pc_03 12 2020
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
MARCH 12, 2020
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being seven (7) in number.
II. Members Present: Tom Brock
Derick Brooks
Scott Hamilton
Marlon Haynes
Paul Latture
Robbin Rahman
Robby Vogel
Members Absent: Craig Berry
Harold Betton
Todd Hart
Diana Thomas
City Attorney: Shawn Overton
III. Approval of the Minutes of the January 30, 2020 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MARCH 12, 2020
4:00 P.M.
I. OLD BUSINESS:
Item Number: File Number: Title:
A. Z-4474-A Unitarian Universalist Church – Revised Conditional Use
Permit
1818 Reservoir Road
B. S-867-F(9) Chenal Valley Phase 30 & 31 Revised Preliminary Plat;
located east of La Marche Drive.
C. Z-6408-B St. Bartholomew Catholic Church Parish Hall Short-form
POD; located at 1622 Marshall Street.
II. NEW BUSINESS:
Item Number: File Number: Title:
1. LU20-15-01 A Land Use Plan Amendment in the Geyer Springs West
Planning District from Suburban Office (SO) and
Residential Low (RL) to Neighborhood Commercial (NC)
and Open Space, at 10217 Chicot Road.
1.1 Z-3821-A Rezoning from R-2 to C-1 and OS
10217 Chicot Road
2. Z-9499 Rezoning from I-2 to R-3
2710 Welch Street
3. Z-5491-B Miles Memorial CME Church Daycare – Revised
Conditional Use Permit
1804 E. Capitol Avenue
4. Z-4578-B 1203-1205 S. University Mini-Warehouse – Conditional
Use Permit
1203-1205 S. University Avenue
Agenda, Page Two
II. NEW BUSINESS: (CONTINUED)
Item Number: File Number: Title:
5. Z-8885-B Nazif Minor Auto Repair – Conditional Use Permit
10210 Chicot Road
6. Z-9498 Phillips Duplexes – Conditional Use Permit
Mid-block, east side, 4400 Block of Malloy Street
March 12, 2020
ITEM NO.: A FILE NO.: Z-4474-A
NAME: Unitarian Universalist Church – Revised Conditional
Use Permit
LOCATION: 1818 Reservoir Road
OWNER/APPLICANT: Daniel Danielson/Owner
McClelland Engineers/Applicant
PROPOSAL: A conditional use permit is requested to allow for
expansion of the existing church building located on
the R-2 zoned, 4.80 acre tract.
STAFF ANALYSIS:
On December 19, 2019, the applicant requested deferral of this item to allow for
consideration of possible changes to the proposal. Staff supports the deferral
request.
STAFF RECOMMENDATION:
Staff recommends deferral of the item to the March 12, 2020 Commission
agenda.
PLANNING COMMISSION ACTION: (JANUARY 30, 2020)
The applicants were not present. There were no other persons registered in
attendance. Staff presented the item and the recommendation of deferral.
There was no further discussion. The item was placed on the consent agenda
and approved for deferral to the March 12, 2020 meeting. The vote was 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on January 30, 2020 requesting this
application be deferred to the April 23, 2020 agenda. Staff supports the deferral
request.
March 12, 2020
ITEM NO.: A (Cont.) FILE NO.: Z-4474-A
2
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicants were not present. There were no other persons registered in
attendance. Staff presented the item and the recommendation of deferral.
There was no further discussion. The item was placed on the consent agenda
and approved for deferral to the April 23, 2020 meeting. The vote was 7 ayes,
0 noes and 4 absent.
March 12, 2020
ITEM NO.: B FILE NO.: S-867-F(9)
NAME: Chenal Valley Phase 30 & 31 Revised Preliminary Plat
LOCATION: East of La Marche 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: 107.65 acres NUMBER OF LOTS: 187 FT. NEW STREET: 10,450 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Advanced site grading
2. Pedestrian paths in lieu of sidewalks
3. Slopes to exceed 3:1 ratio
4. Detention pond depth greater than 4-feet
BACKGROUND:
A preliminary plat was approved by the planning commission on this site in August 2005
creating a subdivision with 227 single-family lots having average dimensions of 85 feet
in width by 135 feet in depth, being an average of 11,475 square feet in area. The net
density was calculated to be 1.97 dwelling units per acre, consistent with the
development pattern in the vicinity. The construction of the development was proposed
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
2
to be in three phases. A pedestrian trail system was approved, rather than sidewalks.
This development was not constructed.
Another preliminary plat was approved by the planning commission in August 2017.
This revision contained 246 single-family lots to be developed in 8 phases. Pedestrian
paths were again proposed instead of sidewalks, as with the initial preliminary plat. The
average lot sizes were 80 feet by 130 feet with 25-foot front and rear setbacks. The
side setback was approved to be the R-2 standard of 10% of the lot width, not to exceed
8 feet on either side. A variance was granted to allow grading of the entire parcel with
the development of the first phase to balance the site cut and fill. A second variance
was allowed for slopes to exceed the maximum 3:1 slope for some of the lots. The
maximum grade allowed was a 2:1 slope. Third, a variance was approved to permit the
maximum water surface storage elevation in the stormwater detention ponds of 4 feet in
order to construct detention ponds capable of detaining stormwater beyond the
minimum requirements and to make modifications to the drainage discharge locations
within the subdivision balancing the discharge flow from this property to perhaps
improve some existing downstream flooding issues. This subdivision was also not
constructed.
In August 2019 a Conditional Use Permit was approved by the planning commission for
a Kindergarten through Grade 12 school campus on the southeast corner of Phase 31
of the preliminary plat.
Also, in August 2019, the planning commission granted a 1-year extension of time for
the approval of a final plat. No changes were proposed to the preliminary plat. The
reason given for the extension request was to have additional time to complete the
process to obtain an individual Section 404 permit from the Corps of Engineers.
The current proposal has removed the portion of the previous preliminary plat that has
subsequently been approved for use as a school and reconfigured the remaining
107.65 acres into 187 single-family lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project is located on the east side of La Marche Drive. Development will be
in five phases, as shown on the preliminary plat. All of Phase 30 and 31 would
be graded in conjunction with the development of the first phase. The
owner/developer proposes to continue the construction of pedestrian trails and
paths in lieu of sidewalks adjacent to streets.
B. EXISTING CONDITIONS:
The site is undeveloped, heavily wooded, and sloping terrain.
Single-family subdivisions are located to the north, west, and east.
The land to the south is also undeveloped, heavily wooded with sloping terrain.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
3
As noted above, a school is slated to be developed southeast of the proposed
subdivision. This school would take access from Rahling Road and would not
have vehicular access to this subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one comment expressing concern about
area flooding issues and information on proposed drainage plans. Notice of the
public hearing was sent to all abutting property owners and The Courts
Neighborhood Association and the Madison Valley Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to these streets with planned
development.
2. Access ramps should be provided at intersections of pedestrian trails and
streets. An access ramps should be installed on the west side of La Marche
Drive at the proposed intersections.
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. Is an advance grading
variance being requested? Provide further explanation of what phases are
proposed to be advance graded with construction of the first phase.
4. Property flooding routinely occurs downstream of the proposed subdivision.
A public drainage infrastructure project is proposed downstream of the
subject property. Per Sec. 29-102 an evaluation should be conducted on
the basis of existing downstream development and an analysis of
stormwater runoff with and without the proposed development. If the
proposed development will cause or increase downstream flooding
conditions, the downstream drainage infrastructure should be improved to
pass the expected flows or detention provided in excess of the 25-year
storm event to the downstream infrastructure capacity.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
6. 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. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Department.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
4
100 year overflow swales must be constructed and placed within public
drainage easements.
