pc_12 13 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
DECEMBER 13, 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
Thomas Brock
Buelah Bynum
Scott D. Hamilton
Marlon D. Haynes
Paul Latture
Bill May
Robbin Rahman
Robert Stebbins
Diana M. Thomas
Robby Vogel
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
DECEMBER 13, 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-8286-B 13500 Vimy Ridge Road Short-form PCD, located in the
13500 Block of Vimy Ridge Road.
D. Z-9352 4616 Asher Avenue Short-form PCD, located at 4616
Asher Avenue.
E. S-1424-I Sienna Lake Revised Preliminary Plat, located on Benham
Lane just south of Marchwood Lane.
F. Z-4470-L Lot 3 Chenal Park Centre Short-form PCD, located at
15112 Chenal Parkway.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1313-SS Woodlands Edge Blocks 32 and 33 Preliminary Plat,
located south of the existing Woodlands Edge
development.
2. S-1834 Lot 10, Block 3, Kimball and Bodeman’s Addition Replat,
located at 621 Valmar Street.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-5534-C University and R Street Short-form PCD, located on the
northwest corner of University Avenue and R Street.
4. Z-6034-A A Top of the Ladder Short-form PCD, located at 8405
Stanton Road.
5. Z-6488-C KLR Properties Revised Short-form PCD, located at 12400
Cantrell Road.
6. Z-8042-D Northwest Territory Lot 10 Revised Short-form PCD,
located on the northeast corner of Cantrell Road and
Chenal Parkway.
7. Z-9377 Fulmer Short-form PD-O, located at 102 Barton Street.
8. Z-9378 800 Town Oaks Short-form PD-C, located at 800 Town
Oaks Drive.
December 13, 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: 12 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.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the subdivision of this 4.70-acre parcel into 12 single-
family residential lots. The subdivision is proposed with a minimum lot size
of 0.25-acres and a maximum lot size of 0.36-acres. Most of the lots are indicated
with setbacks consistent with the R-2, Single-family Zoning District or a 25-foot
front and rear yard setback. The side yard setbacks are indicated at ten
(10) percent of the lot width, not to exceed eight (8) feet. A variance is requested
to allow Lot 12 to have a reduced front building line of 15 feet to accommodate the
required diameter of the cul-de-sac.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
2
B. EXISTING CONDITIONS:
The site is a wooded site and the area around the site is predominately
single-family homes. There are a number of platted lots in the area, many of which
are vacant. The abutting streets have been constructed with curb and gutter.
There are no sidewalks in place. West of this site, on Gillam Park Road, is a
housing community, the Homes at Granite Mountain, which is owned by the
Metropolitan Housing Authority.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with the Granite Mountain
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
2. 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's association.
3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. The proposed street must be constructed to City of Little Rock residentia l
street standards.
5. Provide a Sketch Grading and Drainage Plan per Section 29 -186 (e).
Unobstructed drainage easements and/or tract land maybe required for
drainage infrastructure and detention facility.
6. The new street configuration should provide a 50 to 75 feet straight section
of new street at the existing street intersection prior to curving towards the
south. Why is the new street not directly accessing Simpson Street in the
existing right-of-way?
7. Repair or replace any curb and gutter or sidewalk that is damaged and not in
compliance with ADA recommendations in the public right -of-way prior to
occupancy.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
3
8. 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?
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 Traffic
Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for
more information.
11. Sidewalks with appropriate handicap ramps are required to be install ed
adjacent to Simpson Street in accordance with Sec tion 31-175 of the Little
Rock Code and the Master Street Plan.
12. Confirm Midland Street is the correct street name.
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. 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.
15. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
16. 100-year overflow swales must be constructed and placed within public
drainage easements.
17. 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.
18. Show proposed location(s) of USPS cluster box units in conforma nce with
USPS and City of Little Rock policy design standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
4
Entergy: Entergy does not object to this proposal. There is an existing single
phase, overhead power line on the south side of Dover Street in front of this
property. It does not appear to conflict with the proposed plat and can ultimately
be used to feed the subdivision. Contact Entergy in advance to discuss electrical
service requirements, and adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention 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. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single public
or private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance with
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
5
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.
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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
stated they would work directly with the applicant to address their concerns prior
to the item being forwarded to the Commission for final action. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
6
I. ANALYSIS:
The request is for preliminary plat approval to allow the subdivision of this 4.7 acre
tract into 12 single family residential plots and one tract. The proposed lots range
in size from .23 acres to .36 acres. The lots all exceed the R -2 zoning district
minimums of 7,000 square feet in area, 60 feet in width and 10 0 feet in depth.
Front and street side setbacks are platted at 25 feet, as required in R -2, with one
exception. Rear setbacks are 25 feet and side setbacks are 10% of the width of
the lot. The proposal includes 717 +/- linear feet of new street in a 50 foot right-of-
way. The proposed tract will be a common area and will be used for detention.
There are two variances associated with the proposed plat. Section 31 -256
requires residential lots to have a 25 foot building line. Lot 12 is proposed with a
15 foot building line to accommodate the required 90 foot diameter on the cul -de-
sac. Section 31-202 states “Where a street does not extend to the boundary of a
subdivision, and its continuation is not necessary for access to adjoining property,
its terminus shall not be closer than 50 feet to such boundary.” The proposed plat
indicates the new street ending in a cul-de-sac at the south boundary of the
subdivision. The properties to the south are heavily wooded and undeveloped.
They are in an old, paper-platted but undeveloped subdivision, Beirman Heights.
Many of the lots in that old subdivision have been acquired by the City as an
extension of Gillam Park located just to the west. There are platted street rights-
of-way which provide access to the old subdivision from existing streets to the
west. Ending the cul-de-sac as proposed will not affect access to these lots and it
is unlikely that the City will use the properties for anything other than as park land.
Staff supports the two variances.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat 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 -202 to allow the
proposed street to end within 50 feet of the boundary of the subdivision.
Staff recommends approval of a variance from Section 31 -256 to allow proposed
Lot 12 to have a building line of 15 feet.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
7
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
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.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
8
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were several objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation” above.
Jason Bouwknegt, of Halff + Marlar, addressed the commission and stated he would
reserve his time to respond to any issues raised by the obje ctors.
Charles Springer, of 4909 Edge Street, spoke in opposition. He asked if this was the
same proposal that College Station had denied. Staff responded that they were not aware
of that other item but this was a proposed plat to create 12 new single family residential
lots. Mr. Springer stated he had lived in the area for 70 years and had watched the area
develop. He stated he heard these houses were for “troubled people.” He spoke of the
impact of trains and airplanes on the neighborhood and state d there had been past
development around the community that had negatively impacted Granite Mountain. He
asked the commission not to approve any other adverse development in the
neighborhood.
Gloria Springer, of 6 A Harris Cove, spoke in opposition. She spoke of traffic concerns,
problems with industrial uses and a lack of services. She stated the neighborhood wanted
to be involved in decisions regarding development in their community.
Tammy Hayes, of 2101 Simpson voiced her objection and asked if th is development
would help the neighborhood.
Constance Redix, of 4915 Edge Street, stated the residents of Granite Mountain were
proud of their community. She told the commission: “don’t throw your trash into our
community.”
Stephany Ricks Fields, President of the Granite Mountain Neighborhood Association,
stated she had revived the notice regarding the public hearing. She stated residents
wanted to see the neighborhood improved and wanted to meet with the developer. She
stated the item had been deferred twice by the commission and the developer had not
reached out to the neighborhood. She asked that the item be deferred so the developer
could meet with them.
Joe Hall, of 1922 Dover Lane, said this part of the neighborhood was wooded and
peaceful. He stated he wanted to see what was being proposed. He stated he was
opposed to any more apartments.
Commissioner Haynes asked if there was any specific information on the nature of the
proposed development. Mr. Bouwknegt responded that the issue was only a plat for
single family lots.
December 13, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1825
9
In response to a question from Chairman Berry, staff described the required notice
procedure for a proposed plat.
In response to questions from Commissioner Thomas, Mr. Bouwknegt stated there were
12 lots proposed and he did not know about any proposed housing design. Commissioner
Thomas stated it would be better if there was more communication between the applicant
and the neighborhood.
Commissioner Latture stated the proposed plat was probably a good thing for the area
but there should be some communication between the parties.
Commissioner Hamilton also spoke of the value of further conversation.
The owner of the property addressed the commission. He stated he had owned the
property for 18 years and he wanted to do affordable, quality housing. In response to
questions, he stated he wanted to build quality, smaller, spec-houses for sale. He stated
the homes would be in the 1,100 – 1,600 square foot range.
Planning Director Jamie Collins reminded the commission that the issue was a
preliminary plat, not a PUD. He stated the applicant was not required to meet with the
neighborhood and who occupies the homes is not an allowable question.
Mr. Springer stated there were empty houses available in the area and “we don’t need
this developer.”
In response to a question from the chair, staff stated this was not a “Richardson” case
since there were two variances.
A motion was made to approve the application subje ct to compliance with all staff
comments and conditions. The vote was 0 ayes, 11 noes and 0 absent. The item failed.
