pc_05 14 2020sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 14, 2020
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Harold Betton
Thomas Brock
Derick Brooks
Scott D. Hamilton
Todd Hart
Marlon D. Haynes
Paul Latture
Robbin Rahman
Diana M. Thomas
Robby Vogel
Members Absent: None
City Attorney: Shawn Overton
III. Approval of the Minutes of the February 20, 2020 and March 12, 2020
Meetings of the Little Rock Planning Commission. The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 14, 2020
OLD BUSINESS:
Item Number: File Number: Title:
A. S-867-F(9) Chenal Valley Phases 30 and 31 Revised Preliminary Plat;
located east of LaMarche Drive.
B. Z-4474-A Unitarian Universalist Church Revised CUP; located at
1818 Reservoir Road.
C. Z-6408-B St. Bartholomew Catholic Church Parish Hall Short-form
POD; located at 1622 Marshall Street.
D. Z-9467 Artist Place 2019 PRD; located at the northeast corner of
the intersection of Rock Street and East 10th Street.
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number: File Number: Title:
1. S-641-N Markham Commercial Subdivision Replat Preliminary Plat;
located at 11400 West Markham Street.
2. S-1873 Lots AR, BRR, and C of Shoney’s Subdivision Preliminary
Plat; located west of South University Avenue between
West 32nd Street and Town and Country Avenue.
3. S-1874 Bear Den Estates Preliminary Plat; located north of Chenal
Valley Drive, north of the Germay and Sologne
neighborhoods.
4. S-1875 Kirkland Little Rock Preliminary Plat; located southwest of
the intersection of Chenal Parkway and Kirk Road.
Agenda, Page Two
II. CONDITIONAL USE PERMITS:
Item Number: File Number: Title:
5. Z-1997-C Christ Lutheran Columbarium Revised CUP; located at 315
South Hughes Street.
6. Z-5454-D McClellan K-8 School CUP; located at 9417 Geyer Springs
Road.
III. PLANNED ZONING DEVELOPMENTS:
Item Number: File Number: Title:
7. Z-2246-C The Residences at Pettaway Short-form POD; located at
2020 Vance Street.
8. Z-4343-MM Saddle Creek-Phase 2 Revised Short-form PCD; located
northeast of the intersection of Cantrell Road and Ranch
Boulevard.
9. Z-4470-M Chenal Park Centre Short-form PCD; located at 15100-
15198 Chenal Parkway.
10. Z-5617-B Kirkland Long-form PCD; located southwest of the
intersection of Chenal Parkway and Kirk Road.
11. Z-5817-J Cantrell West Restaurant Center Short-form PCD; located
at 15100-15122 Cantrell Road.
12. Z-8349-A John Barrow Neighborhood Association Open Air Market
Short-form PCD Revocation; located west of South
University Avenue, south of West 32nd Street.
13. Z-9183-A Parkside at Wildwood Revised Long-form PD-R; located
south of Denny Road, east of Wildwood Place Circle.
14. Z-9496 37th & Katherine Short-form PD-R; located southeast of the
intersection of West 37th Street and Katherine Street.
Agenda, Page Three
III. PLANNED ZONING DEVELOPMENTS: (CONTINUED)
Item Number: File Number: Title:
15. Z-9500 Goodwin Manor Long-form PCD; located at 3708 Garrison
Road.
16. Z-9501 Pettaway Business District Short-form PCD; located at 412
East 21st Street.
17. Z-9503 The Cottages at The Manor Short-form PD-R; located
southwest of the intersection of Kanis Road and Labelle
Drive.
18. Z-9504 Bass Commercial Concrete Zoning Site Plan Review;
located at 6 Remington Cove.
19. Z-9505 Lot 9R & AR Capitol View Addition Short-form PRD;
located at 321 Rice Street.
20. Z-9508 Posh Automotive Short-form PCD; located at 8900 Colonel
Glenn Road.
21. Z-9509 McLean Lofts Short-form PID; located at 1020 East 6th
Street.
IV. OTHER MATTERS:
Item Number: File Number: Title:
22. A-337 17201 Kanis Road Annexation
23. LA-0087 Baseline & I-430 Advanced Grading Variance; located
west of I-430 and south of Baseline Road.