7. 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's association.
8. 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.
9. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
10. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1818
(Nat Banihatti) for more info.
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. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association. A strip of tract land should be provided
between lots 20 and 21 block 127 for access to the proposed detention
facilities located to the north.
13. 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. In the previous application Deltic Potlatch proposed
to provide sufficient traffic calming measures at La Marche Drive and Evran
Drive. Please provide a letter addressing this proposal. What traffic
calming measures are being considered?
14. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
15. No walls/landscaping at intersection with La Marche Drive should be
constructed that cause sight obstructions. If entrance walls are constructed,
they must be set back enough to provide unobstructed view of traffic on
La Marche Drive.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
5
16. Street names and street naming conventions must be approved by Public
Works. The loop street off Molieres Drive should be named such as
Molieres Loop. Contact Glenn Haley at (501) 371-4537 with any questions.
17. The proposed emergency access road appears to be constructed at a slope
of 14%. The Fire Code states slopes exceeding 10% must be approved by
the Fire Marshall.
18. Are any slopes proposed to exceed 3:1? A variance was requested in the
last application for proposed 2:1 slopes for the southside of the lots in
Phase 31-2.
19. In the previous application, a variance request was made to exceed the
maximum 4 ft. depth of stormwater storage in the detention pond. Is the
same variance being requested?
20. The proposed mail kiosk will create a traffic generator or local destination on
a collector street providing service to residents of the surrounding
residential subdivisions. The location does not provide safe pedestrian
access. The location does not follow the USPS guideline.
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. 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.
A water main extension will be needed to provide water to this property.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
6
Please submit plans for water facilities to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities. Approval of plans
by Central Arkansas Water, the Arkansas Department of Health Engineering
Division, and Little Rock Fire Department is required.
There is an existing 20-inch water main on this property that will need to be
adjusted and/or relocated, contact Central Arkansas Water. That work would be
done at the expense of the developer.
Additional fire hydrants will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrants and
contact Central Arkansas Water regarding procedures for installation of the
hydrants.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
capable of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet
shall be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
7
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments.
Developments of one- or two-family dwellings where the number of dwelling units
exceeds 30 shall be provided with two separate and approved fire apparatus
access roads, and shall meet the requirements of Section D104.3.
Exceptions:
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: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
8
Planning staff requested natural features, such as creeks or streams be added to
the plat, also the applicant was reminded of the notification requirements.
Public Works noted the comments were largely the same as the previous
submittal. A specific request was made for a letter prepared by a registered
engineer certifying the intersection(s) comply with 2004 AASHTO Green Book
standards. The proposed intersection of La Marche Drive and Evran Drive was
of concern. A request was made regarding any proposed traffic calming
measures, as had been previously provided. A comment was made regarding
confirming the street naming convention for the subdivision. There was
conversation about the proposed mail kiosk shown on La Marche Drive and the
potential for it to be a traffic generator and possible pedestrian improvements
required.
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by February 5, 2020.
The committee forwarded the item to the full commission for consideration.
I. ANALYSIS:
This revised preliminary plat would allow for the development of two separate
neighborhoods, as each has a separate access point to La Marche Drive;
however, they would be connected via shared pedestrian paths.
Phase 30, the southern neighborhood, is shown having 78 lots with an average
width of 85 feet and average depth of 130 feet. These lots are situated along a
long cul-de-sac, Molieres Drive, with a secondary loop. A second cul-de-sac
branches off near the subdivision entrance to the north, called Molieres Circle.
A significant stormwater detention pond is proposed to be located north of
Molieres Drive and east of Molieres Circle.
The northern neighborhood is Phase 31. The 109 lots in this section would
be slightly smaller than those in Phase 30, with an average width of 80 feet
and depth of 130 feet. These lots front on a looped drive, called Evran Drive,
and a cul-de-sac extending to the southeast named Evran Court. Proposed
stormwater detention is in a pond located north of Evran Drive and another at the
northeast corner of the site. A series of three narrow rectangular ponds toward
the northern edge of the subdivision are also shown on the preliminary plat. The
pedestrian circulator path would begin just east of the subdivision entrance from
La Marche Drive and would run generally, as well as in the middle of the
open space loop made by Evran Drive. A secondary emergency access is
provided connected the cul-de-sac bulbs at the termination of Evran Court and
Molieres Drive.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
9
As requested, natural features have been added to the plat showing the
watercourses running on the property.
Accessible ramps have been added at the intersections of the two drives with
La Marche Drive.
A preliminary grading and drainage plan has been submitted by the applicant for
review by Public Works. The applicant had previously committed to the
following:
1. The post-development stormwater discharge to the creek west of Madison
Valley and east of Carter Lane would not exceed existing discharge for the
25-year rainfall event;
2. The post-development stormwater discharge to the three storm drains
stubbed out to the south side of Madison Valley would not exceed the existing
discharge for the 25-year rainfall event.
3. The post-development stormwater discharge to the swale across the rear of
Lot 70 in the southeast corner of Madison Valley would not exceed the
existing discharge for the 25-year rainfall event; and,
4. A cut off ditch will be constructed to intercept the flow from the proposed fill
slope on the rear of Lots 7-20 along the north side of Evran Drive and south
of Madison Valley. Flow from the cut off ditch will be directed into the existing
culverts on the south side of Madison Valley and to the proposed detention
areas on the northside of Evran Drive.
Access has been provided between Lots 20 and 21 of Block 127 for access to
the proposed stormwater detention pond.
The intersection of La Marche Drive and Evran Drive does not provide adequate
site distance based on observed vehicular speeds on La Marche Drive.
Adequate sight distance is provided based on the designed speeds. The
applicant met with staff and discussed traffic calming on La Marche Drive. It was
agreed the City will determine methods for reduction of operational speeds on
La Marche Drive in the vicinity of the intersection for future installation of traffic
control or calming devices as necessary at the intersection.
Staff is amenable to the proposed mail kiosk on the east side of La Marche Drive
north of Falstone Drive. The applicant has amended the site plan by providing
a sidewalk on the east side of La Marche Drive from Falstone Drive to the
proposed mail kiosk. A pedestrian crossing on La Marche Drive at the kiosk
location is no longer proposed.
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
10
The previously approved variance to allow 2:1 slopes for lots on the southern
portion of Phase 31-2 is being requested with this proposed preliminary plat, as
well as the variance request to allow the maximum 4-foot depth of the detention
pond to be exceeded. Staff is in support of approving these variances.
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
Staff also recommends approval of the variances to allow advanced site grading,
pedestrian trails in lieu of sidewalks, slopes greater than 3:1 on the southern
portion of Phase 31-2, and the maximum depth of the detention ponds to exceed
4-feet.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There was one registered objector present.
Mr. Tim Daters of White-Daters & Associates was present as the applicant. Two
previous preliminary plats had been approved for this property.
This revision was being brought forward due to remove the portion of the property that
was sold for a school fronting on Rahling Road.
Mr. Daters stated all the earlier conditions and agreements with the surrounding
neighborhoods remained in place.
He then introduced Mr. Robert Teague, the owner of a neighboring property
downstream from the subject parcel.
Mr. Teague lives at 4109 Carter Lane, immediately to the north of the proposed
subdivision. He has been talking with Mr. Daters about this development since last
year.
He has lived at his property for 52 years and in the last 10 to 15 years there have been
what he described as “walls of water” that come from the south on to his property during
rain storms. Previously, the stream coming from the subject property on to his property
was a wet-weather trickle that would be about one-foot in depth. Now, the water is
closer to 6-feet in depth during recent rains.
