pc_11 01 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
NOVEMBER 1, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Buelah Bynum
Keith Cox
Rebecca Finney
Scott D. Hamilton
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Diana M. Thomas
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the September 20, 2018 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
NOVEMBER 1, 2018
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1825 Simpson Addition Preliminary Plat, located East of Milburn
Lane and Dover Street in the Granite Mountain area.
B. Z-7463-C Lot 4 Commerce Square Addition Conditional Use Permit,
located on the North side of West 65th Street in the 6100
Block.
C. Z-3501-B Icon Homes Short-form PD-R, located on the North side of
West Markham Street in the 8000 Block of West Markham
Street.
D. Z-8286-B 13500 Vimy Ridge Road Short-form PCD, located in the
13500 Block of Vimy Ridge Road.
E. Z-9352 4616 Asher Avenue Short-form PCD, located at 4616
Asher Avenue.
F. Z-2481-D Geyer Springs Business Center Short-form PCD, located
behind 7315 Geyer Springs Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number: File Number: Title:
1. S-724-B Lot 4ARR Old Forge Subdivision Replat, located at 10000
Rodney Parham Road.
2. S-1424-I Sienna Lake Revised Preliminary Plat, located on Benham
Lane just south of Marchwood Lane.
3. S-1827 Mergeron Court Preliminary Plat, located in the 8000 Block
of West Markham Street.
Agenda, Page Two
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : (CONTINUED)
Item Number: File Number: Title:
4. S-1828 Lanehart McPherson Preliminary Plat, located on the
Northeast corner of Lanehart Road and McPherson Road.
5. S-1538-Q Gateway Apartments Subdivision Site Plan Review,
located in the 11500 Block of Bass Pro Parkway.
II. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
6. Z-3451-C Bennett Davis Group Short-form PCD, located at 1300
North Shackleford Road.
7. Z-4470-L Lot 3 Chenal Park Centre Short-form PCD, located at
15112 Chenal Parkway.
8. Z-5649-G Timmons Conference Center Long-form PCD, located at
10915 Stagecoach Road.
9. Z-6323-Y Lot 6 the Village at Rahling Road Short-form PCD, located
on the Southeast corner of Chenal Parkway and Rahling
Circle.
10. Z-8814-A Nichols and Dimes Revised Short-form PD-R, located in
the 1700 Block of Wilson Road.
11. Z-9208-A 1417 Kavanaugh Boulevard Revised Short-form PD-R,
located at 1417 Kavanaugh Boulevard.
12. Z-9363 New Water Systems Short-form PD-O, located at 7915
Highway 300.
November 1, 2018
ITEM NO.: A FILE NO.: S-1825
NAME: Simpson Addition Preliminary Plat
LOCATION: Located East of Milburn Lane and Dover Street
DEVELOPER:
Corey Schneider
P.O. Box 403
Berryville, AR
OWNER/AUTHORIZED AGENT:
Jan Reality A Trust, Owner
Marlar Engineering Agent
SURVEYOR/ENGINEER:
Marlar Engineering
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 4.7-acres NUMBER OF LOTS: 14 FT. NEW STREET: 717-LF
WARD: 1 PLANNING DISTRICT: 24 – Sweet Home/College Station
CENSUS TRACT: 40.01
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated July 27, 2018, requesting deferral of this item to
the September 20, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 27, 2018,
requesting deferral of the item to the September 20, 2018, public hearing. Staff stated
November 1, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
2
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated September 6, 2018, requesting deferral of this
item to the November 1, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were registered objectors present. Staff presented the
item stating the applicant had submitted a request dated September 6, 2018, requesting
deferral of this item to the November 1, 2018, public hearing. Staff stated they were
supportive of the deferral request. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
On October 18, 2018 the applicant requested deferral of this item to allow for more time
to address issues raised by staff. Staff supports the deferral request and recommends
deferral of the item to the December 13, 2018 agenda.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present (on another item). There were no objectors present. Staff
informed the commission that the applicant had requested deferral of this item on
October 18, 2018 to allow for more time to address issues raised by staff. Staff
recommended approval of the deferral request. There was no further discussion. The
item was placed on the consent agenda and approved for deferral to the December 13,
2018 meeting by a vote of 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: B FILE NO.: Z-7463-C
NAME: Lot 4 Commerce Square Conditional Use Permit
LOCATION: Located on the North side of West 65th Street in the 6100 Block
DEVELOPER:
Clifton Family LLLP
Isbell Land Sales, LLC
1000 Cherry Hill Drive
North Little Rock, AR 72116
OWNER/AUTHORIZED AGENT:
Clifton Family LLLP, Owner
Isbell Land Sales, LLC, Owner
Thomas Engineering Company, Agent
SURVEYOR/ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 3.584-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.01
CURRENT ZONING: C-4, Open Display District
VARIANCE/WAIVERS:
1. A variance from Section 31-207 to allow the driveways as indicated on the site plan.
2. A variance from the Land Alteration Ordinance to allow grading of the entire site with
the development of the first building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The application was originally filed as a Subdivision Site Plan Review request as
per Section 31-13 of the Little Rock Code of Ordinances. After review staff
determined the item should be reviewed and considered as a Conditional Use
Permit request to allow the development of Office Warehouse for the property.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
2
The property is zoned C-4, Open Display District and is proposed for development
with eight (8) buildings of office warehouse. The applicant has indicated the
buildings as 40-feet by 60-feet. Access to the buildings is from a shared driveway
along West 65th Street. The plan indicates the placement of a 40-foot building
setback along the common drive. A 25-foot setback is proposed along the north
property line and a 15-foot setback is proposed along the eastern property line
which abuts the Union Pacific Railroad right of way.
The applicant is seeking a variance to allow the drives on the site to be located
less than 100-feet from the property line and less than 200 -feet apart. The
applicant is also seeking a variance to allow the driveway width to exceed 26 -feet.
The applicant has agreed to construct the access drive with a minimum pavement
width of 31-feet.
The applicant is requesting a variance from the Land Alteration Ordinance to allow
grading of the entire site with the development of the first building.
B. EXISTING CONDITIONS:
The site is an undeveloped site located on the north side of West 65th Street and
adjacent to a railroad main line. The two (2) properties to the west are convenience
stores. To the north is a hotel and further north is an auto body repair business.
South of the site is an auto accessories sales business. To the southeast is a
mini-warehouse development. To the east is an automobile sales business. There
is a sidewalk in place along the north side of West 65th Street adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing. There is not a contact person listed for the Geyer
Springs Neighborhood Association in the City of Little Rock maintained
neighborhood contact listing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 45-feet is required. With the
proposed commercial and warehouse use, the existing pavement should be
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
3
improved to 31-feet in width. Curb and gutter should be installed on the east
side of access easement to W est 65th Street. Curb and gutter should be
constructed on both side of access easement adjacent to the Valero
Service Station.
2. The south 3-way intersection should be constructed with typical street
radiuses (25-feet) for a street intersection.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is construction proposed to
be phased? Is a variance being requested for an advanced grading permit to
grade future phases with the first phase?
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer, owner, and/or property owner's association.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuan ce of a certificate of
occupancy.
8. Curb and gutter should be installed from the proposed south driveway to W est
65th Street.
9. A minimum pavement width of at least 31-feet measured from back of curb to
back of curb must be provided.
10. If semi-trucks are expected to load/unload at the warehouse doors or dock,
at least 75-feet should be provided from the private street.
11. The east curb radius of the W est 65th Street intersection should be increased
to 25-feet.
12. Per Section 31-210(e)(3), on minor commercial streets, driveways should be
spaced at least 100-feet from the property line. The south driveway should
be relocated to the north.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
4
13. Per Section 31-210(e)(3), on minor commercial streets the maximum
driveway width is 26-feet and the minimum driveway spacing is at least
200-feet between driveways and street intersections. Variances are required
to be requested for the driveway spacing and width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to the site. Private main
may be required if new sewer service is required for each proposed building.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. A three phase, overhead
power line runs along the north side of West 65th Street and another one on the
east side of University Avenue. Contact Entergy in advance to d iscuss electrical
service requirements, power line extension, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or privat e 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 .
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
5
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed by
the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Sec tion
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a customer owned
line agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weigh ing at
least 75,000 pounds.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
6
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be det ermined 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
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
7
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
8
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #22, the
University Avenue/Mabelvale Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff questioned the proposed use of the site. The
applicant stated the use was an office, warehouse type use. Staff stated the
request would be converted to a Conditional Use Permit (CUP) request and no
longer a subdivision site plan review request. Staff requested the applicant mail
the notice form for the CUP and not the site plan review notice form.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
9
Public Works comments were addressed. Staff stated the maximum driveway
width was 36-feet and the minimum driveway spacing was 200-feet between
drives. Staff stated a minimum pavement width of 31 -feet measured from back of
curb to back of curb was to be provided. Staff questioned if semi-trucks would
access the site. The developer indicated no semi-truck traffic was anticipated. He
stated the maximum size vehicle would be a box-truck. The applicant questioned
if a variance or waiver could be secured for the driveway spacing and the minimum
pavement width of the access drive. Staff stated this should be included in the
response if a waiver and/or variance was being requested.
Landscaping comments were addressed. Staff stated building landscaping and
perimeter landscaping would be required with the development of the site. Staff
stated perimeter plantings would be required with the development of the site.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
technical issues associated with the request. The applicant has provided
notification as requested by staff at the August 29, 2018, Subdivision Committee
meeting. The applicant is seeking a variance to allow the driveways and drive
lanes with variances from the typical ordinance standards.
The applicant is requesting a Conditional Use Permit to allow this C-4, Open
Display District, zoned property to develop with eight (8) buildings of office
warehouse. The applicant has indicated the buildings as 40 -feet by 60-feet.
Access to the buildings is from a shared driveway on West 65th Street. The plan
indicates the placement of a 40-foot building setback from the property line along
the common drive. A 25-foot setback is proposed along the north property line
and a 15-foot setback is proposed along the eastern property line which abuts the
Union Pacific Railroad right of way.
The plan indicates the placement of three (3) parking spaces in front of e ach of the
proposed warehouse buildings. The applicant has not indicated the buildings will
be single occupancy warehouse users in each of the buildings. Parking for a
warehouse and storage facility is typically based on five (5) parking spaces plus
one (1) space per 2,000 square feet. Based on the typical parking requirement six
(6) spaces would be required for each building.
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
10
The applicant is proposing to install curb and gutter along the east side of the
access driveway. The applicant is also seeking a variance to allow the driveways
for Buildings 1 – 4 to be spaced as shown on the site plan rather than the typical
200-foot spacing and to allow the driveways to be 60 -feet in width rather than the
36-foot maximum typically allowed.
The plan indicates the placement of a development sign along West 65th Street.
The sign is proposed with a maximum height of 36-feet and a maximum sign area
of 160 square feet. Building signage is proposed along the southern façade of the
building with a maximum sign area of ten (10) percent of the wall façade area.
Building signage is proposed along the rear of Buildings 1 through 5. The wall sign
proposed is 32 square feet.
The plan indicates the placement of a six (6) foot chain link fence along the east
property line. A seven (7) foot chain link fence is indicated along the northern
property line. The plan indicates the placement of a dumpster near the northern
driveway. The dumpster will be fully screened per typical ordinance standards.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the entire site with the construction of the first building.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 36-108 of the Little Rock Code to limit the
term of approval of a conditional use permit to a maximum of three (3) years from
the date of approval. If an approved multi-phase development, has not been
completed within three (3) years of the date of approval the conditional use permit
must be reviewed and reapproved by the Commission in the same manner as the
initial conditional use permit.
Staff is generally supportive of the concept to allow for individual office warehouse
spaces but has concerns with the parking as proposed. The parking as proposed
is inadequate to meet the typical minimum parking requirement of the zoning
ordinance and there is little alternative for overflow parking. Based on the lack of
parking proposed for the site staff cannot support the application as filed.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
11
November 1, 2018, on September 18, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request. A motion was made to approve the
By-law waiver with regard to the late deferral request. The motion carrie d 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.
STAFF UPDATE AND RECOMMENDATION:
The applicant submitted a revised site plan addressing the concerns staff had about
parking. Buildings 1-4 are each shown with 6 parking spaces in addition to the loading
dock/access. Buildings 4-8, located on the eastern end of the site, are shown with either
3 or 4 parking spaces directly adjacent to the building in addition to the loading
dock/access. An additional 8 spaces are shown off of the cul -de-sac in close proximity
to these 4 buildings. A total of 48 spaces are provided. Staff is now able to support the
proposed development.
Staff recommends approval of the proposed conditional use permit subject to compliance
with the comments and conditions outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of a variance from Section 31-210 to allow the driveways as
indicated on the revised site plan.
Staff recommends approval of a variance from the Land Alteration Ordinance to allow
grading of the entire site with the development of the first building.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were not present. There were no objectors present. Staff informed the
commission that the applicants had put the incorrect hearing date on the notices and the
item needed to be deferred for re-notice. There was no further discussion. The item was
placed on the consent agenda and deferred to the December 13, 2018 meeting by a vote
of 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: C FILE NO.: Z-3501-B
NAME: Icon Homes Short-form PD-R
LOCATION: Located North of West Markham Street in the 8000 Block
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15-acres NUMBER OF LOTS: 13 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: 13 units of patio homes
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of the lots with the placement of the basic infrastructure.
BACKGROUND:
On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the
site from R-2, Single-family to MF-12 to allow the development of 5.9 acres with 60 to
70 units of multi-family housing as an expansion of Plantation House Apartments.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
2
On May 15, 2014, the Little Rock Planning Commission denied a request to allow the
development this property with 18 units of attached single-family housing.
The development was proposed with six (6) triplex buildings with each unit having a
platted lot.
On July 16, 2015, a request for a preliminary plat was withdrawn, without prejudice. The
applicant proposed preliminary plat approval to allow the developm ent of 13 lots of zero
lot line homes with an average lot square footage of 6,404 square feet per the R -2, Single-
family Zoning classification.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-R, Planned Development Residential to allow the development of the site with
a single-family subdivision. An executive summary was submitted by the applicant
to describe the proposed development, to be known as Mergeron Court, wh ich is
a planned residential development consisting of thirteen (13) single-family zero lot
line patio homes. The proposed homes will consist of a great room, dining, kitchen,
two or three (2 or 3) bedrooms, two (2) baths, stainless steel appliances, laun dry
room, two (2) car garage and a covered veranda. The exterior of the homes
will be designed with Old World European charm consisting of brick on all
four (4) sides, mixed with lusters stone, architectural shingles and precast stone
around select front windows to promote an upscale and timeless patio
home community.
Interior amenities will include 12-inch by 24-inch porcelain flooring in wet areas,
7-inch hardwood flooring in living and master bedroom areas, carpeting in the
remaining bedrooms, granite tile kitchen counters and bathroom tops, ten (10) foot
ceilings with solid eight (8) foot doors, 6-inch crown molding and designer lighting.
Additional exterior features include landscaping lawns with Zoysia turf, heavy
landscaping and automatic sprinkler systems. Roof pitch elevations will be a
minimum of 12/12 at the front to enhance aesthetics of the development and
accent the architecture. The developer will provide a section of six (6) foot privacy
fence to run the width of each lot as the lot is developed. As a result, at the
completion of the neighborhood the entire development will be enclosed by
privacy fencing.
The patio homes in the development will range in size from 1,200 to 1,600 square
feet with one-level designs. It is anticipated the homes will range in price from
$200,000 to $240,000. A bill of assurance is being developed to compliment the
neighboring developments to maintain/protect the values of the properties in
Wingate Subdivision. In addition, the Property Owners Association (POA) will
either sign a waiver of damage claims for City trash collection or contract with a
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
3
private trash collection company. In lieu of a POA or Homeowners Association
(HOA), there will be a Recreational Improvement District tax tied to each lot that
will pay to maintain the entrance as well as provide lawn care for each of the home
sites. This type development plan has become an attractive option as well as a
contributing factor in maintaining the value of many developments that have been
completed throughout West Little Rock. A 200 -foot drive from West Markham
Street is planned for entering the development, which will have extensive
landscape and planted green space. Setbacks for the fronts of the homes are a
minimum of 15-feet. The western rear yard setback is also proposed at a minimum
of 15-feet. The eastern perimeter is indicated with a 25 -foot rear yard setback.
