pc_01 09 2020sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JANUARY 9, 2020
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Harold Betton, MD
Thomas Brock
Derick Brooks
Buelah Bynum
Scott D. Hamilton
Marlon D. Haynes
Paul Latture
Robbin Rahman
Diana M. Thomas
Members Absent: Robby Vogel
City Attorney: Shawn Overton
III. Approval of the Minutes of the November 21, 2019 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 9, 2020
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1859 QuikTrip Site Plan Review; located southwest of the
intersection of Bass Pro Parkway and Otter Creek Road.
B. Z-7667-A HWY 10 Business Park Revised Short-form PCD; located
at 14410 Cantrell Road.
C. Z-9466 Kanis Office Building Short-form PCD; located at 17201
Kanis Road.
D. Z-9467 Artist Place 2019 Short-form PRD; located at the northeast
corner of the intersection of Rock Street and East 10th
Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number: File Number: Title:
1. S-1221-K Chenal Valley Phase 18-I Revised Preliminary Plat;
located south of Chalamont Drive between Chalamont
Place and Challain Drive.
2. S-1809-B Breeding Addition; located at 7718 Henderson Road.
3. S-1866 Mondy Subdivision; located at 6702 Shaner Circle.
4. S-1867 The Heights at Shackleford Preliminary Plat and Site Plan
Review; located west of Shackleford Road between
Colonel Glenn Road and West 36th Street.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
5. Z-3117-F 7415 Colonel Glenn Revised Short-form PCD; located at
7415 Colonel Glenn Road.
6. Z-5239-I Our House Short-form PD-O; located at 302 East
Roosevelt Road.
7. Z-6912-A Gray Short-form POD Revocation; located at 2001 North
Arthur Street.
8. Z-8503-F The Pointe at Brodie Creek Long-form PRD; located west
of Bowman Road between Olds Lane and West 36th Street.
9. Z-9468 C-Tract #13 Alive Short-form PD-R; located at 1800
Valentine Street.
10. Z-9479 O’Reilly Senior Living Facility Long-form POD; located
northwest of the intersection of Chenal Valley Drive and
Rahling Road.
11. Z-9480 Integrated Psych Solutions Short-form POD; located at 218
North McKinley Street.
12. Z-9481 Allmon Short-form PD-R; located at 1523 Wolfe Street.
13. Z-9482 17007 Cantrell Road Short-form POD; located at 17007
Cantrell Road.
14. Z-9483 7821 Doyle Springs Road Short-form PID; located at 7821
Doyle Springs Road.
III. OTHER MATTERS:
Item Number: File Number: Title:
15. A-336 Bear Den Annexation to the City of Little Rock
approximately 80 acres of land located north of Chenal
Drive at Gordon Road, north of the Germay and Sologne
neighborhoods of Chenal.
16. Proposed Amendments to Chapters 15, 23, 29, 30, 31 and
36 of the City of Little Rock Municipal Code
January 9, 2020
ITEM NO.: A FILE NO.: S-1859
NAME: QuikTrip Site Plan Review
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER:
Daniel Chambers
QuikTrip Corporation
4705 South 129th East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC/Owner
Derek Ballbergen, S&ME Inc./Authorized Agent
SURVEYOR/ENGINEER:
Derek Ballbergen, S&ME Inc./Engineer
AREA: 15.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-4
VARIANCE/WAIVERS:
1. Sections 30-43 and 31-210: Driveway locations and widths
2. Section 15-97: Vehicular Use Area Interior Landscaping
3. Section 15-98: Building Area Perimeter Landscaping
BACKGROUND:
This site is a vacant undeveloped tract zoned C-4 and located south of Otter Creek Road
and west of Bass Pro Parkway. Containing approximately 15.77-acres of land the site is
largely paved and was previously used by a trucking concern. The site also abuts the
Interstate 30 frontage road. Northwest of the property is the recently developed
commercial center anchored by Bass Pro and the Outlets of Little Rock.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
2
As the proposed use is permitted in the C-4 district and multiple buildings are proposed,
this request is for a site plan review.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to develop a travel plaza/fueling station. The proposed
use is allowed in the C-4 zone. The site is located near major traffic routes making
it desirable for the developer to bring the travel plaza/fueling station to the property.
Any existing pavement would be removed and any utility service lines not
necessary for the new development would be removed during the site preparation
and grading. The new development is proposed to be connected to each of the
abutting roadways via five drives.
The new building would be approximately 8,292 square feet in area, additionally
there would be a trash pad and enclosure, fuel pumps and canopies, as well as a
truck scale.
Signs on the site would include entrance drives and freestanding pole signs.
B. EXISTING CONDITIONS:
The subject parcel is largely paved; however, is not developed with any structures.
The property to the west contains an equipment/truck rental use. Further west is
a church situated on a sizeable parcel that remains heavily covered in woods.
Across Otter Creek Boulevard is a fuel center/truck stop with a convenience store
and restaurant. Additional commercial uses are found to the northeast of the site.
Interstate 30 is situated to the south and east generally. Industrial uses dominate
the area on the opposite side of the highway.
The overall area is characterized by uses oriented toward commercial uses and a
significant portion would be considered to be primarily used by travelers using
Interstate 30.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has had some communication with representatives of area
neighborhood associations. Some concern has been expressed about traffic
circulation and possible additional congestion from this development. Notice of
the public hearing was sent to all owners of properties located within 200 feet of
the site and the Southwest Little Rock United for Progress neighborhood
association.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required along Otter Creek
Road to the west property line in accordance with Sec. 31-175 of the Little
Rock Code and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. 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.
4. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or owner.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. A special Grading Permit for Flood Hazard Areas will be required per Sec.
8-283 prior to construction.
7. The minimum Finish Floor elevation of at least 1 ft. above the base flood
elevation is required to be shown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot-wide
drainage and access easement is required adjacent to the floodway
boundary.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
11. 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.
12. Driveway locations and widths do not meet the traffic access and circulation
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
4
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 36 feet. Driveway spacing on arterial streets is 300 ft. between
driveways and from intersections and 150 ft. from side property lines.
Variances must be requested for the proposed driveway locations. Staff
cannot recommend approval of the driveway within the Otter Creek Rd EB
right turn lane.
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. The I-30 frontage road driveways should be one way. Signage should be
installed to prevent left turns.
15. The proposed right in/right out driveway island should be truck mountable.
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. FOG Analysis
Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Three phase lines are located along
Otter Creek. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
5
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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
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.
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 comment received.
County Planning: No comment 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 or
Steve Crain at 501-371-4875; scrain@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. The maximum dimension required shall be fifty
(50) feet.
The approximate average width and depth of the lot is 500 feet. A
minimum thirty-foot (30) street buffer will be required adjacent to the
rights-of-way on north, south, and east sides of the property.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
7
The east street buffer and portions of southeast, and northeast buffers
are deficient.
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. The perimeter planting strip
adjacent to freeways or expressways shall be at least thirty (30) feet wide. One
(1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear
feet of perimeter planting strip.
A portion of the perimeter planting strip adjacent to the northeast right-
of-way’s less than the minimum nine (9) foot requirement.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. 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.
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 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.
Interior landscape areas may be deficient.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An irrigation system shall be required for developments of one (1) acre
or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
8
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019
The applicant was present. Staff presented the item. The Planning Department
requested the site plan show 45-foot setbacks from all rights-of-way and no less
than 15 feet on the rear. A specific signage plan was also asked of the applicant.
The Public Works comments regarding the requirement for sidewalks along Otter
Creek Road, stormwater detention, driveway locations, and making the driveways
to I-30 one way were noted. Landscaping comments pointed out included the
deficiencies in the proposed street buffer widths and interior landscape areas were
also not compliant. Responses to comments and issues with revisions were
required no later than September 25, 2019.
I. ANALYSIS:
A revised site plan has been submitted in response to the subdivision committee
comments.
Building setbacks have been added, showing the front and side yards as no less
than 45-feet and the rear yard no less than 15-feet.
A sign plan has been provided.
The proposed signage is as follows:
1. A “high-rise” pole sign is shown near the intersection of Bass Pro Parkway
with the Interstate 30 frontage road. This sign is indicated on the plans as
46-feet in height and 171.34-square feet in area. The applicant has
indicated this sign would comply with the maximum allowed height and area
of freestanding signs in commercial districts being 36-feet in height and
160-square feet in area, with the possibility additional height allowed under
Section 36-557(b) whereby the height of a ground-mounted on-premises
sign located on a property adjacent to and contiguous with an expressway
or freeway may be measured from the elevation of the centerline of the
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
9
traffic lanes (excluding frontage roads) adjacent to the subject property to
the top of the sign structure.
2. A pole sign with a height of 35-feet is proposed slightly east of the western
drive connecting to Otter Creek Road. The area of this sign would be 134-
square feet.
3. Building signage would compliance with the commercial building standards.
4. Various directional signs would be placed adjacent to the access drives to
provide guidance on available services and to assist in separating
automobiles from semi-trucks.
Sidewalks and appropriate accessible ramps have been added to the site plan and
would be constructed along Otter Creek Road to the west property line in
compliance with the City standards and the Master Street Plan.
A grading permit would be obtained prior to any land clearance or grading activities
are commenced at the site.
Stormwater detention will be provided on-site. The proposed detention pond has
been added to the site plan along the western edge of the property. Specific plans
meeting standards would be finalized and approved during the permitting process.
The base flood elevation at this site is estimated to be approximately 296 feet. The
proposed building elevation is 308.50 feet, placing it more than one-foot above the
base flood elevation.
Plans for street improvements and signage, as well as on-site striping and signage
will be reviewed and approved by Public Works prior to the onset of construction.
Five access drives are shown on the site plan. Two drives are proposed to connect
to the Interstate 30 frontage road. They are both 40-feet in width as they are likely
to be used by semi-trucks and require additional width to accommodate the turning
widths for semi-trucks. The connections to the frontage road are existing and
would be improved with this development. One drive would extend to Bass Pro
Parkway. This drive would be “right in/right out” and have a truck mountable island
to enforce those movements. Two drives are proposed for Otter Creek Road. The
drive closer to the intersection with Bass Pro Drive has been shifted west at the
direction of Public Works to remove it from the right-hand turn lane for vehicles
turning from Otter Creek Road onto Bass Pro Parkway. A permit would be required
from ArDOT for this drive. Public Works has indicated the new location is still
within the taper for the right-turn lane and the recommend the driveway be moved
further west. The second driveway on Otter Creek Road is less than 150-feet from
the property line requires a variance; however, it lines up with the driveway for the
January 9, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1859
10
property opposite Otter Creek Road and this is a more desirable configuration than
having the drive not aligned. This driveway also has a width proposed at 40-feet.
The additional width would allow for semi-trucks to better manage left turns into
the site.
The directional signs at the drives connecting to the Interstate 30 frontage road
would also advise motorists that left turns are not permitted on to the one-way
frontage road.
The initial plan submittal did not provide a full street landscape buffer. The revised
site plan now complies.
Also, the perimeter planting strip for vehicular areas abutting adjoining properties
or rights-of-way has been revised for compliance. The minimum 9-foot wide strip
is now shown on the plan along Bass Pro Parkway.
The required screening materials will also be provided within the buffers between
the vehicular use areas and rights-of-way.
A variance is requested to not provide all of the required green space of 8% of the
vehicular area as green space. As the site will be used by larger vehicles, there
must be sufficient space for these vehicles to circulate. The landscaping plan does
provide landscaping islands within the area designated for automobile use and on
the buffer extensions bracketing the semi-truck parking area meeting the intent of
the requirement.
Another variance is requested for the building landscape areas. Landscape
variances require the approval of the City Beautiful Commission.
It appears all other technical issues have been addressed.
Staff is supportive of this use of the property and the applicant has modified the
site plan to balance the operational requirements of the use of the site as a travel
plaza/fueling center with the technical standards of the various development
codes.
J. STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda staff
report.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
11
Staff also recommends approval of the variances to allow the driveways as shown
on the site plan, subject to ARDoT approval.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide a complete set of revisions or
responses to sufficiently address the Subdivision Committee comments; therefore, the
request should be deferred to January 9, 2020. There was no further discussion. The
item was placed on the consent agenda and deferred to the January 9, 2020 agenda.
The vote was 10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation to approve the site plan as outlined in the “staff
recommendation” above. Commissioner Brock inquired of the applicant whether the
approvals required for some of the site access driveway connections had been obtained
from the Arkansas Department of Transportation (ArDOT). Daniel Chambers of QuikTrip
Corporation responded they are working with ArDOT to gain approval. The initial site
plan was revised based upon the issues raised in the review process. In conversation
today, ArDOT staff requested the east drive onto Otter Creek Road be shifted further to
the west to remove it from the taper for the right turn lane. This request can be
accommodated by the developer. Commissioner Brock added the traffic on Otter Creek
Road turning onto I-30 tends to back up and that he is concerned this project would make
the issue worse. Mr. Chambers replied they are both aware of the traffic issues in the
area and share the concern. They have revised the site plan to in response to the
conditions and concerns to accommodate the existing traffic and not to create additional
problems.
Troy Laha addressed the commission stating he was opposed to the proposed driveway
layout. He has been to other locations operated by the developer and has some
understanding of how the property would operate. He would like the access drive to Bass
Pro Parkway removed, as drivers will not adhere to the “right-in/right out” design and
attempt to make left turns into and out of the site. The drives onto Otter Creek will have
the same issue of drivers attempting left turns. He believes the site would work with just
three access drives.