May 14, 2020
ITEM NO.: A 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
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
2
pattern in the vicinity. The construction of the development was proposed 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.
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
3
The land to the south is also undeveloped, heavily wooded with sloping terrain.
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).
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
4
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.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
5
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.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
6
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.
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
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
7
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.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
8
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.
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,
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
9
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.
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
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
10
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.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F(9)
11
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 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.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: B 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.
May 14, 2020
ITEM NO.: B (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.
STAFF UPDATE:
On April 2, 2020 the applicant submitted a letter to staff requesting withdrawal of
this application. Staff supports the withdrawal request.
PLANNING COMMISSION ACTION: (MAY 14, 2020)
The applicants were not present. There were no other persons registered in
attendance. Staff presented the item and the recommendation of withdrawal.
There was no further discussion. The item was placed on the consent agenda
and withdrawn. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 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
May 14, 2020 SUBDIVISION 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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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(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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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
for the building and to provide the building height, building elevations and a
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
11
needs of the church and the neighborhood. Staff believes the building material,
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.
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
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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.
PLANNING COMMISSION ACTION: (MAY 14, 2020)
Ron Woods was present, representing the application. There were two (2) supporters and
one (1) objector present. Staff presented the application with a recommendation of
approval.
Ron Woods addressed the Commission in support of the application. He briefly described
the project to the Commission.
H. Lee Lindsy addressed the Commission in support. He explained that the proposed
project will allow the church to grow and to continue to be part of the neighborhood.
Rocky Herman also spoke in support. He explained that the proposed project will help the
church to better serve the community.
Paul Dodds addressed the Commission in support of the proposed parish hall, but in
opposition to the proposed parking area. He explained that there was other parking,
May 14, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6408-B
13
including at Arkansas Baptist College, available in the area which could be used to serve
the proposed parish hall. He explained that the proposed parking lot was not desired by
the neighborhood.
There was a motion to approve the application as recommended by staff, including all staff
comments and conditions. The motion was seconded. The vote was 10 ayes, 0 nays and
1 absent. The application was approved.
May 14, 2020
ITEM NO.: D FILE NO.: Z-9467
NAME: Artist Place 2019 Short-form PRD
LOCATION: Northeast corner of Rock Street and East 10th Street
DEVELOPER:
D. Vincent Investments
1901 N. 6th Street
Blytheville, AR 72315
OWNER/AUTHORIZED AGENT:
Dale V. Briggs/Owner
Tim Heiple/Authorized Agent
SURVEYOR/ARCHITECT:
Central Arkansas Engineering./Surveyor
Heiple + Weidower Architects/Architect
AREA: 18,000-square feet NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R4-A
ALLOWED USES: Single-family and Two-family Residences
PROPOSED ZONING: PRD
PROPOSED USE: Multifamily residential (18 units)
VARIANCE/WAIVERS:
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the Historic District Commission must approve a Certificate
of Appropriateness for this development. This matter is scheduled to be considered by
the Historic District Commission on December 9, 2019. The applicant did not provide
revisions or responses to the Subdivision Committee comments by November 6, 2019;
May 14, 2020
ITEM NO.: D (Cont.) FILE NO.: Z-9467
2
however, any changes necessitated by the Certificate of Appropriateness approval
process and comments will be addressed in order for the item to be considered by the
planning commission at the January 9, 2020 meeting. Staff recommends deferral of the
item to the January 9, 2020 meeting. There was no further discussion. The item was
placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was
10 ayes, 0 noes, and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
Staff received a request from the applicant on December 19, 2019 to defer this item to
the February 20, 2020 meeting. Staff recommends approval of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item to the April 2, 2020 meeting was
received by staff on December 19, 2019. Staff recommends approval of the deferral
request. There was no further discussion. The item was placed on the consent agenda
and the item was deferred to the April 2, 2020 meeting. The vote was 10 ayes, 0 noes,
and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
The Historic District Commission must approve a Certificate of Appropriateness for this
development prior to consideration by the planning commission. This matter is would be
considered by the Historic District Commission no earlier than June 8, 2020. Staff
recommends deferral of this item to the next scheduled meeting, as determined by staff.