One side yard of the home is proposed with a zero setback. The remaining side
yard setback is proposed at five (5) feet.
A minimum of 350 feet of sight distance is planned east of the entry to provide
sight clearance when turning on to West Markham Street. The request includes a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
B. EXISTING CONDITIONS:
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R -4, Tow-family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association and the Wingate Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. W est Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35-feet
from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
4
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases with the construction of Phase 1? Is a
variance being requested to advance grade the lots with the construction of
the street?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Is the proposed driveway planned to be gated? If so, a turnaround must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30-feet from West Markham Street pavement must also be
provided.
8. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
9. The private street should be constructed with a concrete entrance off West
Markham Street.
10. Sight distance on W est Markham Street is limited. Provide a letter prepared
by a registered engineer stating the required sight distance at the
intersection(s) complies with 2004 AASHTO Green Book standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
5
15. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
16. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 Broadway Street, Travis Herbner, therbner@littlerock.gov
or 501.379.1805, for more information.
17. A minimum undisturbed strip 25-feet wide except for reasonable access shall
be provided along each side of streams having a 10 year storm >150 cfs. The
undisturbed strip should be measured from the top of the bank.
18. Show proposed location(s) of USPS (United States Postal Service) cluster
box units in conformance with USPS and City of Little Rock policy design
standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain existing sewer easement(s).
Sewer main extension with easements is required. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. However, there is an existing
overhead power line which runs north from West Markham Street into this property.
This power line serves existing customers to the east of this development. As this
project develops then this power line may need to be adjusted to make way for the
access road and to provide service to the proposed houses. Contact Entergy in
advance to discuss electrical service requirements or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension is required to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
6
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to pr ovide adequate pressure
and fire protection.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade exce pt as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
7
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
8
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of
the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple-family residential projects having more than 100
dwelling units shall be equipped throughout with two separate and approved
fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout
with approved automatic sprinkler systems installed in
accordance with Section 903.3.1.1 or 903.3.1.2
b. As per Appendix D, Section D106.2 of t he 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than
200 dwelling units. Multiple-family residential projects having
more than 200 dwelling units shall be provided with two separate
and approved fire apparatus access roads regardless of whether
they are equipped with an approved automatic sprinkler system
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
9
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Routes #5, the
West Markham Route and #8, the Rodney Parham Route.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property. The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi-family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PRD (Planned Development
Residential) to allow the development of the site with patio homes.
Master Street Plan: South of the property is West Markham Street and it is shown
as a Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on West Markham
Street since it is a Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff questioned the
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
10
placement of accessory buildings and structures. Staff also questioned the
proposed entrance and if the development was proposed as a gated development.
Mr. McGetrick stated the plans no longer included gating of the street. He stated
to achieve the required fire access the minimum driveway aisle wid th could not be
provided if the development was gated.
Public Works comments were addressed. Staff questioned if the lots would be
graded with the installation of the street. Mr. McGetrick stated he was seeking a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the streets and basic infrastructure. Staff stated sight distance was
a concern with the new access and West Markham Street. Mr. McGetrick stated
sight distance could be achieved but he could not provide the certification until the
embankment within the right of way was cut-back along the east side of the
driveway. Staff requested Mr. McGetrick provide a sketch grading and
drainage plan.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request raised at the August 29,
2018, Subdivision Committee meeting. The applicant has indicated acce ssory
buildings and structures will be allowed as per the R -2, Single-family Zoning
District. The applicant has also indicated fencing is proposed as typically allowed
within the R-2, Single-family Zoning District.
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential, to allow the development of a thirteen (13) lot zero lot line
development. The Subdivision Ordinance defines a zero lot line development as a
residential development concept eliminating the normal side yard requirement on
one (1) side of the lot and providing more usable open space for the other side
yard. The ordinance states final plats involving this concept are to reflect a
buildable area on each lot to provide for proper placement of the units an d assure
that no lot will be adversely affected by the placement of adjoining units. The
Zoning Ordinance states for purposes of zero-lot-line lots, the minimum lot width
may be reduced to not less than thirty-five (35) feet. The lot area shall not be less
than four thousand (4,000) square feet.
The applicant is proposing to develop the lots with an average lot width of 43 -feet
and an average lot area of 4,000 square feet. The site plan indicates the
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
11
placement of the northern lot line as the zero lot line. Proposed Lot 7, which is
located on the northeast corner of the development, is not proposed as a zero lot
line lot. The plan indicates the placement of a 15-foot front and rear yard setback
for the lots located along the western boundary and a 15 -foot front and a 25-foot
rear yard setback along the eastern boundary. The plan indicates a five (5) foot
side yard setback on the lot line not proposed with the zero lot line.
A 200-foot private drive from West Markham Street is planned for entering the
development. The plan includes a 40 -foot access and utility easement with a
25-foot pavement width. A minimum of 350-feet of sight distance is planned east
of the entry drive on West Markham Street to provide sight clearance for turning
both east and west on to West Markham Street. The applicant notes certification
of sight distance cannot be provided until the existing embankment is cut -back.
Staff recommends proper sight distance certification for a full service drive allowing
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
The site plan indicates the placement of a subdivision sign along West Markham
Street identifying the development. The sign is proposed constructed into an entry
feature either brick walls on each side of the entrance or a landscaped entry
feature. The sign will not exceed six (6) feet in height. The sign area will not
exceed twenty-four (24) square feet of sign area. The applicant notes signage
may be placed on each side of the entrance drive if placed on the wall.
The site contains 2.15-acres and is proposed with 21,500 square feet (0.49-acres)
of open space. The site plan indicates the placement of five (5) proposed building
footprints. The maximum building coverage for the homes is 24,750 square feet.
The maximum building height proposed for the homes is 30-feet.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure.
Staff is supportive of the applicant’s request. The applicant is seeking a rezon ing
of the site to allow the development of a zero lot line subdivision consisting of
thirteen (13) homes with an overall density of 6.05 units per acre. The Land Use
Plan for this site indicates the property as Residential Medium Density (RM). The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi-family and patio or garden homes. The typical density for the Residential
Medium Density classification is between six (6) and twelve (12) dwelling units per
acre. To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the development as proposed is
appropriate for the site.
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-3501-B
12
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends proper sight distance certification for a full service drive to allow
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the lots with the installation of the basic
infrastructure.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018, on September 19, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request.
Staff stated they were supportive of the deferral request. A motion was made to approve
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
On October 11, 2018, the applicant requested withdrawal of this item. Staff recommends
approval of the withdrawal request, without prejudice.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors to this item present. Staff informed
the commission that the applicant had requested withdrawal of this item on October 11,
2018. Staff recommended approval of the withdrawal request, without prejudice. There
was no further discussion. The item was placed on the consent agenda and withdrawn
without prejudice. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: D FILE NO.: Z-8286-B
NAME: 13500 Vimy Ridge Road Short-form PCD
LOCATION: Located in the 13500 Block of Vimy Ridge Road
DEVELOPER:
Mike Hunter
208 Spencer Street
Hot Springs, AR 71901
OWNER/AUTHORIZED AGENT:
Mike Hunter – Purchase Contract
Ricky Williams, Owner
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.21-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: C-1, Neighborhood Commercial
ALLOWED USES: mall scale retail geared to neighborhoods
PROPOSED ZONING: PD-C
PROPOSED USE: Add mini-warehouse as an allowed use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,949 adopted by the Little Rock Board of Directors on April 1, 2008,
rezoned this 2.51-acres from R-2, Single-family to C-1, Neighborhood Commercial. The
approval was subject to the following conditions:
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ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
2
· There shall be a 25-foot undisturbed buffer along the east perimeter of the
property, with additional evergreen plantings to be installed to complete screening
within the buffer area.
· There shall be a building line established along the east property line as follows:
beginning 150-feet west of the northeast corner of the property; running south
perpendicular to the north property line to a point 35 -feet back from the east
property line; running southwesterly 35-feet back from the east property line to the
southeast corner of the property.
The Little Rock Zoning Board of Adjustment approved a variance to allow an increased
building size at their September 29, 2008, public hearing. The applicant requested a
variance from the proposed development standards of Section 36 -299(b)(2) of the City of
Little Rock’s Zoning Ordinance. The C-1, Neighborhood Commercial Zoning District
states; There shall be a maximum gross leasable area of five thousand (5,000) square
feet per establishment, except that one (1) establishment may not have more than ten
thousand (10,000) square feet. The variance as approved allowed the development of a
commercial building 16,000 square feet in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the site from C-1, Neighborhood Commercial
District, to PCD, Planned Commercial Development, to allow the development of
the site with a mini-warehouse development. The site plan indicates the placement
of a 33,288 square foot climate controlled building along the north property line.
The plan indicates the placement of a 1,800 square foot storage building along the
east property line and a 1,600 square foot storage building along the southern
property line. Interior to the development a 2,600 square foot storage building is
proposed and a 7,248 square foot climate controlled building is proposed. The
plan indicates the placement of a 1,050 square foot leasing office.
The plan indicates the placement of a 23 -foot building setback along the eastern
property line and a 25-foot building setback along the southern property line. The
plan indicates a nine (9) foot building setback along the northern property line.
The plan indicates the placement of a 9-foot street buffer along Vimy Ridge Road
adjacent to the paved area.
The applicant is proposing the use of the rear of the buildings for screening along
the northern, eastern and southern boundaries. A decorative fence will be installed
along Vimy Ridge Road with a maximum height of eight (8) feet.
B. EXISTING CONDITIONS:
The property is undeveloped. The site was previously cleared but has new growth
of trees and shrubs. There is a single-family residence on a large tract located
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ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
3
immediately north of the property, with a single-family subdivision, Ponds Edge
Subdivision, located further to the north. Also north of the proposed development
is a townhouse residential development currently under construction, the Village
at Gateway Townhomes. There is undeveloped R-2, Single-family zoned property
to the west across Vimy Ridge Road, with a Dollar General Store to the southwest.
Further to the west is the Little Northfork Subdivision. A convenience store is
located immediately to the south of this site at the northeast corner of Vimy Ridge
Road and County Line Road. A single-family subdivision, Irish Springs Estates, is
located to the east, with undeveloped MF-6 zoned property to the southeast
containing a little over three (3) acres. On the Saline County side of County Line
Road there is an elementary school.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Alexander
Road Neighborhood Association, the Little Northfork Neighborhood Association,
the Quail Run Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalks with the planned development. The new
back of curb should be placed 29.5 -feet from the existing centerline. Per
Section 30-281, on arterial streets the adjacent developer is responsible for
constructing the initial 15-feet of the span length of the box culvert for the
widened street section. The existing curb to the south should be relocated to
tie into the proposed curb adjacent to the subject property.
3. All driveways shall be concrete aprons per City Ordinance.
4. A grading permit in accordance with Section 29 -186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is construction of the
development proposed to be phased? If so, is a variance being requested to
advance grade future phases with construction of Phase 1?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
4
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
7. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owners’ association.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, gsimmons@littlerock.gov or 501.379.1813 for more information.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering,
Travis Herbner, therbner@littlerock.gov or 501.379.1805 for more
information.
12. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 Broadway Street, Travis Herbner, therbner@littlerock.gov
or 501.379.1805, for more information.
13. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
14. A minimum undisturbed strip 25-foot wide except for reasonable access shall
be provided along each side of streams having a 10 -year storm >150 cfs.
The undisturbed strip should be measured from the top of the bank. Provide
the estimated stream flow.
15. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
5
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided to the existing building on the property from the south side. Contact
Entergy in advance to discuss electrical service requirements or adjustments to
existing facilities.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an app roved 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.
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
6
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
customer owned line agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
7
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
8
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
9
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The average depth of the lot is
approximately 336 linear feet. A minimum twenty (20) foot street buffer is
required between the property line and the Vimy Ridge Road right -of-way.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north and east are zoned R -2, Single-family.
The approximate average width of the lot is 450 feet. A minimum twenty -
seven (27) foot buffer will be required adjacent to north property line. The
average depth of the lot is approximately 336 linear feet. A minimum twenty
(20) foot buffer will be required adjacent to the east property line.
4. A as a component of all land use buffer requirements, opaque screening,
whether a fence or other device, six (6) feet in height shall be required upon
the property line side of the buffer. In addition to the required screening,
buffers are to be at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
6. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape pl an to be
stamped with the seal of a Registered Landscape Architect.
9. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before a building permit is issued.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
10
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Neighborhood Commercial (NC) for this property. The
Neighborhood Commercial category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to the neighborhood market area. The applicant has applied for a rezoning from
C-1 (Neighborhood Commercial District) to PCD (Planned Commercial
Development) to allow a proposed storage facility.
Master Street Plan: West of the property is Vimy Ridge Road and it is shown as a
Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Vimy Ridge Road
since it is a Minor Arterial. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. Mike Hunter was present representing the request. Staff presented an
overview of the item stating there were a few outstanding technical issues in need
of addressing related to the site plan. Staff questioned the proposed building
materials, the maximum building height and the days and hours of operation. Staff
also questioned the placement of the dumpster and stated typically dumpsters
were not allowed within the front setback.
Public Works comments were addressed. Staff stated the site contained a large
drainage way and a minimum undisturbed strip of 25 -feet was required along the
top of the bank of the stream. Staff requested the applicant provide the estimated
stream flow. Staff stated alterations to water courses would require approval from
the US Army Corp of Engineers. Staff stated with the development of the site one -
half street improvements to Vimy Ridge Road would be required. Staff stated the
new back of curb should be placed at 29.5-feet from the existing centerline. Staff
stated on arterial streets the developer was responsible for construction of the
initial 15-feet of the span length of the box culvert for the required widened street
section. Staff stated the existing curb to the south should be relocated to tie into
the proposed curb adjacent to the property.
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
11
Landscaping comments were addressed. Staff stated street buffers and land use
buffers were required with the development of the site. Staff stated the minimum
street buffer along Vimy Ridge Road was to be 20-feet. Staff stated the minimum
land use buffer along the northern property line was to be 27 -feet. Staff stated
screening was required along the northern and eastern perimeters.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
technical issues associated with the request. The applicant has provided the
building materials, building height, relocated the dumpster out of the front setback
and provided the days and hours of operation. The applicant has also moved the
entire development to the north to provide the necessary setback along the
drainage way located on the southern property line.
The request is a rezoning of the site from C-1, Neighborhood Commercial District,
to PCD, Planned Commercial Development, to allow the development of the site
with a mini-warehouse development. The site plan indicates the placement of a
33,288 square foot climate controlled building along the north property line. The
plan indicates the placement of a 1,800 square foot storage building along the east
property line and a 1,600 square foot storage building along the southern property
line. Interior to the development a 2,600 square foot storage building is proposed
and a 7,248 square foot climate controlled building is proposed. The plan indicates
the placement of a 1,050 square foot leasing office. The maximum building height
proposed is 18-feet.
The plan indicates the placement of a 23 -foot building setback along the eastern
property line and a 25-foot building setback along the southern property line. A
nine (9) foot building setback and land use buffer are indicated along the northern
property line. The plan indicates the placement of a nine (9) foot street buffer along
Vimy Ridge Road adjacent to the paved area. The northern and southern buildings
are indicated with a 25-foot building setback.
The buildings are proposed with steel exterior walls of a heavy gauge steel such
as McElroy metals mega rib product. According to the applicant the material is
commonly used in contemporary commercial applications. Some EIFs will be used
on the building façade along Vimy Ridge Road.
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
12
The applicant is proposing the use of the rear of the buildings for screening along
the northern, eastern and southern boundaries. A decorative fence will be installed
along Vimy Ridge Road with a maximum height of eight (8) feet.
The site plan indicates the placement of a dumpster within the rear portion of the
development. The applicant notes the dumpster will be fully screened per typical
ordinance requirements. The hours of dumpster service will be limited to 7 am to
6 pm Monday through Friday. Access hours to the units is from 6 am to 10 pm
daily. No 24-hour access is proposed.