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
12
Commissioner Haynes asked staff about their review of the traffic issues. Director Collins
responded the initial concerns are about vehicle stacking and getting on or off the property
and the understanding that there will be traffic associated with any development. Mike
Hood of the Public Works Department further explained that Public Works staff spent a
significant amount of time in reviewing this project. The site plan has been revised to
address the concerns brought up on the initial plan. The east drive on Otter Creek
essentially complies with standards. Mr. Hood indicated ArDOT has expressed some
concern about the access drive to Bass Pro Parkway and there is the possibility it may
not be approved.
There was no further discussion and Chairman Latture called for a motion.
Vice Chairman Hamilton made a motion to approve the site plan as submitted with the
staff recommendation for approval. Commissioner Betton seconded. The vote was
8 ayes, 2 noes, and 1 absent.
January 9, 2020
ITEM NO.: B FILE NO.: Z-7667-A
NAME: HWY 10 Business Park Revised Short-form PCD
LOCATION: 14410 Cantrell Road
DEVELOPER:
Justin Bentley
Colliers International
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
The 14410, LLC./Owner
Justin Bentley/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates/Surveyor
AREA: 3.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PCD—Planned Commercial Development
ALLOWED USES: Lawncare/landscape business without outdoor storage, real estate
and appraisal office, pest control office, general contractor’s office without outdoor
storage
PROPOSED ZONING: PCD
PROPOSED USE: Janitorial services business without outdoor storage and personal
training center
VARIANCE/WAIVERS: None
January 9, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
2
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that staff had been made aware of site access concerns
needing to be resolved; therefore, staff is requesting the item be deferred to the
January 9, 2020 meeting. There was no further discussion. The item was placed on the
consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes,
0 noes, and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
A request to withdraw this item without prejudice was received by staff on December 23,
2019. Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that staff received a request to withdraw the item without
prejudice on December 23, 2019. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff. The vote was 10 ayes,
0 noes, and 1 absent.
January 9, 2020
ITEM NO.: C FILE NO.: Z-9466
NAME: Kanis Office Building Short-form PCD
LOCATION: 17201 Kanis Road
DEVELOPER:
Ben Robles
Kanis Land LLC
17201 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Kanis Land LLC/Owner
Rogue Architecture/Agent
SURVEYOR/ARCHITECT:
Brooks Surveying, Inc./Surveyor
Rogue Architecture/Architect
AREA: 0.7.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family Residential
ALLOWED USES: Single-family Residence
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: General Office
VARIANCE/WAIVERS:
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item was received by staff on
November 7, 2019. Staff recommends approval of the deferral request. There was no
January 9, 2020
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9466
2
further discussion. The item was placed on the consent agenda and deferred
to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
On December 29, 2019, a deferral of this item to the February 20, 2020, meeting was
requested by the applicant. Staff recommends approval of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item to the February 20, 2020
meeting was received by staff on December 29, 2019. Staff recommends approval of the
deferral request. There was no further discussion. The item was placed on the consent
agenda and the item was deferred to the February 20, 2020 meeting. The vote was
10 ayes, 0 noes, and 1 absent.
January 9, 2020
ITEM NO.: D FILE NO.: Z-9467
NAME: Artist Place 2019 Short-form PRD
LOCATION: Northeast corner of Rock Street and East 10th Street
DEVELOPER:
D. Vincent Investments
1901 N. 6th Street
Blytheville, AR 72315
OWNER/AUTHORIZED AGENT:
Dale V. Briggs/Owner
Tim Heiple/Authorized Agent
SURVEYOR/ARCHITECT:
Central Arkansas Engineering./Surveyor
Heiple + Weidower Architects/Architect
AREA: 18,000 sq. ft. NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R4-A
ALLOWED USES: Single-family and Two-family Residences
PROPOSED ZONING: PRD
PROPOSED USE: Multifamily residential (18 units)
VARIANCE/WAIVERS:
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the Historic District Commission must approve a Certificate
of Appropriateness for this development. This matter is scheduled to be considered by
the Historic District Commission on December 9, 2019. The applicant did not provide
January 9, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9467
2
revisions or responses to the Subdivision Committee comments by November 6, 2019;
however, any changes necessitated by the Certificate of Appropriateness approval
process and comments will be addressed in order for the item to be considered by the
planning commission at the January 9, 2020 meeting. Staff recommends deferral of the
item to the January 9, 2020 meeting. There was no further discussion. The item was
placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was
10 ayes, 0 noes, and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
Staff received a request from the applicant on December 19, 2019 to defer this item to
the February 20, 2020 meeting. Staff recommends approval of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item to the April 2, 2020 meeting was
received by staff on December 19, 2019. Staff recommends approval of the deferral
request. There was no further discussion. The item was placed on the consent agenda
and the item was deferred to the April 2, 2020 meeting. The vote was 10 ayes, 0 noes,
and 1 absent.
January 9, 2020
ITEM NO.: 1 FILE NO.: S-1221-K
NAME: Chenal Valley Phase 18-I Revised Preliminary Plat
LOCATION: South of Chalamont Drive between Chalamont Place and Challain Drive
DEVELOPER:
Potlatch Deltic Real Estate, LLC
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch Deltic Real Estate, LLC /Owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
AREA: 29.98 acres NUMBER OF LOTS: 52 FT. NEW STREET: 2900 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Allow 20-foot front building line.
2. Allow 7-foot side building line.
3. Advanced site grading.
BACKGROUND:
The proposed preliminary plat is a revision to a previous preliminary plat approved in
1999. This plat would create 52 lots on approximately 30-acres. The street layout is
slightly changed from Cherain Court forming a loop upon itself and a termination in a
cul-de-sac to two culs-de-sac streets. This is one of the last remaining portions of the
initial preliminary plat setting off over 900 residential lots.
The property is zoned R-2, allowing for the development of single-family homes. Lots in
the R-2 zone are required to have a minimum of 7,000 square feet of area, a minimum
January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
2
lot width of 60 feet, and a depth of no less than 100 feet. The front yard setback is to be
no less than 25-feet, side yard setbacks of 10% of the lot width, but not to exceed 8-feet,
and rear yards of no less than 25-feet; however, corner lots may reduce the rear yard to
8-feet provided the exterior side yard is 25-feet.
Variances are requested to reduce the front yard setback to 20-feet and the side building
line to 7-feet.
Another variance is requested for advance site grading to undertake site work during the
construction of infrastructure. This would allow the earthwork to balance on the site and
prevent the need to carry material from the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project contains approximately 29.98-acres and is located south of Chalamont
Drive, near the intersection with Talmont Drive. The parcel is currently zoned
R-2. The developer would like to revise this area of the previously approved
preliminary plat.
Variances are requested for a 20-foot front building line and a 7-foot side building
line, as well as for advance grading for the site to conduct grading work with the
installation of infrastructure to eliminate the hauling material on public streets.
B. EXISTING CONDITIONS:
The site is undeveloped, heavily wooded, and sloping terrain.
Single-family subdivisions are located to the east, west, and north.
The land to the south is also undeveloped, heavily wooded with sloping terrain.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all abutting
property owners and the Talmont Place Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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
January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
3
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases or to advance grade the lots with the
construction of the street and drainage infrastructure?
2. 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.
3. 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.
4. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
5. Street lights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Street lights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer Greg Simmons
at 379-1813 for more information.
6. 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 South Broadway, (501) 379-1805 (Travis Herbner) for
more information.
7. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
8. Will the subdivision construction be phased?
9. Damage to public and private property due to hauling operations or operation
of construction-related equipment from nearby construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
10. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/ or documented on
the final plat.
11. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
12. A raised pedestrian table with appropriate striping and signage in
conformance with City of Little Rock and ADA standards should be installed
at the proposed pedestrian path.
January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
4
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 does not appear to be any conflicts
with existing electrical utilities at this location. The easements are not shown on
this plot. Entergy would require 5’ easement for UG primary. The loop would be
served from Chalamont Drive. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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:
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
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.
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.
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.
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 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
6
F. BUILDING CODES/LANDSCAPE:
Building Code:
Single Access Drive for 52 Lots needs to be reviewed by Fire Marshal’s Office for
allowed access.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item
Planning staff asked if the subdivision would be phased and if so to show it on the
plat.
Public Works noted the request and requirement for an advance grading variance.
There was also discussion of the pedestrian path crossing Cherain Court. Public
Works requested a raised pedestrian table with appropriate striping and signage.
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by December 18, 2019.
The committee forwarded the item to the full commission for consideration.
I. ANALYSIS:
A revised plat was submitted adding a notation for the pedestrian crossing of
Cherrain Court to be marked with striping, signage and landscape feature.
The number of proposed lots has been reduced to 46, this is due to making some
lots wider and reducing the length of the west cul-de-sac.
The subdivision is proposed to be constructed in a single phase.
A pedestrian walk is shown one the west side of Cherrain Place, the entry drive
from Chalamont Drive. The aforementioned pedestrian crossing of Cherrain Court
is a part of a pedestrian path allowing pedestrian access from the exterior lots on
January 9, 2020 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
7
the south part of the subdivision to traverse the development along a central
axis with a pedestrian path from the cul-de-sac in the core of the neighborhood
through a common area tract, crossing Cherrain Court and continuing on through
another common area tract to along an emergency access way to connect to
Chalamont Drive.
Stormwater detention would be provided in two ponds.
Centralized mail delivery would be provided at a mail kiosk near the entrance to
the subdivision. A vehicular pull-off lane is shown by the kiosk.
A variance is requested to provide a 20-foot front building line and a 7-foot side
building line. These variances are reasonable and will provide for sufficient
setbacks and efficient use of the property.
Public Works finds the proposed signage and striping request for the pedestrian
crossing on Cherrain Place to be an acceptable alternative to the pedestrian table
due to the number of vehicles projected to use the street.
Public Works also supports the advance grading permit to allow sitework in
conjunction with the construction of infrastructure to not have material leaving the
site along public roadways.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and variances subject
to compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
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. 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.
January 9, 2020
ITEM NO.: 2 FILE NO.: S-1809-B
NAME: Breeding Addition Preliminary Plat
LOCATION: 7718 Henderson Road
DEVELOPER:
Gary and Debbie Breeding
4501 Lloyd Drive
Little Rock, AR 72210
501-766-2500
OWNER/AUTHORIZED AGENT:
Gary and Debbie Breeding/Owner
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 4.97 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
4. Allow lot depth greater than three times lot width.
BACKGROUND:
On April 5, 2018, the Little Rock Planning Commission denied a request to allow the
subdivision of this 4.97-acre parcel into three lots. The applicant indicated the subdivision
was requested to allow for the future development of two additional home sites. Lot 2
was requested as a pipe stem lot. Lot 3 was indicated with a depth to width ratio variance.
Lot 2 was proposed with a 30-foot pipe stem which included a utility easement extending
from Henderson Road. Test pits were dug and evaluated. The soils were found to be
suitable for a subsurface septic system on Lot 1. A subsurface sewage disposal system
January 9, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1809-B
2
had been approved for Lot 2 by the Arkansas Department of Health. The residence
located on Lot 3 had a subsurface septic system in operation.
On June 28, 2018, the planning commission denied another proposed subdivision plat for
the property. The plat proposed to subdivide the property into two lots containing
2.26-acres and 2.71-acres. The applicant also requested a variance from the City’s
Subdivision Ordinance, Section 31-232, to allow an increased depth to width ratio for the
proposed lots. The lot designated as Lot 1 contained the existing residence. Lot 2 was
approved by the Arkansas Department of Health for the installation of a subsurface
sewage disposal system.
This denial was appealed to the Board of Directors. A public hearing was held on
November 5, 2018. The proposed plat was presented, and it was stated the existing lot
configuration had the shorter side facing Henderson Road and each new lot would have
in excess of 150-feet of width and more than 100,000 square feet in area. Those opposed
to the plat suggested if this lot split were approved, other properties in the vicinity were
also likely to be requested to be subdivided and would lead to increased traffic in the area.
Concerns were also raised about a gun range that had recently been set up on the
property. The appeal was considered denied by the Board of Directors due to the lack of
a motion.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A two-lot addition is proposed at 7718 Henderson Road. A test pit has been dug
and evaluated showing the soil is suitable for a subsurface septic system on Lot 1.
Lot 2 contains a residence with a subsurface septic system. An alternative system,
should the existing system fail, has been approved by the Arkansas Health
Department for Lot 2.
B. EXISTING CONDITIONS:
Situated west of Henderson Road, the combined acreage of the property is
approximately 4.97-acres. A residence has been constructed in the southeast
portion of the parcel.
The property is located outside the city limits and within the City’s Extraterritorial
Planning Jurisdiction. The area is predominately single-family homes on larger
tracts and acreage. Henderson Road is a narrow road constructed of chip and
seal asphalt. The roadway has no sidewalks in place and open ditches for
drainage.
To the northwest along Raines Road is an area zoned C-1, Neighborhood
Commercial District. An area of AF, Agriculture and Forestry zoned property is
situated to the south of this site. The Planning Commission approved a Conditional
January 9, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1809-B
3
Use Permit request at their April 25, 1996, public hearing to allow the placement
of a manufactured home on this site for a period of five (5) years for an aging parent
of the previous property owner.