December 13, 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 Pla n 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.
December 13, 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 sout heast 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
December 13, 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 issuance 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.
December 13, 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 discuss electrical
service requirements, power line extension, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required afte r 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 .
December 13, 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, s uccessful tests
of the assembly must be completed by a Certified Assembly Tester licensed by
the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a customer owned
line agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
December 13, 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 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
December 13, 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 th e 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.
December 13, 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.
December 13, 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 each of the
proposed warehouse buildings. The applicant has not indicated the buildings will
be single occupancy warehouse users in each of the buildings. Parking for a
warehouse and storage facility is typically based on five (5) parking spaces plus
one (1) space per 2,000 square feet. Based on the typical parking requirement
six (6) spaces would be required for each building.
December 13, 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 65 th 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 a long 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
December 13, 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 ca rried 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.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff update and recommendation”
above; including the variances. There was no further discussion. The item was placed
December 13, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7463-C
12
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: C 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:
December 13, 2018
SUBDIVISION
ITEM NO.: C (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
December 13, 2018
SUBDIVISION
ITEM NO.: C (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).
December 13, 2018
SUBDIVISION
ITEM NO.: C (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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (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 a s
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
December 13, 2018
SUBDIVISION
ITEM NO.: C (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
December 13, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8286-B
8
access road gates. Gates securing the fire apparatus access ro ads 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
December 13, 2018
SUBDIVISION
ITEM NO.: C (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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (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 contain ed 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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (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. Th e
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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8286-B
12
The applicant is proposing the use of the rear of the buildings for screening alo ng
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
December 13, 2018
SUBDIVISION
ITEM NO.: C (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 proposed along the stream on the east perimeter with a
23 foot (sic) building setback on that perimeter. A 25 foot buffer is pr oposed 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 area s 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.
December 13, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8286-B
14
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There was one objector present. Three letters of opposition
had been received from nearby residents and forwarded to the commissioners. Staff
presented the item and recommendation of denial.
Attorney Stephen Giles spoke representing the application. He stated mini-warehouses
were a neighborhood use, meeting the needs of residents of a neighborhood. He
acknowledged the opposition of the neighbors and stated this development would have
buffers and concrete block walls on the perimeters facing the neighbors to provide
screening. He stated this was a quiet use with no loitering, little traffic and controlled
access.
Ruth Bell, of the League of Women Voters, stated the use was too intense, with too much
concrete and noise.
Mr. Giles presented photos of the site, showing some of the gr owth along the site’s
perimeters.
Developer Mike Hunter, stated this would be his fourth mini-warehouse development. He
described the site as being well monitored with low lighting and good screening. He
showed photos of his Hot Springs facility. He stated natural buffers would be retained on
the perimeters of the site.
In response to a question from the commission, Mr. Hunter described the site drainage
and proposed detention pond.
A motion was made to approve the application, including all staff c omments and
conditions, except the recommendation of denial. The vote was 0 ayes, 11 noes and
0 absent. The item failed.
December 13, 2018
ITEM NO.: D 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
December 13, 2018
SUBDIVISION
ITEM NO.: D (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.
December 13, 2018
SUBDIVISION
ITEM NO.: D (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, su ccessful 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.
December 13, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9352
4
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distr ibution
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.
December 13, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9352
5
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
December 13, 2018
SUBDIVISION
ITEM NO.: D (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 F ire
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
December 13, 2018
SUBDIVISION
ITEM NO.: D (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 cali per
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.
December 13, 2018
SUBDIVISION
ITEM NO.: D (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 neig hborhood. Event center review
shall consider the following additional requirement: (a) An event center shall not
be located within seven hundred fifty (750) feet of the following: (1) A church or
other religious facility. (2) A sexually -oriented business as defined by Chapter
17 of the Code of Ordinances. (3) A public or private elementary, secondary or
postsecondary school, a day care center or any facility that operates programs
for children or youth. (4) Any single -family or multifamily residential use, except
a hotel or motel, or a residential use that is within a unified development that
contains both the event center and the residential use . There are single-family
homes located north of this site.
The office hours of operation are from 8:00 am to 5:00 pm Monday through
Saturday. Event hours will vary but no later than 12 mid -night Monday through
Wednesday and Thursday through Sunday event hours will end by 1:00 am.
The hours of dumpster service will be limited to 7:00 am to 6:00 pm Monday
through Friday.
December 13, 2018
SUBDIVISION
ITEM NO.: D (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 propo sed 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 bu ilding 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 uti lizing
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 stat ed
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.
December 13, 2018
SUBDIVISION
ITEM NO.: D (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.
STAFF UPDATE:
No additional information has been provided to staff. Staff continues to recommend
denial of the request.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There was one objector present. Staff informed the
commission that the applicant’s attorney had just presented to staff a proposal to utilize
a nearby parking lot. Staff stated the applicant was requesting a deferral of the item to
allow staff the opportunity to review the proposal. There was no further discussion. A
motion was made and seconded to waive the commission’s bylaws to allow the additional,
late request for deferral. The motion was approved by a vote of 10 ayes, 0 noes and
1 absent. The item was then placed on the consent agenda and approved for deferral to
the January 31, 2019 meeting by a vote of 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: E 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 incl uded 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 are as.
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 development 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
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 o f
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.
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 conformance 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
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 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
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 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. 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.
December 13, 2018
SUBDIVISION
ITEM NO.: E (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
December 13, 2018
SUBDIVISION
ITEM NO.: E (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, s lope
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.
December 13, 2018
SUBDIVISION
ITEM NO.: E (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 submitted responses to issues raised from the October 10
Subdivision Committee meeting. The proposal is preliminary plat approval for
Block 7, Sienna Lake Addition. The proposal includes the development of
8.96 acres with 16 new residential lots and 750 linear feet of new street. The
proposed plat does not include any waivers or variances from the City’s
Subdivision Ordinance with regard to lot development standards. The request
does not include a variance to allow advance grading of the lots with installation of
the basic infrastructure.
The average lot size is 15,085 square feet and the minimum lot size is 12,330
square feet.
The requested documentation has been provided on the plat. The extension of
Benham Lane has been shown with a future connection to Sienna Lake Lane. A
temporary 80-foot diameter gravel turnaround has been provided at the end of
Benham Lane. As of this writing, staff is continuing to work with the applicant on
stormwater detention issues. An update will be provided at the commission
meeting.
J. STAFF RECOMMENDATION:
Recommendation forthcoming.
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.
December 13, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1424-I
10
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff informed the
commission that the applicant and staff had reached a resolution on the issue of
stormwater detention. Staff presented the item and a recommendation of approval
subject to compliance with the comments and conditions outlined in paragraphs D, E and
F of the agenda staff report. Staff also added the following additional condition from Public
Works: “Public Works recommends approval of the preliminary plat for Sienna Lake
Subdivision Block 7 subject to construction of stormwater detention pond(s) in
conformance with the City of Little Rock Stormwater Managem ent and Drainage Manual
prior to platting of any lot(s) beyond the current proposed phase located outside of the
Sienna Lake drainage basin.” There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff; including all staff comments
and conditions. The vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: F 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
December 13, 2018
SUBDIVISION
ITEM NO.: F (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 o n the consent
agenda and deferred to the December 13, 2018 meeting by a vote of 11 ayes, 0 noes
and 0 absent.
STAFF UPDATE AND RECOMMENDATION:
On November 20, 2018, the applicant requested deferral of this item to allow for further
study of options. Staff recommends deferral of the item to the January 31, 2019 agenda.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff informed the
commission that the applicant had requested deferral of the item on November 20, 2018
to allow for further study of options. 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 January 31, 2019 meeting by a vote of 10 ayes, 0 noes and
1 absent.
December 13, 2018
ITEM NO.: 1 FILE NO.: S-1313-SS
NAME: Woodlands Edge Blocks 32 and 33 Preliminary Plat
LOCATION: South of the existing Woodlands Edge Development
DEVELOPER:
South Woodlands Estates, LLC
500 Main Street, Suite A
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
South Woodlands Estates, LLC, Owner
Holloway Engineering, Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 89.97 acres NUMBER OF LOTS: 118 FT. NEW STREET: 7,832 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PRD (proposed for revocation)
VARIANCE/WAIVERS:
1. A variance from Section 31-256 to allow a reduced front building line of 20 feet for
all lots.
2. A variance from Section 36-254 to allow a reduced side yard setback of 5 feet for
lots with a lot width of 60 feet in Block 33.
3. A variance from Section 36-254 to allow a reduced rear yard setback of 15 feet for
all lots.
4. A variance from the Master Street Plan to allo w an increased length of a Minor
Residential Street.
5. A variance from the Master Street Plan to allow a trail system in lieu of sidewalks.
6. A variance from the Master Street Plan to allow an increased grade for collector
streets (14%).
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
2
7. A variance from the Master Street Plan to allow a reduced right-of-way of 40 feet
to match the existing improvements in Woodlands Edge.