The applicant indicates no ground signage is proposed for the development. The
revised cover letter indicates building signage along Vimy Ridge Road will be used.
The building signage proposed is to comply with typical ordinance standards or a
maximum of ten (10) percent of the front façade area for the building frontage along
Vimy Ridge Road.
The site is located adjacent to a bridge/box culvert which is located on Vimy Ridge
Road on the south end of the development. The developer is respons ible for
construction of Vimy Ridge Road from the bridge north to an arterial street
standard. This does not include the construction of the bridge/box culvert. At the
time of building permit the developer is required to provide payment in -lieu of
construction of the bridge/box culvert for the first 15-feet of the bridge span.
Staff has concerns with the development as proposed. The site plan as proposed
does not include the buffers, both street and land use, as typically required by
ordinance. The northern land use buffer would typically be 27-feet. The applicant
is proposing the placement of a nine (9) foot land use buffer in this area. The street
buffer should be placed with a 20-foot average width and in no case less than one-
half or ten (10) feet. The plan as presented indicates the placement of a nine (9)
foot street buffer along Vimy Ridge Road. In staff’s opinion, the plan as presented,
is overbuilding the site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018, on September 18, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request.
Staff stated they were supportive of the deferral request. A motion was made to approve
November 1, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8286-B
13
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant has made some changes the site plan since the Sept. 20, 2018 meeting.
A 29, 875 square foot climate/non-climate controlled building is now proposed along the
north perimeter of the site. A 1,500 square foot building is proposed along the east
perimeter. A 3,000 square foot building is proposed along the south perimeter and a
9,850 square foot climate/non-climate controlled building is proposed within the interior
of the site. A 25 foot buffer is propo sed along the stream on the east perimeter with a
23 foot (sic) building setback on that perimeter. A 25 foot buffer is proposed along the
stream, north of a 10 foot sewer easement on the south perimeter. A 24 foot building
setback (sic) is proposed within that easement/buffer. An 18 foot building setback is
proposed along the north perimeter.
Staff continues to have concerns with the proposed use and site design.
“Mini-warehouse” first appears in the zoning ordinance as a by-right use in the C-4 zoning
district. This property is currently zoned C-1 neighborhood commercial and the adopted
land use plan recommends NC neighborhood commercial. This is the appropriate land
use and zoning designation for commercial development within or adjacent to
neighborhood areas where the commercial uses should supply the needs of the
neighborhood residents and not depend on market areas larger than the neighborhood
served. Single family properties are adjacent to the east and north. Staff also feels the
proposed development is overbuilding the site. Other than the perimeter buffers, some of
which are below the typical ordinance requirements, the site is covered with metal
buildings and asphalt.
Staff recommends denial of the proposal.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had failed to send notices for the November 1, 2018
hearing and the item needed to be deferred to allow notices to be sent. There was no
further discussion. The item was placed on the consent agenda and deferred to the
December 13, 2018 meeting by a vote of 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: E FILE NO.: Z-9352
NAME: 4616 Asher Avenue Short-form PCD
LOCATION: 4616 Asher Avenue
DEVELOPER:
Kathy Frazier Mays
17 Reynard Estates Drive
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Tracy Lawrence, Agent
Kathy Frazier Mays, Owner
SURVEYOR/ENGINEER:
BLEW & Associates
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.11-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 19
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Retail - Enclosed
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from C-3, General Commercial
District, to PCD, Planned Commercial Development District, to allow the use of the
property an events center. The applicant proposes to hold corporate events, school
athletic banquets, barber/beauty events etc. The applicant indicates the space will
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
2
be available for rent for private parties such as baby showers, engagement
dinners, anniversary celebrations, fundraiser and holiday parties.
B. EXISTING CONDITIONS:
The site is the former banquet hall of the Kitchen Express Restaurant. The two (2)
are no longer associated with each other and have separate owners therefore the
need for the rezoning request to allow the use of the banquet hall as an events
center. There are parking spaces located along Asher Avenue. There are also
parking spaces located along the east side of the building but these spaces are
located on the adjacent property. Asher Avenue is a four (4) lane street with a
center turn lane.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Curran
Conway Neighborhood Association, the Love Neighborhood Association and the
South of Asher Neighborhood Association were notified of the public hearing.
There is not a contact listed for the Midway Neighborhood Association in the City
of Little Rock’s Neighborhood Association database.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Asher Avenue is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45-feet from centerline
will be required.
2. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements (sign
pole) located in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Retain any
existing sewer easements. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. It appears that service is
already being provided to the existing structure from the rear (north side) of the
property. Contact Entergy in advance to discuss electrical service requirements,
extensions or adjustments to existing facilities (if any) as this project proceeds.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
customer owned line agreement is required.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
4
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing wa ter 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 exce pt 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.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
5
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the bu ilding, 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 accor dance 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.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
6
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
7
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #14, the
Rosedale Route.
Planning Division: This request is located in I-630 Planning District. The Land Use
Plan shows Commercial (C) for this property. The Commercial category includes
a broad range of retail and wholesale sales of products, personal and professional
services and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The applicant has applied for
rezoning from C-3 (General Commercial District)) to PCD (Planned Commercial
Development) to add an events center as an allowable use.
Master Street Plan: South of the property is Asher Avenue and it is shown as a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Asher Avenue. Bike lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated they
needed more information concerning the proposed use of the property, the days
and hours of operation, the proposed parking plan and the proposed signage plan.
Public Works comments were addressed. Staff stated a dedication of right of way
to 45-feet from center line was required. Staff stated a franchise agreement was
required to allow the existing sign to remain within the right of way.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
8
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant has provided staff an updated cover letter addressing comments
raised at the August 29, 2018, Subdivision Committee meet ing. The applicant
states they have full access to all the parking located in front of the building and
behind the building proposed for the events center.
The applicant is proposing a rezoning of the site from C-3, General Commercial
District, to PCD, Planned Commercial Development District, to allow the use of the
property as an events center. The applicant proposes to hold corporate events,
school athletic banquets, barber/beauty events etc. The applicant indicates the
space will be available for rent for private parties such as baby showers,
engagement dinners, anniversary celebrations, fundraiser and holiday parties. The
use of the property will potentially include ticketed events.
The zoning ordinance defines an event center as any privately owned property,
building or portion of a building, the primary purpose of which is to be rented or
leased for parties, entertainment functions, conventions, conferences, seminars,
assemblies or meetings. This definition shall not include t hose facilities, banquet
halls or meeting facilities which are an ancillary use to a permitted use within a
zoning district.
Separation requirements for event centers are to be determined by the Planning
Commission so as not to adversely impact the neighborhood. Event center review
shall consider the following additional requirement: (a) An event center shall not
be located within seven hundred fifty (750) feet of the following: (1) A church or
other religious facility. (2) A sexually -oriented business as defined by Chapter
17 of the Code of Ordinances. (3) A public or private elementary, secondary or
postsecondary school, a day care center or any facility that operates programs
for children or youth. (4) Any single-family or multifamily residential use, except
a hotel or motel, or a residential use that is within a unified development that
contains both the event center and the residential use. There are single-family
homes located north of this site.
The office hours of operation are from 8:00 am to 5:00 pm Monday through
Saturday. Event hours will vary but no later than 12 mid -night Monday through
Wednesday and Thursday through Sunday event hours will end by 1:00 am.
The hours of dumpster service will be limited to 7:00 am to 6:00 pm Monday
through Friday.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
9
The building contains 4,000 square feet of floor area. Parking for an events center
is typically based on one (1) parking space per 100 gross square feet of floor area.
Based on the square footage of the building 40 parking spaces would typically be
required. The survey indicates three (3) parking spaces located on this property.
The applicant states they have use of the parking located in front of the building
and behind the building. The use to the east is Kitchen Express, a restaurant which
would also have a typical parking requirement of one (1) space per 100 gross
square feet of floor area. The building in which the proposed events center is
located is a multi-tenant building which includes a barber shop and retail uses.
Based on an aerial view there appears to be a total of 40 parking spaces
the applicant has indicating they have full access to which are located on
three (3) different parcels.
The applicant notes the existing ground sign will be utilized. Building signage will
be placed on the front façade of the building. The ground sign will not exceed
36-feet in height and 160 square feet in sign area. The building signage will be
limited to a maximum of ten (10) percent of the front façade of the tenant’s space.
Staff is not supportive of the applicant’s request. The site plan as indicated does
not include adequate parking to serve the proposed use. The applicant indicates
they have use of the parking located on the adjacent properties but based on the
applicant’s proposed hours of operation the parking may not be available to serve
the events center’s needs due to the restaurant and other businesses utilizing
the parking. Staff feels the use of the space as a private events center is
not appropriate.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item stating the applicant had indicated there was an area of additional
parking and additional parking could be secured to serve the events center. Staff stated
based on the new information they were requesting a deferral of the item to the
November 1, 2018, public hearing. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
November 1, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9352
10
STAFF UPDATE:
No additional information was provided to staff. Staff continues to recommend denial of
the request.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had failed to send notices for the November 1, 2018
hearing and the item needed to be deferred to allow notices to be sent. There was no
further discussion. The item was placed on the consent agenda and deferred to the
December 13, 2018 meeting by a vote of 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: F FILE NO.: Z-2481-D
NAME: Geyer Springs Business Center Revised Short-form PCD
LOCATION: Located behind 7315 Geyer Springs Road
DEVELOPER:
David Gutierrez
7411 Geyer Springs Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
David Gutierrez – Owner
HALFF- Marlar Engineering - Agent
SURVEYOR/ENGINEER:
HALFF- Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 1.43-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: PCD, Planned Commercial Development - Expired
ALLOWED USES: Mini-warehouse
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and an Events center
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 14,582 adopted by the Little Rock Board of Directors on January 17, 1984
rezoned this site from C-3, General Commercial District and R-5, High Rise Multi-family
to PCD, Planned Commercial Development District. The approval allowed for three (3)
buildings, 20,000 square feet of storage space on a 1.63-acre parcel which was to be
enclosed with a 6-foot chain link fence with the east and north sides covered by a privacy
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
2
fence. The site plan included a small office in one of the proposed buildings for an
on-site attendant. This development did not occur and the zoning approval has since
expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PCD, Planned
Commercial Development District, zoning to allow the development of the site with
a mixed use development. The applicant indicates a single 1 4,280 square foot
building will be placed on the site. The cover letter notes 3,570 square feet of the
building will be used for retail sales and 9,520 square feet is proposed as an events
center. The site plan indicates 98 parking spaces to serve the development.
B. EXISTING CONDITIONS:
The site was previously cleared. There is a large utility line with a 100-foot
easement running through the property. This area of Geyer Springs Road has a
mixture of uses including restaurants, retail sales, auto accessories retail sales and
residential. Geyer Springs Road is a four (4) lane stre et. There are sidewalks in
place along Geyer Springs Road, many appear to be substandard located at the
back of curb. In a number of places the parking lots are paved to the right of way
and no sidewalk is in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wakefield
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. Repair or replace any curb and gutter, sidewalk, and access ramp that is
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan to be constructed within the access easement to access the proposed
development.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
3
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e).
6. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owner's association.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, therbnear@littlerock.gov or 501.379.1805 for
more information.
9. Since the street is proposed to be 24-feet in width, show on the plan the area
of street where parking will be restricted to one side.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Grease trap analysis
required if food service on site. Contact Little Rock Water Reclamation Authority
for additional information
Entergy: Entergy Distribution does not object to this proposal. There do not
appear to be any Distribution conflicts with existing electrical utilities at this
location. However, an Entergy Transmission line bisects the property from SW
to NE with one Transmission structure on the west edge of the property and the
SE edge of the Transmission ROW being very close to the NW corner of the
proposed building. Contact should be made with Entergy’s Transmission
department to determine if there are any conflicts concerning the Transmission line
and the proposed project before work is begun. Contact the Entergy Distribution
group in advance to discuss electrical service requirements to the proposed
building as this project proceeds.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
4
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
5
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade exce pt 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.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
6
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
7
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully deve loped Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis
Richey at 501.371.4724; crichey@littlerock.gov
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
8
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip. The north, south, and west, perimeters planting strip is deficient.
3. AP&L has stated that it will not allow any plantings that exceed a height of
six (6) feet in their easement. To waive the tree requirements that are located
in this utility easement will require a variance from the City Beautiful
Commission.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the east is zoned R-2, Single-family. The approximate
average depth of the lot is 445 feet. A minimum twenty -seven (27) foot buffer
will be required adjacent to the R-2 zoned property, As a component of all land
use buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. In addition to the required screening, plantings are to be at the
rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #17 – the
Mabelvale/Downtown Route.
Planning Division: This request is located 65th Street East Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
9
applied for PCD (Planned Commercial Development) to build a commercial
building with retail spaces and an events center.
Master Street Plan: East of the property is Geyer Springs Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Geyer Springs Road since it is a Minor
Arterial. This street may require dedication of right -of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff questioned
the placement of any dumpsters and the days and hours of operation for the retail
and for the events center. Staff requested details concerning the treatment of the
rear of the building and if the building would have openings other than openings
required by fire code. Staff stated the drive located in the rear of the building was
adjacent to single-family. The applicant stated he was waiting on the fire
department to determine if the drive around the building was required by fire code.
Public Works comments were addressed. Staff stated right of way dedication
along Geyer Springs Road was required. Staff stated a sidewalk extending from
Geyer Springs Road into the site was required. Staff stated if disturbed areas was
more than one (1) acre then a NPDES stormwater permit from the Arkansas
Department of Environmental Quality was required.
Landscaping comments were addressed. Staff stated the land use buffer along
the western perimeter was not adequate to meet the typical minimum required by
the buffer ordinance. Staff stated screening was required adjacent to single-family
zoned or used property. Staff stated with the Entergy Easement located through
the site a variance from the City Beautiful Commission was required to waive the
tree requirements which were located within the utility easement.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
10
I. ANALYSIS:
The applicant provided an updated site plan and cover letter to staff addressing
the technical issues associated with the request raised at the June 6, 2018,
Subdivision Committee meeting. The applicant has provided th e days and hours
of operation, the revised site plan continues to provide the drive and parking behind
the building, adjacent to single-family.
The request is to revise the previously approved PCD, Planned Commercial
Development District, to allow the development of the site with a mixed use
development. The applicant indicates a single 14,280 square foot building will be
placed on the site. The cover letter notes 3,570 square feet of the building will be
used for retail sales and 9,520 square feet is proposed as an events center.
The site plan indicates 98 parking spaces to serve the development. Parking for
the retail uses would be based on one (1) parking space per 300 gross square feet
of floor area. The retail portion of the development would typically require the
placement of eleven (11) parking spaces. The events center portion of the
development would typically require the placement of 95 parking spaces, based
on one (1) parking space per 100 gross square feet of floor area. The appl icant
notes the events center will only operate when the retail uses are closed.
The applicant has indicated a ground sign along Geyer Springs Road. The sign
will not exceed 36-feet in height and 160 square feet in sign area. Building signage
is proposed on the front façade of each tenant space. The signage will not exceed
ten (10) percent of the façade area of the tenants lease space.
The plan indicates the placement of a six (6) foot landscape strip along the eastern
perimeter of the site. The landscape strip is within a ten (10) foot utility easement.
Typically utility easements are not allowed to count towards the buffer width
requirement. The northern perimeter landscape strip is indicated at four (4) feet.
There is no southern landscape strip indicated on the site plan. The Landscape
Ordinance would typically require each of these two (2) strips to be nine (9) feet.
The site plan indicates the placement of a dumpster on the site. The dumpster is
located along the western perimeter of the site. A note indicates the dumpster will
be screened per typical ordinance requirements. The hours of dumpster service
will be limited to 7 am to 6 pm Monday through Friday.
The retail hours of operation are from 8:00 am to 8:00 pm seven (7) days per week.
The event hours will vary but no later than 12:00 am Monday through Wednesday
and Thursday through Sunday event hours are to end by 1:00 am.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
11
The zoning ordinance defines an event center as any privately owned property,
building or portion of a building, the primary purpose of which is to be rented or
leased for parties, entertainment functions, conventions, conferences, seminars,
assemblies or meetings. This definition shall not include those facilities, banquet
halls or meeting facilities which are an ancillary use to a permitted use within a
zoning district.