Also located in the vicinity at 8210 Henderson Road is a property zoned PD-O,
Planned Development Office. When approved in 1999, it allowed the conversion
of a single-family residence into an office use. The approval was limited to the
McHenry Law firm and should the firm no longer use the property as their law office
or the property were sold, the use of the structure would revert to a single-family
residence.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties abutting the site.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Henderson Road is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 25-feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Boundary – No
comment.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
January 9, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1809-B
4
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Provide a Bill of Assurance for the subdivision.
2. Provide a perc test for any undeveloped lots.
3. A driveway permit must be obtained from Pulaski County Road and Bridge for
all new driveways.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested a letter from the area volunteer fire department
acknowledging the proposed subdivision and ability to provide service to any new
development on the site.
Public Works acknowledged the requirement for the 25-foot right-of-way
dedication for Henderson Road was shown on the plat.
The Pulaski County Planning comments were also noted.
The applicant was advised responses to staff issues were required by
December 18, 2019.
January 9, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1809-B
5
The committee forwarded the item to the full commission.
II. ANALYSIS:
There were no technical issues to be addressed after the subdivision committee
meeting.
The request is for plat approval to allow the subdivision of the parcel two lots. The
smaller lot, denoted as Lot 1, would contain 1.14-acres and the larger lot would
have 3.83-acres of land area. The larger lot, shown on the plat as Lot 2, would
include the developed residence. This lot would also require a variance from
Section 31-232 of the Subdivision Ordinance to allow an increased depth to width
ratio more than three times as deep as it is wide.
As noted, Lot 2 contains the existing residence served by a subsurface septic
system. According to the applicant, should the existing system fail, the Arkansas
Department of Health has approved an alternative system.
The applicant has stated a test pit has been dug on Lot 1 and the soil has been
found suitable for a subsurface septic system.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and variance to allow Lot 1 to
have a depth more than three times the width subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were several registered objectors present. Staff
informed the commission an error in the staff report had been discovered and at the
advice of the City Attorney was requesting the item to be deferred to the February 20,
2020 meeting. There was no further discussion. The item was placed on the consent
agenda and the item was deferred to the February 20, 2020 meeting. The vote was
10 ayes, 0 noes, and 1 absent.
January 9, 2020
ITEM NO.: 3 FILE NO.: S-1866
NAME: Mondy Subdivision Preliminary Plat
LOCATION: 6702 Shaner Circle
DEVELOPER:
Paul Mondy
1008 Katy Lane
Alexander, AR 72202
501-482-8242
OWNER/AUTHORIZED AGENT:
Patrick L Mondy/Owner
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
PO Box 190251
Little Rock, AR 72219
AREA: 3.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Section 31-232: Lot depth greater than three times lot width
2. Section 31-232: Pipe stem lot
3. Section 30-281: Waiver of Boundary Street Improvements
BACKGROUND:
The property owner seeks to subdivide this 3.1-acre tract into two lots. The parcel
indicated as Lot 1 contains a house. Lot 2 will be set aside for the development of a
second residence. Lot 2 would be a pipe stem lot with a 60-foot wide strip connecting the
building site to Shaner Circle.
January 9, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1866
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of the Mondy Subdivision. This subdivision
would contain two lots. A waiver to the Boundary Street improvements along
Shaner Circle is requested. There are no improvements on Shaner Circle other
than the 12-foot asphalt pavement.
B. EXISTING CONDITIONS:
Shaner Circle is developed with residential uses on acreage lots. The street is a
narrow asphalt-paved lane. One single-family residence is located on the parcel,
generally toward the southwest corner of the property.
Surrounding land use is predominantly single-family residential. A subdivision of
homes is situated immediately to the east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties abutting this parcel.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shaner Circle is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from centerline will be required.
2. The proposed final plat does not show the location of the 10-foot easement on
Lot 2.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Boundary-No comment.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
January 9, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1866
3
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Dedicate right-of-way to meet the requirements of the City of Little Rock Master
Street Plan.
2. Provide a Bill of Assurance for the subdivision.
3. Provide a perc test for Lot 2 prior to requesting an address.
4. Obtain a driveway permit from Pulaski County Road and Bridge for Lot 2.
5. Add Pulaski County Certificate of Final Plat Approval.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee and asked
the applicant to confirm the plat measurements with the legal description. The
applicant indicated the plat measurements were the field observations. Planning
staff noted the required notification to abutting property owners. The applicant had
completed the notices and would provide the complete information to staff.
January 9, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1866
4
Public Works commented a dedication of right-of-way 22.5-feet from the centerline
of Shaner Circle is required and the plat does not show the 10-foot easement on
Lot 2.
Responses to staff issues are required by December 18, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised plat has been submitted dedicating the required right-of-way and
showing the complete easement on Lot 2.
Staff is supportive of the variances to allow the pipe stem lot and the lot with a
depth three-times greater than the width.
As there are no curbs, gutters, or sidewalks on Shaner Circle, the waiver to the
Boundary Street Improvements is also reasonable.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and variances subject to
compliance with the comments and conditions outlined in paragraphs D, E and F
and the staff analysis in the agenda staff report.
Staff also recommends approval of the waiver to Boundary Street Improvements.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval conditions and such 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.
January 9, 2020
ITEM NO.: 4 FILE NO.: S-1867
NAME: The Heights at Shackleford Preliminary Plat and Site Plan Review
LOCATION: West of Shackleford Road between Colonel Glenn Road and
West 36th Street
DEVELOPER:
The Heights at Shackleford Limited Partnership
1501 North University
Suite 740
Little Rock, AR 72207
501-666-9629
OWNER/AUTHORIZED AGENT:
The Heights at Shackleford Limited Partnership/Owner
Holloway Engineering Surveying & Civil Design, PLLC/Authorized Agent
SURVEYOR/ENGINEER:
Holloway Engineering Surveying & Civil Design, PLLC./Surveyor & Engineer
AREA: 10.027 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: MF-18
VARIANCE/WAIVERS:
1. Section 36-258(d)(2): Interior yard setback equal to the height of any proposed
building or structure
BACKGROUND:
This site on the west side of Shackleford Road is undeveloped. The request is for the
approval of a preliminary plat subdividing the parcel into two lots: Lot 1 containing
5.014-acres and Lot 2 with an area of 5.013-acres. The property is zoned MF-18, allowing
for the development of multi-family residential units of up to 18 units per acre. The
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
2
proposed project is situated on Lot 1 has 84 dwelling units, a density of less than 18 units
per acre. Second, because multiple buildings are proposed, this request is also for a site
plan review.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide the existing 10.027-acre site into two lots
of nearly equivalent area. Also, an apartment community would be developed on
the portion of the property shown as Lot 1. The development would be composed
of 84-dwelling units in seven buildings, plus a clubhouse. Each building would
contain 12 dwelling units.
Site access would be from a drive near the north property line connecting to
Shackleford Road.
B. EXISTING CONDITIONS:
The subject parcel is undeveloped.
The property to the south is mini-warehouse/self-storage.
Across Shackleford Road to the east are single-family uses, light
industrial/commercial uses, and a mobile home park.
Located to the north is a large undeveloped parcel intended to be developed with
a church in the future.
Commercial uses are found to the west.
This area is largely commercial in character west of Shackleford Road and is
becoming more commercial and light industrial to the southeast.
This property is on the northeast edge of the commercial development centered
on the interchange of Colonel Glenn Road with Interstate 430.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from a representative of an
area neighborhood association. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site and the John Barrow Neighborhood
Association.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford 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. The proposed 36 foot wide private commercial street should be constructed
to City of Little Rock Commercial street design standard. The sidewalk
should be constructed to the west property line.
3. A lane shift and striping should be provided for a north-bound left turn lane, if
intended.
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. Is the development proposed
to be constructed in phases? If so, an advanced grading permit 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).
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the property owner.
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. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. Street lights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Street lights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering (Greg
Simmons) at 379-1813 for more information.
10. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 South Broadway, (501) 379-1805 (Travis Herbner) for
more information.
11. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the proposed intersection(s) comply with 2004 AASHTO
Green Book Standards.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
4
12. Provide the proposed private street name.
13. Show gate and fence location. Provide location of call box with sufficient
stack and turnaround provided.
14. 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.
15. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
16. Show the proposed emergency secondary access location on the site plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project. Capacity Fee Analysis required. FOG analysis required if food
service on site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Power lines are along Shackleford
Road. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
5
Health Engineering Division and Little Rock Fire Department is required.
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 Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
6
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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 comment received.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
7
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half (7
1/2) feet in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
4. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
5. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
8
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item.
The Planning Department staff inquired if the development was to be phased and
to show on the site plan, if any covered parking was proposed. Information on any
outdoor use areas and locations was requested, as well as any proposed perimeter
fencing or gates. The applicant was asked to provide the maximum building
heights and information on any proposed signage. Details for the dumpster
screening were requested and hours for collection. Lastly, the applicant was asked
to indicate a secondary or emergency vehicular access to the site.
Public Works requested a Sketch Grading and Drainage Plan and noted the storm
water detention ordinance applies to the property and development. Proposed
locations of detention facilities should be added to the site plan. A letter from a
registered engineer certifying the intersection sight distance at the proposed
intersection with Shackleford Road complies with 2004 AASHTO Green Book
Standards is required to be submitted. A name should be proposed for the access
drive and a sidewalk must be constructed on one side of the drive.
Landscape comments were general in nature and noted.
The applicant was also directed to the Little Rock Water Reclamation Authority
comment regarding the sewer main extension necessary to serve this property.
Responses to comments and issues with revisions were required no later than
December 18, 2019.
The item was forwarded to the full commission for consideration.
I. ANALYSIS:
In response to comments, the applicant submitted a revised site plan and response
to comments.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
9
The project will be constructed in a single phase.
No covered parking spaces are proposed.
The maximum building height is 35-feet.
A small playground area is proposed to be located near the center of the
development and is shown on the site plan.
No fences or gates are proposed to enclose the property.
A monument sign is proposed at the entry drive. This sign is under six-feet in
height and 24-square feet in area, thereby in compliance with the signage
standards for multi-family districts.
Dumpster screening would be constructed of CMU and have a brick exterior finish
on three sides. An opaque wood gate would enclose the structure.
Recycling is not required to be provided and trash collection will be during daylight
hours.
A concrete sidewalk meeting City of Little Rock standards will be constructed along
Shackleford Road and the south side of the access drive. This access drive will
also comply with the private commercial street standards.
Storm water detention will be provided underground within the drainage system.
The pipe sizes will be finalized during the design and permitting phases.
A letter was provided from an Arkansas-registered engineer certifying the sight
distance at the proposed intersection complies with 2004 AASHTO Green Book
standards.
The private street is proposed to be named “Rock Ridge Road”.
Captain John Hogue of the Little Rock Fire Department has approved a dedicated
fire lane on the private street to be a secondary emergency access. The fire lane
striping shown on the revised site plan is illustrative only. The developer will
coordinate signage and striping with the Little Rock Fire Department and Public
Works Department during the design and permitting phases of development.
The property owner has acquired an easement to provide the sewer main
extension.
January 9, 2020
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1867
10
All other technical comments appear to have be addressed satisfactorily.
A variance is requested for the interior yard setbacks to be less than maximum
building height. This variance would apply to the south property line abutting the
self-storage units and the west property line. The minimum distance from the
nearest building to the south property line is 28-feet and 3-inches. The minimum
distance from the nearest building to the west property line is 20-feet.
Staff supports this variance request. The storage units to the south are typically
unoccupied, a landscaped buffer is provided on the storage unit property, and
there is a generous building setback. The property to the west is also currently
owned by the developer of this project. Should additional multi-family development
happen on that property, it is quite likely the setback issue is corrected.
J. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat, site plan and variance subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval conditions and such 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.
January 9, 2020
ITEM NO.: 5 FILE NO.: Z-3117-F
NAME: 7415 Colonel Glenn Revised Short-form PCD
LOCATION: 7415 Colonel Glenn Road
DEVELOPER:
Gaviranga Investments, LLC
32 Kingsbridge Way
Little Rock, AR 72212
501-773-8777
OWNER/AUTHORIZED AGENT:
Gaviranga Investments, LLC/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
Phillip Lewis/Engineer
AREA: 4.93 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Storage Facilities
PROPOSED ZONING: Revised PCD
PROPOSED USE: Warehouse, Mini-Storage, and Administrative Offices
VARIANCE/WAIVERS: None
BACKGROUND:
The planning commission approved rezoning this property from C-3, General Commercial
District to C-4, Open Display District in November 1993. A Conditional Use Permit was
also approved allowing a contractor’s maintenance yard in the rear portion of the site.
The Board of Directors with the adoption of Ordinance No. 16,540 rezoned with property
from C-3 to PCD, Planned Commercial Development, determining the PCD was a more
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
2
appropriate zoning for the property. One condition of the PCD tied the use to a specific
owner.
The property was sold in 1999 and the contractor’s yard use was discontinued under the
new ownership. The PCD was subsequently amended to allow for the conversion of the
contractor’s maintenance yard for storage and parking of vehicles with conditions not
permitting the outside storage and display of materials, no permanent storage of
inoperable trailers or vehicles, and the two existing metal buildings within the area were
for storage use only.