BACKGROUND:
On June 20, 11995, the Board of Directors approved the Brodie Creek Conceptual PRD
for 700+/- acres located generally west of Bowman Road, south of Kanis Road/Cherry
Creek area. The conceptual PRD envisioned a mixed use development based around
four (4) distinct neighborhoods. That same night, the Board approved the Brodie Creek
East Neighborhood PRD for the first of the four neighborhoods to be built closest to
Bowman Road. Only that portion of the overall PRD was ever built. Much of the bulk of
the PRD has since been developed as Woodlands Edge Community. As Woodlands
Edge has developed, ordinances have been passed revoking portions of the Brodie Creek
Conceptual PRD.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting preliminary plat approval for Blocks 32 and 33,
Woodlands Edge Addition. The proposal includes the development of 89.97 acres
with 118 new, single family lots and 7,832 feet of new streets. The proposed plat
does include several variances from various provisions of the Subdivision
Ordinance and the Zoning Ordinance as noted above. Additionally, the applicant
is proposing to continue the use of a trail system within the development in lieu of
sidewalks on the streets and the streets in Block 33 are proposed as private streets
behind a gated entrance. A Land Alteration variance is requested to allow advance
grading of the lots with installation of the basic infrastructure.
B. EXISTING CONDITIONS:
The area proposed for development is currently wooded and undeveloped. The
existing Woodlands Edge development is located to the north and east of this tract.
Spring Valley Manor is located to the west. Additional undeveloped property is
located to the south.
C. NEIGHBORHOOD COMMENTS:
Notice was sent to all owners of abutting properties, Spring Valley Neighborhood
Association and Woodlands edge Community Association.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvements to these streets with planned
development.
2. All transition between public and private streets shall be constructed of
concrete aprons per City Ordinance.
3. Since the street is proposed to be 24 ft. in width, show on the plan the area
of street where parking will be restricted to one side. Revise General Note 7
on Tyne Ridge preliminary plat.
4. No residential waste collection service will be provided on pri vate streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
5. Storm water 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 bills of
assurance with mandatory fees collected for future maintenance.
6. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Are variances being
requested to advance grade future phases with construction of the first phase
and to grade proposed lots with the street and drainage construction?
7. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
8. 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.
9. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
10. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat. In reference to General Note 2, are public drainage easements
proposed on all sides of lots?
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
4
11. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department. All drainage easements
within subdivisions with private streets will not be maintained by the City of
Little Rock. Revise General Note 11.
12. 100 year overflow swales must be constructed and placed within public
drainage easements.
13. 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.
14. Street names and street naming conventions must be approved by Public
Works. A suffix should be added to Chanterelle Bend. The suffix in Stony
Gap Path should be changed. Contact Glenn Haley at (501) 371 -4537 if you
have any questions or desire additional information.
15. What is the purpose of the bulb outs with islands shown on preliminary plat?
Kiosks should not be located on Preserve Pass due to the expected traffic
volumes.
16. Provide street, round-a-bout, and right-of-way widths and dimensions on
Tyne Ridge preliminary
17. Show proposed location(s) of USPS cluster box units in Tyne Ridge in
conformance with USPS and City of Little Rock policy design standards. All
kiosks should be constructed with pedestrian access provided in
conformance with ADA standards. Kiosks should not be located on Preserve
Pass due to the expected traffic volumes and proposed street widths.
18. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start o f
construction.
19. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
20. Street lights are required by Section 31 -403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg
Simmons) for more information.
21. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
22. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50' back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at all proposed intersections.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
5
23. Per Section 29-190, for excavations or fills constructed with slopes flatter than
3:1 (three horizontal to one vertical), terraces are not required nor is there a
limit on the height of cut or fill.
24. With the proposed right-of-way of 40 ft. 10 ft. utility and drainage easements
should be platted on both sides of platted right-of-way. Revised General
Note #1.
25. Per the Fire Code, the minimum cul-de-sac diameter is 96 ft. from back of
curb to back of curb. Contact the LR Fire Marshall for more information.
26. Per the Fire Code, a 26 ft. or wider street must be provided around a fire
hydrant. Contact the LR Fire Marshall for more information.
27. Provide certification from a license engineer of at least 200 ft . of stopping
sight distance is provided on all new streets.
28. Striping and signage should be provided within the street bulb -out area for
parallel vehicle parking not to exceed 5 minutes.
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.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Existing overhead and
underground powerlines are located in the vicinity of this project, but extensions
will need to be made to provide service to the subdivision. Contact Entergy in
advance to discuss electrical service requirements, extensions, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this prope rty.
Please submit plans for water facilities 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. Approval of plans by Ce ntral
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
6
This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provid e adequate pressure and fire
protection.
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.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed 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.
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.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
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.
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:
1. 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.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
8
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant, Eric Holloway, was present. Staff introduced the item and noted
there were several outstanding technical issues in need of addressing. Staff
outlined the several preliminary plat informational items that were needed. The
various requested variances were noted. Public Works comments were noted and
discussed. In response to a question, Mr. Holloway stated the development would
be constructed in a single phase and permission to advance grade the lots with
installation of the basic infrastructure was requested. Comments from the other
reviewing agencies were noted. The applicant was advised to submit responses
to staff issues by November 28, 2018. The committee forwarded the item to the
full commission.
I. ANALYSIS:
The applicant is requesting preliminary plat approval for Blocks 32 and 33,
Woodlands Edge Addition. The proposal includes the development of 89.97 acres
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
9
with 118 new, single family lots with 7,832 feet of new streets. The proposed plat
does include several variances form the typical standards of the Subdivision
Ordinance and Zoning Ordinance, as noted above. The variances are consistent
with those approved for various phases of the existing Woodlands Edge
development. Additionally, the applicant is proposing to continue the use of a trail
system within the development in lieu of sidewalks on the streets and the streets
in Block 33 are proposed as private streets. A land alteration variance is requested
to allow advance grading of the lots with installation of the basic inf rastructure.
Block 32 contains 62.33 acres and will be developed with 63 lots and 4 tracts of
open space. The open space amounts to 36.65 acres. The average lot size is
13,503 square feet and the minimum lot size is 11,196 square feet. The minimum
lot size in R-2 is 7,000 square feet. The proposed density is 1.01 units per acre.
5,225 linear feet of new public streets are proposed.
Block 33 contains 27.64 acres and will be developed with 55 lots and 5 tracts of
open space. The open space amounts to 14.23 acres. The average lot size is
8,295 square feet and the minimum lot size is 7,014 square feet. The proposed
density is 1.99 units per acre. 2,607 linear feet of new street are proposed. The
streets in this block are proposed as private streets. T he subdivision will be gated,
with a key pad entrance on the north end of Chanterrelle Bend Lane off of the
round-about-on Preserve Pass. The gated entrance will be entry or exit. A second
gate is located on the south end of Chanterrelle Bend Lane. This gate is exit only.
Construction of both blocks is to be simultaneous, however it is likely that final
platting will be done by separate plats for each block.
The applicant submitted responses to most all of the issues raised at subdivision
committee. All required information has been added to the preliminary plat
document. Centralized USPS mail kiosks have been added for each block. The
front building lines along Preserve Pass have been revised to 30 feet. Public Works
comments have been addressed. All streets will be 26 feet wide. The required sight
distance certification letter has been provided. A previously requested variance to
allow for a street design speed of 25 mph has been withdrawn. Cul-de-sac design
will comply with the Fire Code for appropriate diameter.
To staff’s knowledge there are no outstanding issues. The proposed new blocks
are compatible with the existing Woodlands Edge development.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
10
Staff recommends approval of the following variances:
(a) A variance from the land alteration ordinance to allow advance grading of a
portion of the lots with installation of the basic infrastructure.
(b) A variance from Section 31-256 to allow a reduced front building line of
20 feet for the lots not fronting onto a collector street.
(c) A variance from Section 36-254 to allow a side yard setback of 5 feet for all
lots with a width of 60 feet in Block 33.
(d) A variance from Section 36-254 to allow a reduced rear yard setback of
15 feet for all lots.
(e) A variance from the Master Street Plan to allow an increased length of a Minor
Residential Street.
(f) A variance from the Master Street Plan to allow an increased grade for
collector streets (16%).
(g) A variance from the Master Street Plan to allow a reduced right of way of
40 feet to match the existing improvements in Woodlands Edge.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above; including the variances. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: 2 FILE NO.: S-1834
NAME: Lot 10, Kimball and Bodeman’s Addition Replat
LOCATION: 621 Valmar Street
DEVELOPER:
The C Street Group
P. O. Box 251761
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Lance Levi, The C Street Group
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. A variance from Section 31-232 to allow the lots to be more than three times as deep
as they are wide.
2. A variance from Section 36-255 to allow lots than 5,000 square feet in area.
3. A variance from Section 36-255 to allow lots less than 50 feet in width.
BACKGROUND:
The property was previously occupied by a single family residential structure. On
September 18. 2003, the commission approved a special use permit to allow the occupant
of the home to operate a daycare family home. The structure has recently been removed
and the lot is vacant.