Separation requirements for event centers are to be determined by the Planning
Commission so as not to adversely impact the neighborhood. Event center review
shall consider the following additional requirement: (a) An event center shall not
be located within seven hundred fifty (750) feet of the following: (1) A church or
other religious facility. (2) A sexually-oriented business as defined by Chapter
17 of the Code of Ordinances. (3) A public or private elementary, secondary or
postsecondary school, a day care center or any facility that operates programs
for children or youth. (4) Any single-family or multifamily residential use, except
a hotel or motel, or a residential use that is within a unified development that
contains both the event center and the residential use. There are single-family
homes located east of this site.
Staff is not supportive of the applicant’s request. The applicant is seeking approval
of an events center for the site along with retail space. The site is located adjacent
to single-family homes to the east. The site plan as proposed has a driveway and
parking along the rear portion of the building which concerns staff. The hours of
the events center are also a concern. Staff does not feel this is an appropriate
location for an events center.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
The applicant failed to respond to comments raised at the June 6, 2018, Subdivision
Committee meeting. Staff recommends deferral of this item to the August 9, 2018,
public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant failed to respond to comments raised at the
June 6, 2018, Subdivision Committee meeting. Staff presented a recommendation of
deferral of this item to the August 9, 2018, public hearing. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
12
STAFF UPDATE:
The applicant has not provided a revised site plan to address staff comments and
concerns raised at the June 6, 2018, Subdivision Committee meeting. Staff recommends
deferral of this item to the Commission’s September 20, 2018, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 9, 2018)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had not provided a revised site plan to
address staff comments and concerns raised at the June 6, 2018, Subdivision Committee
meeting. Staff presented a recommendation of deferral of the item to the Commission’s
September 20, 2018, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of denial.
Mr. Jason Boweknest of HALFF+Marlar Engineering addressed the Commission on
behalf of the applicant. He stated the developer had met with the surrounding property
owner and none had indicated opposition. He stated the number of commercial units had
been reduced to three (3) but the square footage of the building remained the same. He
stated the development indicated a 27-foot landscape buffer along the rear, the east,
property line and the drive was indicated behind the building was a requirement of the fire
department to allow for fire access.
Mr. Juan Gutierrez, the owner, addressed the Commission stating his family owned the
grocery and bakery just to the south of this site and on many occasions person picking
up cakes would ask where a venue was located for weddings, wedding recepti ons and
birthday parties. He stated his family wanted to develop the events center in this location
so they could keep an eye on the center and the persons renting the center. He stated
his families business would be one of the first to be affected by an y negative impact of
the events center. He stated the center would employ off duty police officers on the
occasions it was felt security was needed. He stated the homes in the area would not be
impacted. He stated many of the residents frequented the grocery store and were wanting
the center to be completed so they could rent the center for a venue.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
13
There was a general discussion by the Commission concerning staff’s concerns and
recommendation. Commissioner Stebbins questioned if the only criteria not being met of
the four (4) separation items listed for the Commission to consider when allowing an
events center was the residential aspect. Staff stated this was correct but there were
homes located to the east and also to the north. Staff also noted there were homes in a
subdivision just to the northeast of this site.
The Commission questioned the business on the C-4, Open Display zoned property to
the south. Mr. Gutierrez stated the business was his family’s grocery and bakery.
Commissioner Laha stated the President of Southwest Little Rock United for Progress
had been in the building attending another meeting but could not stay due to family
responsibilities. He stated Southwest Little Rock United for Progress had voted to oppose
the placement of the events center at this location. He stated Southwest Little Rock’s
experience with events centers was that even though they said they were leaving at a
certain time either inside the building or outside the building persons managed to stay.
He stated he happened to lived next door to a Hispanic family and sometimes their parties
went on all night.
A motion was made to approve the request including all staff recommendations and
comments except that of denial. The motion failed by a vote of 4 a yes, 6 noes and
1 absent.
STAFF UPDATE:
On October 4, 2018 the Planning Commission voted to approve reconsideration of this
item. New notices were sent to all owners of properties located within 200 feet of the site
and the Wakefield Neighborhood Association and Southwest Little Rock United for
Progress. A new legal ad was posted in the newspaper. There is no change in the
application. Staff continues to recommend denial of the application.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were present. There were no objectors present. Commissioner Laha
recused. Staff presented the item and a recommendation of denial. Staff noted there
was no change in the application from the September 20, 2018 hearing.
Jason Bouwknegt of Halff + Marlar Engineering addressed the commission in support of
the item. He noted there was no neighborhood opposition. Mr. Bouwknegt stated
Mr. Gutierrez, the owner, had obtained signatures of support from several abutting
residential neighbors.
November 1, 2018
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-2481-D
14
Miguel Lopez spoke in support of the application. He stated the proposed small event
center was needed and wanted by the community. Mr. Lopez stated the proposed use
was good for the area and would fulfill a need for a venue for small gatherings. He stated
the event center would not be a problem. Mr. Lopez noted that Mr. Gutierrez owned the
abutting businesses and he had made an investment in the property and the
neighborhood.
Brisa Veld, of 9500 S. Heights Road, spoke in support of the item.
Mr. Gutierrez stated the events would likely end by midnight with the additional hour to
1:00 a.m. being needed to allow for time to clean-up.
There was no additional discussion.
A motion was made to approve the item with all staff comments and conditions, except
the recommendation of denial. The motion was seconded and approved by a vote of
10 ayes, 0 noes, 0 absent and 1 recusal (Laha).
November 1, 2018
ITEM NO.: 1 FILE NO.: S-724-B
NAME: Lot 4ARR Old Forge Subdivision Replat
LOCATION: Located at 10000 Rodney Parham Road
DEVELOPER:
Little Rock 10000 Medical Properties, LLC
181 West Madison Street, Suite 4700
Chicago, IL 80602
OWNER/AUTHORIZED AGENT:
Little Rock 10000 Medical Properties, LLC
Todd Shettles, Agent
SURVEYOR/ENGINEER:
Shettles Surveying and Consulting, PLLC
P.O. Box 25761
Little Rock, AR 72221
AREA: 1.40-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.04
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: A variance to allow the drive on Old Forge Drive nearer the
property line than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a replat of this existing platted lot to allow the platted
building line to be reduced. The lot was platted with a 45 -foot building line along
each street frontage. The applicant is seeking to reduce the platted building line
to 25-feet which is consistent with building lines within the C-3, General
Commercial District zoning designation.
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
2
B. EXISTING CONDITIONS:
The site is a medical office building which was originally constructed as a bank.
There are office and commercial uses in the general area. There is a City of Little
Rock park located across Rodney Parham Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Breckenridge 1st Neighborhood
Association, the Colony West Homeowners Association and the Treasure Hill
Property Owners Association were notified of the public hearing. There is not a
contact person listed for the Sturbridge Neighborhood Association in the City of
Little Rock maintained Neighborhood Association database.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the proposed driveway locations on the plan.
2. 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 approval of the final plat or final certificate of occupancy if it
follows final platting.
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. It appears that service is
already being provided to the existing structure. Contact Entergy in advance to
discuss electrical service requirements, extensions or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
3
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
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
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
4
the lot or area to be served, measured in a straight line between
accesses.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
8. 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
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
5
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: We have a stop with a bus bench at the edge of this
property. As of now we don’t have any comments, but we request to be kept in the
loop on this one, specifically when it comes to sidewalk plans.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
The applicant, Todd Shettles, was present representing the request. Staff
presented an overview of the item stating there were no outstanding technical
issues in need of addressing related to the proposed replat. Staff noted any curb,
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
6
gutter, sidewalk and access ramps which were damaged and/or not in compliance
with ADA recommendations in the public right-of-way were to be repaired or
replaced prior to approval of the final plat or the final certificate of occupancy if the
certificate of occupancy was to follow the final platting.
Staff requested Mr. Shettles provide the location of the future driveway. Staff stated
the proposed location could require a variance from City Ordinance to allow the
driveway nearer the property line than typically allowed.
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 is requesting a replat of this existing platted lot to allow for reduction
of the platted building line. The lot was platted with a 45-foot building line along
both street frontages. The property is zoned C-3 which typically requires a 25-foot
building line. The applicant is seeking to reduce the platted building line to 25-feet
which is consistent with the zoning. The property currently contains a building and
associated parking. The applicant is proposing to redevelop the property with a
new building and upgraded parking and landscaping.
To staff’s knowledge, there are no outstanding issues. A variance is requested
from the driveway spacing criteria of Section 31-210 to allow the driveway on Old
Forge to be nearer the property line than typically allowed. Staff is supportive of
the requested variance.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlines in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the requested variance from Section 31-210 to allow
the driveway on Old Forge as proposed.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above,
including the driveway location variance. There was no further discussion. The item was
November 1, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-724-B
7
placed on the consent agenda and approved as recommended by staff, including the
driveway location variance. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 2 FILE NO.: S-1424-I
NAME: Sienna Lake Revised Preliminary Plat
LOCATION: Located on Benham Lane just south of Marchwood Lane
DEVELOPER:
Cooper Land Development
903 N 47th Street
Rogers, AR 72756
OWNER/AUTHORIZED AGENT:
Cooper Land Development, Owner
Harbor ǁ Environmental ǁ Safety ǁ Engineering, Agent
SURVEYOR/ENGINEER:
Harbor ǁ Environmental ǁ Safety ǁ Engineering
5800 Evergreen
Little Rock, AR 72205
AREA: 8.96-acres NUMBER OF LOTS: 16 FT. NEW STREET: 750 LF
WARD: 7 PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 22, 2004, the Little Rock Planning Commission approved a preliminary plat for
the first phase of a multiple phase single-family development for Cooper Development.
The proposed preliminary plat included 40.48-acres to be developed with 78 single-family
lots. The developers indicated at total build-out, the development would contain
363-acres and 605 single-family lots and the Commission would review each of the future
phases as development became imminent. The development plan included a fifteen-year
build-out. The applicant indicated areas would be set aside as common areas and
designated as green space. A series of trails were to be constructed through-out the
neighborhood to provide connectivity to the proposed recreational areas.
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
2
On December 7, 2006, the Little Rock Planning Commission approved Phase II of the
proposed Siena Lakes Subdivision. The area included Blocks 2 and 3 with a total of
93 lots.
On August 7, 2014, the Little Rock Planning Commission approved a request to allow the
development of Phase 3, Blocks 4 and 5 of the Sienna Lake Subdivision. This phase of
the subdivision was to include 10.747 acres for Lots 1 – 23, Block 4 and 5.823 acres for
Lots 1 – 10, Block 5 of the Sienna Lake Subdivision.
On August 11, 2016, the Little Rock Planning Commission approved a preliminary plat
for Block 6 Sienna Lake Subdivision. This phase of the subdivision include d 4.22-acres
and 11 lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting preliminary plat approval for Block 7, Sienna Lake
Addition. The proposal includes the development of 8.96-acres with 16 new
residential lots. The proposal does not include any waivers or variances from the
City’s Subdivision Ordinance with regard to lot developme nt standards. The
request does not include a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the streets.
B. EXISTING CONDITIONS:
The subdivision is in various state of development. The infrastructure for the first
phases of the subdivision, nearer Crystal Valley Road, ha ve been installed and a
number of the lots have developed with single-family homes. Along West Lake
Drive lots have been final platted and new homes have been constructed. The
clubhouse, pool and tennis court for the subdivision have been developed along
the northern boundary of the lake. The area proposed for preliminary platting is
an extension of Benham Lane. The area is tree covered.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Crystal Valley Property Owners
Association, Plantation Acres Property Owners Association and Southwest Little
Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to these streets in accordance
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
3
with City of Little Rock standard details including 5-foot sidewalks with the
planned development. The sidewalk should not be located at the back of
curb. The proposed street should be at least 26 f eet in width measured from
back of curb to back of curb.
2. With the extension of Benham Lane in the future installation as shown on the
overall development plan, traffic calming should be installed within this portion
of the street. Traffic calming devices are required for long straight streets
to discourage speeding. Traffic circles, pedestrian tables, narrowing, or
round-a-bouts are suggested at regular intervals and at main intersections.
Contact Traffic Engineering, Travis Herbner, therbner@littlerock.gov or
501.379.1805 for additional information.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right -of-way
from Traffic Engineering, Travis Herbner, therbner@littlerock.gov or
501.379.1805.
4. 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 lots with construction of the street and installation of
utilities? Is any adjacent area proposed to be advanced graded for the
placement of fill or for borrow material beyond the area to be platted.
5. Minimum pipe size in the City of Little Rock is 15-inch diameter.
6. The proposed HDPE pipe is not allowed to be installed within the right-of-way
and drainage easements. The HDPE pipe should be replaced with HDPP
pipe.
7. Curb inlets should be installed per City of Little Rock standard details PW-1A
or PW-1B with the appropriate sized wing extension.
8. Comments on the drainage calculations are not included in this review.
Those calculations will be reviewed at time of construction plan review.
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
10. 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.
11. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
4
12. 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.
13. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
more information.
14. Maximum slopes allowed are 3:1.
15. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
16. Erosion controls must be installed to reduce discharge of polluted stormwater.
17. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
18. 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. Tract O should be platted in place of the proposed drainage
easements to prevent obstruction for future maintenance.
19. Hammerheads should be designed to be at least 80 -feet in length and the
same width as the street if the dead-end is 150-feet or less. If the dead-end
is 151-feet to 750-feet, the hammerhead should be designed to be at least
120-feet in length and the same width as the street. If the dead-end is
751-feet or more, special approval is required from the Little Rock Fire
Department, Fire Marshal. If the turnaround is temporary, an 80-foot
diameter gravel turnaround is required to be installed.
20. Show proposed location(s) of USPS cluster box units in conforman ce with
USPS and City of Little Rock policy design standards.
21. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if sewer service is required for this project. Zero Capacity Fee required.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. Underground service is already
provided in this area to existing residences at the northwest edge of the proposed
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
5
project. Contact Entergy in advance to discuss electrical service requirements,
extensions or adjustments to existing facilities.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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 weighi ng 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
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
6
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 o verall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
7
8. 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.
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.
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: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
8
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the
proposed preliminary plat. Staff requested the applicant provide the proper City
certification on the proposed plat. Staff also requested the applicant label the front
setback and remove the side and rear setbacks labeled on the plat. Staff
requested the applicant provide the zoning classification within the plat area and
of abutting land areas.
Public Works comments were addressed. Staff requested the applicant provide a
plan showing the future extensions to Benham Lane to determine if there was a
need for the installation of traffic calming devices on the street. Staff also stated
the City’s Stormwater Detention Ordinance would apply to the future development
of the plat area. Staff stated a grading permit was required prior to any grading
activities on the site. Staff stated a hammerheads turn-around should be provided
at the end of the street. Staff stated turn-around should be designed to be at least
80-feet in length and the same width as the street . Staff stated if the turn-around
was temporary an 80-foot diameter gravel turnaround would be allowed.
Staff questioned if the development was requesting a variance from the Land
Alteration Ordinance to allow grading of the lots with the installation of the streets.
The applicant stated the request did not include a variance to allow grading of the
lots with the installation of the streets. He stated the lots would be graded when a
building permit for the home was issued.
November 1, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-I
9
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 did not submit responses from the October 10 Subdivision
Committee meeting.
J. STAFF RECOMMENDATION:
Staff recommends deferral of the item to the December 13, 2018 agenda.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were not present. There were no objectors present. Staff informed the
commission that the applicants had failed to respond to subdivision committee issues in
a timely manner and the item needed to be deferred. There was no further discussion.
The item was placed on the consent agenda and deferred to the December 13, 2018
meeting by a vote of 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 3 FILE NO.: S-1827
NAME: Mergeron Court Preliminary Plat
LOCATION: Located in the 8000 Block of West Markham Street
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15-acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the development of
2.15-acres with 12-lots of zero lot line single-family homes. The Subdivision
Ordinance defines a zero-lot line development as a residential development
concept eliminating the normal side yard requirement on one (1) side of a lot and
providing for more usable open space for the other side yard. Per the ordinance
final plats involving this concept are to reflect a buildable area on each lot so as to
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
2
provide for proper placement of the units and assured that no lot will be adversely
affected by placement of adjoining units.