The property owners requested to again modify the PCD to allow the construction of
storage facilities on the rear portion of the site. The existing metal structures would be
used for storage and a 40-foot by 300-foot metal building would be constructed. The
storage facilities would be gated, but users would have access around the clock.
The front portion of the site would continue to be allowed C-3, General Commercial uses.
This request was reviewed by the Planning Commission on June 28, 2018 and approved
by the Board of Directors on August 21, 2018.
The applicant now seeks to convert the front portion of the site to storage use by
constructing partitions within the building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The 32,700-square foot building at 7415 Colonel Glenn currently has two
functions for the UAMS Head Start program. The rear portion (approximately
22,000-square feet) serves as a shipping and receiving warehouse. The front
section (approximately 12,700-square feet) is used as administrative offices and
classrooms. UAMS has signified their intent to vacate the premises on
January 31, 2020.
The applicant is requesting to modify the PCD to provide a mini-storage facility
within the building after the departure of the UAMS Head Start program. This
building is fully sprinklered. The partitioning of the structure is estimated to provide
an estimated 300 storage units sized either 10-feet by 10-feet or 10-feet by 20-feet
in area within the existing shell of the building.
No additional buildings are proposed at this time and site access would not be
changed.
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
3
B. EXISTING CONDITIONS:
The property is developed with several metal buildings and primarily used for
mini-warehouse/self-storage.
As noted, the front building is currently used for warehouse/storage, child care and
administrative offices. A playground for use by the child care facility is situated to
the east of the front building.
The site is enclosed by a chain link fence with a height of 6-feet in the front of the
property, transitioning to 8-feet in height beyond the gate dividing the front and rear
portions of the property.
Opposite the site across Colonel Glenn Road is the Hamilton Learning Academy
of the Little Rock School District. UAMS campus.
A branch of the US Postal Service is situated east of the site.
Generally, light industrial and commercial uses are to be found in the vicinity.
The First Tee of Central Arkansas operates a golf course on city-owned property
to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any communication from nearby property
owners or neighborhood associations. Notice of the public hearing was sent to all
owners of properties located within 200 feet of the site, as well as the John Barrow
and Westwood neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Existing structure currently served by
sewer. Service line location unknown.
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
4
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
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.
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
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
5
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.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
6
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 comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Commercial (C) and Light Industrial (LI) for the requested area.
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 Light Industrial category provides for light warehouse, distribution or
storage uses, and/or other industrial uses that are developed in a well-designed
"park like" setting. The application is a revision and expansion to a PCD (Planned
Commercial Development) District to make the use of all buildings mini-storage on
the site.
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
7
Master Street Plan: To the north is Colonel Glenn Road 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 Colonel Glenn Road since it is a Principal Arterial.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Colonel Glenn Road.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on any proposed new signage.
Public Works stated a general comment regarding the repair and replacement of
damaged curb, gutter, sidewalk and access ramps was included.
Other comments were generally noted.
Responses are to be received by December 18, 2019. The committee forwarded
the item to the full commission.
I. ANALYSIS:
Approval of this request would allow for the conversion of the entire property for
mini-storage/warehouse use through the installation of partitions in the existing
structure on the front portion of the parcel.
Other minor modifications to the property would include the removal of the
playground equipment and the relocation of the gate to enclose the front building
within the secured area.
Any new signage for the property would conform with commercial district
standards.
It appears all technical issues have been addressed.
Staff is supportive of this revision to the PCD.
January 9, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-3117-F
8
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to revise the PCD for the property
subject to compliance with the comments and conditions outlined in paragraphs D,
E, and F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval conditions and such 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.
January 9, 2020
ITEM NO.: 6 FILE NO.: Z-5239-I
NAME: Our House Short-form PD-O
LOCATION: 302 East Roosevelt Road
DEVELOPER:
Our House, Inc.
302 East Roosevelt Road
Little Rock, AR 72206
501-374-7383
OWNER/AUTHORIZED AGENT:
Our House, Inc./Owner
SURVEYOR/ARCHITECT:
Holloway Engineering, Surveying, & Civil Design, PLLC/Surveyor
Herron Horton Architects/
AREA: 6.925 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46
CURRENT ZONING: R4 and PD-O
ALLOWED USES: Emergency and Transitional Housing, Administrative
Offices, and Children’s Programs
PROPOSED ZONING: POD
PROPOSED USE: Homeless Shelter and Supportive Services, including
Emergency and Transitional Housing, Administrative
Offices, and Children’s Programs
VARIANCE/WAIVERS: None
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
2
BACKGROUND:
On March 19, 1991, the Board of Directors adopted Ordinance No. 16,024, approving a
rezoning of this property from R-4 to PCD, Planned Commercial Development allowing
the reuse of the former VA Medical Center as a mixed-use development project. The
overall plan consisted of five tracts.
In October 1996, a Conditional Use Permit was approved by the planning commission for
Our House to use Tracts 2,3, and 4 of the PCD for transitional and emergency housing
and other related services provided by Our House. Also the construction of a new building
of 20,000 square feet was approved.
The most recent approval on this property was in 2013, when a PD-O was created
covering Tract 5 of the initial PCD. A multi-phase development plan was proposed for a
buildable footprint of 22,600 square feet and maximum building height of 55-feet. This
building would house the Children’s Center, consisting of a childcare center, classrooms,
space to support a youth program, a multi-functional space with a kitchen, a donation
center, staff offices, and support spaces for programs. It was noted some activities are
likely to be located on a second or even third floor, allowing for a smaller building footprint.
Phase 2 would incorporate additional administrative offices and meeting space, storage,
as well as rental and transitional housing on the site. These uses were to be constructed
as funding came available and were proposed as either incorporated into the Children’s
Center building on second or third floors or as an expansion within the building footprint.
The access to the property from East 24th Street was changed. A new curb cut was
constructed with a circular drive and covered entry to the new building and additional
parking spaces were added.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Our House seeks to rezone their campus from R-4 to POD, Planned Office
Development to build four new buildings and an addition to an existing structure,
and to modify an existing parking lot.
The campus is approximately seven acres and contains six buildings. On our
campus, we operate a dormitory style emergency shelter, 13 units of apartment
style transitional housing, a career center providing free services related to
education, employment and training, financial empowerment, and health and
wellness, and lastly, a children’s center operating a licensed child care facility and
after-school program serving 160 homeless and near-homeless children each day.
Approval of this zoning will allow Our House to build a new family house to provide
transitional housing for approximately 14 families; a children’s center expanding
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
3
the licensed child care facility and after-school program; a family support center
providing offices for our staff to meet with clients and conduct meetings; an addition
to a building to provide new office space for staff and living quarters for residents;
and a new maintenance building. Finally, an existing parking lot would be modified
with a new entrance to the campus.
This program of improvements is important to the mission of Our House to provide
a pathway out of homelessness for families and individuals in our community.
B. EXISTING CONDITIONS:
The property is developed with various buildings composing the Our House
campus.
To the west is the former VA Hospital.
Two churches are situated to the north across East 24th Street.
The property to the east is adjacent to Interstate 30 and is developed with
commercial structures. The northern parcel is primarily used for overflow parking
for a church located across East 24th Street. The southern parcel at the
intersection with Roosevelt Road contains a gas station and convenience store.
Across Roosevelt Road to the south are commercial uses, specifically automobile
parts and accessory sales.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has had one request for more information from a
neighborhood association. Notice of the public hearing was sent to all owners of
properties located within 200 feet of the site, as well as the Pettaway Neighborhood
Association, South End Community Association, South End Coalition, South End
Neighborhood Developers Association, Meadowbrook Neighborhood Association,
South Side Main Street Project, Downtown Neighborhood Association, Downtown
Little Rock Community Development Corporation, and Community Outreach
Neighborhood Organization.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
4
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
2. 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 property owner.
3. 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.
4. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
5. 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.
6. Due to the close proximity of the proposed driveway intersecting Old Spanish
Trail from Roosevelt Rd, staff suggests the proposed driveway be relocated
further north from Roosevelt Road or converted to one way enter only. What
is the need for this driveway with the existing driveway on Roosevelt Road?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Existing facilities currently served by
sewer. Capacity Fee Analysis required. FOG review required.
Entergy:
The plot shows one pole in proposed driveway. That will need to be relocated.
The proposed buildings will require power, contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
5
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.
The facilities on-site will be private. When meters are planed 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 Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) 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 CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
6
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 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.
January 9, 2020
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ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
7
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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
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:
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.
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 Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
9
2. The property is located in the City’s designated mature area. A twenty-five
(25%) percent reduction of the buffer and perimeter planning bed widths is
acceptable.
3. 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.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. 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.
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.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Mixed Use (MX) for the requested area. The Mixed Use category
provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or
if the use is a mixture of the three. The application is to change an area from R-4
(Two-Family District) with a Conditional Use Permit (CUP) and POD (Planned
Office Development) District to PDO (Planned Development Office) District to
allow the expansion (addition of buildings) for the homeless shelter and supportive
services.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
10
Master Street Plan: To the south is Roosevelt Road 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 Roosevelt Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on proposed signage and confirmation of
any proposed phasing of the development.
Public Works comments included the requirement for a grading permit prior to any
clearing or grading on the site. Also, the storm water detention ordinance applied
to the property. Lastly, the due to the close proximity of the posed new entrance
driveway off of Spanish Trail with the intersection with Roosevelt Road, it should
be considered to either relocate it further north or be a one-way entrance only
drive. Regarding Old Spanish Trail, as it is a private drive, there should be
documentation of it as an access easement.
Landscape comments were generally noted to inform the applicant that all new
site development must comply with the City’s landscape and buffer ordinance
requirements.
Responses to comments and site plan changes are to be received by
December 18, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted responses to the subdivision committee comments.
A new monument sign is being proposed northeast of the intersection of Roosevelt
Road and Old Spanish Trail. This sign is still in a conceptual state but would be
less than 4-feet in height and 5-feet in length, yielding a sign area of no more than
20-square feet.
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
11
The development of the improvements will be phased. Phase 1 would include the
new 1200-square foot Storage/Maintenance Building adjacent to the existing
Family House in the northwest quadrant of the site. Phase 2 includes the new
8,000-square foot Family House to be constructed south/southwest of the current
Family House and the associated parking lot containing fourteen spaces nearby;
the 16,884-square foot expansion of the Children’s Center and Family Support
Center; and the guard booth location and renovation of the parking lot situated
adjacent to Roosevelt Road. Phase 3 would be composed of the 3,000-square
foot expansion of the Administration Building.
Public Works notes all the comments have been sufficiently addressed or will be
reviewed for compliance during the permitting and construction phase.
The existing driveway on Roosevelt Road will be gated and converted to an
emergency egress only.
The location of the proposed new entry drive off Old Spanish Trail has been
approved as submitted.
The power pole located within the proposed driveway will be relocated when the
time comes in coordination with Entergy.
Our House will address the landscaping comments as development proceeds and
work with a landscape architect and the City of Little Rock on compliance with the
ordinance requirements.
Staff is supportive of the overall campus plan. This plan would allow for the
eventual construction of over 30,000 square feet of new buildings to assist in
meeting the mission of Our House to provide services to the community’s
homeless population and steps toward stable housing for their clients.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
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. There was no further discussion. The item was placed on the consent agenda
January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5239-I
2
and approved as recommended by staff, including all staff comments and conditions. The
vote was 10 ayes, 0 noes, and 1 absent.
January 9, 2020
ITEM NO.: 7 FILE NO.: Z-6912-A
NAME: Gray Short-form POD Revocation
LOCATION: 2001 North Arthur Street
OWNER/AUTHORIZED AGENT:
Jesse and Natalie Womack
2001 North Arthur
Little Rock, AR 72207
AREA: .16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: POD
ALLOWED USES: Single family and office (in accessory structure)
PROPOSED ZONING: R-2
PROPOSED USE: Single family
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On October 17, 2000, the Board of Directors passed ordinance No. 18,383 establishing
Gray Short-form POD at 2001 North Arthur Street. The POD zoning allowed the
200 square foot accessory structure on the property to be used for an office. The existing
single family structure on the property was to continue to be used as a residence. The
zoning was approved for the then-applicant’s use and ownership only.
The current applicants recently acquired the property and are requesting that the POD
zoning be revoked and the previous R-2 zoning be restored.
Notice of the revocation request was sent to the Heights Neighborhood Association.
There is no provision for notice to surrounding property owners for this procedural
revocation request.
The property is located within an R-2 zoned residential neighborhood and restoration of
the R-2 zoning is appropriate.
January 9, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6912-A
2
STAFF RECOMMENDATION:
Staff recommends approval of the POD revocation request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no other parties registered in attendance. Staff
presented the item and a recommendation of approval. There was no further discussion.
The item was placed on the consent agenda and recommended for approval by a vote of
10 ayes, 0 noes and 1 absent.
January 9, 2020
ITEM NO.: 8 FILE NO.: Z-8503-F
NAME: The Pointe at Brodie Creek Long-form PRD
LOCATION: West of Bowman Road between Olds Lane and West 36th Street
DEVELOPER:
Richardson Properties
9800 Maumelle Boulevard
North Little Rock, AR 72113
501-758-2441
OWNER/AUTHORIZED AGENT:
Richardson Properties/owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
AREA: 73.949 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2 Single-Family Residential
ALLOWED USES: Single-family residences
PROPOSED ZONING: PRD
PROPOSED USE: Multifamily Residential, Residential, and O-1
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of future phases of the
multi-family development with the development of the initial phase.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
2
BACKGROUND:
In October 2015, the planning commission denied a request to rezone 23-acres of a larger
parcel from R-2, Single-Family Residential to Planned Development Residential for the
construction of more than 400 multi-family housing units. An overall development plan
for the parcel was outlined, including the completion of boundary street improvements to
Bowman Road and a commitment for single-family residential development for the
northern portion of the site; however, the request did not include the entire property of
approximately 70-acres and there were no measures to staff to satisfactorily enforce the
proposals put forward by the developer.