December 13, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1834
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a preliminary plat to divide the 50 foot by 140 foot lot
into two, 25 foot by 140 foot lots. A single family residence will then be constructed
on each lot.
B. EXISTING CONDITIONS:
The property is currently vacant. It is located in a neighborhood comprised
primarily of single family homes on traditional 50 foot by 140 foot lots. Other uses
in the general area include small churches and the Boys and Girls Club/ Lamar
Porter Field property.
C. NEIGHBORHOOD COMMENTS:
Notice was sent to all owners of abutting properties and the Capitol View -Stifft
Station Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Valmar Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. Access to the lots with minimum street frontage should be provided by a single
shared access easements off Valmar Street or two (2) or fewer accesses off
the rear alley.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. Each lot
must have separate service line to sewer main.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. This property is served from
an overhead power line located in the alley at the rear of these lots. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
December 13, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1834
3
Central Arkansas Water: No comments.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the requisite
one (1) hour fire resistance rating. When buildings are five (5) feet or more from
the property line, the requirement no longer applies to the wall itself, only the
projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 501.373.4832 for additional
details.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant, Lance Levi, was present. Staff introduced the item and noted little
additional information was needed. Staff noted the requested variances. Public
Works comments were noted and discussed. Staff stated they would not support
each lot having its own separate driveway onto Valmar Street. It was suggested
that driveways be located at the rear of the lots, off of the alley, or a single shared
driveway be constructed along the common lot line. Comments from the other
reviewing agencies were noted. The applicant was advised to submit responses
December 13, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1834
4
to staff issues by November 28, 2018. The committee forwarded the item to the
full commission.
I. ANALYSIS:
The request is a preliminary plat to subdivide this existing, vacant, 50 foot by
140 foot lot into two 25 foot by 140 foot lots. Once completed, the applicant
proposes to construct a new single family residence on each lot. There are
variances associated with the proposed plat.
Section 31-232 states no residential lot is to be more than three times as deep as
it is wide. The proposed lots exceed the allowable lot width to depth ratio. Section
36-255 requires lots in the R-3 district to be at least 5,000 square feet in area. The
proposed lots are approximately 3,500 square feet in area. Section 36-255
requires lots in the R-3 district to be at least 50 feet in width. The proposed lots
are 25 feet in width.
Staff is supportive of the proposed plat and variances. Although the proposed lots
are smaller than most of the lots immediately around the site, there are similarly
sized lots in the general area. This same applicant is building on two 25 foot
lots several blocks to the east where there are several similarly sized lots. The
resulting density will be equivalent to that of a duplex on a traditionally sized lot.
There are numerous R-4 (two-family) zoned and duplex-occupied lots in the area
around this site. The applicant has agreed to have only a single curb cut on Valmar
Street, with a 20 foot wide driveway being centered on the common lot line
between the two lots. The final plat will reflect that driveway location.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to the
following conditions:
a. Compliance with the comments and conditions outlined in paragraphs D, E and
F of the agenda staff report.
b. There is to be single driveway on the Valmar Street frontage, not more than
20 feet in width centered on the common lot line between the two lots.
Staff recommends approval of the following variances:
a. A variance from Section 31-232 to allow the lots to be more than 3 times as
deep as they are wide.
b. A variance from Section 36-255 to allow the lots to be less than 5,000 square
feet in area.
December 13, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1834
5
c. A variance from Section 36-255 to allow the lots to have a width of less than
50 feet.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above; including the variances. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: 3 FILE NO.: Z-5534-C
NAME: University and R Street Short-form PCD
LOCATION: Northwest corner of N. University Avenue and R Street
DEVELOPER:
Boen Enterprises
P. O. Box 22407
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Regions Bank, Owner
Crafton Tull, Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
AREA: 0.5165 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: R-2
ALLOWED USES: Single family residential
PROPOSED ZONING: PCD
PROPOSED USE: Mixed use; retail on ground floor and 8 residential units on second
and third floors (4 per floor).
VARIANCE/WAIVERS:
(a) Variance from street buffer requirement on University Ave nue and R Street
(b) Variance from the typical minimum parking requirements.
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
2
BACKGROUND:
On October 10, 1957, a request to rezone this site from A (R-2) to F (C-3) was withdrawn.
On February 20, 1979, the Board of Directors denied a request to rezone the site from A
(R-2) to E-1 (O-3). On January 29, 1992, the Planning Commission voted to deny a
request to rezone the site from A to O-1. The Commission voted to approve a conditional
use permit for a church. In 2013-2014, the church building was removed and the site has
been vacant since.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant has submitted a request to rezone the site to PCD planned
commercial district to allow for construction of a three-story, mixed use building
and associated parking. The applicant desires to construct a single building with
4,864 square feet of retail space on the ground floor and eight (8) studio apartment
spaces on the second and third floors (4 units per floor). The building is proposed
to be located at the east property line along N. University Avenue. The site plan
provides for 23 spaces to be located on the west side of the building with access
off of R Street.
B. EXISTING CONDITIONS:
The property is currently cleared and vacant. Banks are located on the properties
to the north and south. Single family residences are located to the wes t. The
traditional Heights commercial district is located across University Avenue to the
east.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Heights and Normandy-Shannon Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. N. University Avenue is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
R Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
3
3. A 20 feet radial dedication of right-of-way is required at the intersection of
University Avenue and R Street.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
missing, damaged or not in compliance with ADA recommendations in the
public right-of-way prior to occupancy.
5. The curb radius at the University & R Street intersection should be improved
to a 25 ft. radius.
6. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to University Avenue
including sidewalks with planned development. The new back of curb should
be located 36 ft. from the back of curb on the east side of University Avenue.
Sidewalk will maybe required to be relocated on University Ave. Striping
should be provided for 3 continuance lanes on University Avenue. The
existing inlet along the north property line should be relocated to align with
the proposed new curb adjacent to the subject property.
7. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to
the bank located on the southside of R St reet, a stormwater inlet should be
installed at the west property line on R St reet and stormwater piped to
the creek.
9. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall
be repaired by the responsible party prior to issuance of a certificate
of occupancy.
10. 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.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo ).
12. 371-4818) for the private improvements such as awnings or planters located
in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
4
overhead power line on the north side of the property. Care should be used in
constructing the drive on the north side of this project as it will be under an
energized power line. Proper clearances to the wires must be maintained during
and after construction of the drive. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
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.
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 Little Rock Fire Department is required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
5
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be p ositioned 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.
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
6
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be less than nine (9) feet. The street buffers adjacent to University Ave
and R Street buffer are deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
7
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. The minimum dimension shall be
one-half (½) the full width requirement but in no case be less than nine (9) feet.
Provide trees with an average linear spacing of not less than thirty (30) fe et
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
Perimeter planting strips adjacent to the R Street right-of-way and a portion of
the north perimeter planting strip are deficient. A City Beautiful variance may
be required before a building permit is issued.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one 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.
Interior parking islands have not been provided. A City Beautiful variance may
be required before a building permit is issued.
6. Land use buffers are to be m aintained adjacent to the R-2 zoned property to
the west. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for
every thirty (30) linear feet.
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: No comments received.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Public/Institutional (PI) for this property. The
Public/Institutional category includes public and quasi-public facilities that provide
a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. A Planned Zoning District is required
if the use is mixed office and commercial. The applicant has applied for a rezoning
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
8
from R-2 (Single Family District) to PCD (Planned Commercial District) to allow
development of a future mixed use building as an allowable use. The first floor is
commercial and the second floor is residential.
Master Street Plan: East of the property is N. University Avenue and it is shown
as a Collector on the Master Street Plan. South of the prope rty is R Street and it is
shown as a Local Street on the Master Street Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. The
primary function of a Local Street is to provide access to adjacent prope rties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements.
Bicycle Plan: A Class II Bike Lane is shown along N. University Ave nue. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
Brad Peterson of Crafton Tull was present representing the application. Staff
introduced the item and noted additional information was needed on the proposed
development. Staff requested details on building height, setbacks, signage and
site lighting. Staff requested specifics on the type of uses proposed for the ground
floor and the size of the units on the second floor. The days and hours of operation
for the retail uses were requested. Staff asked for proposed building elevations.
Staff asked if access to the retail would be from the University Avenue side. The
location of the proposed dumpster was questioned by staff as it was indicated as
adjacent to the residential properties to the west. Staff suggested relocating the
dumpster. Public Works comments were noted and discussed. The applicant was
advised to provide a sketch grading and drainage plan to indicate where runoff
would be directed. Staff discussed the nature of the required improvements to the
abutting streets. Landscape comments were presented. It was noted that the
proposed plan would also require a variance from the City Beautiful Commission.