He constructed a home for his mother on a portion of his land about 25 years ago.
Access to this house was from the northern drive. 48-inch culverts were sufficient to
March 12, 2020
ITEM NO.: B (Cont.) FILE NO.: S-867-F(9)
11
handle the storm water until recently. Lately, water comes over the top in heavy rain.
He has done some repairs several times and wonders if the next rain will take the
structure out. He has kept the house vacant because of concern about it being cut off
due to water.
He told the commission he is not opposed to progress, but he knows what happens
when property is developed. He is scared by water that could be coming and wants to
figure out how to get the water across his property and to the river.
Mr. Daters re-addressed the commission and stated he doesn’t want to proceed without
the support of Mr. Teague.
The drainage basin this property sits in is about 300 acres, of which this property is
about 100 acres.
He and the owners want to assist Mr. Teague and it may take about a year to develop
detailed plans.
Mr. Daters proposed to add a condition to the approval of the subdivision outlining an
agreement with Mr. Teague; however, the Assistant City Attorney Mr. Overton stated he
was uncomfortable with the planning commission voting on such a condition.
Mr. Daters requested a deferral of the item to the April 2, 2020 meeting. The commission
approved this request by a vote of 7 ayes, 0 noes, and 4 absent.
March 12, 2020
ITEM NO.: C FILE NO.: Z-6408-B
NAME: St. Bartholomew’s Catholic Church Parish Hall Short-form POD
LOCATION: 1622 Marshall Street
DEVELOPER:
Bishop Anthony Taylor
Catholic Diocese of Little Rock
P. O. Box 7239
Little Rock, AR 72217
OWNER/AUTHORIZED AGENT:
Catholic Diocese of Little Rock/Owner
Woods Group Architects/Authorized Agent
1401 Bishop Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Harbor Environmental/Surveyor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: .649 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
ALLOWED USES: Single - family (existing undeveloped church property)
PROPOSED ZONING: POD
PROPOSED USE: Church Parish Hall and parking
VARIANCE/WAIVERS: None requested
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
2
BACKGROUND:
The current St. Bartholomew Church building and rectory at 1622 Marshall Street were
constructed in 1931. The church itself is over 100 years old, having been previously
located on 8th Street and in a building near the current site. The church building and
rectory occupy the southern two lots on the west side of Marshall Street, between 16th
and 17th Streets. The four vacant lots adjacent to the north are also owned by the
church and until the 1980’s had single family homes on them.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Church is requesting approval of a POD to allow for construction of a
one-story, 5,250 square foot parish hall building and an associated parking lot to
be located on the currently-vacant lots to the north of the existing church building
and rectory. A future, 1,200 square foot expansion of the proposed parish hall is
also indicated. The property is located in the Central High Design Overlay
District. The DOD has specific criteria for treatment of the ground floor façade
which the church cannot comply with. The process for requesting an exception is
the planned development.
B. EXISTING CONDITIONS:
The proposed site of the parish hall and parking lot is now vacant. The property
consists of four lots that previously had single family homes on them. The church
and rectory are adjacent to the south. Another church property, formerly the
St. Bartholomew School, is located across Marshall Street to the east. That
building is currently occupied by Helping Hands. The Arkansas Baptist College
campus is located to the east. Other ABC properties are located to the south and
west. Centennial Park is located ½ block to the northwest. The residential
properties around the site contain a variety of single family and two family
homes. The property is located in the historic Central High neighborhood.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Central High and Wright Avenue Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Marshall Street and W. 16th Street.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
3
2. With issuance of a building permit, due to the existing damaged public
infrastructure within the right-of-way repair or replace any curb, gutter,
sidewalk and access ramps that are damaged and not in compliance with
ADA recommendations in the public right-of-way prior to occupancy.
3. Access is proposed off the rear alley, with the issuance of the building permit,
the alley should be repaved to at least 15 ft. in width from W. 16th St. south to
the proposed access driveways.
4. Remove all existing curb cuts proposed not to be used with the development
with the issuance of the building permit.
5. 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.
6. Show proposed location of any gates and fencing associated with the
parking lot.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. 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. 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 comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
4
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of
water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire chief.
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.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
5
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.
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.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
6
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
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
7
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Building Codes: No comment.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. The property is located in the City’s designated mature area. A twenty-five
(25%) percent reduction of the buffer, perimeter planning bed widths, building,
and interior parking landscape requirements 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. 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.
A minimum of five (5) Trees and fifteen (15) shrubs will be required
between the new development and the S Marshall Street right-of-way. A
minimum of five (5) trees and forty-seven (47) shrubs shall be located
between the new development and the W 16th Street right-of-way.
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.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
8
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. 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
Existing plant materials can be used to meet the minimum code
requirements if noted on the plan. All existing landscape areas and
mature vegetation to remain shall be protected as per City of Little Rock
Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in
close proximity to construction shall have the area within the dripline
fenced and protected from development activities.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Public Institutional (PI) for the requested area. The Public
Institutional category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. The application is to change the
property from R-3 (Single Family District) with a Conditional Use Permit for
Church related uses to a POD (Planned Office Development) District to allow for
the construction of a Parish Hall and parking on the site. The Site is within the
Central High Neighborhood Design Overlay District.
Master Street Plan: To the east is Marshall and to the north and south are 16th
and 17th Streets. All three streets are Local Streets on the Master Street Plan.
The primary function of Local Streets is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (January 29, 2020)
The applicants were present. Staff presented the item and noted some additional
information was needed. Staff asked the applicants to specify the uses proposed
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
9
for the building and to provide the building height, building elevations and a
signage plan. The applicants were asked to locate any proposed fencing and to
locate the dumpster and required screening. Staff noted the criteria of the Central
High Design Overlay District and informed the committee members that there
would possibly be variances from the DOD related to the front façade and the
number of parking spaces. Staff made note of two trees which were indicated
within the parking lot as to be saved. Staff commented that the landscape island
around the two trees needed to be enlarged so as to protect the tree and to
increase the likelihood of the trees surviving.
Public Works and landscape comments were presented and briefly discussed.
The comments from the other departments and reviewing agencies were noted.
The applicants were advised to submit responses to staff issues by February 5,
2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
St. Bartholomew Catholic Church is requesting approval of a planned office
district to allow for construction of a parish hall and associated parking adjacent
to the existing church and rectory. The proposed one-story parish life center
building will be constructed in two phases. The first phase is 5,250 square feet. A
future, 1,200 square foot expansion is indicated. A 27-space parking lot is
located adjacent to and behind the proposed parish hall building. The building will
contain multipurpose fellowship space, a kitchen, restrooms and church offices.
The applicants submitted responses to most of the issues raised at subdivision
committee. Building elevations were provided. The parking lot was modified,
eliminating some of the parking spaces and increasing the land area around two
trees proposed to be preserved. No dumpster has been indicated on the plan. If
one is ever added in the future, it should be located behind the building and
screened to comply with code standards. Dumpster service hours should be
limited to 7:00 am – 6:00 pm, Monday – Friday. All new site lighting is to be low-
level and directional, shielded downward and into the site. Signage should
comply with that allowed in office and institutional zones. No new fencing is
proposed. The parking will be accessed via a single driveway onto Marshall
Street and from the alley behind the property. The alley will be improved from
16th Street south to the entrances to the proposed new parking.