A request was denied by the Board of Directors to rezone this 73.95-acre site from R-2
to PD-R for an overall development plan of the property in September 2016. The plan
indicated the northern portion of 27.25-acres was to contain single-family detached home.
Multi-family residential development was shown on 23.45-acres with 408 units proposed.
Floodway and open space would have taken up 11.75-acres of land. The remaining
11.75-acres of the site, located along Bowman Road, was shown to be O-1, Quiet Office
District uses. The planning commission had reviewed the proposal on November 19,
2015 and recommended approval of the rezoning.
During the public hearing before the Board of Directors meeting on March 1, 2016, the
applicant made three amendments to the application. It was determined by the Board
these were significant modifications and returned the item back to the planning
commission for additional review and consideration. The planning commission heard the
item with the proposed amendments on May 19, 2016. The applicant provided to staff
the three following amendments:
1. Contribute $100,000 toward the construction of a traffic signal or roundabout at the
intersection of Brodie Creek Trail and Bowman Road. These funds were to be
available for 5-years following the approval of the PRD.
2. Provide a 50-foot wide buffer along the northern boundary of the PRD. No trees
would be removed from the buffer, but additional plant materials may be added as
part of an approved Landscape Plan.
3. The portion of the PRD shown as “Proposed Residential” would be developed as
single-family residential, with lot widths and home sizes similar to those in either
the Brodie Creek and/or Woodlands Edge developments.
Condition 1 was opposed by staff as it did not cover the cost of a roundabout or the
installation of a traffic signal. The applicant later amended the proposed Condition 1, as
set forth below.
1. Construct a single lane roundabout including landscape and restoration of
landscape within the right-of-way provided or when warranted, and within five
January 9, 2020
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ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
3
years of approval of the PRD, the developer would pay the City of Little Rock for
the cost of constructing, or construct, a traffic signal. The constructed signal
improvements consist of necessary poles, foundations, mast arms, signal heads,
pedestrian poles and heads for pedestrian crossings as needed, conduits, wiring,
cabinet, controller, radio, video equipment, electrical service connection and all
incidental work related there to.
During the hearing the planning commission requested the timeframe the developer was
willing to fund the roundabout or provide the funds for the traffic signal. In response the
developer committed to funding the improvements to South Bowman Road, including the
roundabout or a traffic signal when the need was met as determined by the City with the
various phases of the proposed apartment development or if the need for the
improvements were not met by the final phase of the apartment construction, then the
developer would place the cost of the improvements with the City in the form of an in-lieu
payment and allow the funds to remain with the City for a period of five years from the
date of completion of the final phase of the apartment development.
The planning commission recommended approval of the request, which was ultimately
denied by the Board of Directors.
On April 5, 2018, the planning commission reviewed and considered a request to rezone
the property from R-2, Single-Family Residential to PRD, Planned Development
Residential, for the development of the site with a mixed-use development composed of
21.75-acres of Multifamily development, 11.75-acres of floodway/open space/buffer,
10.85-acres of mixed use development with the O-1, Quiet Office District uses as the
permitted uses, and 29.60-acres shown as residential, non-multifamily.
Staff recommended denial of the proposal.
Several objectors spoke to the planning commission stating reasons they were opposed
to the request. Among the reasons stated were lack of commitment for landscaped
buffers and boundary street improvements, existing traffic and additional traffic generated
by the new multifamily units, and the shift away from single-family uses in the area.
The applicant stated the developer sought to build quality housing for future residents on
the property. He added the City had imposed a year-long moratorium on multifamily
development in the area to review the future land use plan and after the study was
completed, no changes were proposed to the future land use plan. He also referred to a
study contracted by the City and completed by UALR concluding multifamily residences
were not a detriment to neighborhoods and did not increase area crime.
The commission asked staff about their position on the previous proposal. Staff stated
they were supportive of the previous proposal; however, there had been no appreciable
change in the area since the Board of Directors denial of the previous proposal,
January 9, 2020
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ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
4
contributing to the change to a recommendation for denial from staff. Moreover, there
were no proposed boundary street improvements to abutting streets in conjunction with
the multifamily development and none were proposed until property adjacent to any
boundary streets occurred.
A unanimous recommendation for denial was made by the planning commission.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Located immediately north of the Pointe at Brodie Creek, the project would include
21.75-acres of multifamily development with 408 units, 11.75-acres of
floodway/buffer, 10.85-acres of mixed use with the allowed uses being the O-1
district, and 29.60-acres of residential (non-multifamily).
B. EXISTING CONDITIONS:
Situated on the west side of South Bowman Road, the property is heavily wooded
and contains one single-family residence.
The first phase of the Pointe at Brodie Creek, developed with 498 units, is
immediately south of the property.
Additional multifamily residential development of between 400 and 500 units is
located across Bowman Road to the east.
Also, on the east side of Bowman Road is a nursing home and the Sandpiper
Subdivision of single-family homes.
The Brodie Creek neighborhood is to the north.
The Woodland Edge community is to the west and northwest.
Some improvements have been made to South Bowman Road; however, it largely
functions as a two-lane roadway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls and emails from nearby
property owners. They are generally concerned about adding additional traffic to
the current levels in the area. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the John Barrow and
Woodland’s Edge neighborhood associations.
January 9, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
5
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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. Is a variance requested to
advance grade future phases of construction with construction of Phase1?
2. 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.
3. 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.
4. A special Grading Permit for Flood Hazard Areas will be required per Sec.
8-283 prior to construction.
5. The minimum Finish Floor elevation of at least 1 ft. above the base flood
elevation of Building 6 and 7 should be shown on grading plans.
6. Floodway areas cannot be filled or developed. In accordance with Section
31-176, floodway areas must be shown as floodway easements or be
dedicated to the public. In addition, a 25 foot wide drainage and access
easement is required adjacent to the floodway boundary.
7. 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.
8. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
9. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
10. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
11. Bowman Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
12. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Bowman Rd including
5-foot sidewalks with planned development. The new back of curb should be
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
6
located 29.5 ft. from centerline. A left turn lane should be provided for all
driveways.
13. Submit a Traffic Impact Study for the proposed project. Study should address
trip generation and trip distribution for the development and also should take
into account existing and projected traffic growth. Study should include:
a. Roadway Level of Service Analysis for 2-lane sections of Bowman
Rd. (existing and projected), and
b. Signal Warrants Analysis for Bowman Road at Executive Center
Drive, Cherryside Drive and Brodie Creek Trail.
14. If the north driveway will be used for more than a secondary emergency
access now or in the future, provide a letter prepared by a registered engineer
certifying the sight distance at the intersection(s) comply with 2004 AASHTO
Green Book standards.
15. If the driveway will be used other than secondary emergency access, the
driveway should be paved with asphalt, curb and gutter. If the driveway will
be used for secondary emergency access, the driveway should be gated.
16. If the north driveway will be used for more than an emergency access,
driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 300 ft.
from intersections and other driveways and 150 ft. from the property line. A
variance is required to be obtained for the proposed driveway location.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project. Capacity Fee Analysis required. FOG analysis required if food
service on site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. The loop would be served from
Bowman Road. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
7
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.
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.
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.
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.
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
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
8
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.
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.
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 Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
January 9, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
9
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. 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.
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 maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed. Easements
cannot count toward fulfilling this requirement. The properties to the north, east
and west are zoned R-2.
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 landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
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). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
10
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL), Residential Medium Density
(RM) and PK/OS Park/Open Space (PK/OS) for the requested area. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The Residential Medium Density category accommodates a
broad range of housing types including single family attached, single family
detached, duplex, town homes, multi-family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category
provided that the density is between six (6) and twelve (12) dwelling units per acre.
The Park/Open Space category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
The application is a change an area from R-2 (Single Family District) to PRD
(Planned Residential Development) District to expand an existing multifamily
complex from the south on to this property, with 17 buildings and 408 units
(18.8 units per acre); have 10.8 acres of future Quiet Office use; have 11.8 Acres
of future Open Space/Floodway use; and have 29.6 Acres of future Low Density
Residential use.
Master Street Plan: To the east is Bowman Road and it is a Minor Arterial on the
Master Street Plan. To the North is Olds Lane and it is a Local Street on the Master
Street Plan. The proposed extension of the Collector, South Trail Drive is through
the western section of this application area. 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 Bowman Road since it is a Minor
Arterial. The primary function of a Collector Road is to provide a connection from
Local Streets to Arterials. 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. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Bowman Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
11
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested additional information on the proposed residential
development on the north portion of the site, such as minimum lot sizes, buffering,
and setbacks. Also, in regard to the multifamily development, the proposed
building setbacks from property lines and building separation should be indicated
on the site plan, as well as any proposed phasing. Dumpster locations should be
clearly shown and proposed screening provided. Proposed hours for solid waste
and recycling collection should be provided. Any proposed signage should be
described. Details on proposed gates or fences was requested. Open space
should be indicated on the site plan or stipulation of compliance with minimum
standards. Proposed building elevations, dimensions and materials were
requested. Lastly, the number of proposed parking spaces for the multifamily
development with details on number of covered and uncovered spaces should be
provided.
The Public Works comments were noted as the same as the previous submittal.
Landscaping comments were also indicated to be similar to the previous
application.
Staff reminded the applicant responses were to be received by December 18,
2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan detailing the proposed multifamily development was provided.
The multifamily development would be constructed in four phases.
A buffer typically exceeding more than 100-feet in width from the proposed
multifamily buildings to and the edge of the property to be developed with future
residential uses is provided on the site plan.
Dumpster locations and proposed screening is indicated on the revised site plan.
The screening is to be masonry on three sides with a gate on the fourth. Solid
waste and recycling collection would be limited to daylight hours.
A total of 890 parking spaces are shown on the site plan. The number of spaces
to be covered would include 102 spaces in garage structures and 198 spaces in
carports dispersed around the property.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
12
A vinyl-coated steel fence is proposed on the north and east sides of the multifamily
development.
Building heights would be a maximum of 45-feet. Building materials would be a
combination of brick and “Hardy Board”, matching the existing structures in Phase
1 of the Pointe at Brodie Creek.
The current proposal for the residential development would be for minimum lot
sizes conforming to the R-2 District. At this time, the developer is not committing
to additional buffers between this residential subdivision and the subdivision to the
north; however, it is possible additional buffer area might be provided. Any
development of this property would require the approval of a revised site plan
through an amended PRD process.
The 408 multifamily units would be a second phase of the existing 498 unit
apartment complex located to the south.
An emergency access drive to Bowman Road would be constructed to the south
of the proposed multi-family development All typical vehicular access would be
via the existing drive servicing the Pointe at Brodie Creek.
The applicant proposes to improve South Bowman Road as the property with the
frontage is developed. As noted, there have been limited improvements made to
Bowman Road; however, most of the road remains unimproved as a two-lane road.
The Land Use Plan reflects Residential Low Density (RL), Residential Medium
Density (RM) and PK/OS Park/Open Space (PK/OS) for the requested area.
Residential Low Density category suggests the development of single-family
residences at densities of no more than 6 dwelling units per acre. Patio homes,
garden homes, and cluster homes would also be included in this category,
provided that the density remains under 6 units per acre. The Residential Medium
Density category is composed of a broader range of housing types including single
family attached, single family detached, duplex, town homes, multi-family and patio
or garden homes. Any combination of these and possibly other housing types may
be included in this use category provided the overall density is between 6 and 12
dwelling units per acre. The Park/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land.
Public Works staff indicated this proposal is substantially identical to the previous
application and no additional information has been provided to supplement the
application.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
13
J. STAFF RECOMMENDATION:
Staff recommends denial of the application. There continues to have been no
appreciable change in the area since the previous denial. Furthermore, the lack
of boundary street improvements in conjunction with the multi-family development
and specificity for the majority of the parcel abutting the single-family neighborhood
to the north and the Bowman Road frontage do not provide staff with a clear and
compelling vision for development compatible with the surrounding properties and
uses.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were numerous registered objectors present.
Staff presented the item and a recommendation of denial as outlined in the “staff
recommendation” above.
Mr. David Vandergriff with the law firm of Quattlebaum, Grooms, & Tull, attorney for the
developer, addressed the commission. He also noted Tim Daters of White-Daters &
Associates was present on behalf of the application. He was generally in agreement with
the staff analysis, but disagreed with the staff recommendation. He asserted the proposal
was a reasonable plan for development in the area. He then retained his time to respond
after those opposed spoke.
Alvin Weintraub spoke in opposition to the request. He and his wife are residents of the
Woodlands Edge neighborhood. His wife Gail, who was unable to attend the hearing is
Board President of the Woodlands Edge Community Association. Mr. Weintraub was
speaking on behalf of the Board, as no members were able to attend due to work conflicts.