The comments from the other reviewing agencies were noted. The applicant was
advised to submit responses to staff issues by November 28, 2018. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The request is to rezone this vacant, .5 +/- acres site from R-2 single family
residential to PCD to allow for construction of a three story mixed use building and
associated parking. The proposal includes construction of a single building with
4,864 square feet of retail space on the ground floor and two floors of residential
units (four, 1,070 square foot units per floor). Uses on the ground floor will be
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
9
limited to those allowed in the C-1 neighborhood commercial district with the
exception of the following uses: Church, cigar, tobacco and candy store, custom
sewing and millinery, day nursery or day care, adult day care, du plication shop,
eating place inside, fire station, key shop, laundromat or pitch -up station, lodge or
fraternal organization, medical appliance fitting and sales, medical marijuana
cultivation facility, medical marijuana dispensary, mobile canteen, a paint and
wallpaper store, pet shop, private school, school, secondhand store, shoe repair,
studio, tool and equipment rental and two-family residences. The commercial uses
may operate up to seven days a week, from 7 a.m. to 10 p.m.
The building is proposed to be located at the University and R Street property lines.
A 23 space parking lot is proposed to be located on the west side of the building,
with access off of R Street. The three story building will have a height of 40 feet
at the highest parapet.
Access to the retail spaces will be from both the east and west sides. Retail spaces
will also adjoin the interior building lobby. No ground mounted sign is proposed.
Signage will consist of wall signage on both the east and west facades.
Site lighting will be directed inward and downward with full cut off. Where
practicable, lighting will be limited to bollard, landscape and building lighting.
The dumpster is being shown on the south perimeter of the parking lot, with the
opening directed to the street. This requires the dumpster service truck to back
directly into the street. The dumpster screen will be constructed from masonry,
brick or façade materials complimentary to the building, with a solid metal gate.
Service hours are limited to 7 a.m. to 6 p.m., Monday – Friday.
The applicant submitted responses to issues raised at subdivision committee and
has stated they will comply with all comments. A variance is requested from the
street buffer requirement along both street frontages as the build ing is proposed
to be located at those property lines. The building height of 40 feet is taller than
the typical building height of 35 feet. As a PCD, it is not a variance. The typical
parking requirement for the proposed use mix is 28 spaces. 12 spaces are required
for the residential uses (1.5/per unit). 16 spaces are required for the commercial
spaces (1/300 sq. ft.). The plan indicates only 23 spaces.
Staff is not supportive of the proposed PCD zoning. Staff does not believe it is
appropriate to extend commercial zoning and uses across to the west side of
University Avenue. Staff has previously voiced support for some level of
residential zoning above traditional detached single family density on the west side
of University at this location. Other than for the two banks and a dentist office, all
uses west of University in this area are single family residences. The office and
commercial zoning north of this site, at Kavanaugh and University, are the result
December 13, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5534-C
10
of court action in the early 1960’s. Neithe r staff nor the planning commission
supported the PD-O zoning to allow the bank located south of this site. The
adopted land use plan show PI public and institutional for the site which is reflective
of its past occupancy by a church. RL residential low density is the predominant
land use pattern west of University. Additionally, staff cannot support the plan
showing the dumpster as located with service being directly off of R Street.
There are potential issues related to stormwater run-off and detention which staff
continues to study. That information will be provided to the commission at the
hearing.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were several objectors present. Staff informed the
commission that the applicant had, just prior to the meeting, requested deferral of the item
to allow time to meet with the neighborhood and to consider possible revision s to the
proposal. Staff recommended deferral of the item to the January 31, 2019 meeting.
There was no further discussion. A motion was made and seconded to waive the
commission’s bylaws to allow the late request for deferral. The motion was approved by
a vote of 10 ayes, 0 noes and 1 absent. The item was then placed on the consent agenda
and approved for deferral to the January 31, 2019 meeting by a vote of 10 ayes, 0 noes
and1 absent.
December 13, 2018
ITEM NO.: 4 FILE NO.: Z-6034-A
NAME: A Top of the Ladder Short-form PCD
LOCATION: 8405 Stanton Road
DEVELOPER:
A Top of the Ladder
8405 Stanton Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Tracy Marshall, owner
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
Woods Group, Architects
AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
ALLOWED USES: Single Family. Occupied by a non-conforming commercial structure.
PROPOSED ZONING PCD
PROPOSED USE: Mixed Use Commercial and Office
VARIANCE/WAIVERS: Reduced land use buffer on north and south perimeters for new
parking and drive.
BACKGROUND:
This four-suite commercial building was constructed prior to this area being annexed
into the City in 1982. At the time of annexation, the property was zoned R -2. On
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
2
September 19, 1995, the commission approved a conditional use permit to allow use of
the building and property for a small, private school. That use has vacated the building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the site to PCD planned commercial district
to allow for use of the existing building for a mixture of commercial and office uses.
A new driveway is to be constructed along the north side of the property to provide
access to a new 11-space paved parking lot to be located behind the building.
B. EXISTING CONDITIONS:
The site contains a one-story, 4,750 square foot commercial building and an
asphalt paved, 9 space parking lot. The site has two driveways from Stanton Road.
Single family residential properties are located to the north, south and west (across
Stanton Road). A mobile home park is located to the east.
C. NEIGHBORHOOD COMMENTS:
Notice was sent to all owners of properties located within 200 feet of the site and
the Upper Baseline and SWLRUP Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide a Sketch Grading and Drainage Plan per Sec. 29 -186 for the new
parking lot.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. FOG
(Grease Interceptor) Analysis required.
Entergy: Entergy does not object to this proposal. However, there appears to be
an existing underground service line to this structure. Care should be used in the
construction of the new parking area. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
3
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
4
Landscape:
1. Site plan must comply with the City’s minimal 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 east are zoned R -2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip. The north and south perimeter planting strips are deficient.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
5. An irrigation system shall be required for developments of one (1) acre or
larger. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of all plant material if an automatic irrigation
system is not provided.
6. All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of
mulch, edging, wheel stops, and/or concrete curb and gutter.
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: No comments received.
Planning Division: No comments.
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
5
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant was present. Staff introduced the item and noted additional
information was needed regarding specifics of the proposed use. Staff asked if any
uses were proposed other than those specified in the cover letter. Staff asked the
applicant to provide the days and hours of operation, a signage plan, a lighting
plan and to locate any existing or proposed fencing. Staff asked if there would be
an area of outdoor dining or any other outdoor use. Public Works and landscape
comments were noted. It was noted that the proposed plan would also require City
Beautiful Commission approval. The comments from the other reviewing agencies
were noted. The applicant was advised to respond to staff issues by November 28,
2018. The committee forwarded the item to the full commission.
I. ANALYSIS:
The R-2 zoned lot located at 8405 Stanton Road is currently occupie d by a one
story, 4,750 square foot commercial-style building and an asphalt paved nine
space parking lot. The building was constructed prior to this area’s annexation into
the City in 1982. At the time of annexation, the property was zoned R -2 single
family. No subsequent application for rezoning was filed. In 1995, a conditional use
permit was approved to allow use of the building and property for a small
daycare/private school. The applicant is now requesting approval of a rezoning to
PCD to allow for use of the building for a mixture of office and commercial uses. In
addition, a new 11-space parking lot is proposed behind the building.
The building is divided into 4 separate suites ranging in size from 650 square feet
to 1,900 square feet. The applicant has submitted a specific list of uses proposed
for the suites. The three small suites are proposed for occupancy by general and
professional office uses, one barber/beauty salon and/or one of two commercial
uses; a hair supply store or a clothing store. The largest suite is proposed to be
used for a restaurant. Days and hours of operation are proposed as seven days a
week, between the hours of 7:00 a. m. to midnight. A covered deck on the rear of
the building may be used for an area of outdoor dining for the restaurant. Signage
will consist of a single ground-mounted sign not to exceed 20 feet in height and
64 square feet in area and wall or awning signage on the front of the building for
each suite. No additional site lighting is proposed. A 6 foot tall privacy fence is
located along the north property line. Additional 6 foot tall privacy fencing is to be
installed along the east and south perimeters to enclose the ear portion of the site.
A dumpster, with screening, is indicated on the south side of the front parking lot.
If the plan is approved, service hours for the dumpster must be limited to Monday-
Friday, 7:00 a.m. – 5:00 p. m.
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
6
A 10 foot wide concrete driveway is proposed along the north perimeter of the site
to provide access to a new, 11-space paved parking lot to be constructed behind
the building.
Staff certainly recognizes that the building is not conducive to occupancy as a
single family (R-2) dwelling and some other use is more appropriate. Staff does
have concerns about the current proposal. The property is located such that it is
surrounded by a variety of single family residences; site built and manufactured
homes. The proposal to build a driveway and new parking lot results in a situation
where there is no buffer at all between this site and the single family residence
adjacent to the north. The proposed use mix will result in a parking requirement of
25-26 spaces. The site currently has 9 spaces and an additional 11 are proposed
for a total of 20. Proposed days and hours of operation are 7 days a week, within
the hours of 7:00 a. m. to midnight. Inserting the proposed commercial uses,
including the proposed restaurant, into a residential neighborhood does not seem
to staff to be an appropriate action.
Staff believes a more appropriate use would be one that better fits in the
neighborhood, such as day care or similar use. Potentially, small office uses with
weekday, daytime hours could be considered more appropriate. Such uses could
function with the existing parking as well.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were two objectors present. A letter of opposition and
two letters of support had been forwarded to the commissioners. Staff noted the letters
of support were from the Upper Baseline and SWLRUP Neighborhood Associations. Staff
noted each letter of support proposed several conditions which the associations wanted
imposed on the item as a condition of their support. Staff presented the item and a
recommendation of denial.