The site is located in the Central High Design Overlay District and there are
variances from a couple of the DOD criteria.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
10
a. Orientation. The primary façade of a nonresidential building shall face the
principal street. The principal street as referred to in this section shall refer to
the street having the highest classification according to the city master street
plan. Buildings on corner lots shall have the same orientation as adjacent
nonresidential structures. The proposed building faces Marshall Street and
has the same orientation as the adjacent church and rectory buildings.
b. Ground-level façade. For new construction at least sixty (60) percent of the
ground-floor level facing pedestrian public circulation areas shall be glass
windows and/or displays. The proposed building does not comply with this
standard on either the north (parking lot) or east (street) facades. The nature
of the building such that it is not necessary or desirable to have sixty (60)
percent of the facade in glass.
c. Nonresidential building setback. All commercially and office zoned properties
shall have a ten-foot front setback with the building sited at the front setback
line. The proposed building is sited at the required ten-foot setback.
d. Drive through facilities. N/A
e. Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow
predominant style of adjacent buildings. The proposed building has a pitched
roof. The adjacent church and rectory have pitched roofs.
f. Materials. The materials of the exterior shell shall be brick, other masonry,
wood or a material that resembles wood (i.e. vinyl siding). The proposed
building will have front and side exterior finishes of brick and vertical fiber
cement panels. The rear of the building is proposed to be metal panels.
g. Standard parking requirements. Parking requirements shall be fifty (50)
percent of that required by Article VIII. This 6,450 (total) square foot building
would typically be required to have 64 parking spaces. In the DOD, 32 spaces
are required. The applicant is proposing a total of 27 spaces.
h. Maximum parking. The maximum parking allowed shall be the minimum
standard established in Article VIII. A maximum of 64 spaces would be
allowed; 27 are proposed.
i. Parking facilities. Surface parking shall be limited to the side and rear of
structures. The proposed parking is located to the side and rear of the
proposed parish hall.
Approval from the City’s Urban Forester is required prior to the removal of any
trees exceeding fourteen (14) inches in diameter. Two such trees are proposed
for removal. The Urban Forester has approved the plan. .
To staff’s knowledge there are no outstanding issues. Staff is supportive of the
proposed POD. The church has been part of this neighborhood for 100 years.
Allowing the addition of the parish hall will help the church continue to meet the
needs of the church and the neighborhood. Staff believes the building material,
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
11
façade glass percentage and parking variances are relatively minor. Allowing the
proposed use is compatible with uses and development in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested 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: (FEBRUARY 20, 2020)
The applicant was present. There were persons present both in support and registered
in opposition. Staff informed the commission that the applicant had mailed the required
notices 13 days prior to the commission meeting rather than the 15 days called for
under the commission’s bylaws. The applicant was requesting a waiver of the bylaws to
allow for the 2-day reduction in notice time.
Ron Woods addressed the commission in support of his waiver request. He stated he
had noticed an error in the list of property owners provided by the abstract company as
the list had been based on the church address rather than the adjacent property where
the parish hall and parking lot were actually proposed to be located. Mr. Woods stated
that during the time that the list was being revised he lost track of the days and the
notices were subsequently mailed 2 days late. He stated he had tracked the mailings
and had verification from USPS that 16 of the 19 notices had been delivered.
Bobby Matthews, President of the Central High Neighborhood Association, spoke in
opposition to the waiver. He read from a letter in which the association was asking that
the applicant come to an association meeting to present the project and answer
questions.
Commissioner Rahman commented to Mr. Matthews that he had received notice. He
asked Mr. Matthews if it was his contention that the 2-day reduction in notice time made
a difference.
Paul Dodds, of 2119 W. 17th Street, spoke in opposition to the waiver, stating the
neighborhood needed more time to consider the proposal.
Commissioner Rahman asked Mr. Dodds the same question he had asked
Mr. Matthews.
Commissioner Brooks asked Mr. Matthews if Mr. Woods had not met with the
neighborhood. Mr. Matthews responded that he had not.
March 12, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
12
Mr. Woods stated he had sent all of the information to the association and had e-mail
conversations with Mr. Matthews. He stated the February neighborhood association
meeting had been canceled.
Chairman Latture asked Mr. Woods if a 3-week deferral would have an impact on the
project. Mr. Woods responded that they were trying to maintain a schedule and a
deferral could possibly delay construction.
Commissioner Hart asked Mr. Woods if he wanted to go forward knowing there was
opposition present or defer to possibly work through the issues. Mr. Woods responded
that they wanted to go forward.
A motion was made to waive the bylaws and to accept the notices having been
completed 2 days late. The vote was 6 ayes, 3 noes and 2 absent. The motion failed
as it did not receive approval from 75% of the members present. Consequently, the
item was deferred to the March 12, 2020 meeting.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. Several registered objectors were present. The commission
offered a deferral to the applicant due to there being fewer than 8 commissioners
present. The applicant elected to defer the item to the April 2, 2020 agenda. There was
no further discussion. The deferral was approved by the commission. The vote was
7 ayes, 0 noes, and 4 absent.
March 12, 2020
ITEM NO.: 1 FILE NO.: LU20-15-01
Name: Land Use Plan Amendment – Geyer Springs West Planning District
Location: 10217 Chicot Rd
Request: SO & RL to NC & PK/OS
Source: Mark Hicks, Attorney at Law
PROPOSAL / REQUEST:
Land Use Plan amendment in the Geyer Springs West Planning District from SO
(Suburban Office) & RL (Residential Low) to NC (Neighborhood Commercial)
and PK/OS (Park Open Space). Neighborhood Commercial (NC) category
includes limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area.
Park Open Space (PK/OS) includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
EXISTING LAND USE AND ZONING:
The property is currently undeveloped and wooded zoned R-2, Single Family
District and is 5 acres ± in size. To the north are R-2 zoned lots with single family
houses on them except the two lots adjacent to Chicot Road which are vacant.
To the south there is C-3 (General Commercial District) with a convenience store
with gas pumps and car wash and east along Mabelvale Cutoff Road is a mini-
warehouse development. To the east is R-2 and currently vacant. To the west,
across, Chicot Road is mostly C-3 between Rebecca Drive and Mabelvale Cutoff
Road. The property at the north-west corner of Chicot Road & Mabelvale Cutoff
Road is a Family Dollar. Along Chicot Road to the north of this are a Bail Bond
business, a bakery shop, a restaurant, and a tire shop.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as SO (Suburban Office) and RL (Residential
Low Density) on the Plan. It is vacant and wooded and 5 acres ± in size. North
of the property is SO, along Chicot Road at Vega Drive, and RL to the northeast
with single family homes on it. South is shown as Commercial with a
convenience store with gas pumps and carwash, with a mini-warehouse
development further east along Mabelvale Cutoff. East is shown as RL and it is
currently undeveloped. West across Chicot Road is shown as Commercial on the
Plan as a commercial strip along Chicot Road from Mabelvale Cutoff to Rebecca
Drive. The following commercial uses are in this commercial strip: a dollar store,
a bail bond, a restaurant and a tire shop.
March 12, 2020
ITEM NO.: 1 (Cont.) FILE NO.: LU20-15-01
2
August 6, 2013, a change was made from RH (Residential High Density) to RL
(Residential Low Density) south east of subject area, south of Mabelvale Cutoff.
MASTER STREET PLAN:
Chicot Road is shown as a Principal Arterial on the Plan. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Chicot 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 lanes/paths/routes shown on the Plan in the immediate vicinity.
PARKS:
There is a city park 0.7 miles to the northeast of subject area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The property requesting the Land Use Plan change is northeast of intersection of
Chicot Road and Mabelvale Cutoff. It is currently shown as Suburban Office (SO)
and Residential Low Density (RL) on Land Use Plan, vacant and wooded. The
request is to amend +5 acres of SO and RL to Neighborhood Commercial (NC)
with a 20-foot wide strip along the north of the property as Park Open Space
(PK/OS). The site is part of a large Residential Low Density area to the north and
east of the subject area. There is also an underutilized, partially developed
Commercial (C) area southwest of the amendment area at this intersection. To
the southwest and northwest of this intersection along Mabelvale Cutoff on both
sides are shown as Mixed Uses (MX) with single families on it. To the north along
east side of Chicot Road is shown as Suburban Office (SO) to Vega Drive, and
shown as a Commercial (C) along west side of Chicot Road northwest of the
same intersection.