PLANNING COMMISSION ACTION: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 1 FILE NO.: S-641-N
NAME: Markham Commercial Subdivision Replat Preliminary Plat
LOCATION: 11400 West Markham Street
DEVELOPER:
RCG-Markham, LLC
3060 Peachtree Road NW
Suite 400
Atlanta, Georgia 30305
404-665-1138
OWNER/AUTHORIZED AGENT:
RCG-Markham, LLC/Owner
Blew & Associates/Authorized Agent
SURVEYOR/ENGINEER:
Blew & Associates/Surveyor
AREA: 17.647 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-3, General Commercial
VARIANCE/WAIVERS:
1. Parking variance for Lot 2D
2. Existing rear setback on Lots 2B, 2C, 2D, 2E, and 2F
BACKGROUND:
This property is currently one lot of 17.647-acres. The development is a strip retail center
and several smaller commercial structures with associated off-street parking. The owner
seeks to create outparcels for the various commercial buildings.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site is currently platted as Lot 2, Markham Commercial Subdivision. There
are a variety of stores, restaurants, and offices located on the property. Three
drives provide access to the property from West Markham Street. A shared access
easement with the property to the west grants access to Markham Park Drive. The
site contains 869 parking spaces.
The property owner seeks to replat Lot 2 into six lots to be known as Lots 2A, 2B,
2C, 2D, 2E, and 2F, Markham Commercial Subdivision.
The property is zoned C-3. The zoning regulations require a 25-foot rear setback.
All of the existing buildings on proposed lots 2B, 2C, 2D, 2E, and 2 are situated
closer than 25-feet to the proposed rear property line; therefore, a variance is
requested to all the rear setback to be the distance from the rear line of each lot
to the rear of each existing building. Second, a variance is requested to allow
33 off-street parking spaces on Lot 2D, rather than the 36 spaces required under
the parking standards of the zoning ordinance.
B. EXISTING CONDITIONS:
The property is developed with a large strip commercial building on the north
portion of the property and five smaller commercial structures closer to the West
Markham Street frontage.
Parking spaces to serve the development are situated in the center of the property
and also east and west of the commercial strip building. Another parking area is
located adjacent to West Markham Street. Each of the free-standing commercial
structures have some off-street parking spaces situated nearby.
The site is accessed from West Markham Street by three drives. None of the
separate commercial buildings has direct access to West Markham Street.
Commercial uses are found to the east and west, as well as south across West
Markham Street.
An apartment complex is located to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties abutting this parcel and the Birchwood Neighborhood Association.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer available to this site. Retain existing sewer easements.
Entergy:
Entergy does not object to this proposal. Entergy has existing service to this
location. 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:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
4
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
5
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.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
6
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee and
reminded the applicant of the notification requirement.
Public Works indicated West Markham Street is classified on the Master Street
Plan as a minor arterial. A dedication of right-of-way 45-feet from the centerline is
required. Also, a franchise agreement is necessary for all private improvements
in the area to be dedicated.
The applicant was advised to review all other comments and that responses and
revisions are required by March 18, 2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised plat has been submitted dedicating the required 45-feet of right-of-way
for West Markham Street. A franchise agreement will be undertaken. Public
Works has indicated no improvements are currently planned for this section of
West Markham Street.
The requested variances to allow for the rear setback on Lots 2B-2F to be reduced
to the existing setback provided and to allow the 33 parking spaces on Lot 2D are
reasonable, as is the property is developed and additional parking is available on
the main parcel, Lot 2.
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and 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 the rear setbacks on
Lots 2B-2F to be reduced to the existing building setbacks and to allow for
33 parking spaces on Lot 2D.
May 14, 2020 SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-641-N
7
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 2 FILE NO.: S-1873
NAME: Lots AR, BRR, and C of Shoney’s Subdivision Preliminary Plat
LOCATION: West of South University Avenue, south of West 32nd Street
DEVELOPER:
Fairmont Properties, Inc.
1 Allied Drive
Suite 1500
Little Rock, AR 72202
501-372-6161
OWNER/AUTHORIZED AGENT:
Fairmont Properties, Inc./Owner
William Allen Smith/Authorized Agent
SURVEYOR/ENGINEER:
Smith & Goodson PLLC/Surveyor
AREA: 2.765 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02
CURRENT ZONING: C-3, General Commercial and PCD, Planned
Commercial Development
VARIANCE/WAIVERS:
1. Allow Lot C without access to a public street
BACKGROUND:
The subject property consists of two tax parcels under the ownership of a single entity.