B. EXISTING CONDITIONS:
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R-4, Two-family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association, the Kaylin Hills Property Owners Association and the
Wingate Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35-feet
from centerline will be required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations 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. Is a variance being requested
to advance grade future phases with construction of Phase 1? Is a variance
being requested to advance grade the lots with construction of the street?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibili ty of
the developer and/or property owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality pr ior to the start of
construction.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
3
7. Is the proposed driveway planned to be gated? If so, a turn -around must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30-feet from Markham Street pavement must also be provided.
8. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations of public vehicles on private property.
9. The private street should be constructed with a con crete entrance off
Markham Street.
10. Sight distance on W est Markham Street is limited. Provide a letter prepared
by a registered engineer providing the available sight distance and certifying
the sight distance at the intersection(s) for left turns complies with
2004 AASHTO Green Book standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
15. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
more information.
16. A minimum undisturbed strip 25-feet wide except for reasonable access shall
be provided along each side of streams having a 10-year storm >150 cfs.
The undisturbed strip should be measured from the top of the bank.
17. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if sewer service is required for this project. Contact Little Rock Water
Reclamation Authority for additional information .
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
4
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Single phase, overhead
power lines run along the east and west side of this proposed development.
Contact Entergy in advance to discuss electrical service requirements, extensions,
or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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.
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.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
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. 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.
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.
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.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
6
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #5, the West
Markham Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated as currently
presented there was a variance associated with the proposed plat request. Staff
stated the terminus of the street should not occur within 50-feet of the northern
property line. Mr. McGetrick introduced a plan which removed one (1) of the lots
and provided the proper distance for the cul de sac terminus.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
7
Public Works comments were addressed. Staff requested the applicant provide a
sketch grading and drainage plan. Staff stated the City’s Stormwater Detention
Ordinance would apply to the future development of the site. Staff stated a grading
permit would be required prior to any land clearing or grading activities on the site.
Staff requested the applicant provide a sight distance certification for the driveway
on West Markham Street. Staff stated proper sight distance was required for a full
service drive to allow for all turn movements. Staff stated the certification was to
be provided prior to final approval of the construction plans. Staff stated if sufficient
sight distance could not be provided in accordance with ASTHO Guidelines and
Standards left turn movements would potentially be prohibited.
There was a general discussion concerning the diameter required for the cul de
sac. Staff stated the Master Street Plan indicated an 80 -feet diameter cul de sac
but the fire code indicated a 100-foot cul de sac diameter was required.
Mr. McGetrick stated the development was proposed with the 80 -foot diameter cul
de sac since this was the required diameter per the adopted code. Staff stated the
fire department would need to sign-off on the reduced diameter of the cul de sac.
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 the issues raised at the
October 10 Subdivision Committee meeting. As noted previously, the proper
distance for the terminus of the cul-de-sac has been provided. The diameter of
the cul-de-sac has been increased to 96-feet as required by the Fire Department.
The applicant is requesting preliminary plat approval to allow the development of
2.15 acres with 12 lots of zero lot line single family homes and 2 tracts. The
Subdivision Ordinance defines a zero lot line development as a residential
development concept eliminating the normal side yard requirement on one (1) side
of a lot and providing for more usable open space for the other side yard. Per the
ordinance, final plans involving this concept are to reflect a buildable area on each
lot so as to provide for proper placement of the units and to assure that no lot will
be adversely affected by placement of adjoining units. The zoning ordinance
states for purposes of zero lot line lots, the minimum lot width may be reduced to
not less than thirty-five (35) feet and the lot area shall not be less than four
thousand (4,000) square feet.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
8
The applicant is proposing to develop the lots with an average lot width of 42 feet
and an average lot area of 4,830 square feet. Front and rear yard setbacks are
indicated at 25-feet. Each lot will have one 5-foot side yard.
A private street is proposed for entering the development off of W. Markham Street.
The plan indicates a 40-foot access and utility easement with a 26-foot pavement
width. A minimum of 350-feet of sight distance is planned east of the entry drive
on West Markham Street to provide sight distance for turning both east and west
on Markham Street. The applicant notes certification of sight distance cannot be
provided until the existing embankment is cut back. Staff recommends proper
sight distance certification for a full service drive allowing for all turn movements
must be provided prior to final approval of the construction plans. If sufficient sight
distance cannot be provided in accordance with AASHTO Guidelines and
Standards, left turn movements may be prohibited.
Section 31-207 states private streets for residential development shall be
discouraged. However private streets may be approved by the planning
commission. The design standard shall conform to pubic street standards. Private
streets are permissible only in the form of culs-de-sac and short loop streets and
only when it has been determined that these streets can be adequately served by
all public service vehicles.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure. The development
is to be constructed in one phase.
Staff is supportive of the request. The applicant is seeking approval of a
preliminary plat for a 12-lot zero lot line single family residential subdivision on 2.15
acres. The proposed density is 5.58 units per acre. The land use plan for this site
is indicated as Residential Medium Density which accommodates a broad range
of housing types at a density of six (6) to twelve (12) dwelling units per acre. There
are no variances from the subdivision ordinance for the proposed plat.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends proper sight distance certification for a full service connection
to West Markham Street to allow for all turn movements be provided prior to final
approval of the construction plans. If sufficient sight distance cannot be provided
in accordance with AASHTO Guidelines and Standards, left turn movements may
be prohibited.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
9
Staff recommends approval of the variance from the Land Alteration Ordinance to
allow grading of the lots with the installation of the basic infrastructure.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were present. There were numerous objectors present. Several e-mails
and two petitions of objection had been received by staff and given to the commission.
Staff presented the item and a recommendation of approval, as outlined in the “staff
recommendation” above, including the land alteration variance.
The applicant, Rodney Chandler, stated he would reserve his time to respond to any
issues raised by the opponents.
Lee Beverly, of 12 Arrow Ridge Court, spoke in opposition and presented a Power Point
presentation in which he discussed drainage and flood issues. He discussed the drainage
basin in which his property is located and the Little Rock floodplain map. Mr. Beverly
noted there was no floodplain designation along the creek that cuts across the northwest
corner of this property. He then showed a similar situation in the Pleasant Valley
neighborhood where there was a floodplain designation along a creek. He surmised if
the Mergeron site had been mapped, it would show a floodplain designation. Mr. Beverly
said the site was flat and wooded, with sandy soil that currently absorbs water. He stated
that development of the site would increase run-off. Mr. Beverly stated no stormwater
and drainage analysis had been submitted and the plan showed drainage to be piped
directly to the creek. He concluded by stating additional information was required.
Catherine Johnson, of 235 Markwood Drive, spoke in opposi tion. She stated several of
the surrounding neighborhoods were in opposition and asked those present in opposition
to stand. She spoke of concerns about drainage and loss of green space. Ms. Johnson
presented videos showing water in neighborhood yards and in the ditch following a rain.
She spoke of concerns related to traffic and safety, with a school being located across
Markham Street. Ms. Johnson stated there were numerous issues of concern, including
the proposal to have a private street.
Robert Cortinez (no address on card) stated he was an area property owner and he
believed the development would be detrimental to the surrounding neighborhoods. He
stated the developer must comply with city ordinances. Mr. Cortinez said this was just
not the right development for this site. He stated he understood the applicant had
submitted a revised plat to address issues which had been raised. Mr. Cortinez noted
sections of the code where he stated additional drainage and stormwater analysis is
required. He voiced concerns about traffic, saying vehicle accidents had been
documented in front of this site.
Several others who had turned in cards declined to speak.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
10
Byron Taylor, of #1 Kaylin Drive, spoke in opposition. He spoke of damage to his property
that had occurred due to flooding. He also spoke of his concerns related to traffic and
the connection to Markham Street.
Catherine Johnson reiterated her concerns related to traffic and flooding.
Grant Cox, attorney, spoke first in support of the item. He stated the proposed plat met
the standards established by the city.
Shelli Stine, RPM Group Realtors, spoke of the growing market for smaller lots and patio
homes. She presented a description of the proposed development and the homes to be
built.
Engineer Pat McGetrick addressed the drainage concerns. He stated this site occupied
0.5% of the area of the drainage basin and was located at the bottom of that basin. He
stated the Corps of Engineers had chosen not to map this site as flood area.
Mr. McGetrick stated there would be an insignificant drainage increase caused by this
development. He stated the developer would work with the city to comply with code
standards for drainage.
Robin Miller, RPM Group Realtors, stated the property was zoned R-2 and could be
developed. She stated the proposed density was below what was allowed based on the
adopted land use plan. She also addressed drainage issues.
Rodney Chandler stated he had worked to address the issues raised by staff and by the
neighbors. He asked the commission to approve the plat.
In response to a question from Commissioner Thomas, Mr. Beverly spoke again of his
comparison of the floodplain/drainage issue in Pleasant Valley to that in this site.
Commissioner Thomas asked staff if th e drainage analysis had been performed.
Mike Hood, of Public Works, stated when the Rock Creek study was done by the Corps
of Engineers, they chose as a matter of policy not to map every little tributary. He
acknowledged that there was a history of yard flooding in the area.
Commissioner Thomas made note of the amount of neighborhood opposition.
Mr. Chandler acknowledged the opposition. He referenced a letter from the property
owner in which she stated she had been thwarted by the neighborhood in every effort she
made to sell the property. She stated in that letter that she had offered to sell to the
neighbors but they had refused.
Commissioner May stated he was a long-time Leawood neighborhood resident. He
stated it was common sense to him that the development would increase water run-off.
He cited his concerns with traffic and access and also made note of the neighborhood
opposition.
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
11
Commissioner Laha asked Mr. Beverly what his expertise was in flood work. Mr. Beverly
stated he had none. He stated he was a professional engineer who had retired from the
Corps of Engineers.
Commissioner Laha asked Mr. Cortinez what would be a better development of this
property. Mr. Cortinez responded that he knew this was not the right development.
Commissioner Latture stated this was a minimal development in the drainage basin. He
said the only way for the neighbors to preserve the property as green space was for them
to buy it. He asked Ms. Johnson what development the neighbors would accept. She
replied maybe up to 5 homes. She stated the neighbors did look into buying the tract but
could not afford it. She noted the neighbors did buy the lot directly to the north.
Chairman Berry said this was a challenging property. He stated there is a need for infill
development and a variety of housing choices.
A motion was made to approve the application, with all staff comments and conditions.
The motion was seconded and approved by a vote of 7 ayes, 4 noes and 0 a bsent.
A motion was made to approve the requested land alteration variance. The motion was
seconded and approved by a vote of 7 ayes, 4 noes and 0 absent.
November 1, 2018
ITEM NO.: 4 FILE NO.: S-1828
NAME: Lanehart McPherson Preliminary Plat
LOCATION: Located on the Northeast corner of Lanehart Road and McPherson Road
DEVELOPER:
Little Rock LD, LLC
4058 N College Street, Suite 300
Fayetteville, AR 72703
OWNER/AUTHORIZED AGENT:
Roman Catholic Diocese of Little Rock, Owner
Little Rock LD, LLC – Purchase Agreement
Crafton Tull and Associates, Agent
SURVEYOR/ENGINEER:
Crafton Tull and Associates
901 N 47th Street #200
Rogers, AR 72756
AREA: 12.03-acres NUMBER OF LOTS: 45 FT. NEW STREET: 1,812 LF
WARD: 7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance from 36-254 to allow lot widths, interior lot widths and corner lots, less than
the typical ordinance standard. Also to allow platted building lines less than the typical
ordinance standard.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to subdivide 12.03-acres into 45 single-family residential lots.
According to the applicant the parcel is small, so a simple loop street is being
proposed with access to each of the existing roadways; Lanehart and McPherson
Roads. Due to the small size of the property the applicant is requesting two (2)
points of access. An existing overhead power line easement along Lanehart Road,
and the need for a substantially wide drainage easement, the lots have been
configured to include a few 55-foot wide lots. All the 55-foot wide lots meet the
minimum lot area size of the R-2, Single-family Zoning District. The lots have an
average depth of 135-feet. The plat also includes a variance to allow the corner
lots with a lot width less than 75-feet. Lots in the subdivision will vary in size from
7,000 square feet to over 18,000 square feet.
B. EXISTING CONDITIONS:
The property is located on the Northeast corner of Lanehart and McPherson
Roads. The site is timbered. There is a senior living facility located to the east of
this site. To the west is a single-family subdivision and south of the site are
single-family homes located on large lots or tracts.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Stagecoach Dodd Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. McPherson 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.
2. Lanehart 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.
3. The west end of “Street 1” to McPherson Road is not classified as a loop
street and should be constructed to a residential standard street section with
a minimum of 26-feet of pavement within a 50-foot right-of-way.
4. “Street 5” is not classified as a loop street or cul-de-sac and should be
constructed to a residential standard street section of minimum 26-feet within
a 50-foot right-of-way.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
3
5. Sidewalks with appropriate handicap ramps are required to be installed on
the west end of “Street 1” and along “Street 5” in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master
Street Plan.
6. A 20-foot radial dedication of right-of-way is required at the intersection of
Lanehart Road and McPherson Road. A 20-foot radial right-of-way
dedication is required at all proposed street intersections.
7. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lanehart Road
including 5-foot sidewalks with the planned development. The new back of
curb should be placed 18-feet from center of the existing street.
8. 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.
9. 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 graded future phases with the first phase? Is a variance being
requested to grade the lots with the street construction?
10. Provide a Sketch Grading and Drainage Plan with proposed pipe and ditch
locations per Section 29-186.
11. 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 owners association and detailed in the bill of
assurance.
12. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owners association.
13. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff with
and without the proposed development. If the proposed development will
cause or increase downstream flooding conditions, provisions to minimize
such flooding conditions should be included in the design of the storm
management improvements. Such provisions may include downstream
improvements and/or detention of stormwater runoff and it regulated
discharge to the downstream storm drainage system.
14. 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.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
4
15. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
16. 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.
17. Obtain permits prior to doing any street cuts or curb cuts. Obtain
barricade permit prior to doing any work in the right-of-way. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501. 379.1805 for
more information.
18. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501. 379.1805 for
more information.
19. Per the Master Street Plan, parking is restricted to one side of the street on a
24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
20. Street names and street naming conventions must be approved by Public
Works. It is suggested that two (2) street names be used for the streets
within the subdivision. Contact Glenn Haley, ghaley@littlerock.gov or
501.371.4537.
21. Vegetation must be established on disturbed area within 21 -days of
completion of street construction activities.
22. 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.
23. 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. The plat should show the detention pond in tract land extending
to the public right-of-way. Other drainage improvements may be best
maintained and unobstructed if placed in similar tract lands.
24. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
25. 100-year overflow swales must be constructed and placed within public
drainage easements.
26. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
5
27. No access will be allowed from the rea r of the lots to the adjacent street.
Plat a no vehicle access easement a minimum of 10 -feet in width.
28. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the proposed intersection.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if 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 is an existing three phase,
overhead power line on the north side of Lanehart Road on the south side of this
development. Construction of any structure must maintain clearances between
the structure and the power lines according to OSHA and NESC (code)
requirements. All required separations and clearances to power lines must be
maintained during and after construction. It is difficult to determine from the plat
what that separation will be. Contact Entergy in advance to discuss electrical
service requirements or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. 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.
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
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
6
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. 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
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
7
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall f or
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
8
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Brad Peterson of Crafton, Tull and Associates was present representing the
request. Staff presented an overview of the item stating there were a few
outstanding technical issues in need of addressing related to the proposed
preliminary plat. Staff stated corner lots should be indicated with a minimum lot
width of 75-feet and a minimum building setback along each street side of 25-feet.