The applicant, Tracy Marshall, addressed the comm ission. She described the property
and showed photographs of the building. She listed her potential uses for the building
and stated the restaurant would possibly have hours of operation 10:00 a.m. – 10:00 p.m.
Monday – Thursday and 10:00 a.m. – midnight Friday, Saturday and Sunday. She stated
she would re-evaluate the proposal to have outdoor dining and would move the dumpster,
if requested.
December 13, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6034-A
7
Bobby Wade, of 8309 Stanton Road, spoke in opposition. He stated the building was
occupied by a school for years. He stated there were no other businesses around this
site, only houses. He voiced concerns about the potential commercial uses, a restaurant
and late hours. He stated he did not think a dumpster truck could get to the rear of
the property.
Ruth Bell, of the League of Women Voters, spoke in opposition. She stated it would be
a big jump in uses to go from a school to commercial. She stated the League felt this
was inappropriate in an area surrounded by residences.
Ms. Marshall stated she and her husband needed office space for their business and she
would be the owner of the hair supply store. She stated she would install screening
around the dumpster where it currently sits. She stated she did not know the property
was zoned residential when she bought it.
Commissioner Latture stated he could not support the proposal if it included a restaurant.
A motion was then made to approve the application, including all staff comments and
conditions, except the recommendation of denial. The vote was 2 ayes, 9 noes and
0 absent. The item failed.
December 13, 2018
ITEM NO.: 5 FILE NO.: Z-6488-C
NAME: KLR Properties Revised Short-form PCD
LOCATION: 12400 Cantrell Road
DEVELOPER:
KLR Properties
P. O. Box 21051
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
KLR Properties, owner
River City General Contractors, agent
SURVEYOR/ENGINEER:
Lewis Architects Engineers
11225 Huron Lane
Little Rock, AR 72211
AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: O-3 General Office District uses, health studio and spa, restaurant
PROPOSED ZONING: Revised PCD
PROPOSED USE: To add parking along the side of the joint access easement. No
change in uses.
VARIANCE/WAIVERS: None requested
BACKGROUND:
On October 18, 2016, the property was rezoned from O -3 general office district to PCD
planned commercial district to allow the development of the site with a new multi -tenant
building containing 14,000 square feet of floor area. The approval allowed the f ollowing
uses:
December 13, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6488-C
2
(a) 6,000 square feet: A Kick Above personalized fitness training facility (health
studio and spa). Also to utilize 1,600 square feet of mezzanine space.
(b) 4,000 square feet: Silks A Bloom, permanent botanicals and creative
arrangements (florist shop).
(c) 2,000 square feet: River City Contractors: (general and professional office).
(d) 2,000 square feet: Shelled area: (general and professional office).
Access to the site was proposed from a shared driveway with the adjacent property to the
west. Parking was to be located in front of and behind the building.
On June 6, 2017, a revision to the PCD was approved. The revision was only to the
allowed use mix within the building. No change to the plan was proposed. The new use
mix was as follows:
(a) 6,000 square feet: A Kick Above personalized fitness training facility (health
studio and spa). Also to utilize 1,600 square feet of mezzanine space.
(b) 2,000 square feet: Firehouse Subs.
(c) 2,000 square feet: River City Contractors (general and professional office).
(d) 4,000 square feet: Shelled area (general and professional office).
The building has been constructed and is occupied.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a revision to the approved PCD solely for the purpose
of allowing parallel parking along the shared access easement drive between this
property and the office building adjacent to the west.
B. EXISTING CONDITIONS:
The site is developed with the approved development. An office building is
adjacent to the west. A utility substation is adjacent to the east. A church is located
across Cantrell Road to the south.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Piedmont Neighborhood Association.
December 13, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6488-C
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
December 13, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6488-C
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: This request is located in River Mountain District. The Land
Use Plan shows Transitional Use (T) for this property. Transition is a land use plan
designation that provides for an orderly transition between residential uses and
other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses. A Planned
Zoning District is required unless the application conforms to the Des ign Overlay
standards. Uses that may be considered are low-density multi-family residential
and office uses if the proposals are compatible with quality of life in nearby
residential areas. The applicant has applied for a revised PCD (Planned
Commercial District) to add parallel parking on one side of the driveway. The
request is in the Highway 10 Design Overlay District.
Master Street Plan: South of the property is Cantrell Road and it is shown as a
Principal Arterial on the Master Street Plan. The prim ary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Ca ntrell Road since it is a
Principal Arterial. This street may require dedication of right -of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right -of-
way or an easement is recommended. Nine-foot paths are recommended to allow
for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant was not present. Staff presented the item and noted there was no
additional information needed. The committee forwarded the item to the full
commission.
I. ANALYSIS:
There were no issues from the Subdivision Committee meeting which needed
responses. The site has been developed under the current PCD zoning as noted
in the “Background” section above. The only change proposed under this revision
is to allow parallel parking for 5-6 vehicles on the east side of the driveway within
the common access easement between this lot and the lot adjacent to the west.
There is sufficient pavement width to accommodate parking on this one side of the
December 13, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6488-C
5
driveway and still retain adequate driveway width. There are two driveways from
the access easement onto this property. Staff can support parallel parking on the
east side of the access easement driveway, north of the northern driveway; not
between the driveways or south of the southern driveway. Parking must be limited
to those areas which do not violate Little Rock Traffic Code or Fire Department
regulations.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revision to the PCD to allow parallel parking on
the east side of the common access easement driveway, north of the norther n
driveway only. The parking must be located so as not to violate Little Rock Traffic
Code or Fire Department regulations.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had failed to send the required notices and the item needed
to be deferred. There was no further discussion. The item was placed on the consent
agenda and approved for deferral to the January 31, 2019 meet ing by a vote of 10 ayes,
0 noes and 1 absent.
December 13, 2018
ITEM NO.: 6 FILE NO.: Z-8042-D
NAME: Northwest Territory, Lot 10 Revised Short-form PCD
LOCATION: Northeast corner of Cantrell Road and Chenal Parkway
DEVELOPER:
Colliers International
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Highway Chenal, LLC; Guard, LLC and K & D Huchingson Limited Partnership, owners
Halff + Marlar, authorized agent
SURVEYOR/ENGINEER:
Halff + Marlar
5318 JFK Blvd.
North Little Rock, AR 72116
AREA: 1.6 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: PCD (expired)
ALLOWED USES: C-3 general commercial permitted uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3 general commercial uses.
VARIANCE/WAIVERS: None requested
BACKGROUND:
On December 4, 2007, the Board of Directors adopted Ordinance No. 19,884 establishing
Lot 10 Northwest Territory Short-form PCD. The rezoning allowed for a commercial
development with C-3 uses. The approved site plan allowed for reduction of the eastern
landscape strip on the eastern perimeter from 25 feet to 9 feet since the property to the
east was occupied by a utility substation. That development did not occur.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
2
Ordinance No. 19,996 adopted by the Board on July 15, 2008 allowed a revision to the
PCD to allow for a reduction of the landscape strip on the north perimeter from 25 feet to
9 feet since the property to the north was occupied by a mini -warehouse development.
A 14,460 square foot building utilizing C-3 uses was proposed on the site. That
development did not occur.
On October 5, 2015 the Board approved the establishment of the Lot 10 Northwest
Territory Short-form PCD to allow for construction of a 10,010 square foot building utilizing
C-3 uses. A restaurant with a drive-through pick up window was indicated on the west
side of the building with stacking along the rear. A 52 space parking lot was proposed in
front of the building with an additional 15 parking spaces for employees located behind
the building. The landscape strips on the north and east perimeters were approved at
9 feet as in the previous approvals. That development did not occur and the PCD has
just recently expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a revision to the previously approved PCD
zoning to allow for construction of a single, 10,410 square foot building with
3,200 square feet designated for a restaurant with drive through service and
7,210 designated for retail space. Parking for 62 vehicles is indicated. The
development is requesting uses as allowed in the C-3 general commercial district.
A dumpster with the required screening will be located in the northeast corner of
the development. There is a large Entergy substation to the east and a mini -
warehouse development adjacent to the north. The driveways shown on the plan
have been previously constructed with permitting obtained from the City and
AHTD. The driveway on Cantrell Road (Hwy 10) is right in-right out only. The
previously approved reduction in the landscape strips on the north and east
perimeters to 9 feet is requested. The plan complies with all other criteria of the
Highway 10 Design Overlay District. The plan varies very little from the plan
approved in 2015.
B. EXISTING CONDITIONS:
The site is vacant and undeveloped. A convenience store with gas pumps is
located across Chenal Parkway to the west. A utility substation is adjacent to the
east. A large “big box” retail store is located across Cantrell road to the south and
a mini-warehouse development is adjacent to the north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Duquesne Place and Aberdeen Court Neighborhood
Associations.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. Due to
this property being located at an arterial/arterial intersection, the dedication
of an additional 10 ft. of right-of-way is required to be dedicated for a total
dedication of 65 ft. No dimensions to centerline have been provided.