The applicant seeks create a three lot subdivision by separating the two developed
parcels fronting onto University Avenue into two lots and a new lot on the western portion
that would not have direct access to a public street.
May 14, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1873
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a replat of the property to subdivide the
land into three lots to be known as Lots AR, BRR, and C, Shoney’s Subdivision.
B. EXISTING CONDITIONS:
The property is developed with two structures and associated off-street parking.
Both structures contain restaurant uses.
The rear of the property is paved for parking and vehicular use.
To the north are commercial and institutional uses.
Across University Avenue to the east is The University of Arkansas at Little Rock.
Commercial and multifamily uses are situated to the south.
A single-family neighborhood is to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from a neighborhood
association representative wanting more information about any proposed
development of the property. Notice of the public hearing was sent to all owners
of properties abutting this parcel and the University West, Oak Forest, and John
Barrow neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. University Ave. 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. Is access allowed from Bryn Mawr Dr. to the driveway easement?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer available to this site. Retain 12-foot wide sewer easements for existing
8-inch and 10-inch sewer main lines. Must show sewer easements across Lot C
for services from Lots BRR and AR.
May 14, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1873
3
Entergy:
Entergy does not object to this proposal. Entergy has existing 3-phase facilities
around proposed site. 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.
Provide a minimum 10-foot utility easement along the proposed lot frontage.
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 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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
May 14, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1873
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee and asked
for the names of owners of abutting properties be added to the plat and to add
cross-access easements for all lots to have access to a public right-of-way and
each other.
Public Works indicated University Avenue is a principal arterial on the City of Little
Rock Master Street Plan. Dedication of right-of-way to 55-feet from the road
centerline is required. A second comment asked for clarification if there would be
access to the property from Bryn Mawr Drive.
The comment from Little Rock Water Reclamation Authority regarding the existing
sewer facilities on site and to provide easements was noted.
The applicant was informed responses and revisions are due no later than March
18, 2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted a revised plat and comments.
Cross-access easements and utility easements are shown on the revised plat.
The names of abutting property owners have also been added.
The required right-of-way for University Avenue will be dedicated via the replat.
Access to the driveway easement shown on the west side of Lot C would not permit
access from Bryn Mawr Drive.
It appears all technical issues have been addressed.
May 14, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1873
5
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and 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 variance to allow Lot C to not have direct
access to a public street.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 3 FILE NO.: S-1874
NAME: Bear Den Estates – Preliminary Plat
LOCATION: Gordon Road, north of Chenal Valley Drive
DEVELOPER:
Colliers International
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Shinall Mountain Real Estate Trust/Bradford Gaines,
Colliers International
SURVEYOR/ENGINEER:
Phillip Lewis Engineering, Inc.
23620 I-30
Bryant, AR 72022
AREA: 79.71 acres NUMBER OF LOTS: 114 FT. NEW STREET: 5,825 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced front building setbacks of 20 feet on various lots.
2. Variance to allow reduced rear building setbacks of 15 feet.
BACKGROUND:
The acreage included within this plat was approved for annexation into the City of Little
Rock by the Planning Commission on January 9, 2020. On February 4, 2020 the Board
of Directors approved Ordinance No. 21,832 officially annexing the property.
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow for development of a
114 lot single family residential subdivision. The proposed subdivision will be final
platted in four (4) phases.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded, with a downward slope from
north to south. There is over 200 feet of slope downward from north to south, and
from northeast to southwest. A 180 foot to 280 foot wide powerline right-of-way
runs through to northwest portion of the overall property. Undeveloped property is
located north, east and west of the site. Communications and broadcast towers
are located along Two Towers Road further north. Single family residences are
located across Chenal Valley Drive to the south.
C. NEIGHBORHOOD COMMENTS:
Notice of public hearing was sent to all owners of abutting properties. There is no
neighborhood association on record in this immediate area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed along
Bear Den Drive (Gordon Road) and Rushing Bear Court in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
2. Per the Fire Code, cul de sac shall be minimum of 96 ft. in width.
3. In accordance with CLR standard detail PW-22, Class 7 base course is
required to be compacted to 100% density. Revise street section detail on
plan.
