Josh Simon, Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 47
CURRENT ZONING: R-4, Two-family
ALLOWED USES: Single-family and Two-family
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize an existing triplex
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-4, Two-family District to
PD-R, Planned Development Residential, to recognize an existing triplex located
on the property. A building permit was issued for the property in December 2010,
to allow units A – C to be “brought up to code”. The renovations have been
August 9, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9343
2
completed and the applicant is seeking approval of the rezoning to recognize the
three (3) units as currently exist.
B. EXISTING CONDITIONS:
The site contains a recently renovated triplex. The site sits on the corner of West
19th Street and South Cross Street. Both streets are constructed with curb and
gutter. There is a sidewalk in place along this property frontage on South Cross
Street. There is also a sidewalk in place along the property frontage on West 19th
Street. The area is predominately single-family homes with a scattering of two
(2) family homes. Along Wright Avenue to the north there are non -residential uses
including Dunbar Middle School, Union AME Church and property owned by
Arkansas Baptist College.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Downtown
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. The sidewalk adjacent to Cross St reet is
damaged and should be repaired.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
South Cross Street and West 19th Street.
3. West 19th 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.
4. South Cross 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.
5. The West 19th Street driveway apron should be removed and access taken
from the paved alley located in the rear of the property.
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.
August 9, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9343
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 building. 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. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in the Central City Planning District. The
Land Use Plan shows Residential Low (RL) for this property. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a rezoning from R-4 (Two Family District) to PDR
(Planned Development Residential) to recognize an existing triplex.
Master Street Plan: South Cross Street and West 19th Street are both shown as
Local Streets 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
August 9, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9343
4
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 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 site
plan. Staff requested the applicant provide a parking area on site, in the rear yard
accessed from the alley. Staff stated the parking area could be constructed with
gravel.
Public Works comments were addressed. Staff stated a radial dedication or right
of way was required at the intersection of South Cross and West 19th Streets. Staff
stated the existing concrete apron on West 19th Street should be removed. Staff
requested the applicant improve the sidewalks along South Cross Street.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need of
addressing via a revised site plan. The applicant has agreed to provide a graveled
surfaced parking pad in the rear yard of the site to allow for three (3) off -street
parking spaces.
The request is a rezoning from R-4, Two-family District to PD-R, Planned
Development Residential, to recognize an existing triplex located on the property.
Prior to renovations the owner sought and was approved a building permit for the
property. The permit was issued in December 2010, to allow units A – C to be
“brought up to code”. The renovations have been completed and the applicant is
seeking approval of the rezoning to recognize the three (3) units as currently exist.
Parking for a multi-unit development is typically based on one and one-half (1 ½)
parking spaces per unit. This would result in a typical parking requirement of four
(4) parking spaces. The applicant has indicated a graveled parking pad will be
added to the site in the rear yard to allow for three (3) off-street parking spaces.
Although the three (3) spaces do not meet the typical ordinance requirement staff
is supportive of the applicant’s proposal. There is street parking available on both
August 9, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9343
5
South Cross and West 19th Streets to accommodate any additional necessary
parking for the site.
Staff is supportive of the applicant’s request. The applicant is seeking the rezoning
to recognize the existing triplex. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff does not feel the
rezoning to recognize the existing use will have any adverse impact on the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (AUGUST 9, 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.
August 9, 2018
ITEM NO.: 15 FILE NO.: Z-9344
NAME: Bronson Townhomes Short-form PD-R
LOCATION: 1902 East 4th Street
DEVELOPER:
Terence Bronson
49 Mountain Vista Drive
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Terence Bronson, (Purchase Agreement)
Williams and Dean Architects, Agent
ARCHITECT:
John Johnson
Williams and Dean Architect – Interior Design
18 Corporate Hill Drive, Suite 210
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.516-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 – East Little Rock CENSUS TRACT: 2
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: One and two-family
PROPOSED ZONING: PD-R
PROPOSED USE: 10-units of townhouse homes
VARIANCE/WAIVERS: None requested.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-4, Two-family District to
PD-R, Planned Development Residential District, to allow the construction of
townhomes on the property. The property is Lots 9, 10 and 11, Block 5 of
Garland’s Addition to the City of Little Rock, Pulaski County, Arkansas. The
property is 150-feet by 150-feet. The existing East 4th Street right of way is
60-feet. The property is vacant with several large trees on the property. An
existing basketball court concrete slab and chain link fencing will be removed with
the new development.
Utilities on the site include a 6-inch PVC sewer line and manhole crossing the
property on the north side, a 2-inch waterline in the East 4th Street right of way and
overhead electrical is along the north East 4th Street right of way. The existing fire
hydrant is approximately 100 feet to the west at the northwest corner of East 4 th
Street and Reichardt Street.
The planned townhouse development will consist of two (2) buildings of five (5)
dwellings for a total of ten (10) dwelling units. Each townhouse will be
approximately 1,438 square feet with 2 -bedrooms and 2-baths. Each will have a
single car garage and a driveway space for additional parking. The townhouses
will be 3-story wood framed construction with brick and lap siding veneer and
shingle roof. The townhouses will be constructed with 2-hour rated fire walls
separating each unit.
The development will have one (1) access drive from East 4th Street to serve all of
the driveways and garages. The property will be landscaped per the City of Little
Rock Landscape Ordinance requirements. The rear of the homes will have a patio
area screened by a six (6) foot fence, continuous across the entire rear of each
building. A monument sign identifying the development is proposed along the
entry drive.
Each townhouse unit will be leased. The units will be all electric with separate
electrical meters for each unit. Individual sanitary sewer connections to a common
main will be provided for each unit. The property domestic water service will be
master metered with shut-off connections for each unit.