2. Chenal Parkway is classified on the Master Street Plan as a minor arterial.
Dedication of right-of-way to 45 feet from centerline will be required. No
dimensions to the centerline has been provided.
3. Sidewalks with appropriate handicap ramps are required on Chenal Parkway
and Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code
and the Master Street Plan.
4. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction. Signage should be
provided restricting left turns into and out of the site on Cantrell Road.
Pedestrian signal???
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.
11. Per Ordinance # 19,883 for the deferral of Master Street Plan construction on
Chenal Parkway, with the development of Lot 10 widening to the Master
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
4
Street Plan standard is required along the east side of Chenal Parkway
between the north property line of lot 2 to the north property line of lot 10.
12. Show pick up window and order board(s) on plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. Retain 15'
wide easement for existing sewer mains.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Existing overhead
powerlines are located on the east and south sides of the property and a streetlight
is located on the west side of the property along Chenal Parkway. Contact Entergy
in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
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.
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 Little Rock Fire Department is required .
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
5
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lo t or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
6
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
7
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty
(40) feet of landscaped area exclusive of right -of-way. The landscaped area
shall contain organic and/or combined man-made/organic features such as
berms, brick walls and dense plantings such that vehicular use areas are
screened when viewed from an elevation of forty-two (42) inches above the
elevation of the adjacent street. Trees shall be planted or be existing at least
every twenty (20) feet and have a minimum of two (2) inches in diameter when
measured twelve (12) inches from the ground at time of planting. Provide
screening shrubs no less than thirty (30) inches in height at installation with an
average linear spacing of not less at three (3) feet within the required landscape
area
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 property to the east is zoned R-2.The minimum dimension shall be
thirteen (13) feet. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed,
shall be provided within the landscape ordinance of the city, section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. The Highway 10 DOD requires rear and side yards to
have a landscaped buffer averaging a minimum of twenty-five (25) feet from
the property line. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distribute d throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
8
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: Planning Division: This request is located in Pinnacle 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 revised PCD (Planned Commercial District)
to re-activate an expired PCD for this site with minor si te. The site is within the
Chenal and Highway 10 Design Overlay Districts.
Master Street Plan: East of the Property is Chenal Parkway is a Minor Arterial on
the Master Street Plan. South of the property is Cantrell Road and it shown as a
Principal Arterial on the Master Street Plan. North of the property is Cantrell Road
and it is shown as a Principal 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 Chenal
Parkway since it is a Minor Arterial The primary function of a Principal Arterial
Street is to serve through traffic and to connect major traffic generator or activity
centers within an urbanized area. Entrances and exits should be limited t o
minimize negative effects of traffic and pedestrians on Cantrell Road since it is a
Principal Arterial. These streets may require dedication of right -of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right -of-
way or an easement is recommended. Nine-foot paths are recommended to allow
for pedestrian use as well (replacing the sidewalk). There is a Class III Bike Route
shown on Chenal Parkway. These bike routes require no additional right -of-way,
but either a sign or pavement marking to identify and direct the route .
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
9
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant was present. Staff introduced the item and noted additional
information was needed regarding specifics of the proposed development. The
applicant was asked to provide a more specific use mix proposed for t he area
designated for retail use. Staff requested a signage plan, days and hours of
operation, a lighting plan and information about the dumpster screening materials.
Staff requested that all building setbacks be labeled. Staff asked that the drive -
through order board screen be indicated or a variance requested if one was not
proposed. Public Works comments were presented and discussed. Staff noted the
previously approved deferral of Master Street Plan required improvements to
Chenal Parkway which would be triggered by development of this lot. Landscape
comments were noted. Comments from the other reviewing agencies were noted.
The applicant was advised to respond to staff issues by November 28, 2018. The
committee forwarded the item to the full commission.
I. ANALYSIS:
The request is re-approval, with some minor revision, of the previously approved
PCD for this site. The proposal is the development of this vacant, 1.6 acre Lot with
a single, 10,410 square foot building with associated 61 -space parking lot. The
development is proposing C-3 general commercial uses for the building. Days and
hours of operation are proposed as 7 days a week, 4:00 a.m. to midnight. A single
restaurant, with drive-through service is proposed to occupy 3,200 square feet.
The remainder of the building will contain C-3 uses. Staff recommends that the
allowable use mix not exceed the available on-site parking.
The drive-through stacking extends around the east and north (rear) perimeters of
the building with the pick-up window being located on the west side. 46 parking
spaces are located in front of the building. A 15 space employee parking area is
located behind the building. A small area of outdoor dining is located in front of the
restaurant. Signage will consist of a single monument style ground sign not to
exceed 6 feet in height and 72 square feet in area (as per Hwy 10 DOD standards)
and wall signage on the two building facades facing Cantrell Road and
Chenal Parkway.
The building setbacks exceed those required under the DOD. The landscape areas
on both street perimeters meet the DOD standards. The applicant is requesting
approval of the previously approved reduction in the width of the landscape strips
on the north and east perimeters from 25 feet to 9 feet.
The 2 driveways were previously constructed with permits for the City and AHTD.
The driveway on Cantrell (Hwy 10) is right in-right out only.
December 13, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8042-D
10
All lighting will comply with the standards of the Hwy 10 Design Overlay District.
All lighting will be designed and located in a manner so as not to disturb the scenic
appearance of the corridor. All lighting will be low-level, directed downward into
the site.
The applicant is requesting not to construct the order board screen which code
requires to be placed opposite the order board. The order board will be located at
either the east side or the rear of the building and the properties to the north and
east are occupied by a mini-warehouse development and a utility substation
respectively. Staff supports that request.
Staff is supportive of the request. The proposal is very similar to that previously
approved by the commission and board. The proposed development has
14 percent building coverage, 54 percent paved area and 32 percent landscaping.
The requested landscape variances on the east and north perimeters match those
previously approved. Granting those variances will not affect the overall integrity
of the DOD. The lot was platted with an area of 1.6 acres, less than the 2 acre
minimum typically required under the DOD. Again, that has been previously
approved.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD subject to compliance with the
following conditions:
(a) Compliance with the staff comments and conditions outlined in paragraphs
D, E and F and the staff analysis in the agenda staff report.
(b) The use mix –required parking in the development must not exceed the
available on-site parking.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff; including all staff comments and conditions. The
vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: 7 FILE NO.: Z-9377
NAME: Fulmer Short-form PD-O
LOCATION: 102 Barton Street
DEVELOPER:
Jonelle T. Fulmer Living Trust
5209 Rosewood Circle
Ft. Smith, AR 72903
OWNER/AUTHORIZED AGENT:
Jonelle Fulmer, owner
SURVEYOR/ENGINEER:
James Butler
10411 Highway 107
Sherwood, AR 72120
AREA: 0.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: C-3 and R-3
ALLOWED USES: General commercial and single family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Single family and home office
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The lot at 102 Barton is occupied by a circa 1930’s single family residence. The vacant
C-3 zoned lot adjacent to the north is a remnant of what was a commercial node
established by the 1937 zoning ordinance.
December 13, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9377
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a PD-O planned development-office
combining the two lots for a single use. The house will be principally a single family
residence. The applicant lives in Ft. Smith but has business that brings her to Little
Rock on a regular basis. The house will offer her a location from which to work
when in town, as well as place to stay rather in a hotel. The business is a quiet,
one person office use. She does entertain clients and friends from time to time
(for both business and personal purposes). Thus she is proposing to construct a
small paved parking lot on the currently C-3 zoned lot.
B. EXISTING CONDITIONS:
A one story, brick and frame, single family residential structure is located on the
R-3 zoned lot. The C-3 zoned lot is vacant. There is an existing curb cut from
Markham Street onto the lot. The property across Markham Street to the north is
occupied by the schools for the deaf and blind. The properties to the south and
west are occupied by a variety of residential uses; including single family, two
family and multifamily.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Capitol View-Stifft Station neighborhood Association.
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. Due to the proposed use of the property, the Master Street Plan specifies
that Barton Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in th e public
right-of-way prior to occupancy. The panels of the existing sidewalk and
access ramp maybe required to be replaced. Public Works staff can meet
with the applicant to determine sidewalk and ramp in need of replacement.
December 13, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9377
3
4. What landscaping is proposed between the parking area and the sidewalk.
The proposed landscaping shrubbery between the parking area and the
sidewalk cannot exceed 30 inches in height to not obstruct the limited sight
distance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. Retain 10'
wide easement for existing sewer main.
Entergy: Entergy does not object to this proposal as long as parking spaces on
the west side of the property do not obstruct bucket truck access to the alley for
service restoration and maintenance purposes. There do not appear to be any
conflicts with existing electrical utilities at this location. Contact Entergy in advance
to discuss electrical service requirements, extensions, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
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.
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 Little Rock Fire Department is required.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
December 13, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9377
4
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. Any new site development must comply with the City’s minimal 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 or six (6) feet nine (9) inches in designated
mature areas. The property is located in the City’s designated mature area. A
twenty-five (25%) percent reduction of the buffer requirements is acceptable.