Mr. Peterson questioned if the corner lots could be indicated with a lesser width
and approved as a variance. Staff stated the request could include a variance to
allow the reduced lot width for the corner lots. Staff requested Mr. Peterson
remove the building lines indicated along the rear and side yards. Staff requested
he label the front building setback. Staff requested Mr. Peterson correct the zoning
classifications labeled on the plat.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing on the site. Staff stated parking would be
restricted to one (1) side of the street on the streets proposed with 24-feet of
pavement. Staff stated the entrance streets did not meet the minimum
requirements for a minor residential street. Staff stated sidewalks should be
provided from Lanehart and McPherson Roads into the subdivision to allow for
proper pedestrian access. Staff requested the applicant provide the location for
the USPS Mail Cluster Box(s). Staff stated fences would not be allowed within the
building setback or at a minimum fences were to be placed to allow for a proper
sight distance with the intersecting 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.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
9
I. ANALYSIS:
The request is to subdivide a 12.03 acre tract into 45 single family residential lots
and 1 tract which will contain the stormwater detention facility. Access to the
proposed subdivision is from 2 new streets off of Lanehart Road and McPherson
Road. The proposed density is 3.74 +/- lots per acre. The minimum lot size is
7,000 square feet. The lots range in size from 7,000 square feet to over
16,000 square feet. The overall average lot size is 8,606 square feet.
The applicant submitted a revised plat and cover letter addressing most of the
technical issues raised at subdivision committee. The zoning designations of the
abutting properties have been corrected. A 10-foot “no vehicle access easement”
has been located along the rear of the lots that are adjacent to both McPherson
and Lanehart Roads. The subdivision is proposed to be developed in a single
phase. USPS mail kiosks have been located on each of the two entry streets. The
platted building lines on all corner lots have been indicated at 25 feet, as required.
The required right-of-way dedication for McPherson, Lanehart and the radial at the
intersection has been shown. The applicant has agreed to make the changes to
the required right-of-way and street design for the two entry streets to comply with
residential standard street sections.
Three variances are requested with the proposed plat. Lot 1, located at the corner
of Street 1 and McPherson is indicated as 65.02 feet in width. Section 31-232 (e)
states corner lots are to have a minimum width of 75 feet to accommodate the
required building line on both streets. That same Lot 1 is proposed to have a
building line of 16 feet on the McPherson perimeter. Section 31-256 states the
building lines for residential lots are to be at least 25 feet from each street property
line. Section 36-254 states the minimum lot width in the R-2 zoning district is to be
60 feet. A total of 24 of the 45 lots are propos ed to have a width of 55 feet. The
affected lots are 1-13, 18-20, 23, 24, 26, 27, 34, 36, 41 and 43. All of the lots
exceed the R-2 zoning minimum of 7,000 square feet in size.
The applicant is also requesting a variance from the Land Alteration Ordinanc e to
allow grading of the lots with the installation of the basic infrastructure since the
subdivision is to be developed in one phase.
The applicant is continuing to work with staff on issues regarding the proposed
stormwater drainage plan and access to the proposed detention pond for
maintenance
J. STAFF RECOMMENDATION:
Staff recommendation is forthcoming.
November 1, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1828
10
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff informed the
commission that the applicant had submitted revisions and responses to address the
outstanding staff issues. Staff recommended approval of the proposed preliminary plat
subject to compliance with the following conditions:
1. Compliance with the staff comments and conditions outlined in paragraphs D, E and
F of the agenda staff report.
2. Compliance with the following additional conditions from Public Works:
a. The proposed sketch grading and drainage plan is approved conceptually and
more definite plans and calculations will be provided with the construction plans
prior to installation of any stormwater drainage infrastructure.
b. Vehicle parking will be restricted from the interior side of the center block; this
note must be placed on the plat.
c. An access ramp is proposed by the applicant to be constructed on the west side
of McPherson Road at the McPherson Road/Street 1 intersection.
d. A franchise permit is required to be obtained for the USPS box units to be placed
in the public right-of-way. Plans for the USPS box units must be approved by
staff prior to installation.
Staff recommended approval of the following variances for this preliminary plat:
1. A variance from Section 31-232 (e) to allow Lot 1 to have a lot width less than 75 feet.
2. A variance from Section 31-256 to allow Lot 1 to have a street side building line of less
than 25 feet on the McPherson Road perimeter.
3. A variance from Section 36-254 to allow Lots 1-13, 18-20, 23, 24, 26, 27, 34, 36, 41
and 43 to have a width less than 60 feet.
4. A variance from the land alteration ordinance to allow advance grading of the lots with
construction of the street and drainage infrastructure.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all conditions and variances. The vote was
11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 5 FILE NO.: S-1538-Q
NAME: Gateway Apartments Subdivision Site Plan Review
LOCATION: Located in the 11500 Block of Bass Pro Parkway
DEVELOPER:
Gateway Creek, LLC
c/o The Hodges Group
11601 Bass Pro Parkway
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Gateway Creek, LLC, Owner
McGetrick Engineering, Agent
SURVEYOR/ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 8.42-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03
CURRENT ZONING: C-4, Open Display District
VARIANCE/WAIVERS:
1. A variance from Section 36-302(d) to allow an increased building height.
2. A variance from Section 36-522 to allow a reduced land use buffer adjacent to the OS,
Open Space zoned property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The applicant is requesting site plan
review to allow the development of an apartment complex on 8.42-acres in the
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
2
Gateway Town Center Subdivision. The property is currently zoned C -4, Open
Display District which allows multi-family development per the R-5, District or the
development of not more than 36 units per acre and a minimum land area per
dwelling unit of 1,200 square feet. The applicant is proposing to develop 251 units
of multi-family housing. The proposed density is 29 units per acre with a minimum
land area per dwelling of 1,462 square feet. The development is proposed with
gated entrances. The site plan includes the placement of 403 parking spaces
which exceeds the 376 parking spaces typically required for apartment
development.
The project is proposed in a single phase with construction beginning in early 2019.
The applicant is requesting a variance to allow an increase building height and a
reduced land use buffer along the northern perimeter of the site. The proposal is
to allow three (3) and four (4) story buildings with a maximum building height of
50-feet. The applicant is also requesting the rear land use buffer to be reduced to
nine (9) feet. According to the applicant the justification for the reduced land use
buffer is the owners of the development donated the adjacent 200 plus acres to
the Game and Fish Commission Foundation as an offset to the development in the
Gateway Town Center. The donated property is also in the floodway and will not
be developed.
B. EXISTING CONDITIONS:
The area is developing with a mixture of uses including retail, restaurants, a movie
theater and a hotel. The area to the west is zoned Open Space and is the floodway
of Otter Creek.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide locations of streets and driveway intersections on the east side of
Bass Pro Parkway in the vicinity of the proposed driveway location.
2. Swimming pool discharge cannot be directly connected to the stormwater
drainage system. Discharge should be taken to an open, vegetated area for
water treatment prior to entering the City of Little Rock Municipal Separate
Stormwater Sewer System.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
3
3. Show the proposed location of fencing and gates along with control points.
Turn around must be provided for a SU-30 vehicle attempting to enter
development. A stacking distance of 30-feet from pavement must also be
provided.
4. All driveways shall be concrete aprons per City Ordinance.
5. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendation s in the public
right-of-way prior to occupancy.
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. 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 owners association and detailed in the bill of
assurance.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. With the property being adjacent to the floodplain, the minimum Finish Floor
elevation of at least one (1) foot above the base flood elevation is required to
be shown on plat and grading plans.
10. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for
more information.
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. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
mglasgow@littlerock.gov or 501.371.4646 for more information.
13. Submit a Traffic Impact Study for the proposed project. Study should address
trip generation and trip distribution for the development and also should take
into account existing and projected traffic.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if sewer service is required for this project. Capacity Fee analysis
required. Contact Little Rock Water Reclamation Authority for additional
information
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing three
phase, underground power line along the west side of Bass Pro Parkway which
should be located and avoided during the construction of this project. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if needed).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
5
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 betwee n
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.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
6
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
7
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. 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). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
4. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
7. If any of the landscape code requirements cannot be met a varianc e from the
City Beautiful Commission may be required before a building permit is issued.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
8
G. TRANSPORTATION/PLANNING:
Rock Region Metro: This site is across the street from a stop of ours. There is
some connectivity between the sidewalk on Bass Pro Parkway and the proposed
facilities. There does not appear to be a direct sidewalk connection between the
street and the southeastern-most building in the plan (one of the buildings labelled
“Building Type A Total Units 30”). We request that the sidewalk be extended from
this building out to the street.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were a few outstanding technical issues in need
of addressing related to the proposed site plan. Staff questioned the building
heights proposed for the new construction. Mr. McGetrick stated the building
height had changed. He stated one (1) of the buildings would be a four (4) story
building and the remaining buildings would be three (3) story buildings. Staff
requested the proposed phasing plan for the new construction. Staff requested
the applicant label the proposed gate locations and to indicate the locations of any
gates proposed as one-way exit only gates.
Public Works comments were addressed. Staff stated a Traffic Impact Study for
the proposed project was required. Mr. McGetrick stated there had been traffic
studies in the past and did not feel the use as multi-family would require an
additional study. He stated the use of the property was less intense than originally
designed as a full retail and distribution type development. Staff stated the study
was warranted and the study should address trip generation and trip distribution
for the development and also was to take into account the existing and the
projected traffic flows. Staff stated traffic patterns for a multi-family development
were not the same as traffic for a retail development. Staff stated a grading permit
was required prior to development. Staff stated the City’s Stormwater Detention
Ordinance would apply to the future development of the site.
Landscaping comments were addressed. Staff stated the land use buffer adjacent
to the OS, Open Space zoned property was inadequate to meet the typical
minimum ordinance requirements. Mr. McGetrick stated the request included a
variance to allow the reduced buffer. Staff stated the original developer of the area
donated the OS, Open Space zoned property to the Game and Fish Commission.
He stated the property was located in the floodway and would not be developed.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
9
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 is requesting site plan review approval to allow the development of
a multi-building apartment complex on an 8.42 acre tract located in the Gateway
Town Center Subdivision. The property is zoned C-4 which allows multi-family
development as per the R-5 district or the development of not more than 36 units
per acre with a minimum land area per dwelling of 1,200 square feet. The applicant
is proposing five (5) buildings containing a total of 251 units with a density of 29
units per acre and a minimum land area per dwelling of 1,461 square feet.
The five (5) buildings will be three (3) and four (4) stories with maximum building
heights of 40 and 50 feet. The C-4 zoning district has a building height limit of 35
feet. A variance is requested to allow the increased building height. Staff is
supportive of a height variance. Height variances have been granted for the hotel
and the movie theater which are located near this tract.
Parking for 403 vehicles is proposed. A 251 unit multi-family development requires
375 parking spaces at 1 ½ spaces per unit. Access to the development will be
from Bass Pro Parkway. The site will be enclosed by a 6-foot wrought iron fence.
Access to the site will be through two (2) gates located within the site, near the
leasing office. Additional one-way, exit-only gates will be located near the main
entrance and at a secondary point onto a driveway within the shopping center.
A variance is requested to allow the buffer on the rear of the site to be reduced to
the typical landscape ordinance requirement of nine (9) feet. That perimeter of the
site is adjacent to a large OS open space zoned tract which was donated by the
developers of Gateway Town Center to the Game and Fish Foundation. The code
allows for reduction of a buffer when a site is adjacent to a permanent public
open space.
Lighting is to be low-level and directional, shielded downward and into the site.
Signage is to comply with that allowed in commercial zones. The property has
enough frontage to have two ground mounted signs on Bass Pro Parkway. The
signs may be placed no closer than one hundred fifty (150) linear feet from
each other.
Public Works Traffic Engineering has reviewed the traffic generation report and
site plan provided by the applicant. They are satisfied with the generation numbers
and are not requiring a full traffic study. Traffic does suggest that the main
driveway be revised to 36 feet in width to allow for three (3) lanes.
November 1, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-Q
10
To staff’s knowledge, there are no outstanding issues.
Ordinance No. 20,839 adopted by the Little Rock Boa rd 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.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
as outlined in the staff agenda.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 6 FILE NO.: Z-3451-C
NAME: Bennett Davis Group Short-form PCD
LOCATION: Located at 1300 North Shackleford Road
DEVELOPER:
Bennett Davis Group
1300 N Shackleford Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Bennett Davis Group, Owner
John Martin, Agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 4.93-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09
CURRENT ZONING: POD, Planned Office Development
ALLOWED USES: Printing Company and O-3, General Office District uses
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Add an events center as an allowed use
VARIANCE/WAIVERS: None requested.
STAFF REPORT:
On October 16, 2018 the applicant requested deferral of this item to the December 13,
2018 agenda. Staff recommends approval of the deferral request.
November 1, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-C
2
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had requested withdrawal of this item on October 25, 2018.
Staff recommended approval of the withdrawal request, without prejudice. There was no
further discussion. The item was placed on the consent agenda and withdrawn without
prejudice. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 7 FILE NO.: Z-4470-L
NAME: Lot 3 Chenal Park Centre Short-form PCD
LOCATION: Located at 15112 Chenal Parkway
DEVELOPER:
LLEJ9, LLC
1 Remington Drive Suite 100
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
LLEJ Lots 9 and 10 LLC – Leonard Bowen
Crafton Tull and Associates - Agent
SURVEYOR/ENGINEER:
Crafton Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 6.21-acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16
CURRENT ZONING: C-2, Shopping Center District
ALLOWED USES: General retail
PROPOSED ZONING: PCD, Planned Commercial Development District
PROPOSED USE: Allow a development sign inconsistent with the Chenal/Financial
Center Design Overlay District.
VARIANCE/WAIVERS: None requested.
STAFF REPORT:
The applicant submitted a request dated October 10, 2018, requesting deferral of this
item to the December 13, 2018, public hearing. The deferral request is to allow the
November 1, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-L
2
applicant adequate time to develop a site plan for the rear two (2) lots. Staff recommends
approval of the deferral request.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had submitted a deferral request on October 10, 2018. The
deferral was requested to allow the applicant adequate time to develop a site plan for the
rear two (2) lots. There was no further discussion. The item was placed on the consent
agenda and deferred to the December 13, 2018 meeting by a vote of 11 ayes, 0 noes
and 0 absent.
November 1, 2018
ITEM NO.: 8 FILE NO.: Z-5649-G
NAME: Timmons Conference Center Long-form PCD
LOCATION: Located at 10915 Stagecoach Road
DEVELOPER:
Timmons Foundation
c/o McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Doug Woodall, Owner
Timmons Foundation, Purchase Agreement
McGetrick Engineering, Agent
SURVEYOR:
Rasburry Surveying
308 West South Street
Benton, AR 72015
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 9.02-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Auto sales
PROPOSED ZONING: Revised PCD, Planned Commercial Development
PROPOSED USE: Events center/Conference center
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
2
VARIANCE/WAIVERS: A variance from the minimum ordinance requirements to allow
the driveways along Stagecoach Road less than the typical minimum distance from the
property lines and with a reduced separation between the driveways.
BACKGROUND:
On September 18, 2003, the Commission approved a conditional use permit allowing for
the phased development of this property for a church. Phase I was to consist of a single
building and a paved driveway and 25 parking spaces. Phase II was to construct a
second building and additional parking. The Phase I worship area was proposed to have
seating for 100 persons. The Phase II seating capacity was not proposed. No additional
activities such as private school or daycare was proposed. Approval was given to allow
placement of a portable building in the site to be used as a construction office/storage
building. The Commission approved a waiver of the screening requirement along the
south perimeter of the site since it was adjacent to a large, undeveloped f loodway.
On March 25, 2004, the Commission approved a revision to the previously approved
conditional use permit. The church proposed to place a second 28-feet x 64-feet portable
building on the site adjacent to the location of the proposed church build ing. The church
requested to the use of the portable building as a church for a period up to seven (7)
years. At the end of the seven (7) year period, the church proposed to have constructed
the first phase building and the paved driveway and parking lot. Staff did not support the
use of the portable building for seven (7) years but did provide a recommendation to allow
the use of the portable building for thirty-six (36) months. The applicant was agreeable
to limiting the use of the portable building to thirty-six (36) months and the Commission
approved the request on their consent agenda.
On January 29, 2015, the Commission approved withdrawal of an item on the
Consent Agenda to allow the development of this site with a single building containing
15,000 square feet of floor area with 2,000 square feet being used as office space and
13,000 square feet being used for manufacturing/shop area.