4. Proposed street improvements to Bear Den Drive (Gordon Rd) should extend
and tie into existing street improvements at Chenal Valley Drive.
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. Is a variance being requested
to advance grade future phases with construction of phase 1? Is a variance
being requested to advance grade lots or portions of lots prior to approval of
the final plat?
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
3
6. Proof of approval for construction of improvements within utility easement or
tracts must be provided.
7. The emergency ingress/egress access must be constructed capable of
supporting a 75,000 lb. fire truck during all weather conditions. Provide the
drivable surface proposed to be installed. If a gate is proposed, a knox box
is required to be provided.
8. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
9. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show
approximate location of easements and tract land with pipes and ditching.
Provide approximate street grades.
10. Storm water detention ordinance applies to this property. Confirm detention
is provided within the Chenal Valley golf course regional detention ponds.
11. 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.
12. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
13. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Greg Simmons) for more info.
14. 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.
15. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537. Gordon Road street name
cannot be changed unless the entire length of road which extends beyond
this property is also changed. Bear Valley Court should be changed using
"Loop" or "Circle".
16. Per the Master Street Plan the minimum right-of-way width is 45 ft. for minor
residential streets. At least a 45 ft. right-of-way with a minimum 24 ft. wide
street must be provided for Cub Creek Cove, Bear Valley Court, and
Bearstone Point. Per the Master Street Plan, parking is restricted to one side
of the street on a 24 ft. wide street. Show on the plan now and on the final
plat and bill of assurance, the area along streets where parking is restricted
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
4
allowed. It is believed "One Way" vehicle movement will not be observed on
Cub Creek Cove and Bear Valley Court by residence. "One Way" streets are
not recommended.
17. Provide the street width and direction of vehicular flow at the entrance to
propose on Bearstone Point. Is a gate proposed on Bearstone Point?
18. 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.
19. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat. Tract land for future maintenance access and overflow should
be provided between lots in place of drainage easements to prevent
obstructions by fencing and landscaping.
20. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
21. 100 year overflow swales must be constructed and placed within public
drainage easements.
22. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at all existing and proposed intersection(s) comply with 2004
AASHTO Green Book standards. At the intersection of Bear Den Drive
(Gordon Rd) and Chenal Valley Drive at least 445 ft. of sight distance must
be provided due to recorded vehicle speeds. If sufficient intersection sight
distance cannot be provided, an alternate intersection location should be
considered. Staff has received several site distance complaints from drivers
of vehicles pulling out onto Chenal Valley Drive from Gordon Road requiring
abrupt braking.
23. The mail kiosk is required to be constructed in compliance with ADA
standards for pedestrian access. The mail kiosk should be moved further
east on Bear Valley Court to reduce the # of vehicles stopping and parking
on Bear Den Drive. Parking is not allowed on "One Way".
24. Per Sec. 31-232, corner lots for residential uses shall have a minimum width
of 75 ft. to accommodate the required building line on both streets and to
insure adequate visibility for traffic safety.
25. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to these streets including 5-foot
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
5
sidewalks with planned development. Is the portion of Bear Den Drive
(Gordon Rd) north of Phase 1 proposed to be improved with this project in
future phase that are a part of this preliminary plat.
26. If “One Way" streets are approved by the Planning Commission, parking is
not allowed on either side of street. The parking restriction is to be shown on
the final plat.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Offsite sewer
easement may be required (Surveyor verify).
Entergy: No comments received.
CenterPoint Energy: No Comments.
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.
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.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
Fire Department:
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
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
6
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.
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
7
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments.
Landscape: No Comments.
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
8
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is proposing to subdivide 79.71 acres into 114 single family
residential lots, with 17 open space tracts. The proposed plat will be final platted
in the following phases:
Phase I – Lots 1 – 43 and Tracts A – F
Phase II – Lots 1 – 30, Part of Tract G and Tracts I and J
Phase III – Lots 1 – 29, Part of Tract G and Tracts K – O
Phase IV – Lots 1 – 12 and Tracts H, P, Q and R
The single family subdivision will be accessed via Gordon Road from Chenal
Valley Drive. Gordon Road runs north/south through the center of the overall
property. Gordon Road will be improved from Chenal Valley Drive to the north
boundary line of the plat. The proposed subdivision will utilize a combination of
sidewalks and a trail system, within the green space tracts, for pedestrian
movement throughout the neighborhood. As noted in the phasing plan, there will
be 18 open space tracts throughout the proposed subdivision. The open space
tracts will be owned and maintained by a property owners association.