March 12, 2020
ITEM NO.: 1 (Cont.) FILE NO.: LU20-15-01
3
The applicant has asked to amend the Land Use Plan for their property to
Neighborhood Commercial (NC). This is a new Land Use Classification in the
immediate vicinity. NC category includes limited small scale commercial
development in close proximity to a neighborhood, providing goods and services
to that neighborhood market area. To the north of the subject property are
prominently Residential Low Density (RL) use with single family homes on it,
except the properties adjacent to Chicot Road south of Milford Drive. They are
currently undeveloped Suburban Office. This SO use continues as a strip along
Chicot Road north to Vega Drive. To the east of the property is shown as RL on
the Plan and currently undeveloped.
Prominent commercial area is around the Mabelvale Cutoff/Chicot Road
intersection. The northwest quadrant of the intersection, along Chicot Road to
Rebecca Drive is a commercial strip and currently there are a Family Dollar, a
Bond Bail business, a restaurant, and a tire shop on it. There is an available +2.3
acres of undeveloped Commercial land in this strip. To the west of this
commercial strip along Mabelvale Cutoff is shown as Mixed Use on the Plan and
mostly SF homes on it. To the northeast of the same intersection is Commercial
on the Plan. There is a convenience store with gas pumps and car wash along
Chicot Road and further east is mini-warehouse development. These uses are
directly south of the amendment area. Between these two use areas, there is a
+1.5 acre undeveloped commercial lot. To the east of these commercial lands
are mostly single family homes along Mabelvale Cutoff on RL shown land. In
addition to these SF homes there is a church on two lots shown as PI (Public
Institution). To the southeast of the same intersection is a strip of commercial
land with a vacant commercial lot, another dollar store, and then a vacant
commercial lot on it. There is +3 acres of available undeveloped Commercial
land in this commercial strip. To the east of this commercial area are single
family homes on RL shown land along Mabelvale Cutoff. To the southwest of the
same intersection is shown as Commercial on the Plan. It is mostly vacant and
there is an unoccupied/vacant commercial building, previously a dairy shop.
There are two churches on the two lots of PI to the south of this mostly vacant
commercial land. To the west of this vacant commercial land is shown as a
Mixed Use strip along south of Mabelvale Cutoff to Legion Hut Road. There is
+1.7 acres of undeveloped Commercial land at this quadrant of the intersection.
The total Commercial Land Use is +22 acres at the intersection and +9 acres of it
is vacant. That means 60% percent of the Commercial land in the immediate
vicinity is occupied and 40% percent of the commercial land is vacant.
The applicant has revised the application to include a 20-foot sprit along the
north boundary of the property. This is intended to help buffer the existing
homes along Milford Drive from any future commercial uses of this property. The
March 12, 2020
ITEM NO.: 1 (Cont.) FILE NO.: LU20-15-01
4
houses have existed for decades with this site being wood land in their
backyards shown as future single-family development on the City’s Plan.
The available RL in the immediate vicinity is +10 acres to the east, +10 acres to
the south of the amendment area, south of Mabelvale Cutoff. The loss of RL use
from the subject area on Plan is +4 acres. For the last five years, between 2015
and 2019, only four new residential buildings were constructed (SFs) within a half
mile radius of the amendment property. There was no non-residential new
building construction within the same radius of the subject property during last
five years.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Chicot, Legion
Hut, and West Baseline. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The item was placed on the consent agenda for approval. By a vote of 7 for,
0 against and 4 absent the consent agenda was approved.
March 12, 2020
ITEM NO.: 1.1 FILE NO.: Z-3821-A
Owner: Robert and Stephany Renfro
Applicant: H. Mark Hicks
Location: 10217 Chicot Road
Area: 5.2 Acres
Request: Rezone from R-2 to C-1 and OS
Purpose: Future Neighborhood Commercial development
Existing Use: Undeveloped property
SURROUNDING LAND USE AND ZONING
North – Single family residences and vacant lots; zoned R-2
South – Carwash, convenience store and mini-warehouses; zoned C-3
East – Undeveloped property, single family residences and a church; zoned R-2
West – Mixed commercial uses (across Chicot Road); zoned C-3
A. PUBLIC WORKS COMMENTS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline
will be required.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on Rock Region Metro Route #22 (University
Avenue/Mabelvale Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Chicot, West
Baseline and SWLR United for Progress Neighborhood Associations were
notified of the public hearing.
March 12, 2020
ITEM NO.: 1.1 (Cont.) FILE NO.: Z-3821-A
2
D. LAND USE ELEMENT:
Planning Division: The request is in the Geyer Springs West Planning District.
The Land Use Plan shows Suburban Office (SO) and Residential Low Density
(RL) 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 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 application is to change the property from R-2 (Single
Family District) to a C-1 (Neighborhood Commercial District) to allow for
development of commercial use on the site. There is an accompanying item to
change the Land Use Plan to Neighborhood Commercial on this agenda.
Master Street Plan: To the west is Chicot Road, 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 Chicot 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.
E. STAFF ANALYSIS:
Robert and Stephany Renfro, owners of the 5.2 acre property located at 10217
Chicot Road, are requesting to rezone the property from “R-2” Single Family
District to “C-1” Neighborhood Commercial District and “OS” Open Space District.
The property is located on the east side of Chicot Road, approximately 300 feet
north of Mabelvale Cut-Off. The rezoning is proposed to allow for future
neighborhood commercial development of the site. The applicant is proposing to
zone the north 20 feet of the site (the typical land use buffer area) to OS. This area
will serve as an undisturbed buffer area adjacent to the single family residences
and lots to the north, along the south side of Milford Drive.
The property is undeveloped and tree covered. The property is located in an area
of mixed zoning and uses, near the intersection of Chicot Road and Mabelvale
Cut-Off. Mixed commercial uses, including a convenience store, mini-warehouse
development and a Family Dollar Store, are located to the south and west. Single
family residences and vacant property are located to the north. A large tract of
March 12, 2020
ITEM NO.: 1.1 (Cont.) FILE NO.: Z-3821-A
3
vacant land is located immediately to the east, with single family residences and a
church located further east.
The City’s Future Land Use Plan designates this property as Suburban Office (SO)
and Residential Low Density (RL). A requested land use plan amendment to
Neighborhood Commercial (NC) and Open Space (OS) is a separate item on this
agenda.
Staff is supportive of the requested C-1/OS rezoning. Staff views the request as
reasonable. The property is located in an area of mixed uses and zoning. The
property is “sandwiched” between heavy commercial uses to the south (carwash,
convenience store and mini-warehouses) and single family residential uses and
zoning to the north. The proposed neighborhood commercial zoning with the 20
foot wide OS zoning (undisturbed buffer) along the north property line should prove
to be a good “transitional” zoning between the single family residences and the
heavy commercial uses. Staff believes the rezoning of this property to C-1 and OS
will have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and OS rezoning.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There were no persons present registered in support or
opposition. 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 7 ayes, 0 noes and 4 absent.
March 12, 2020
ITEM NO.: 2 FILE NO.: Z-9499
Owner: Stephanie Tucker
Applicant: Stephanie Tucker
Location: 2710 Welch Street
Area: 0.153 Acre
Request: Rezone from I-2 to R-3
Purpose: To recognize the existing single family residential use.