On August 27, 2015, the Commission approved withdrawal of an item on the Consent
Agenda to allow the rezoning of the site to PCD, Planned Commercial Development, and
allow the development of the site with a retail building utilizing C-3, General Commercial
District uses and to use a portion of the site for automobile sales.
Ordinance No. 21,347 adopted by the Little Rock Board of Directors on January 17, 2017,
rezoned the site from R-2, Single-family to PCD, Planned Commercial Development, to
allow the redevelopment of this vacant parcel with automobile sales and service. The
approval allowed the development in two (2) phase. The first phase included the existing
parking lot which was to be used for automobile display. The first phase also included
additional paving for automobile sales display and a sales office. Phase 2 was proposed
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
3
to include additional auto display areas and a service center. The rear of the site was
proposed for future development via a revision to the site plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to revise the previously approved PCD, Planned
Commercial Development, to allow the development of the site with a convention
center. The first phase includes the construction of a 25,689 square foot building.
Parking for the site is proposed with 447 spaces and will be construc ted with the
initial development. Future development includes two (2) rooms on the east and
west side of the building containing 5,644 square feet each. Signage is proposed
consistent with signage allowed in commercial zones.
The request includes a variance to allow two (2) drives along Stagecoach Road.
The drives as indicated do not meet the typical minimum spacing requirements
between drives and distances from property lines.
B. EXISTING CONDITIONS:
The site is currently vacant with the exception of a paved parking area. This area
of Stagecoach is developed with a number of varying uses including
mini-warehouse, multi-family, office warehouse and retail. Stagecoach Road was
recently widened by the State Arkansas Highway and Transportation Department.
Sidewalks are in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Property Owners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from
ARDOT, District VI.
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
4
4. Is the proposed north driveway location the same as the existing driveway
location?
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on arterial
streets is 150-feet from the side property line and 300-feet between
driveways. With the existing amount of frontage only, one (1) driveway is
allowed by code. The width of driveway must not exceed 36-feet. Variances
must be requested for the proposed driveway spacing and width criteria.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
7. 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 land owner.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
10. With the proposed structure being located near the floodplain, the minimum
Finish Floor elevation of at least one (1) foot above the base flood elevation
is required to be shown on plat and grading plans.
11. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
12. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for
more information.
13. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is an advanced grading permit
being requested to advance grade future phases with construction of the first
phase?
14. Provide a traffic circulation plan accessing the site and vehicular flow within
the property.
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
5
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain easements for existing 18-inch
sewer line. Sewer main extension required with easements if new sewer service
is required for this project. Grease trap analysis required. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy Distribution does not object to this proposal. There do not
appear to be any Distribution conflicts with existing electrical utilities at this
location. However, an Entergy Transmission line crosses the property from
northeast to southwest over some proposed parking area and proposed dumpster
locations on the Transmission easement. Contact should be made with Entergy’s
Transmission department to determine if there are any conflicts conce rning the
Transmission line and the proposed project before work is begun. Contact the
Entergy Distribution group in advance to discuss electrical service requirements to
the proposed building as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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.
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.
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
6
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories
in height shall have at least two means of fire apparatus
access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in
area. Buildings or facilities having a gross building area of
more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads
are required, they shall be placed a distance apart equal to
not less than one half of the length of the maximum overall
diagonal dimension of the lot or area to be served, measured
in a straight line between accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4.
a. D105.1 Where Required. Where the vertical distance between
the grade plane and the highest roof surface exceed 30’,
approved aerial fire apparatus access roads shall be
provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of
a pitched roof, the intersection of a roof to the exterior wall, or
the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have
a minimum unobstructed with of 26’, exclusive of shoulders,
in the immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required
access routes meeting this condition shall be located within a
minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the
fire code official.
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
7
d. D105.4 Obstructions. Overhead utility and power lines shall
not be located over the aerial fire apparatus access road or
between the aerial fire apparatus road and the building. Other
obstructions shall be permitted to be places with the approval
of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual
operation by one person.
4. Gate components shall be maintained in an operable
condition at all times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the
gate by fire department personnel for emergency access.
Emergency opening devices shall be approved by the fire
code official.
6. Manual opening gates shall not be locked with a padlock or
chain and padlock unless they are capable of being opened
by means of forcible entry tools or when a key box containing
the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval
by the fire code official.
8. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of
ASTM F 2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
8
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the east and south and a portion of the western
boundary are zoned R-2, Single-family. The approximate average width of
the lot is 330 feet. A minimum twenty (20) foot buffer will be required adjacent
to east property line. The south property line and portions of the west property
lines are in the floodway and include an overh ead utility easement. Provide
fencing to protect the existing vegetation in these areas.
3. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, six (6) feet in height shall be required upon
the property line side of the buffer. In addition to the required screening,
buffers are to be at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
4. Screening requirements will need to be met for the vehicular use
areas adjacent to street right-of-ways. Provide screening shrubs with an
average linear spacing of not less than three (3) feet within the required
landscape area. Provide trees with an average linear spacing of not less than
thirty (30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
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
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
9
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas
at the rate of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before a building permit is issued.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: This building is about ¼ mile from one of our routes. We
request that a sidewalk be added which goes from the street to the building on the
site. Ideally, this sidewalk would cross vehicular traffic the fewest number of times.
Planning Division: This request is located in Otter Creek 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 for a revised PCD (Planned Commercial
Development) to add an events center as an allowable use.
Master Street Plan: North of the property is Stagecoach Road and it is shown as
a Minor Arterial 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 Stagecoach Road. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike lanes
provide a portion of the pavement for the sole use of bicycles. A Class I Bike Path
is shown along Fourche Creek. A Bike Path is to be a paved path physically
separate for the use of bicycles. Additional right -of-way or an easement is
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
10
recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use
as well, replacing the sidewalk.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete the
review process. Staff stated the perimeter planting strips were inadequate to meet
the typical minimum requirements of the Landscape Ordinance and the Buffer
Ordinance. Staff stated at a minimum the Landscape Ordinance requirements
should be met. Staff questioned the activities which would take place with regard
to the events center. Staff questioned the days and h ours of the events center and
if the events center would host ticketed events.
Public Works comments were addressed. Staff stated the driveways as proposed
would require a variance due to the proximity to the property lines and the
distances between the drives. Staff stated a grading permit was required prior to
any grading activities and the land development. Staff requested the applicant
provide a traffic circulation plan indicating access to the site and vehicular flow
within the property. Staff stated the City’s Stormwater Detention Ordinance would
apply to the development of the site.
Landscaping comments were addressed. Staff stated a land use buffer six (6)
percent of the average width or depth of the property was required. Staff stated
the properties to the east and south and a portion of the west were zoned R-2,
Single-family. Staff stated the approximate average width of the lot was 330 feet.
Staff stated a minimum buffer of twenty (20) feet was required adjacent to the east
property line. Staff stated the south property line and portions of the west property
lines were in the floodway and included an overhead utility easement. Staff
requested the applicant place fencing to p rotect the existing vegetation in these
areas.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicants are requesting approval of a PCD Planned Commercial
Development zoning to allow for the development of this vacant, 9.02 +/- acre tract
for a convention center. The proposed use falls under the City’s definition of an
event center. The proposed development is to consist of a single building
constructed in two or three phases and associated parking to all be constructed
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
11
with the first phase of building construction. The first phase consists of a
25,689 square foot building and the 447 space parking lot. Future development
includes two additions on the east and west sides of the building containing
5,644 square feet each. The building is not proposed to exceed 35 feet in height.
The facility will function as is typical for a mid-to-large sized meeting facility. Uses
will primarily include banquets, weddings, receptions business and non -profit
meetings, fundraisers, meetings and conferences. The applicants have stated
a smaller percentage of the proposed uses will include ticketed events such as
boxing and MMA matches and concerts. A portion of the facility will be utilized by
the Timmons Arts Foundation which, since 2011, has provided after school and
summer camp opportunities in the arts for children of central Arkansas schools.
With construction of the future additions, there may be space available to rent as
office space to other users.
The proposed days of operation are seven days a week Hours of operat ion are
7:00 a.m. to midnight Sunday through Thursday and 7:00 a.m. to 2:00 a.m. Friday
and Saturday. The 2:00 a.m. closing time will not be required on a weekly basis
but rather per event. The applicant states the allowable occupancy by fire code is
2,000. The owner is proposing to set a limit of 1,600 person occupancy. The
owners intend in the future to fence the entire site with a combination of six foot
tall wrought iron and wood fencing. The fencing (other than that required for
screening compliance) will not be erected in the first phase. Signage will consist
of wall signage on the north façade of the building, facing the street, and a single
ground-mounted sign complying with signage allowed in commercial districts.
All site lighting will be low-level and directional, shielded downward and into
the site.
The revised site plan indicates the required buffer on the east perimeter. Fire
access drives through the site and around the building are provided as required.
The dumpster is located at the rear of the development and will be screened to
comply with code standards. Staff recommends dumpster service hours be limited
to 7:00 a.m. – 6:00 p.m., Monday through Saturday
A variance from Section 31-210 is requested to allow the two driveways on
Stagecoach as proposed. The driveways do not meet the required separation or
distance from the property line. The applicant proposes to keep the west driveway
gated with fire department access provided and only opened when the parking
requirements exceed 120 vehicles. The major events will require both drives and
also have off-duty police directing traffic. Staff is supportive of the requested
driveway variance, as proposed.
November 1, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5649-G
12
Staff is supportive of the proposed PCD zoning to allow the convention
center/event center. The technical issues have been addressed. The proposed
site is located on an arterial street/state highway adjacent to industrial and
floodway properties. The site should be appropriate for the use.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the staff
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
Staff recommends approval of a variance from Section 31-210 to allow the
driveways on Stagecoach road, as proposed.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recom mendation” above,
including the driveways location variance. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff, including the
driveways spacing variance. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 9 FILE NO.: Z-6323-Y
NAME: Lot 6 the Village at Rahling Road Short-form PCD
LOCATION: Located on the Southeast corner of Chenal Parkway and Rahling Circle
DEVELOPER:
Deltic Real Estate, LLC
7 Chenal Club Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC, Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.57-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.16
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses
VARIANCE/WAIVERS: A variance from the minimum spacing requirement to allow the
drive on the common access drive at a distance less than typically allowed per ordinance.
BACKGROUND:
On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 whic h
established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot
development with C-2, Shopping Center District uses being permitted. The initial action
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
2
approved a site plan for Lots 1 and 2 of the development with the intent being t hat each
of the remaining lots would be brought to the Commission and Board of Directors for a
revision to the PCD on an individual lot basis as a particular development was proposed.
Subsequent revision to the PCD zoning have allowed for the development of a number
of the individual lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PCD, Planned
Commercial Development, for Lot 6, the Village at Rahling Road. The applicant is
proposing to construct a 5,000 square foot restaurant building with a 1,100 square
foot deck for outdoor dining. The site plan includes the placement of 52 parking
spaces, accessed from the entrance drive extending from Chenal Parkway to
Rahling Circle.
B. EXISTING CONDITIONS:
The site is a cleared flat site with street improvements in place. The property was
cleared and graded with initial development of the conceptual PCD for the Village
at Rahling Road. Smaller office buildings are located adjacent to the site proposed
for development situated around Rahling Circle. There is a larger building located
near Rahling Road constructed as a multiuse building through the original approval
of the PCD. An events center was recently constructed across Rahling Circle from
this site. The Promenade at Chenal, a shopping mall, is located across Chenal
Parkway.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Villages of
Wellington Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be constructed
along Chenal Parkway in accordance with Section 31-175 of the Little Rock
Code of Ordinances and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
3
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. 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. With a future driveway approved on the north, 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 curb line of the street.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. Retaining walls designed to exceed 15 -feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
8. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
9. Similar to Lot 4, pedestrian access should be considered from the private
driveway to Lot 5 by the addition of sidewalk and access ramps.
10. Provide a graphic showing the amount of available sight distance at the west
driveway with the vertical grade transition.
11. 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 available to this site. Grease
trap analysis required if food service on site. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Entergy is in the
process of installing new, underground electrical lines running along the north side
of Chenal Parkway at this location. Please work with Entergy to determine th at
installed wires will be deep enough so that the customer will not have to pay to
adjust them in the future when the entrance road is cut in. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities.
Centerpoint Energy: No comment received.
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
4
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant
locations as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire
hydrant is located on a fire apparatus access road, the minimum road
width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade.
Fire apparatus access roads shall not exceed 10 percent in grade except
as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1
Access and loading. Facilities, buildings or portions of buildings
hereafter constructed shall be accessible to fire department apparatus
by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. -
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories
in height shall have at least two means of fire apparatus
access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in
area. Buildings or facilities having a gross building area of
more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
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
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
5
diagonal dimension of the lot or area to be served, measured
in a straight line between accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4.
a. D105.1 Where Required. Where the vertical distance between
the grade plane and the highest roof surface exceed 30’,
approved aerial fire apparatus access roads shall be
provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of
a pitched roof, the intersection of a roof to the exterior wall, or
the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have
a minimum unobstructed with of 26’, exclusive of shoulders,
in the immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required
access routes meeting this condition shall be located within a
minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the
fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall
not be located over the aerial fire apparatus access road or
between the aerial fire apparatus road and the building. Other
obstructions shall be permitted to be places with the approval
of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.4 Dead Ends. Dead-end fire apparatus access roads in
excess of 150 feet shall be provided with width and turnaround
provisions in accordance with Table D103.4. Requirements for Dead-
end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire
apparatus access road gates. Gates securing the fire apparatus access
roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
6
3. Construction of gates shall be of material that allow manual
operation by one person.
4. Gate components shall be maintained in an operable
condition at all times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the
gate by fire department personnel for emergency access.
Emergency opening devices shall be approved by the fire
code official.
6. Manual opening gates shall not be locked with a padlock or
chain and padlock unless they are capable of being opened
by means of forcible entry tools or when a key box containing
the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval
\by the fire code official
8. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of
ASTM F 2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in
conjunction with Central Arkansas Water (Jason Lowder
501.377.1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
7
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements and the Chenal Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case less than nine (9) feet. The average depth of the lot is approximately
388.5 linear feet. A minimum twenty-three (23) foot street buffer is required
between the property line and the Rahling Circle right-of-way.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5. 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 Chenal Planning District. The Land
Use Plan shows Commercial (C) for this property. The Commercial category
includes a broad range of retail and wholesale sales of products, personal and
professional services and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The applicant has
applied for a revised PCD (Planned Commercial Development) to allow a proposed
retail building which includes a deck for outdoor dining. This site is located within
the Chenal Design Overlay District.
Master Street Plan: East of the property is Rahling Circle and it shown as a Local
Street on the Master Street Plan. West of the property is Chenal Parkway and is
shown as a Principal Arterial 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
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
8
Commercial Streets. The primary function of a Principal Arterial Street is to serve
through traffic and to connect major traffic generator or activity centers within an
urbanized area. Entrances and exits should be limited to minimize negative
effects on traffic and pedestrians on Chenal Parkway since it is a Principal Arterial.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: Class I Bike Path is shown along Chenal Parkway. A Bike Path is to
be a paved path physically separate for the use of bicycles. Additional right-of-way
or an easement is recommended. Nine-foot (9’) paths are recommended to allow
for pedestrian use as well, replacing the sidewalk.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were a few
outstanding technical issues associated with the request. Staff requested
information concerning the proposed signage plan. Staff noted the dumpster was
located along Rahling Circle and requested the enclosure be constructed of a
masonry block material with a solid metal gate. Staff stated they encouraged the
placement of plant material around the enclosure to soften the visual appearance
of the enclosure.
Public Works comments were addressed. Staff stated any retaining walls in
excess of 15-feet in height would require a variance from the Land Alteration
Ordinance. Mr. Daters stated there would not be any retaining walls in excess of
15-feet in height. Staff requested the applicant p rovide a graphic showing the
amount of available sight distance at the west driveway with the vertical grade
transition. Staff stated a grading permit was required prior to any land clearing or
development of the site.