The applicant proposes to locate a “mailbox cluster” along Bear Valley Circle,
within open space Tract “C”. The location, quantity and pedestrian/vehicular
access for the “mailbox cluster” must be approved by the Postmaster and the
Public Works Department prior to Phase I final platting. The “mailbox cluster” area
will be maintained by a property owners association.
The proposed plat shows a subdivision sign at the southeast corner of the
subdivision along Gordon Road. The sign must conform with Section 36-551 (a)
(4) of the City’s Zoning Ordinance as follows:
“One (1) subdivision identification sign per major entrance as
determined by the director of planning and development shall
be permitted per neighborhood or subdivision, not to exceed
thirty-two (32) square feet in area and six (6) feet in height.”
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
9
The applicant notes that Lots 19 – 23, Phase II and Lots 1 – 6 and 12, Phase IV
will comply with the “Hillside Standards” of Section 31-367, by having average
slope of 18 percent or greater. These lots are allowed to have front building
setbacks reduced to 15 feet. The applicant is requesting 20 feet setbacks for these
lots.
The applicant is requesting two (2) variances with the proposed plat. The first
variance is from the area provisions of Section 36-254 (d) (1) of the City’s Zoning
Ordinance. This section requires a minimum-front setback of 25 feet for single
family lots. The applicant is requesting 20 foot front setbacks for the following lots:
Phase I – Lots 6 – 10 and 18 – 20
Phase II – Lot 24
Phase III – Lots 19 – 29
Phase IV – Lots 7 – 8 and 10 – 11
These lots have average slopes ranging from 12 to 16 percent, which don’t quite
conform to the “Hillside Standards”. The applicant notes the following with respect
to the front setback variance request:
“This reduced front setback allows our homebuilders to
construct a home fits to the natural terrain thus providing a
more harmonious aesthetic to the neighborhood.”
The second variance is from the provisions of Section 36-254 (d) (3), which
requires a minimum rear building setback of 25 feet. The applicant is requesting
15 foot rear setbacks on all lots that back up to protected greenspaces,
undevelopable areas and preservation/creek corridors. The applicant notes the
following with respect to the rear setback variance request:
“In our design layout, we’ve reduced lot depths to allow for
more preservation in our protected greenspace tracts. As a
result, this 15’ rear setback allows our builders to construct
custom house plans with varying depths. This reduced rear
setback was successfully implemented and well received in
our previous neighborhood development in Little Rock.”
To staff’s knowledge, there are no outstanding issues associated with the
proposed preliminary plat. The applicant has addressed issues raised by staff. As
of this writing, the applicant is continuing to work with the Public Works Department
May 14, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1874
10
on various details associated with the plat. Staff believes these issues will be
worked out prior to the public hearing.
I. STAFF RECOMMENDATION:
The staff recommendation will be presented at the May 14, 2020 public hearing.
PLANNING COMMISSION ACTION: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 4 FILE NO.: S-1875
NAME: Kirkland Little Rock Preliminary Plat
LOCATION: Southwest corner of Chenal Parkway and Kirk Road
DEVELOPER:
Costco Wholesale
c/o Theodore R. Johnson
TJ Design Strategies Ltd.
2311 West 22nd Street, Suite 208
Oak Brook, IL 60523
OWNER/AUTHORIZED AGENT:
KRS Parcel 8 LLC/Development Consultants, Inc.
SURVEYOR/ENGINEER:
Development Consultants, Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 31.81 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD (expired)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow for development of a
four (4) lot commercial subdivision. The applicant is also requesting that the
property be rezoned from an expired PCD to a new PCD (Z-5617-B), which is a
separate item on this agenda. The PCD includes a site plan for a Costco
Wholesale on the largest of the four (4) lots, with future development of the smaller
three (3) lots.