Existing Use: Single family residence
SURROUNDING LAND USE AND ZONING
North – Single family residences; zoned I-2
South – Vacant lots and single family residences; zoned I-2 and R-4
East – Single family residences and vacant lots (across Welch Street);
zoned I-2 and R-4
West – Vacant lots and single family residences; zoned I-2 and R-4
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #20 (Hanger
Hill/College Station Route) runs along E. Roosevelt Road to the northeast.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Community
Outreach Neighborhood Association were notified of the public hearing.
March 12, 2020
ITEM NO.: 2 (Cont.) FILE NO.: Z-9499
2
D. LAND USE ELEMENT:
Planning Division: The request is in the I-30 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 for a rezoning from I-2
(Light Industrial District) to R-3 (Single Family District) to recognize the existing
single-family home and make it a legal use on the property.
Master Street Plan: To the east is Welch Street and it is a Local Street on the
Master Street Plan. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
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.
E. STAFF ANALYSIS:
Stephanie Tucker, owner of the 0.153 acre property located at 2710 Welch
Street, is requesting to rezone the property from “I-2” Light Industrial District to
“R-3” Single Family District. The property is located on the west side of Welch
Street, south of E. Roosevelt Road. The rezoning is proposed in order to
recognize the existing single family residential use of the property. The property
owner is preparing to renovate the existing single family structure.
A one-story frame single family residence exists on the property. The property is
located within a small neighborhood area which is primarily zoned I-2, but is
made up of single family residences and single family size lots. A mixture of
commercial and light industrial uses is located further to the north and east, along
E. Roosevelt Road and Springer Blvd.
The City’s Future Land Use Plan designates this property as Mixed Use (MX).
The requested rezoning of one (1) lot to R-3 does not require a change to the
future land use plan.
Staff is supportive of the requested R-3 rezoning. Staff views the down-zoning
request as reasonable. The applicant is proposing the rezoning in order to
recognize the existing single family residential use of the property, so that the
existing single family residence can be renovated. The property is surrounded by
other single family homes and single family size vacant lots. There are a few lots
March 12, 2020
ITEM NO.: 2 (Cont.) FILE NO.: Z-9499
3
within this small neighborhood which are zoned R-4 for duplex development. Staff
believes the rezoning of this lot to R-3 will have no adverse impact on the adjacent
properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-3 rezoning.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There were no persons present registered in support or
opposition. 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 7 ayes, 0 noes and 4 absent.
March 12, 2020
ITEM NO.: 3 FILE NO.: Z-5491-B
NAME: Miles Memorial CME Church Daycare –
Revised Conditional Use Permit
LOCATION: 1804 E. Capitol Avenue
OWNER/APPLICANT: Miles Memorial CME Church/Richard Johnson, Pastor
PROPOSAL: A conditional use permit is requested to allow a
daycare center to be operated in a portion of the
existing church building located on this R-4 zoned,
1.04 acre property.
1. SITE LOCATION:
The site is located at the northeast corner of E. Capitol Avenue and
Bender Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The church has been part of the neighborhood for many years. Single
family residences and vacant residential lots (zoned R-4) are located to
the north, east and west. A Little Rock School District warehouse facility
is located across E. Capitol Avenue to the south, with a commercial
building to the southwest. A Little Rock city park is located to the
southeast. Adding a daycare use to the existing church facility should not
affect the church’s continued compatibility with the neighborhood.
Notice of public hearing was sent to all owners of property located within
200 feet of the site and the East Little Rock Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The church has an existing, asphalt paved parking lot with access off of
E. Capitol Avenue. The proposed daycare is to operate Monday through
Friday, 6:00 a.m. to 6:00 p.m. The existing parking lot will be available
during these times without conflict with typical church activity times. The
existing parking is sufficient for the proposed use.
4. SCREENING AND BUFFERS:
No Comments.
March 12, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-5491-B
2
5. PUBLIC WORKS:
1. Surveyor should check the labeled street name of the north boundary
street.
2. A 20 feet radial dedication of right-of-way is required at the intersection
of E. Capitol Avenue and Bender Street.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: No comments received.
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 comments received.
AT&T: No comment received.
Central Arkansas Water: No comments received.
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
March 12, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-5491-B
3
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.
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.
March 12, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-5491-B
4
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Building Codes:
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
NOTE: A Field Inspection / Review is required with Building Codes and LR
Fire Marshal’s Office.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
March 12, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-5491-B
5
Rock Region METRO: The site is not located on a Rock Region Metro
bus route. Route #12 (Clinton Center/Airport Route) runs along East 6th
Street to the south.
Planning Division: No Comments.
SUBDIVISION COMMITTEE COMMENT: (February 19, 2020)
The applicant was present. Staff presented the item and noted little additional
information was needed. In a response to a question, the applicant stated
signage would consist of an addition to the existing ground sign. The applicant
also noted the proposed hours of operation.
Public Works Comments were noted. Staff stated that a radial dedication of
right-of-way was required.
Outside Agency, Utility and Fire Department Comments were noted.
The Committee determined there were no other issues and forwarded the item to
the full commission.
STAFF ANALYSIS:
Miles Memorial CME Church occupies the R-4 zoned, 1.04 acre property located
at 1804 E. Capitol Avenue. The church is requesting approval of a conditional
use permit to allow for the operation of a daycare center in a portion of the
existing church building.
Staff is aware of no outstanding issues associated with this current proposal.
The proposed day care is to have an enrollment of 25 children with 3 to 4 staff,
and will operate Monday through Friday, 6:00 a.m. to 6:00 p.m. The site has
more than sufficient parking to accommodate the day care. A playground area
will be located adjacent to the west end of the building. Signage will consist of an
addition to the existing ground sign. The church has been a part of this
neighborhood for many years and allowing the proposed small day care to
operate in a portion of the existing facility should not have any impact on the
neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 5 and 6 of the agenda staff report.
March 12, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-5491-B
6
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There were no persons present registered in support
or opposition. 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 7 ayes, 0 noes
and 4 absent.
March 12, 2020
ITEM NO.: 4 FILE NO.: Z-4578-B
NAME: 1203-1205 South University Mini-Warehouse – Conditional
Use Permit
LOCATION: 1203-1205 South University Avenue
OWNER/APPLICANT: Jeff Gilbrech
PROPOSAL: A conditional use permit is requested to allow the addition of
mini-warehouse use in the basement level of an existing
commercial/retail center on property zoned C-3.
1. SITE LOCATION:
The site is located on the southeast corner of University Avenue and West 12th
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This property is situated at the intersection of South University Street and West
12th Street. Both streets are highly trafficked commercial corridors. Along South
University the development might be termed “strip development”, as the
commercial developments are sited on narrow properties with wide frontage
onto University Avenue. Residential neighborhoods are developed behind the
commercial sites. The land use pattern along West 12th Street east of University
Avenue has commercial uses located on the north side continuing up to the
south frontage of I-630, with primarily residential uses punctuated with a
few commercial incursions on the south side of the street. The pattern is
somewhat reversed on West 12th Street going west from University Avenue. The
commercial uses on the north side of the street give way to residential uses soon
after the intersection of University Avenue and West 12th Street, while office and
institutional uses dominate the south side of the street west to Hughes Street
before giving way to largely industrial uses going west past the intersection with
Rodney Parham. A mini-warehouse use would be compatible with both the
commercial and residential development in the vicinity.
Notice of the public hearing was sent to the Oak Forest, University District, and
University Park neighborhood associations.