The Board was unanimous in their disapproval of the request. Among the reasons
Mr. Weintraub cited for their opposition were the more than 2000 multifamily units within
2.5 miles of this site and the potential for additional cut-through traffic in the surrounding
neighborhoods.
William Rausch, also of Woodlands Edge, informed the commission of his opposition. He
explained to them the large contingent of people wearing red in the audience were all
opposed to this request and the red color was meant to be like a stop sign and to say
“STOP” to this development. He stated he sought to protect the quality of life in the area
and believes density is inverse to quality of life. The proposed development would double
the number of apartment units of the first phase of the Pointe at Brodie Creek. Installation
of a roundabout on Bowman Road would not help traffic getting out of the neighborhood,
as the volume of traffic on Bowman Road was already high.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
14
Calvin Biggers identified his home on the sketch and requested the commission deny the
application. He was concerned additional cars would be funneled into the surrounding
neighborhoods. He also referenced the 705 cars coming to the Baptist Health College at
the intersection of Bowman Road with Colonel Glenn adding to the traffic in the area.
Jamie Shipley noted all the points the previous speakers had made were valid. He added
there are too many apartments on Bowman and Kanis Roads. It is difficult to make a
left-turn and traffic often backs up in the neighborhood. Drivers pull out in front of
oncoming vehicles in order to get out of the neighborhood. Traffic through the
neighborhood is a concern to him due to the number of children in the neighborhood.
Also, the greenspace in the neighborhood encouraged residents to walk in the
neighborhood and some drivers put those walkers in danger with their speeding on
neighborhood streets.
Dan Veach spoke about the Land Use Plan adopted for the community. It had already
been altered for the Brodie Creek and Bowman Pointe apartments. He asserted approval
of this request would lead to more apartments on this property and others in the area
because the balance would be tipped toward multifamily development and apartments
would overwhelm the single-family development in the area. He asked the commission
to keep the neighborhood residential.
Elizabeth Wahl of the Brodie Creek Property Owners Association stated she and the
board were unanimously opposed to the request. The board has five members and there
are 86 homes in the neighborhood.
Melissa Smith told the commission she is strongly opposed to the request. She stated
the first murder of the year in the city had occurred at an apartment complex on Kanis
Road. Also, there have been a high number of calls for public safety response from
apartments owned or built by the developer. She was concerned approval of this request
would create a foothold in changing additional property from R-2 zoning to allow more
apartments. Lastly, she believes it would be a mistake to connect or extend a road into
the Woodlands Edge neighborhood.
Stephen Parker spoke in opposition to the proposal. He and his family moved into the
neighborhood a year ago. He appreciated how the natural state of the land was
preserved. His family liked to walk on the neighborhood trails. He was also concerned
the potential environmental impacts of the proposed development would not be
appropriately addressed.
Ann Mitchell seconded all the previous remarks made by those opposed to the request
and stated she vehemently opposes the proposed development. While she agrees the
city needs property tax, we should not forget the whole of the community in obtaining new
revenue. More tax dollars are needed for roads and we need these roads because of
sprawl. Bowman Road was built as a country road and remains largely that today,
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
15
although there has been significant development nearby. She suggested a new paradigm
to developers—build home places near work places.
Mr. Vandergriff readdressed the commission to indicate there was no response from the
applicant to the comments from those opposed to the request.
Commissioner Thomas asked the number of homes in the Woodlands Edge
neighborhood. The response was there were approximately 670 homes.
She noted the large representation from the community present at the public hearing.
She was concerned about emergency vehicle access to the area based upon previous
experience in the vicinity where cars had to pull off the road in order for emergency
vehicles to pass.
She remarked on the number of apartment units in the area, as brought up by several of
the opposition speakers.
Referencing these points, she indicated she was not in favor of the request.
Commissioner Hart asked staff for the location of Brodie Creek Trail and about the
possible street connection into the Woodlands Edge neighborhood.
Staff informed the commissioner that Brodie Creek Trail was the street connecting the
Brodie Creek and Woodlands Edge neighborhoods to Bowman Road.
Mr. Hood suggested a road could connect to the Woodlands Edge neighborhood via an
extension of South Trail Drive, the south spoke from the roundabout at the end of Brodie
Creek Trail. Much of the route this street would cover is located in the flood plain or flood
way. A permit would be required in order to fill the land to bring it out of the flood plain or
flood way. No plans had been filed with this application or in general to build this street.
Commissioner Betton stated he had been driving Kanis Road to and from his home since
1991. Safety is a primary issue and it is already difficult for emergency vehicles in the
area due to traffic congestion. There is a need to improve roads. He would be voting
against this request.
Commissioner Rahman referenced the Land Use Plan and inquired of staff and the
developer on how they evaluated this proposal based on the Land Use Plan.
Alex Koenig responded that staff took into consideration the proposed low-density
residential and medium-density residential designations for the property would allow for
the proposed single-family development on the portion of the site and also for more dense
residential development, such as patio homes, attached single-family residential uses,
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
16
and multifamily uses. However, overall, as stated in the recommendation, both the
development proposal and the context of the area, particularly regarding the road
infrastructure, had not significantly changed in order for staff to recommend the proposal
at this time.
Mr. Daters spoke on behalf of the developer and reminded the commission the initial time
this was brought forward for consideration, it was recommended for approval by the
planning commission in 2016. He also referred to the study conducted on multifamily
development this section of the city. No changes to the Land Use Plan were proposed
resulting from that study. The road improvements, such as the roundabout or traffic signal
at the intersection of Bowman Road and Brodie Creek Trail were offered as an
inducement for support of the previous proposal from the neighborhoods. He agreed the
substance of the application had not changed, but that there had been changes in the
area. He stated this site is likely to be developed eventually.
Chairman Latture commented the City of Little Rock does typically not build roads and it
takes a long time to build a road. The options are to build roads and wait for development
or develop and then fix the traffic issues that result from the development.
Commissioner Berry asked what boundary street improvement would be constructed
should this request be approved.
Mr. Hood answered there would be a limited amount along Bowman Road by the
multifamily portion of the development. The portions abutting the proposed single-family
and office uses would happen latter when those portions were developed.
Commissioner Berry wondered if the developer had learned through the multiple
applications to develop this property. He believes the nature of development has
changed and people wanted more housing choices and workplaces near housing. He
would not be voting for the application and thinks the time for it has come and gone.
Commissioner Brooks inquired of those who were opposed to the request were opposed
to all development on the site or just the apartments. Mr. Weintraub spoke for the
collective of those opposed and stated generally it was the apartments people were
against. Single-family would be acceptable because the property is already zoned for
such development.
Commissioner Thomas asked if this request were to be approved if the proposed
apartments could be built and also develop additional apartments.
Director Collins responded as the proposal was for a planned development, anything
constructed would have to conform to the approved site plan as it is laid out. Additional
development would have to be reviewed and approved as a revised planned
development.
January 9, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8503-F
17
Chairman Latture called for a motion.
Vice Chairman Hamilton made a motion to accept the staff conditions and
recommendation for denial. Commissioner Haynes seconded. The vote was 10 ayes,
0 noes, and one absent.
January 9, 2020
ITEM NO.: 9 FILE NO.: Z-9468
NAME: C-Tract #13 Alive Short-form PD-R
LOCATION: 1800 Valentine Street
DEVELOPER:
Charles A. Johnson, Jr. Revocable Trust
3907 American Manor Drive
Little Rock, AR 72209
501-351-5757
OWNER/AUTHORIZED AGENT:
Machen Real Estate, LLC/owner
Frank Withrow/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Surveyor
AREA: 0.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3 Single-family residential
ALLOWED USES: Single-family residences
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Duplexes
VARIANCE/WAIVERS:
STAFF UPDATE AND RECOMMENDATION:
On December 27, 2019, the applicant requested a deferral of the item to the February 20,
2020 meeting. Staff recommends approval of the deferral.
January 9, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9468
2
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission a request to defer this item to the February 20, 2020 meeting
was received by staff on December 27, 2019. Staff recommends approval of the deferral
request. There was no further discussion. The item was placed on the consent agenda
and the item was deferred to the February 20, 2020 meeting. The vote was 10 ayes,
0 noes, and 1 absent.
January 9, 2020
ITEM NO.: 10 FILE NO.: Z-9479
NAME: O’Reilly Senior Living Facility Long-form POD
LOCATION: Northwest of the intersection of Chenal Valley Drive and Rahling Road
DEVELOPER:
O’Reilly Development Company, LLC
5051 South National Avenue
Springfield, Missouri 65810
417-893-6006
OWNER/AUTHORIZED AGENT:
Arkansas Teacher Retirement System/Owner
Tim Wilson, SWD Architects/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Engineer
AREA: 12.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: O-2 General Office and C-1
ALLOWED USES: General Office
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Senior Living Community
VARIANCE/WAIVERS:
BACKGROUND:
The property at the northwest corner of Chenal Valley Drive and Rahling Road is under
the ownership of the Arkansas Teacher Retirement System; however, the property is
situated in two different zoning districts. The portion at the intersection of Chenal Valley
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
2
Drive is zoned C-1, Neighborhood Commercial, while the eastern section is designated
as O-2, Office and Institutional. All of the 12.03-acres are wooded and undeveloped.
The applicant is proposing a senior living community composed of independent living
units, assisted living units, and memory care units. This use is typically considered as an
institutional-type use and is appropriate to be located within the Planned Office
Development zoning designation.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This proposed development is a Senior Continuum of Care Community consisting
of Memory Care, Assisted Living, and Independent Living. A total of 195 beds in
158 units are planned. The independent living portion of the project will be a
three-story structure and the assisted living and memory care units are a single-
level building. The overall square footage is 163,014-square feet.
The property consists of two lots. One lot is currently zoned O-2 and the second
lot is zoned C-1. The combined lot area is 12.03-acres. The grade change from
the lowest elevation to the highest is approximately 90-feet.
The zoning change to POD will allow for the development of the Senior Community
on these lots and assist in meeting the city design requirements and working with
the challenging terrain of this site.
The community will also offer services and amenities. The independent living area
is housed in a lodge-style building consisting of common areas, offices, a
commercial kitchen, beauty shop, exercise space, and social rooms. One-and
two-bedroom units are proposed for the independent living portion. All will have
fully-equipped kitchens and washers and dryers. They will also include “smart
design features, such as counter height bars opening into the living area,
eliminating the need for a separate dining space.
The assisted living units will offer private apartments for seniors who require
hands-on personal care services. All units will be wired with motion technology
that proactively monitors vital signs and risk for falls. The technology is capable of
predicting a fall 30-days prior to occurrence, allowing for early intervention.
Memory care units are designed for the safety and comfort of cognitively impaired
residents. Walk-in showers, height appropriate fixtures, such as toilets and
sinks, and locking cabinets protect residents from harm. Complete licensed care
for Alzheimer and dementia residents, including all meals, life safety
equipment/notifications, nursing assistance, and medication administration.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
3
The Arkansas Health Services Permit Agency (AHSPA) controls the approval of
all licensed beds, being the assisted living and memory care units in this facility.
The Agency has four application dates per year based upon their published list of
market demand areas. Little Rock has a defined unmet demand exceeding 500
licensed beds. Our community would provide 60 licensed beds, in addition to the
independent units. The continuum of care model helps from the initial decision of
community living at the independent level and availability of the same community
services allowing seniors to age in place within the community.
The application for this facility will be submitted to AHSPA on February 1, 2020
and will take approximately 120 days to complete the review process and receive
approval for the licensed beds. With an anticipated approval date in May 2020,
we will begin full architectural design and would look to begin construction by the
end of 2020. Having adequate zoning for our proposed project is required with
the application. Our legal counsel has confirmed our application may be
supplemented with final zoning approval.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Chenal Valley
Drive and Rahling Road.
A church is situated to the east.
Across Rahling Road to the south is an apartment complex and vacant property
zoned C-1.
To the north is a developing age-restricted residential community for those over
the age of 55. Further north along Chenal Valley Drive is an assisted living facility
and a nursing home/rehabilitation center.
The property to the west across Chenal Valley Drive is undeveloped and zoned
O-2.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from about the request. The
caller was walking and noticed the sign notifying the public of the proposed
planned zoning development. She was curious about what was proposed. Notice
of the public hearing was sent to all owners of properties located within 200 feet of
the site.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
4
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. 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 at (501) 379-1805 (Travis Herbner) for more information.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots should share a
driveway access centered on the property linewith the church to the east.
The width of driveway must not exceed 36 feet. City code states driveway
spacing on arterial streets is 300 ft. from other driveways and intersections.
The proposed Rahling Road driveway is shown to be within the Rahling
Rd/Kirk Rd intersection where a future signal is being considered.
8. If the proposed Rahling Road driveway location is approved, provide a letter
prepared by a registered engineer certifying the intersection sight distance at
the intersection(s) comply with 2004 AASHTO Green Book standards.
9. Provide a letter prepared by a registered engineer certifying the Chenal Valley
Drive intersection sight distance at the intersection(s) comply with 2004
AASHTO Green Book standards.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
5
11. 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.
12. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
13. Show the location of proposed gates and fencing. Show the location of the
call box with sufficient stacking and turnaround if gates are proposed.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. Capacity
Fee Analysis required. FOG Analysis required. Retain existing sewer easements.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. This is an underground area that has
three-phase along Rahling Road and Chenal Valley. Switchgear will be required
on this job. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate the 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
6
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.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) 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 CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be 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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
7
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
8
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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
9
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.