Landscaping comments were addressed. Staff stated a minimum landscape strip
of nine (9) feet was required along Rahling Circle. Staff stated to comply with the
buffer ordinance requirement a minimum street buffer of 23 -feet was required. Mr.
Daters stated the plan was to match the landscape strips as were approved within
the overall development. He stated the other lots had been developed with a six
(6) foot landscape strip. Staff stated to allow the reduced landscape strip would
require approval from the City Beautiful Commission prior to the Board of Directors
action on 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.
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
9
I. ANALYSIS:
The applicant is requesting approval of a PCD Planned Commercial Development
zoning to allow for construction of a restaurant and associated parking on this
undeveloped, un-recorded lot. The one-story building will contain 5,200 square
feet with an elevated 1,200 square foot deck on the rear. A 52 space parking lot
is proposed on the site, between the building and Rahling Circle.
Access to the site is via a single driveway off of the private access easement
between this lot and the lot to the north. A variance is requested to allow the
driveway as proposed. With a future driveway having been previously approved
on the north, this new driveway creates a four-way intersection within 75-feet of
the curb line of Rahling Circle which is not allowed per Sect ion 31-210 of the Code.
A second, exit only driveway provides access to a pick -up window and exits onto
the private access easement.
Days and hours of operation are proposed as 10:00 a.m. – 11:00 p.m., seven days
a week. Signage will consist of wall signs on the east and west facades, facing
Chenal Parkway and Rahling Circle and two ground mounted signs. The ground
sign on the Chenal Parkway perimeter must comply with the Chenal/Financial
Center Design Overlay District or no more than 8 -feet in height and 100 square
feet in area. The ground sign on the Rahling Circle perimeter will comply with the
architectural design elements of The Village of Rahling Road or no more than
6-feet in height and 40 square feet in area. The dumpster is located on the south
perimeter of the parking lot. It will be enclosed with masonry walls and solid doors
and will be further screened with landscaping materials. Dumpster service hours
are proposed to be limited to 7:00 a.m. – 6:00 p.m., Monday through Saturday.
The revised site plan shows the required 9-foot landscape strip along the Rahling
Circle perimeter. All site lighting will be low-level and directional, shielded
downward and into the site.
A variance is requested to allow for a reduction in on -site parking. The
5,200 square foot restaurant and 1,200 square foot deck require a total of 64
parking spaces at a ratio of 1space/100 square feet. Staff is supportive of the
parking variance. The Village of Rahiling Road was developed with an area of
common parking available to all businesses in the development. This common
parking is located across Rahling Circle from this site.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with all staff
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
November 1, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-Y
10
Staff recommends approval of the requested parking variance.
Staff recommends approval of the requested variance from Section 31-210 to allow
the driveway as proposed.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above,
including the parking and driveway location variance. There was no further discussion.
The item was placed on the consent agenda and approved as re commended by staff,
including the parking and driveway location variance. The vote was 11 ayes, 0 noes and
0 absent.
November 1, 2018
ITEM NO.: 10 FILE NO.: Z-8814-A
NAME: Nichols and Dimes Revised Short-form PD-R
LOCATION: Located in the 1700 Block of Wilson Road
DEVELOPER:
Nichols and Dimes, LLC
P.O. Box 242510
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Nichols and Dimes, LLC, Kenny Whitfield
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.64-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: PD-R, Planned Development Residential
ALLOWED USES: 3-lot development with a duplex on each of the lots
PROPOSED ZONING: Revised PD-R, Planned Development Residential
PROPOSED USE: Replat 2-lots into 4-lots and allow a duplex on each lot
VARIANCE/WAIVERS: None requested.
STAFF REPORT:
On October 16, 2018 the applicant requested withdrawal of this item. Staff recommends
approval of the withdrawal request, without prejudice.
November 1, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8814-A
2
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had requested withdrawal of this item on October 16, 2018.
Staff recommended approval of the withdrawal request, without prejudice. There was no
further discussion. The item was placed on the consent agenda and withdrawn without
prejudice. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 11 FILE NO.: Z-9208-A
NAME: 1417 Kavanaugh Boulevard Revised Short-form PD-R
LOCATION: Located at 1417 Kavanaugh Boulevard
DEVELOPER:
Jay Calhoun
326 Ash Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Jay Calhoun, Purchase Agreement
SURVEYOR/ENGINEER:
Rasburry Surveying
303 West South Street
Benton, AR 72015
AREA: 0.23-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, Planned Development Residential
ALLOWED USES: Four-plex and a duplex on a single lot
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Single-family and an accessory dwelling
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 21,420 adopted by the Little Rock Board of Directors on June 6, 2017,
rezoned the site from R-3, Single-family to PD-R, Planned Development Residential, to
recognize an existing four-plex and duplex located on the property. The four-plex was
burned, beyond 50% of the reconstruction cost of the building and was proposed for
November 1, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9208-A
2
remodeling and reconstruction. There were no modifications proposed for the duplex or
the building envelope for the four-plex.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the previously approved PD -R, Planned
Development Residential, to allow the conversion of the main house back into a
single-family residence and allow the rear structure to serve as an accessory
dwelling. The applicant also proposes to construct a garage with an attached
carport within the rear yard area of the site. The garage is proposed 24 -feet by
22-feet. The carport is proposed 10-feet by 20-feet. The existing carriage house
is located within the rear yard setback. 22-feet of the new garage/carport will be
located within the 25-foot rear yard setback. The Hillcrest Design Overlay District
allows for a maximum rear yard coverage of 40 percent. The existing accessory
dwelling occupies 57 percent of the rear yard area. With the addition of
the garage/carport a total of 72 +/- percent of the rear yard will be occupied
with structures.
B. EXISTING CONDITIONS:
The site contains a four-plex which has been damaged by fire and a duplex on the
rear of the lot. The four-plex is not habitable. The duplex appears to be vacant.
The building is adjacent to a home which was previously converted to nine (9) units
and a residence which has been converted to a duplex. The driveway accessing
the rear of the property and the duplex is a very narrow gravel drive. The parking
area in the rear is a gravel surface. Although the area previously contained a
number of homes which were converted into multiple units it appears the trend is
changing and more and more homes are being returned to single-family.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Are driveway improvements proposed within the public right-of-way? New
driveway aprons should be constructed per City of Little Rock driveway detail
PW-30 with a 10-foot minimum width and 5-foot radius.
November 1, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9208-A
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Entergy: Entergy does not object to this proposal. There is an existing single
phase, overhead power line on the south side of this lot in the vicinity of the
proposed garage. Construction of any structure must maintain clearances
between the structure and the power lines according to OSHA and NESC (code)
requirements. All required separations and clearances to power lines must be
maintained during and after construction. It is difficult to determine from the plat
what that separation will be. Contact Entergy in advance to discuss electrical
service requirements or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: 1 hour fire wall at property line side for fire separation from existing
residential structure is required.
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 Heights Hillcrest Planning District and
within the Hillcrest Design Overlay District. The Land Use Plan shows Residential
High Density (RH) for this property. The Residential High Density Category
accommodates residential development of more than twelve (12) dwelling units
per acre. The applicant has applied for a revision to the existing PD-R (Planned
Development Residential) to convert the main structure from four (4) units to one
(1) and maintain the accessory unit. The request also includes adding a
November 1, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9208-A
4
garage/accessory building which results in a variation to the Hillcrest Design
Overlay District with regard to rear yard lot coverage.
Master Street Plan: North of the property is Kavanaugh Boulevard 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. This street 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: (October 10, 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 stated the request was to decrease the number of units from the
previous approval. Staff stated the request included the construction of a
garage/carport within the rear yard area which exceeded the maximum rear yard
lot coverage of the Hillcrest Design Overlay District. Staff requested the applicant
reduced the width of the garage to allow for a three (3) foot side yard setback along
the eastern perimeter.
Public Works comments were addressed. Staff stated if a new driveway was
proposed the driveway aprons should be constructed per City of Little Rock
driveway detail PW -30 with a 10-foot minimum width and a 5-foot radius.
Mr. Calhoun stated no modifications to the driveway were being proposed.
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:
On June 6, 2017, the Board of Directors passed Ordinance No. 21,420 rezoning
this property from R-3 to PD-R to recognize an existing, non-conforming four-plex
and duplex located on the property. The four-plex had been burned beyond 50%
of the reconstruction cost of the building and the rezoning was required before the
structure could be reconstructed. This new applicant is now proposing to revise
the previously approved PD-R to allow the conversion of the main house back into
a single family residence for their occupancy and to allow the rear structure to
serve as an accessory dwelling; reducing the number of units on the site from
November 1, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9208-A
5
six (6) to two (2). The applicant is also proposing to construct an 11 foot by 20 foot
carport and a 22 foot by 24 foot garage at the rear of the property; connected to
the accessory dwelling/structure. The allowable rear yard area coverage for
accessory structures under the Hillcrest Design Overlay District is 40%. With the
addition of the carport and garage, the proposed rear yard coverage will be
72% +/-.
Staff is supportive of the requested revised PD-R. Returning the main structure
back to a single family residence should be viewed as a positive development.
Allowing an accessory dwelling is compatible with development in the
neighborhood. The proposed rear yard area coverage is not out of character with
other lots in the general area. The applicant submitted a revised site plan indicating
the required 3 foot side yard setback for the proposed new garage.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined is paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent.
November 1, 2018
ITEM NO.: 12 FILE NO.: Z-9363
NAME: New Water Systems Short-form PD-O
LOCATION: Located at 7915 Highway 300
DEVELOPER:
New Water Systems
P.O. Box 193805
Little Rock, AR 72219
OWNER/AUTHORIZED AGENT:
New Water Systems, Andy Davis, Purchase Agreement
GarNat Engineering, LLC, Agent
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 1.28-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O, Planned Development Office
PROPOSED USE: Office
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is located outside the city limits of the City of Little Rock but within
the City’s Extraterritorial Planning Jurisdiction. The property is currently zoned R-
2, Single-family and the applicant is requesting to rezone the property to PD -O,
Planned Development Office, to allow the use of the exiting home as an office for
New Water Systems. The site plan includes the placement of a metal building
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
2
along the southern perimeter of the site. The site plan also includes the placement
of an enclosed graveled storage area for storage of outdoor materials.
B. EXISTING CONDITIONS:
The site contains a vacant single-family residence. There are single-family homes
to the north and a church to the south. Across Highway 300 there are also
single-family homes. Further to the north is Pinnacle Mountain State Park. Further
to the south is a commercial node located at the intersection of East and West
Pinnacle Roads and Highway 300.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a registered neighborhood association located in this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. HWY 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. Obtain permits for improvements within State Highway right -of-way from
ARDOT, District VI.
3. 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 the property owners 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside the service boundary.
No comment.
Entergy: Entergy does not object to this proposal. There is an existing three
phase, overhead power line on the west side of Highway 300 and another one on
the south side of the property. Care should be used when working around the
power lines/poles, especially when constructing the proposed metal building. All
required separations and clearances to power lines must be maintained during and
after construction. Contact Entergy in advance to discuss electrical service
requirements or adjustments to existing facilities (if any) as this project proceeds.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories
in height shall have at least two means of fire apparatus
access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in
area. Buildings or facilities having a gross building area of
more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
4
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 p rovisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
5
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:
1. Provide Septic approval for new building.
2. Obtain AHTD permit for driveway improvements.
3. Dedicate Hwy 300 Right of Way to meet Master Street Plan. Provide Quit-
Claim deed with Pulaski County as recipient of right of way.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
6
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north, south and west are zoned R-2, Single-
family. The approximate average width of the lot is 175-feet. A minimum ten
foot six (10’ 6”) inch buffer will be required adjacent to the north and south
property lines. The average depth of the lot is approximately 315 linear feet.
A minimum nineteen foot (19’) buffer will be required adjacent to the west
property line.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
6. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before a building permit is issued.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: We have a stop 300 feet from this property. We request that
a sidewalk that runs from the church building to the southern edge of the property
be included in the plan, to better accommodate connectivity to our stop.
Planning Division: This request is located in Barrett Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. The Residential
Low Density is for single-family homes at densities no greater than six (6) dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single Family
District) to PD-O (Planned Development Office) to allow a water treatment
company with an office and supplies outside as an allowable use.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
7
Master Street Plan: East of the property is Highway 300 and it is shown as a Minor
Arterial 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 Highway 300. 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 Highway 300. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Vernon Williams was present representing the request. Staff presented the
item stating there were few outstanding technical issues in need of addressing
related to the site plan. Staff requested information concerning the proposed use
of the property. Staff also requested a detailed summary of the activities which
would occur at the site. Staff questioned the materials to be stored outdoors. Staff
questioned the days and hours of dumpster service.
Public Works comments were addressed. Staff stated a dedication or right of way
to 45-feet from center line was required along HWY 300. Staff stated permits for
improvements to HWY 300 would be obtained from ARDOT. Staff stated the City’s
Stormwater Detention Ordinance would apply to the future development of the site.
Staff stated a portion the detention could be provided within the proposed parking
lot.
Landscaping comments were addressed. Staff stated a minimum landscape strip
of nine (9) feet was required adjacent to all paved areas. Staff stated a small
amount of building landscaping was required between the paved area and the
building. Staff stated screening was required along the property lines which
abutted residentially zoned or used property. Staff stated the typical land use buffer
along the northern and southern perimeters should be 10.5 -feet and the west
buffer should be 19-feet.
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 is requesting the rezoning of this 1.28 acre site from R-2 to PD-O
planned development-office to allow use of the property for New Water Systems.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
8
The property is located outside of the city limits but within the city’s zoning
jurisdiction.
The applicant proposes to remodel the existing residential structure located on the
site into offices for the business. An asphalt-paved parking lot and driveway will
be constructed adjacent to the building. A metal storage/warehouse building will
be constructed behind the office building. A gravel parking/storage area will be
located behind the office building, adjacent to the storage building. Access to this
gravel area will be from a gated entrance off of the new paved parking lot.
A 6-foot tall opaque fence will be placed on the north, south and west perimeters
of the site and extending from the rear of the office building to the south perimeter.
New Water Systems is a manufacturer’s representative and distributor of water
and wastewater treatment technology. The business will have about 5 employees
working out of this location. The business is open standard business hours;
8:00 a.m. – 5:00 p.m., Monday – Friday. The business receives UPS and Fed Ex
deliveries daily and about 6 times a year receives deliveries on a lar ger (semi)
truck. Deliveries are made during the daytime business hours. Of the 5 people
working out of this site, 3 are in the office or are in outside sales. The shop building
serves as a location to store parts for treatment systems that the business
services. Occasionally, the business receives larger parts that are stored in the
gravel area until they can be delivered to a customer’s location. These items are
no taller than the proposed 6-foot fencing and will not be visible outside of the
fence. The items will not be stacked. There is no odor or noise form the business
operations. The business has two trailers that will be parked in the gravel area.
There is a forklift that will be kept in the shop. No pole-mounted site lighting is
proposed. There will be wall packs attached to the buildings with motion sensors
for security.
Staff is supportive of the application, as proposed. The use functions primarily as
an office use, with limited outside activities. Since the site is located outside of the
city limits, no building permit is required. Prior to construction, the applicant must
submit site development plans to staff for review and approval to assure
conformance with the approved PD-O. The PD-O approval is to be only for New
Water Systems.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
November 1, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9363
9
PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION VOTE RECORD DATE
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HAMILTON, SCOTT
HAYNES, MARLON D.
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
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BYNUM, BUELAH ✓ ✓ v
COX, KEITH ✓ 0 �
FINNEY, REBECCA ✓ ✓ V
HAMILTON, SCOTT ✓ ✓ r/
HAYNES, MARLON D. ../ ✓i/
LAHA, TROY 1\ ✓ ✓
LATTURE, PAUL ./✓ V
MAY, BILL B. ✓ •(I)
STEBBINS, ROBERT ✓If �
THOMAS, DIANA M. ✓•• 1,�-r A f �JffNle
/AYE • NAVE _h__ABSENT MABSTAIN _R_RECUSE
Meeting Adjourned S:' S / P.M.
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November 1, 2018
There being no further business before the Commission, the meeting was adjourned at 5:31 p.m.
Date
Chairman Secretary