3. ON SITE DRIVES AND PARKING:
The site is developed with building of approximately 20,643 square feet single-
story above grade commercial structure with a basement of approximately
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
2
16,000 square feet. The property contains medical/dental office, personal
enhancement services, general office, and a tire shop. The basement level is
vacant. Parking is situated around the building, primarily it is located between
the rights-of-way and the building. Some parking would be gated as part of the
proposed mini-warehouse use. Staff asserts the available parking is sufficient to
provide ample parking for the existing tenant mix and the addition of the
mini-warehouse use.
Access to the site is via two drives from West 12th Street, located near the east
property line and near the midpoint of the structure. A single site access is found
near the south property line from South University Avenue shop. The access to
the mini-warehouse use would be through a gate on the south side of the
building.
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such a time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the current
replacement cost of the structure. At such time fifty (50) percent of the existing
vehicular use area shall be brought into compliance with this chapter and shall
continue to full compliance on a graduated scale based upon the percentage of
rehabilitation cost.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
5. PUBLIC WORKS:
1. University Avenue is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. 12th Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35 feet from centerline
will be required.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
University Avenue and 12th Street.
4. Portions of the proposed property appear to be located within the 100-year
floodplain as shown on the effective FIRM dated July 6, 2015. A new flood
study was recently conducted by FEMA and preliminary FIRMs dated July 29,
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
3
2019 are currently proceeding through the adoption process. A determination
should be made by a licensed surveyor to determine whether the finished
floor elevation is above the base flood elevation as shown on the July 29,
2019 preliminary FIRM. Prior to issuance of a certificate of occupancy, an
elevation certificate should be prepared on the existing structure.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
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 comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received.
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
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
4
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.
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.
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
5
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the gate
location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Building Codes: This may be a change in occupancy and there are many
variables to determine if the building is suited for the use. Firewall separation
must be determined before occupancy can take place. Building modifications
may be required. Please contact a commercial plans examiner to coordinate
review:
Curtis Richey at 501.371.4724 crichey@littlerock.gov or
Steve Crain at 501.371-4875 scrain@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: No comments received.
Planning Division: No comments received.
SUBDIVISION COMMITTEE COMMENT: (February 19, 2020)
The applicant was present. Staff introduced the item and requested information on any
proposed signage and reminded the applicant of the requirement for notification of
property owners.
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
6
Public works discussed the right-of-way requirements and indicated the combination of
the abutting streets being fully developed and also the existing parking would
necessitate some flexibility regarding dedication of additional right-of-way. The
comments indicated were the full dedications to comply with the Master Street Plan;
however, the applicant could request a waiver or deferral of the dedications. A new
flood study was conducted by FEMA for the area and preliminary Flood Insurance Rate
Maps (FIRMS) are being reviewed and considered for adoption. A determination should
be made by a licensed surveyor based upon this preliminary FIRM as to whether the
basement, being the lowest finished floor of the structure, is above the base flood
elevation as shown on the preliminary FIRM. Prior to the issuance of a certificate of
occupancy, an elevation certificate should be prepared.
Other comments were generally noted.
The applicant was advised to respond to comments and issues by February 26, 2020.
The item was forwarded by the committee for consideration by the planning
commission.
STAFF ANALYSIS:
A conditional use permit was granted in January 1986 for the construction of the portion
of the building containing the tire shop and the section closest to the intersection of
South University Avenue and West 12th Street. It was indicated a basement of
approximately 8,250 square feet would be constructed and was to be used only as
storage. It would appear this proposal is in line with the initial plan; however, in taking a
conservative view, staff would assert the storage was to be in conjunction with the users
of the main level of the building and not to be rented to other users.
The applicant has indicated the facility will be gated and have access via a key card
system. The rear perimeter would be fenced to provide security. Proposed access
hours would be 6 am to 11 pm.
Securing lighting would be installed on the back of the building. These lights would be
directed downward and designed to minimize the light that would leave the property.
The current proposal would be for a number of units to be accessed via rollup doors and
smaller units accessed through man doors.
No additional signage is proposed at this time. Existing signage may be refaced. Any
new signage would be required to comply with the commercial signage standards of the
zoning ordinance.
The applicant and Public Works coordinated on meeting the requirements of the Master
Street Plan regarding the rights-of-way for South University Avenue and West 12th
March 21, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-4578-B
7
Street. It has been agreed by them that a waiver or deferral of the donation of right-of-
way for South University Avenue until such time as (i) exterior wall configuration is
changed, (ii) the existing building is demolished and a new building constructed or (iii)
the City of Little Rock notifies the property owner that (a) additional right-of-way is
needed for a future street or drainage improvement project and (b) it is prepared to pay
the fair market value for the area needed for either project.
The requirement for the radial dedication at the intersection of South University Avenue
and West 12th Street would dedicated with this approval, as well as along West
12th Street for the entire property frontage to 35ft from centerline, provided the
dedication does not create a building setback line making any existing improvements
nonconforming.
The applicant has had preliminary conversation with the fire department and the
commercial building section and will comply with requirements.
An elevation certificate would be obtained to certify the finished floor elevation is above
the base flood elevation.
Staff is supportive of the re quest as it would allow for an appropriate use of this
currently vacant space to support area residents and businesses with meeting their
storage needs.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow the basement level to be
used as mini-warehouse subject to compliance with the comments and conditions
outlined in Sections 4, 5, and 6 of the agenda staff report.
Staff also recommends approval of the deferred dedication of the South University
Avenue right-of-way.
PLANNING COMMISSION ACTION: (MARCH 12, 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 7 ayes, 0 noes, and 4 absent.
March 12, 2020
ITEM NO.: 5 FILE NO.: Z-8885-B
NAME: Nazif Minor Auto Repair – Conditional Use Permit
LOCATION: 10210 Chicot Road
OWNER/APPLICANT: Firas Nazif
PROPOSAL: A conditional use permit is requested to allow the addition of
minor automotive repair services to operate in conjunction
with the existing retail tire shop on property zoned C-3.
1. SITE LOCATION:
The site is located on the southwest corner of Chicot Road and Morris Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This property is among several commercial sites having frontage onto Chicot
Road between Rebecca Drive to the north continuing south to Mabelvale Cut-Off
Road. A convenience store with gas pumps is located to the north across Morris
Drive. Continuing north on the west side of Chicot Road are several
undeveloped parcels and a vacant commercial structure. To the south is a
restaurant, two commercial structures, and a general retail store northwest of the
intersection with Mabelvale Cut-Off Road. The northeast corner of this
intersection is developed with a convenience store with gas pumps and the shell
of a self-serve car wash. Most of the eastern frontage of Chicot Road is
undeveloped. Immediately west of the subject property is a commercial strip
center. A well-run minor auto repair use would be compatible with the other uses
in the area.
Notice of the public hearing was sent to the Chicot and West Baseline
neighborhood associations.
3. ON SITE DRIVES AND PARKING:
The site is developed with a single-story commercial structure of approximately
2200 square feet, currently used for a retail tire shop. Paved vehicular use areas
in varying states of repair are found between the building and the abutting rights-
of-way. Vehicular access exists to both Chicot Road and Morris Drive. Based on
the parking requirements in the zoning ordinance of 5 spaces plus 1 space for
each 250 square feet of gross building area, 13 parking spaces are required.
Sufficient parking is available on the site.
March 21, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B
2
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such a time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the current
replacement cost of the structure. At such time fifty (50) percent of the existing
vehicular use area shall be brought into compliance with this chapter and shall
continue to full compliance on a graduated scale based upon the percentage of
rehabilitation cost.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
5. PUBLIC WORKS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from
centerline will be required.