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 Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development 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 maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The property to
the north is zoned PD-R, and the property to the west is zoned R2 CUP. The
average width of the lots is approximately 560 linear feet. A thirty-four (34)
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
10
foot land use buffer is required adjacent north perimeter. The buffer
shown on the plan is deficient.
3. 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 landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. 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.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. 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.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
11
Planning Division: The request is in the Chenal Valley Planning District. The Land
Use Plan shows Neighborhood Commercial (NC) and Office (O) for the requested
area. The Neighborhood Commercial category includes limited small-scale
commercial development in close proximity to a neighborhood, providing goods
and services to that neighborhood market area. The Office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The application is
to change an area from C-1 (Neighborhood Commercial District) and O-2 (Office
and Institutional District) to POD (Planned Office Development) District to allow the
development of a senior care assisted and independent living complex on the site.
Master Street Plan: To the south is Rahling Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is Chenal Valley Drive and it is
shown as a Collector on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Rahling Road
since it is a Minor Arterial. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There is a Class I Bike Path is shown along Rahling 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 Valley Drive. Bike Routes require no additional right-
of-way, but either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff inquired if any outdoor amenities or recreational facilities are
proposed, if there would be any perimeter fencing or gates, and any signage.
Lastly, confirmation of whether the proposed development will have approval from
the Chenal Architectural Review Board prior to the January 9, 2020, public hearing
was requested.
Public Works staff requested a Sketch Grading and Drainage Plan. The proposed
driveway locations do not meet the access and circulation requirements of
Sections 30-43 and 31-210. It was proposed this property should share a driveway
with the neighboring church on the east and the width of the driveway to not exceed
36-feet in width. As currently planned the separate driveway on Rahling Road
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
12
would be within the intersection of Rahling Road with Kirk Road, where a future
traffic signal is under consideration. Furthermore, if the proposed Rahling Road
driveway is approved, a letter prepared by a registered engineer certifying the
intersection sight distance at the intersection(s) complies with the 2004 AASHTO
Green Book Standards must be provided. A similar letter is necessary for the
Chenal Valley Drive intersection(s). It was also noted recycling facilities would be
required for the property and the tenants should be encouraged participation.
Landscape comments were addressed generally. One specific item was the land
use buffer to the north was of an insufficient width on the site plan. A 34-foot buffer
is required.
The applicant was advised responses and revisions are to be received by
December 18 14, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The outdoor recreational amenities will consist of three interior courtyards situated
in the assisted living and memory care building providing a secure outdoor area
for use by the residents. The independent living units will each have a small deck
of patio for personal use and a patio area will be provided on the east side of the
building on the first floor connecting to the bistro/dining area inside the structure.
Both the independent living and assisted living units will have an indoor fitness
facility. An indoor swimming pool is planned for the independent living community.
A six-foot wood fence is planned along the north and east property lines as part of
the land use buffers. No gates are proposed.
The conceptual design has been submitted to the Chenal Architectural Review
Board. It has not been yet confirmed when the review and approval will be
received.
A sketch grading plan has been submitted and reviewed by Public Works. The
sketch grading plan has been found to be satisfactory. A storm water detention
pond is proposed for the southwest corner of the property near the intersection of
Chenal Valley Drive and Rahling Road.
A shared access drive with the neighboring church is now proposed for access to
Rahling Road from the property. This will be platted as a shared access easement
during the platting process.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
13
The letter certifying the sight distance for the Chenal Valley access drive has yet
to be submitted.
Engineering certification will be submitted for review and approval by Public Works.
As noted, the site has a significant grade change. Currently, retaining walls are
proposed generally along the northern portion of the developed area curving to the
south around much of the eastern edge of the developed area and a second
retaining wall between the independent living community building and the assisted
living and memory care building. With sections paralleling the structures on the
north and south. These walls would be no more than 15-feet in height.
Recycling facilities will be provided and use by the residents encouraged.
The developed area has been shifted southward allowing for sufficient landscape
buffer to be provided on the north side of the property.
All other landscaping issues, including tree preservation, will be addressed during
the permitting and development process to comply with requirements.
It appears all technical issues have be sufficiently addressed.
Staff is supportive of this project. It is compatible with the development and plans
in the area and would help in meeting the need for senior housing in the city.
J. STAFF RECOMMENDATION:
On December 30, 2019, the applicant informed staff the required notification was
not completed in a timely fashion; therefore, this item must be deferred to the
February 20, 2020 meeting. Staff recommends approval of the deferral to the
February 20, 2020 meeting.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission the required notification was not completed in a timely fashion;
therefore, this item must be deferred to the February 20, 2020 meeting. Staff
recommends approval of the deferral to the February 20, 2020 meeting. There was no
further discussion. The item was placed on the consent agenda and the item was
deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent.
January 9, 2020
ITEM NO.: 11 FILE NO.: Z-9480
NAME: Integrated Psych Solutions Short-form POD
LOCATION: 218 North McKinley
DEVELOPER:
Jennifer Anderson
2300 North Rodney Parham Road
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Pamela Turner and Jeff Sharp/Owners
Jennifer Anderson/Authorized Agent
SURVEYOR/ENGINEER:
Cunningham Land Surveying
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: R-2
ALLOWED USES: Single family
PROPOSED ZONING: POD
PROPOSED USE: Professional therapist office/clinic and general office
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting that the zoning of this property be changed from R-2
to POD to allow for use of the existing residential structure as a professional
therapist’s office for Integrated Psych Solutions (IPS) and Life Forward
Counseling, a 501 C (3) nonprofit arm of IPS. The clinical practice includes
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
2
Dr. Anderson and two full-time administrative staff. The nonprofit includes one
additional staff and one therapist. IPS offers psychological testing services and
therapy/counseling, while Life Forward Counseling works primarily in the
community providing free and low-income services. The regular hours of operation
are 8am to 5pm, Monday-Friday, with some evening and weekend appointments
on an as-needed basis. The majority of traffic to the location will be for IPS.
The applicant proposes to construct a parking lot in the front of the property and
will use the three spaces located behind the building.
A future, 24’ by 33’ addition is shown to be added onto the rear of the structure.
B. EXISTING CONDITIONS:
This 0.29 acre tract contains a one-story, 1,383 square foot, brick and frame
residential structure. A 20’ by 20’ carport structure is located behind the house.
A single asphalt drive provides access. The two PD-O and POD zoned properties
directly to the south contain residential structures that have been converted into a
clinic and general/professional offices. A single family residential neighborhood
extends to the west. Single family homes are also located to the north and south.
These three properties fronting onto McKinley are distinct from the neighborhood
and have an orientation to the commercial development to the east. Park Plaza
Mall is located across McKinley. Other uses in the immediate area include a multi-
story office building and Catholic High School. McKinley Street is improved, with
curb and gutter. There, however, is no sidewalk.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Hall High Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
McKinley Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent McKinley Street in accordance with Sec. 31-175 of the Little Rock
Code and the Master Street Plan.
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
3
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway should not
exceed 24 feet. Driveway spacing on commercial streets is 250 ft. between
driveways and 125 ft. from the side property line. A driveway variance must be
requested for the 2nd driveway. The current driveway is about 150 ft. from the
existing driveway to the south.
4. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Reclamation Authority: Sewer Available to this Site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds. (Reminder that OSHA requires a minimum 10-foot
clearance from 15kV lines.)
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Z-9480 2018 North McKinley
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
4
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 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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@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. The average depth of the lot is approximately
150 linear feet. A minimum nine (9) foot street buffer is required between
the proposed parking and the McKinley St right-of-way.
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
5
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. 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 west perimeter planting strip
adjacent to the purposed parking is deficient.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
6. 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.
7. 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.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the West Little Rock Planning District. The
Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban
Office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The application is to change an area from R-
2 (Single Family District) to POD (Planned Office Development) District to allow
for the conversion and expansion of a house to an office use with parking.
Master Street Plan: To the east is North McKinley Street and it is a Local Street
on the Master Street Plan. The primary function of Local Streets is to provide
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
6
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 is a Class III Bike Route shown on North McKinley Street. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (December11, 2019)
The applicant’s representative was present. Staff presented the item and noted
little additional information was needed. Staff asked what the anticipated number
of clients would be during a typical day. Staff asked for a signage plan and
suggested that signage should comply with that allowed in office districts. Staff
asked if there would be a dumpster and asked that it be located on the site plan,
with appropriate screening. The applicant was advised to specify what material
would be used for the parking lot; asphalt or concrete.
Public Works and Landscape comments were presented and discussed. During
that discussion it was noted that the site would allowed only one driveway and
right-of-way for McKinley Street needed to be dedicated to 30 feet from centerline
of the right-of-way. It was noted that the perimeter landscape strips were deficient
and the site plan needed to be redrawn to reflect the right-of-way dedication, one
driveway only and the required landscape strips.
The applicant was advised to respond to staff issues by December 18, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicants submitted a revised site plan and responses to the issues raised at
subdivision committee. Dr. Anderson anticipates seeing approximately 5 patients
during the operating hours. Dr. Anderson is in the clinic three days a week.
Signage will comply with that allowed in office zones. There will be no dumpster
on the site. The parking lot will be asphalt-paved.
The development will be constructed in two phases. Phase I is construction of the
new parking and remodeling of the existing structure to accommodate the
business. Phase II is construction of the addition to the rear of the existing building
for additional office space.
January 9, 2020
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9480
7
The applicants submitted a revised site plan addressing the right-of-way dedication
and landscape strip requirements. Staff supports deferral of the sidewalk
requirement until Phase 2 construction.
To staff’s knowledge there are no outstanding issues. Allowing use of this small,
developed site for POD, clinic and general office uses is compatible with uses and
development in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised POD subject to compliance
with the comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
Staff recommends approval of a deferral of sidewalk installation until Phase 2
building expansion.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no other parties registered in attendance. 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.
January 9, 2020
ITEM NO.: 12 FILE NO.: Z-9481
NAME: Allmon Short-form PD-R
LOCATION: 1523 Wolfe Street
DEVELOPER:
Gregory L. Allmon
1523 Wolfe Street
Little Rock, AR 72202
214-797-4862
OWNER/AUTHORIZED AGENT:
Gregory L. Allmon
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC./Surveyor
AREA: 0.108 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3 Single-family residential
ALLOWED USES: Single-family residence
PROPOSED ZONING: PD-R Planned Development-Residential
PROPOSED USE: Single-family residence
VARIANCE/WAIVERS:
1. Side building setback from West 16th Street
STAFF UPDATE AND RECOMMENDATION:
On December 27, 2019, the applicant informed staff the required notification was not
completed in a timely fashion; therefore, this item must be deferred to the February 20,
January 9, 2020
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9481
2
2020 meeting. Staff recommends approval of the deferral to the February 20, 2020
meeting.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission the required notification was not completed in a timely fashion;
therefore, this item must be deferred to the February 20, 2020 meeting. Staff
recommends approval of the deferral to the February 20, 2020 meeting. There was no
further discussion. The item was placed on the consent agenda and the item was
deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent.
January 9, 2020
ITEM NO.: 13 FILE NO.: Z-9482
NAME: 17007 Cantrell Road Short-form POD
LOCATION: 17007 Cantrell Road
DEVELOPER:
Bobby Wilkinson Revocable Trust
222 South Main Street
Stuttgart, AR 72160
870-673-4441
OWNER/AUTHORIZED AGENT:
Bobby Wilkinson Revocable Trust/Owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Surveyor and Engineer
AREA: 2.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family Residential
ALLOWED USES: Single-family residence
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: O-1, Quiet Office Uses
VARIANCE/WAIVERS:
BACKGROUND:
The property at 17007 Cantrell Road is developed with a single-family residence. It is
proposed to be remodeled for quiet office use. This parcel is located within the Highway
10 Scenic Corridor Design Overlay District.
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The parcel at 17007 Cantrell Road contains 2.01-acres and is located near the
southwest corner of Drew Drive and Cantrell Road. The parcel is zoned R-2 and
has an existing home on the property.
The owner has a prospective tenant who seeks to use remodel the property for a
quiet office use. Five parking spaces would be constructed, and two existing
parking spaces are available in the carport. These parking spaces would be
situated on the east side of the property allowing the massive hardwood to remain
in place on the property.
B. EXISTING CONDITIONS:
The property is developed with a single-family residential structure of
approximately 2,400- square feet and a carport with parking for two cars. The
building is setback from Cantrell Road approximately 90-feet at its nearest point to
the right-of-way. As previously noted, there are several large trees on the property.
An office use within a building converted from residential use and rezoned to POD
is found immediately to the east.
Office and commercial uses are located across Cantrell Road to the north.
Single-family residences on acreage are to the west and single-family uses are to
the south.
This stretch of Cantrell Road has several office uses in structures previously used
as residences along the south side of the road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from a nearby property owner
asking for more information about the request. Notice of the public hearing was
sent to all owners of properties located within 200 feet of the site, as well as the
Johnson Ranch Neighborhood Association, the Chevaux Court Property Owners
Association, and Montaigne Court Property Owners Association.
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks adjacent to Cantrell Road with appropriate ADA ramps are required
to be constructed in accordance with Section 31-175 of the Little Rock code
and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
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. However, the parking area may require
the service conductor to be elevated to meet NESC clearances for a parking lot.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Full plan review
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
4
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.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
5
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 west and south are zoned R-2. 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. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
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 comment received.