B. EXISTING CONDITIONS:
The lots are currently grass covered with the exception of a basketball court
located on the eastern most lot. The area is predominately single-family but there
are a number of vacant lots within the general area. To the north of the site is the
currently under construction Rock City Yacht Club marina project located along
East 2nd Street. Carver Elementary School is located to the east of this site.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
3
Cheatham Park is located to the south of this site. East 4th Street is constructed
with curb and gutter. There is not a sidewalk in place along this property frontage.
There is a sidewalk in place along the south side of East 4th Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a registered active neighborhood association located in the
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
2. All driveways are to be concrete aprons per City Ordinance.
3. Are gates proposed? If so, the call box should be located 30 -feet from the
street curb and a turnaround provided.
4. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site is to 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. Separate service
connection required for each townhouse. Capacity fee review required. Contact
Little Rock Water Reclamation Authority for additional inform ation.
Entergy: Entergy does not object to this proposal. There is an existing single
phase, overhead power line on the north side East 4 th Street on the south side of
this property. There do not appear to be any conflicts with proposed structures,
but the proposed trees/vegetation placed underneath the power line will not be
allowed to grow near the wires supported by the poles. The propos ed vegetation
should be low growth type. Contact Entergy in advance to discuss electrical
service requirements or adjustments to existing facilities (if any) as this project
proceeds.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
1. 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. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
5. 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.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
5
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.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
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. 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.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
6
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in East Little Rock Planning. The Land
Use Plan shows Residential Medium Density (RM). Residential Medium Density
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-4 (Two Family District)
to PDR (Planned Development Residential) to develop the site with townhouses
at a density of 19-units per acre.
Master Street Plan: East 4th Street is shown as 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. 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: (July 18, 2018)
Mr. Terence Bronson and Mr. John Johnson were present representing the
request. Staff presented an overview of the item stating there were fe w
outstanding technical issues associated with the request. Staff requested
Mr. Johnson provide the proposed treatment of the perimeter of the property. Staff
also questioned if there would be a dumpster on -site. Staff requested the applicant
provide the maximum building height and the number of stories.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
7
Public Works comments were addressed. Staff stated any broken curb and gutter
or sidewalk located in the right of way was to be replaced prior to the issuance of
a certification of occupancy. Staff stated all driveways were to be concrete aprons
per city code. Staff requested the site plan include the USPS cluster box unit in
conformance with USPS and City of Little Rock design standards.
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 an updated site plan and cover letter addressing staff’s
concerns raised at the July 18, 2018, Subdivision Committee meeting. The
applicant has provided the treatment of the perimeter of the property, indicated
there will be a dumpster placed on the site and provided the maximum building
height of the proposed site plan. The applicant has also stated they will work with
the US Postal Service to place the mail kiosk in an area that best suits the postal
service and the future residents of the site.
The request is a rezoning from R-4, Two-family District to PD-R, Planned
Development Residential District, to allow the construction of townhomes on the
property. The planned townhouse development will consist of two (2) buildings o f
five (5) dwellings in each building for a total of ten (10) dwelling units. Each
townhouse will be approximately 1,438 square feet with 2-bedrooms and 2-baths.
Each unit is proposed with a single car garage and a driveway space for parking.
Parking for multi-family is typically based on one and one-half (1 ½) parking space
per unit. The parking indicated with two (2) spaces to serve each unit appears to
be adequate.
The townhouses are proposed with 3-stories and a shed roof which slants from
front to the back of the building. The maximum building height proposed to the
mid-point of the roof is 33.6-feet and to the top of the shed roof eave is 36.6-feet.
The units are proposed as wood framed construction with brick and lap siding
veneer and shingle roof.
The development will have one (1) access drive from East 4th Street to serve all of
the driveways and garages. The rear of the homes will have a patio area screened
by a six (6) foot fence, continuous across the entire rear of each building. The
applicant is proposing the patio fences as the required screening along the eastern
and western perimeters. Along the northern perimeter the applicant is proposing
the placement of a six (6) foot privacy fence to screen the properties to the north.
August 9, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9344
8
The site plan indicates a 19-foot building setback along the eastern and western
perimeters of the site. The site plan indicates a 15-foot building setback along the
East 4th Street frontage, southern property line and a 20 -foot building setback
along the northern property line.
A monument sign identifying the development is proposed along the entry drive.
The sign is proposed with a maximum height of six (6) feet and a maximum sign
area of twenty-four (24) square feet. The signage as proposed complies with
signage typically allowed in multi-family zones.
The applicant has indicated the placement of a dumpster along the northern
portion of the site. 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.
Staff is not supportive of the applicant’s request. Staff has concerns with the
parking layout, utilizing the driveway to the garage for the second parking space
and with the overall density of the development. The site is currently zoned R -4,
Two-family District which would allow the development of the site with a total of six
(6) units resulting in a density of 11.76-units per acre. The applicant is proposing
to develop the site with an overall density of 19.6-units per acre which staff feels
is too intense.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had amended the request to reduce the number of units
proposed to eight (8) units. Staff stated the revised site plan also included addi tional
parking for guest parking which lessened staff’s concerns related to on-site parking. Staff
stated the development was a phased development with the potential for each of the
buildings being constructed in a single phase. Staff stated all drives a nd accesses would
be put in place to allow for proper access and circulation on the site. Staff stated based
on the reduced number of units they were in full support of the request and presented a
recommendation of approval of the request subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented
a recommendation of approval of the variance request to allow grading of all the phases
with the development of the first phase. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
August 9, 2018
There being no further business before the Commission, the meeting was adjourned
at 6:20 p.m.
Date
Chairman Secretary