2. A 20 feet radial dedication of right-of-way is required at the intersection of
Chicot Road and Morris Drive.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements such as the sign and light pole located in the
right-of-way.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
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 comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received.
March 21, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B
3
Fire Department: No comments received.
Building Codes: 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 to
coordinate review:
Curtis Richey at 501.371.4724 crichey@littlerock.gov or
Steve Crain at 501.371.4875 scrain@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: No comments received.
Planning Division: No comments received.
SUBDIVISION COMMITTEE COMMENT: (February 19, 2020)
The applicant was present. Staff introduced the item and requested information on
additional signage and reminded the applicant of the requirement for notification of
property owners.
Public works comments regarding dedication of right-of-way for Chicot Road and a
radial dedication of 20 feet at the intersection of Chicot Road and Morris Drive were
required. A franchise agreement was also needed for any private improvements
located within the public right-of-way.
Other comments were generally noted.
The applicant was advised to respond to comments and issues by February 26, 2020.
The item was forwarded by the committee for consideration by the planning
commission.
STAFF ANALYSIS:
A conditional use permit was granted in February 2017 to allow a retail tire sales and
installation business to occupy the structure on the site. A previous CUP was granted
to allow for beer sales on the site.
March 21, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B
4
The applicant has requested to offer minor automobile repair services, such as brake
installation, oil changes, and alignment, in addition to the retail tire shop. No work
would be done outside of the service bays. Waste oil would be contained in a certified
container and removed from the property by a certified contractor.
The tire shop was approved with additional specific conditions, as follows:
1. Tire installation and vehicle service activity is to occur only inside the building.
2. All new and waste tires are to be stored inside the building. No outdoor storage of
tires or vehicle parts.
3. Any dumpster placed on the site shall be reviewed and approved by staff with
screening provided as required by the zoning ordinance.
4. Dumpster service hours are limited to 7:00 am to 6:00 pm, Monday through Friday.
The applicant has indicated any new signage would be either refacing of existing
signage on the property or in compliance with the commercial standards found in Article
X of the zoning ordinance.
The additional right-of-way will be dedicated by deed.
Staff is supportive of the addition of minor automotive repair use to the existing retail tire
shop use as it should be compatible with the area, provided it is operated appropriately
and in compliance with all codes.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow a minor automobile repair
use in addition to the previously approved retail tire sales and installation use subject to
compliance with the following:
1. Compliance with the comments and conditions outlined in Sections 4, 5, and 6 of the
agenda staff report.
2. All tire installation and vehicle service activity shall occur only inside the building.
There is to be no outside activity.
3. All new and waste tires shall be stored inside the building. There is to be no outside
storage of any tires, vehicle parts, equipment, or materials outside the building.
4. Placement of any dumpster or waste oil container shall be reviewed and approved
by staff. The dumpster and waste oil container shall be screened as required by the
zoning ordinance.
March 21, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B
5
5. The dumpster and waste oil container service hours are limited to 7:00 am to 6:00
pm, Monday through Friday.
PLANNING COMMISSION ACTION: (MARCH 12, 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 7 ayes, 0 noes, and 4 absent.
March 12, 2020
ITEM NO.: 6 FILE NO.: Z-9498
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: Mid-block, east side, 4400 block of Malloy Street
OWNER/APPLICANT: Samantha Duelmer/Stanley Phillips
PROPOSAL: A conditional use permit is requested to allow the
construction of two duplexes on property zoned R-3.
1. SITE LOCATION:
The site is located on the east side of Malloy Street between West 44th Street
and West 46th Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This property is situated mid-block on the east side of Malloy Street. This area is
characterized by residential uses, primarily single-family. About one-third of the
lots on this two-block section of Malloy Street are undeveloped; however, the
properties abutting this parcel are all developed with residences. Malloy Street is
two blocks west of John Barrow Road. This site is also less than a quarter mile
north of Colonel Glenn Road. Duplex residential units would be compatible with
both the commercial and residential development in the vicinity.
Notice of the public hearing was sent to the John Barrow Neighborhood
Association.
3. ON SITE DRIVES AND PARKING:
The proposed development would have a shared driveway 20-feet in width
situated near the midpoint of the lot frontage along Malloy Street. This driveway
would connect to an eight-space parking area, dividing four spaces to each side
of the maneuvering area. Per the zoning ordinance, 1.5 spaces are required for
each dwelling unit, the 8 proposed spaces exceed the standard.
4. SCREENING AND BUFFERS:
Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
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
March 21, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-9498
2
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.
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 than three (3) feet within the required landscape area. Provide trees
with an average linear spacing of not less than thirty (30) feet.
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
5. PUBLIC WORKS:
Malloy Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer available to this site. Separate
service required for each building. 2 units per building service line is allowed.
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 comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received.
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.
March 21, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-9498
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
capable of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet
shall be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
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
March 21, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-9498
4
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments.
Developments of one- or two-family dwellings where the number of dwelling units
exceeds 30 shall be provided with two separate and approved fire apparatus
access roads, and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
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.
Building Codes: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner to coordinate
review:
Curtis Richey at 501.371.4724 crichey@littlerock.gov or
Steve Crain at 501.371-4875 scrain@littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: No comments received.
March 21, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-9498
5
Planning Division: No comments received.
SUBDIVISION COMMITTEE COMMENT: (February 19, 2020)
The applicant was present. Staff introduced the item and requested a platted access
easement be added to the final plat for the property. A request was also made to
consider additional landscaping on the property to enhance the residential appear and
diminish the visual impact of the parking area. Lastly, the applicant was reminded of the
requirement for notification of property owners.
Public works brought up the requirement for dedication of 25-feet of right-of-way from
the centerline of Malloy Street.
Landscape comments included the perimeter planting strip required along any side of a
vehicular use area abutting adjoining property or the right-of-way of any street. One
tree and three shrubs must be planted for each 30 linear feet of planting strip and the
strip must be a minimum of 9 feet in width.
Other comments were generally noted.
The applicant was advised to respond to comments and issues by February 26, 2020.
The item was forwarded by the committee for consideration by the planning
commission.
STAFF ANALYSIS:
Development within the R-3 district must comply with the following development
standards:
· Front yard setback of not less than 25-feet
· Side yard setback of no less than 10% of the average lot width,
but not to exceed 8-feet
· Rear yard setback of not less than 25 feet
· Building height of no greater than 35 feet
The proposed duplexes would be in compliance with the development standards. The
applicant has indicated he intends to construct two-story buildings each containing two
dwelling units.
As noted, the number of parking spaces provided exceeds the minimum.
March 21, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-9498
6
The applicant will provide additional right-of-way for Malloy Street and intends to exceed
the required landscaping within the perimeter planting strip.
A handful of duplexes have been approved through the conditional use process in the
John Barrow neighborhood. Staff is supportive of this request as it is not out of
character with the residential nature of the vicinity.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow the construction of two
duplexes on the property subject to compliance with the comments and conditions
outlined in Sections 4, 5, and 6 of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 12, 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 7 ayes, 0 noes, and 4 absent.
,-11
PLANNING COMMISSION VOTE RECORD
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MEMBER
BERRY, CRAIG A
BETTON, HAROLD MD
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BROCK, THOMAS L.,
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BROOKS, DERICK
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HAYNES, MARLON D.
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RAHMAN, ROBBIN S.
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THOMAS, DIANA M.
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iVOGEL, ROBBY
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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
' / Meeting Adjourned Y P.M.
V AYE 0 NAYE A ABSENT IABSTAIN ?__-RECUSE
March 12, 2020
There being no further business before the Commission, the meeting
was adjourned at 4:42 p.m.
Date
Secretary Chairman