Planning Division: The request is in the Chenal Valley Planning District. The Land
Use Plan shows Suburban Office (SO) for the requested area. The Suburban
Office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The application is to change an area from R-2
(Single Family District) to POD (Planned Office Development) District to allow
conversion and expansion of a house on the property for office use with parking.
The site is within the Highway 10 Design Overlay District.
Master Street Plan: To the north is Cantrell Road 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
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
6
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Cantrell Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is 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: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested for the proposed undisturbed areas to be indicated on the
site plan. Information regarding proposed signage, operating hours, and the
dumpster/recycling location and screening details.
Public Works commented that sidewalks were required to be constructed adjacent
to Cantrell Road.
It was also noted that a sewer main extension with easements would be required
if new sewer service was necessary for this project.
The Entergy comment specifying the possible required elevation of the service
conductor to meet NESC clearances for a parking lot was brought to the attention
of the applicant.
The Landscape comments regarding the Highway 10 frontage buffer, the land use
buffer between dissimilar land uses, and perimeter planting strip requirements for
vehicular use areas were discussed.
Responses were to be received by December 11, 2019. The committee forwarded
the item to the full commission.
I. ANALYSIS:
An updated site plan was submitted addressing subdivision committee comments.
The areas to be left undisturbed have been more precisely shown.
Signage will comply with office district standards and the Highway 10 Scenic
Design Overlay District.
January 9, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9482
7
Hours would be typical business hours with occasional weekends.
A dumpster pad location has been added.
Public Works has stipulated the installation of sidewalks along Cantrell Road will
be required with future development.
The landscaping buffering will be provided to meet standards.
It appears the technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
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. 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.
January 9, 2020
ITEM NO.: 14 FILE NO.: Z-9483
NAME: 7821 Doyle Springs Road Short-form PID
LOCATION: 7821 Doyle Springs Road
DEVELOPER:
7821 Doyle Springs, LLC
900 South Shackleford Road
Suite 615
Little Rock, AR 72211
501-954-8000
OWNER/AUTHORIZED AGENT:
7821 Doyle Springs, LLC/Owner
White-Daters & Associates, Inc w/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Surveyor & Engineer
AREA: 4.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2 Single Family Residential
ALLOWED USES: Single-family residence
PROPOSED ZONING: PID, Planned Industrial Development
PROPOSED USE: I-2 Enclosed uses
VARIANCE/WAIVERS: None
BACKGROUND:
The property at 7821 Doyle Springs contains an industrial building. This site was annexed
into the City of Little Rock and zoned R-2, Single Family Residential as is typical and has
been operated as a nonconforming use.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
2
The property owner and developer seeks to establish a PID to bring the property into
zoning conformance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The subject parcel contains 4.58-acres and is located south of Interstate 30,
immediately east of Doyle Springs Road. The property is currently zoned R-2 and
was annexed into the City of Little Rock as a nonconforming use.
The developer would like to rezone the property to a Planned Industrial
Development. The properties to the west, south, and east are all industrial uses.
This request would match the zoning of surrounding properties.
B. EXISTING CONDITIONS:
The property is developed with a single-story industrial/office/warehouse building
of 108,876 square feet. To the north of the structure is an asphalt-paved area
used for parking and truck bays.
The property abuts Interstate 30 to the north.
Across Doyle Springs Road to the west is a largely wooded and undeveloped
parcel zoned I-2, Light Industrial. Immediately south of this site is a property
recently zoned PID containing a commercial/industrial building.
To the south of the subject property is another parcel zoned PD-I. This property
is developed with a residential structure fronting Doyle Springs Road. The rear of
the property is used for a trucking concern.
Residential subdivisions are found on either side of Doyle Springs Road south of
this property.
A substantial industrial area is situated to the east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or registered neighborhood associations. All property owners within 200 feet of
the site along with the Upper Baseline Neighborhood Association were notified of
the public hearing.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Doyle Springs Rd is classified on the Master Street Plan as a collector street
with a special design standard. A dedication of right-of-way 25 feet from
centerline will be required.
2. From a site visit, it appears more than 7 trees have been recently removed from
the site without a grading permit in violation of the Land Alteration Ordinance.
Prepare a mitigation plan for replacement of the removed trees in conformance
with the City of Little Rock landscape and buffer codes.
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 does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
No objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Full 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
4
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 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.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
5
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.
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.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
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 comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
No comment.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Geyer Springs East Planning District. The
Land Use Plan shows Light Industrial (LI) for the requested area. The Light
Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like"
setting. The application is to change an area from R-2 (Single Family District) to
PID (Planned Office Development) District to recognize an existing industrial use.
Master Street Plan: To the north is Interstate 30 and it is shown as a Freeway on
the Master Street Plan. To the west is Doyle Springs Road and it is shown as a
Collector on the Master Street Plan. The primary function of a Freeway is to serve
through long distance trips, they are always designed as full access control roads
(no direct access). The primary function of a Collector is to provide a connection
from Local Streets to Arterials. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
7
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested the applicant indicate the proposed uses for the site. Staff
would suggest the 1-2 Uses Enclosed. Also, information on proposed signage for
the site and the number of parking spaces was requested. Lastly, Planning asked
on information regarding proposed operating hours and dumpster locations and
screening.
Public Works identified Doyle Springs Road is classified as a collector street on
the Master Street Plan. A dedication of right-of-way 25-feet from centerline is
required. It was also noted a site visit indicated more than 7 trees had been
recently removed from the site without a grading permit in violation of the Land
Alteration Ordinance. The applicant was requested to prepare a mitigation plan
for the replacement of the removed trees in conformance with the City of Little
Rock landscape and buffer codes.
Landscape confirmed the recent tree removal and concurred with the request for
a landscaping plan to mitigate the tree removal and conform with the landscaping
and buffering requirements found in city ordinances.
The applicant was reminded responses are to be received by December 18, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
Approval of this request would allow for the continued use of the site for light
industrial uses and bring the property into zoning conformance.
In response to the subdivision comments, it was indicated the proposed uses are
those allowed in the I-2 District. No additional signage is a part of this request.
Parking will continue to be provided in the asphalt area adjacent to the frontage
road. No restriction on operating days and hours is requested. The property
currently is served by dumpsters and no additional facilities are proposed.
Collection is limited to daylight hours.
Public Works has confirmed the right-of-way for Doyle Springs dedicated by the
corporation deed is provides sufficient right-of-way.
January 9, 2020
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9483
8
A mitigation plan for the tree removal and a landscape plan will be submitted for
staff approval.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PID subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
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. 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.
January 9, 2020
ITEM NO.: 15 FILE NO.: A-336
NAME: Bear Den Annexation
REQUEST: Accept 80 acres plus or minus to the City
LOCATION: Along the north side of Chenal Drive, at Gordon Road (across from
Germay and Sologne neighborhoods of Chenal)
SOURCE: Bradford Gaines, Colliers International agent
GENERAL INFORMATION:
• The County Judge signed the annexation order December 23, 2019.
• The Tract is undeveloped and wooded. The proposed used for area is
single-family homes.
• There is one property owner. This is a 100 percent property Owner
annexation.
• The site is contiguous to the City of Little Rock along the west, south and
east sides.
• The annexation request is to obtain City services.
• The site is basically rectangular, approximately 2640 feet along the north
and south property lines and approximately 1289 and 1340 feet
respectively along the west and east property lines.
• The site is zoned R-2, Single Family District.
AGENCY COMMENTS:
Public Safety:
Fire: No Comment Received.
Police: Little Rock Police Department had no comments or recommendations.
Infrastructure and Community Facilities:
Rock Region METRO Transit: No Comment Received.
Parks and Recreation: No Comment Received.
Public Works: Little Rock Solid Waste Division indicates they have no issues or
concerns with the proposed annexation. The Engineering Division has indicted
that their understanding is that Gordon Road will be improved to City Standard by
January 9, 2020
ITEM NO.: 15 (Cont.) FILE NO. A-336
2
the property owner/developer of the land. And that this will commence without
delay after annexation and purchase of the land.
Pulaski County Planning: No Comment Received.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14-40-101.
Utilities:
Central Arkansas Water: No Comment Received.
Entergy: Entergy has indicated they have not concerns or issues with that
annexation, but that at time of subdivision additional easements may be required.
Reliant-Energy: No Comment Received.
Little Rock Water Reclamation Authority: No Comment Received.
AT&T: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation areas are not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation areas are within the Pulaski County Special School District.
ANALYSIS:
The City of Little Rock has annexed two areas in 1989 (ordinance 15631) and
1999 (ordinance 18146) which bound the application area on the west, south and
east. The southern boundary is just north of Chanel Valley Drive. The only
access is via Gordon Road which enters the annexation area near the southeast
corner. The area requesting annexation is partly wooded and undeveloped.
Bear Den Mountain is located in the northeast section of the annexation area.
Bear Den Mountain is a rocky peak and it would be on the new City Limits if
approved. Gordon Road enters the property near the southeast corner and
moves in a northwesterly direction circling to the west of Bear Den Mountain and
proceeding north to Two Towers Road.
There are several large electric easements with high power transmission lines
through the property. There is a 100 foot wide easement shown on the survey
from southeast to northwest. It enters on the south Boundary 6,060 plus feet
from the southeast corner and moves to north of the center of the tract asking for
January 9, 2020
ITEM NO.: 15 (Cont.) FILE NO. A-336
3
annexation. This easement does not appear to have a utility in it currently.
There is a 180 foot wide easement with transmission line from southwest to
northeast, entering the west boundary just north of the midpoint and moving to
just north of the midpoint of the tract. The largest easement is 280 feet wide and
contains a transmission line. The easement is basically north-south and starts
that the confluence of the other two easements, just north of the center and
moves north out of the tract asking for annexation.
The property is currently zoned R-2, Single Family Residential District. It is
wooded and undeveloped at this time. South of the property is R-2 zoned land
with single-family subdivisions – the Germany and Sologne Neighborhoods of
Chenal. To the west is undeveloped R-2 zoned land (within the City Limits)
owned by Deltic Real Estate LLC. To the north is the ridge line with Shinall
Mountain and Crystal Mountain where several radio and TV transmission towers
are located. This area is outside the City Limits but zoned R-2 Single Family
Residential District. To the east is wooded vacant land. The southern portion is
zoned MF-12, Multifamily Residential District Twelve Units Per Acre and the
northern portion is zoned OS, Open Space District. The MF-12 area has an
approved site plan for an apartment development (approved in January 2019).
The transmission lines with easements and the steep grades of Bear Den
Mountain will make portions of the annexation area hard to develop if they can be
developed at all. The full 80 acres will not be able to be developed at the
densities allowed by the R-2 zoning. The owners of the property have indicated
that they would be developing the land as zoned, i.e. for single-family homes.
Between Bear Den Mountain and the easements on the property just over half of
the area should be developable. This would result in less than 300 houses on
this land. Based on the lot sizes of the subdivisions nearby this would result in
120 to 175 houses.
Just under a half mile of Gordon Road would be included in this annexation.
Gordon Road is a public county road with a ‘Mackey Order’ 50 foot right-of-way.
It is a chip seal road with open shoulders. The road does not meet Little Rock
Master Street Plan standards. The applicant has provided the City with a letter
indicating that once the land has been annexed and purchased, they intend to
begin development of the area. At the time of subdivision and development of
the area, Gordon Road will be rebuilt by the property owner/developer to City
standards in the approximate alignment of the current road. The Public Works
Department is satisfied with this commitment.
There are 8-inch waste water lines along Chenal Valley Drive south of the
annexation area. And there is a 12-inch water main along Chenal Valley Drive,
as well as a 12-inch line along the eastern line of this tract from the water tower
on Two Towers Road to Chenal Valley Drive. As part of the development of the
land the developer will have to extend these services to the new development.
January 9, 2020
ITEM NO.: 15 (Cont.) FILE NO. A-336
4
The Pulaski County Judge signed the annexation order on Monday, December 23,
2019. This verifies that the annexation request meets all appropriate state laws.
The closest fire station (Station 21) is located at 17000 Chenal Valley Drive.
From this station via existing streets is approximately 1.8 miles to the annexation
area. Station 23, Rahling Road, is the next closest station with runs of
approximately 4.6 miles to the annexation area. Areas beyond the annexation
area already must be serviced from these two stations. With land both east and
west of the annexation area within the city limits; current police patrols would
already naturally pass on Chenal Valley Drive. The Fire Department made
comment on the proposed annexation. The Little Rock Police Department
responded with ‘no recommendations’ on this annexation request. The police
currently patrol along Chenal Valley Drive in front of the annexation site but do
not patrol within the area – no businesses or homes currently exist in the area to
be annexed.
Staff Recommendation:
Approval.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The item was placed on consent agenda for approval. By a vote of 10 for,
0 against and 1 absent the consent agenda was approved.
DATE �('$iJAfj 91 WW
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VOGEL, ROBBY A.
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VOGEL, ROBBY
PLANNING COMMISSION VOTE RECORD
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✓AYE @ NAVE ..A_ABSENT 8:1iABSTAlN RRECUSE
Meeting Adjourned --2._: 30 P.M.
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January 9, 2020
There being no further business before the Commission, the meeting was adjourned
at 5:30 p.m.
Date
Chairman Secretary