Requirements for landscaping in land use buffers shall be the same as
perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of
mulch, edging, wheel stops, and/or concrete curb and gutter.
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: No comments received.
Planning Division: No comments.
December 13, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9377
5
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant was present. Staff introduced the item and noted little additional
information was needed. Staff asked if there would be any business traffic
(persons) to the site. Staff asked if the new parking lot would be lighted and how
often the proposed entertaining events were anticipated. Public Works and
Landscape comments were discussed. It was noted that care in the selection and
location of planting materials was necessary due to limited sight distance. Staff
recommended changes to the proposed parking lot plan to reduce the amount of
paving and allowing for more flexibility in plant locations. Other reviewing agencies
comments were noted. The applicant was advised to respond to staff issues by
November 28, 2018. The committee forwarded the item to the full commission.
I. ANALYSIS:
The request is a PD-O rezoning for the two lots located at the southwest corner of
W. Markham and Barton Streets. The vacant lot at the corner is zoned C -3
commercial; a remnant of a circa 1930’s commercial node. The lot adjacent to the
south at 102 Barton is occupied by a one story brick and frame single family
residence. The applicant proposes combining the two under this PD-O. The single
family residence will remain exactly that with the addition of some small personal
office space to be used when the applicant is in town on business. The applicant’s
business is such that she will be hosting occasional business and personal
receptions and functions. The currently C-3 zoned portion is to be developed into
a small, 6-7 space paved and landscaped parking lot.
There will not be regular customer/client traffic to the site. There is the potential
for associates to stop by, but more likely only for occasional receptions/parties.
The only new lighting proposed is solar lighting in the landscape areas. There is
a motion light on the side of the garage, as well as significant existing street
lighting. The applicant anticipates 6 to 12 entertaining events per year; including
holidays, receptions, family reunions or business receptions. There will be
no signage.
The applicant will modify the proposed parking lot plan to reduce the paved area
and expand the green space. This will allow for more flexibility in placing of any
landscape materials so as to not create any sight distance issues. She will work
with staff on the final design of the plan.
Staff is supportive of the request as specifically proposed by this applicant.
As such, staff believes the approval should be limited to this applicant’s ownership
and occupancy of the property. The PD-O will not include transference to any
subsequent owner or occupant.
December 13, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9377
6
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the following
conditions:
(a) Compliance with the comments and conditions outlined in paragraphs D, E
and F and the staff analysis in the staff agenda.
(b) This PD-O approval is solely for the owner ship and occupancy of the property
by this applicant Jonelle Fulmer.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff; including all staff comments and conditions. The
vote was 10 ayes, 0 noes and 1 absent.
December 13, 2018
ITEM NO.: 8 FILE NO.: Z-9378
NAME: 800 Town Oaks Short-form PD-C
LOCATION: 800 Town Oaks Drive
DEVELOPER:
Michelle Wilkerson
800 Town Oaks Drive
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
Anthony Brooks, Owner
McGetrick and McGetrick, agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Henseley, AR 72065
McGetrick and McGetrick, Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.04
CURRENT ZONING: C-3
ALLOWED USES: General Commercial
PROPOSED ZONING: PD-C
PROPOSED USE: Dog daycare/kennel and grooming
VARIANCE/WAIVERS: None requested.
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
2
BACKGROUND:
On April 21, 2015, the Board approved the rezoning of the property directly to the north
of this site (9301 Treasure Hill Road) from C-3 to PCD to allow for use of the existing
building and property for a dog daycare and kennel. Those same applicants are p roposing
to expand operations to this property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicants are requesting approval of a rezoning from C-3 general commercial
district to PD-C planned development-commercial to allow for use of the existing
building and property for a dog daycare/kennel and grooming business. Other
than for the addition of two shade structures behind the building, no changes are
proposed to the property. The daycare/kennel will have a maximum number of
pets set at 75.
B. EXISTING CONDITIONS:
The site contains a one-story, brick and frame, 6,057 square foot building. An
asphalt-paved parking lot is located in the front. A paved driveway provides access
to additional asphalt paved parking located behind the building.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site. The City has no contact information for the Santa Fe Heights
or Sturbridge Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Town Oaks Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818) for
the private improvements located in the right -of-way such as the existing
parking spaces.
3. 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.
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Electric service is already
being provided to the existing structure from the rear of the property. Contact
Entergy in advance to discuss electrical service requirements, extensions, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
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.
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 Little Rock Fire Department is required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
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.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this sec tion the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
5
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.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
6
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements, 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 minimal landscape and
buffer ordinance requirements.
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscap e Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: This request is located in Rodney Parham 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
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
7
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 PDC (Planned
Development Commercial) to allow for future development of Dog Day Care and
outside use for dog runs.
Master Street Plan: East of the Property is Town Oaks Drive and it is shown as a
Local Street on the Master Street Plan. The primary function of Local Streets is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are considered
as “Commercial Streets. A Collector design standard is used for Commercial
Streets. This street may require dedication of right -of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicants were present. Staff introduced the item and noted some additional
information was needed. Staff asked that the dumpster and required screening be
located on the plan. Staff requested a signage, site lighting and fencing plan.
Public Works and Landscape comments were discussed. The other reviewing
agencies comments were noted. The applicants were advised to respond to staff
issues by November 28, 2018. The committee forwarded the item to the
full commission.
I. ANALYSIS:
The C-3 zoned, ½ +/- acre lot located at 800 Town Oaks Drive is occupied by a
one-story, brick and frame, 6,057 square foot building. An asphalt paved parking
lot is located on the front portion of the property. A driveway on the south side of
the building provides access to a smaller area of asphalt pavement located behind
the building. The applicants are requesting approval of a Planned Development -
Commercial zoning to allow for use of the building and property for a dog
daycare/kennel and grooming business.
No substantial changes are proposed to the site. Two shade structures are
proposed to be erected behind the building over an area that is not paved. Other
changes will be made to the interior of the building to accommodate the change
in use.
The operation will have 4 employees and will have a maximum number of pets set
at 75. The business hours of operation will be 6: a.m. to 8:00 p.m., 7days a week.
December 13, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9378
8
The kennel operation will be 24/7. The outdoor activities will be limited to
7:30 a.m. to 5:30 p.m.
Fencing will be installed on the north, west and south premiers of the site. The
fencing on the north perimeter will be a 6-foot chain link. The fencing on the south
and west will be a 6-foot solid (opaque) plastic type fence. Any new site lighting
will be low-level and directional, shielded downward and into the site. The only
signage requested is a wall sign on the east façade of the building, facing Town
Oaks Drive. The dumpster has been located at the back of the site. Screening of
the dumpster will comply with code standards. The required right-of-way
dedication for Town Oaks Drive has been indicated on the plan. A franchise
agreement will be obtained for any portion of the existi ng parking lot which may
then lie within the new right-of-way.
To staff’s knowledge, there are no outstanding issues. These same applicants
operate the similar dog daycare/kennel facility located directly adjacent to the
north. To staff’s knowledge, there have been no problems with that existing facility
which was approved in 2015.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C 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.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff; including all staff comments and conditions. The
vote was 10 ayes, 0 noes and 1 absent.
DATE \ ec.... l·� 1 2-o L8
PLANNING COMMISSION VOTE RECORD
1>:1 \A-v-1 CL..--..:.� -r )<t., il'-i 'b. A
MEMBER � 3 'B � � p \ '2 "3 < b 1 "% BERRY, CRAIG t/ v · iJ.fZ�)lifif< \)¼.i'11-���1.. .I/ BROCK, THOMAS L. ✓ ✓ � / -t, /"' BYNUM, BUELAH v' ✓ \. � t?/'
HAMILTON, SCOTT . ..,,. V "-'-r·,� 7 HAYNES, MARLON D. ✓ ✓ f') �/
LATTURE, PAUL ✓ ✓ '.1,f 1/ MAY, BILL B. ✓ ;/ \\) V RAHMAN, ROBBIN S. ✓ ✓ I/ A L,.L.-STEBBINS, ROBERT r---� � i..--1./ THOMAS, DIANA M. ✓ ✓ V VOGEL, ROBBY V v I/ Je I l-U1.,.,A{Z '�A-A C, 1-/ MEMBER
BERRY, CRAIG gl " "
BROCK, THOMAS L. 9 G �
BYNUM, BUELAH e l9 �
HAMILTON, SCOTT Gi � �
HAYNES, MARLON D. ti) qj a,
LATTURE, PAUL � cfji "
MAY, BILL 8. § $ 0
RAHMAN, ROBBIN S. e €) a.
STEBBINS, ROBERT @ @ •
THOMAS, DIANA M. � (i) ✓
VOGEL, ROBBY (§ 0 ✓
✓AYE � NAVE AABSENT AS ABSTAIN LRECUSE
Meeting Adjourned :(: 18 P.M.
December 13, 2018
There being no further business before the Commission, the meeting was adjourned at 5:28 p.m.
$6cretary