May 14, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1875
2
B. EXISTING CONDITIONS:
The site is currently undeveloped. Most of the site was cleared in the past in
preparation for commercial development. Trees are located along the creek area
within the southernmost portion of the property. A mixture of commercial uses is
located north and east of the site. Undeveloped O-2 zoned property is located to
the south. Single family residences and undeveloped R-2 zoned property are
located to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of abutting property and the
Parkway Place, Citizens of West Pulaski County, Kanis Creek and The Villages of
Wellington Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
• See Z-5617-B for comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
• See Z-5617-B for comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
May 14, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1875
3
H. ANALYSIS:
The applicant is requesting to subdivide 31.81 acres into four (4) lots for
commercial development. The proposed lots are as follows:
Lot 1 – 21.22 acres
Lot 2 – 3.22 acres
Lot 3 – 4.54 acres
Lot 4 – 2.83 acres
All of the lots will have public street frontage along Chenal Parkway, Kirk Road or
Kanis Road. Cross access easements will exist between the larger Lot 1 and the
smaller three (3) lots. A 60 foot wide utility and drainage easement, which runs
through the north portion of proposed Lots 2 and 3, will be abandoned with the
proposed platting of the property. A portion of a smaller sewer easement within
the northeast portion of Lot 1 will also be abandoned. Platted front setbacks of
25 feet have been shown along the front property line of each proposed lot.
No variances have been requested with the proposed plat.
To staff’s knowledge, there are no outstanding issues associated with the
proposed plat. The applicant is requesting a PCD zoning with a development plan
for the entire property, which is a separate item (Z-5617-B) on this agenda.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the comments and conditions outlined in paragraphs D. and E. of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 5 FILE NO.: Z-1997-C
NAME: Christ Lutheran Church Columbarium – Revised
Conditional Use Permit
LOCATION: 315 S. Hughes Street
OWNER/APPLICANT: Christ Lutheran Church/John Mathis, Assoc. Pastor
PROPOSAL: A revised conditional use permit is requested to
allow development of a columbarium on a portion
of the existing church site located on this O-1 zoned,
7.63 acre property.
1. SITE LOCATION:
The site is located on the east side of S. Hughes Street, between West
Markham Street and Interstate 630.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The Christ Lutheran church and school has been part of the neighborhood
for 40 years. Additional property owned by Christ Lutheran Church is
located to the north, with the Little Rock Preparatory Academy school
campus further north, at the southeast corner of S. Hughes Street and
West Markham Street. Single family residences are located south and
west of the church site. A multifamily development is located to the east.
Adding a columbarium to the existing church/school facility is unlikely to
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 Briarwood Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Two (2) driveways from S. Hughes Street serve as access to the property.
Paved parking lots are located on the north and south sides of the existing
church building. The existing parking remains available to serve the
columbarium area. The existing parking is sufficient for the church use.
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City’s minimal
landscape and buffer ordinance requirements.
May 14, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1997-C
2
2. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site, if applicable. Credit toward
fulfilling Landscape Ordinance requirements can be given when
preserving trees of six (6) inch caliper or larger.
5. PUBLIC WORKS: No Comments.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Private sewer available to this
site. Protect existing sewer mains.
Entergy: No comments received.
Centerpoint Energy: No Comment.
AT&T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Fire Department: No Comments.
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:
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1997-C
3
STAFF ANALYSIS:
Christ Lutheran Church and school occupies the O-1 zoned, 7.63 acre property
located at 315 S. Hughes Street. The church is requesting approval of a revised
conditional use permit to allow development of a columbarium on a portion of the
existing church site.
Staff is aware of no outstanding issues associated with this current proposal.
The proposed columbarium area will be located along the west side of the
existing church building, at the northwest corner of the south parking lot. The
columbarium area will include twelve (12) niche towers, with 25 niches within
each tower. Each tower will be masonry construction with a height of
approximately nine (9) feet and a width of 7.5 feet. Each tower will be
approximately 2.5 feet deep. The towers will be constructed in phases, with
Phase I consisting of three (3) towers. Future towers will be constructed as
needed over time. A sidewalk from the south parking lot will provide pedestrian
access to the columbarium area. The church will install some new landscaping
around the columbarium area. There will be no additional site lighting. The
church has been a part of this neighborhood for many years, and the proposed
columbarium is unlikely to result in any noticeable impact upon the site or
surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised CUP subject to compliance
with the comments and conditions outlined in Sections 4 and 6 of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes
and 1 absent.
May 14, 2020
ITEM NO.: 6 FILE NO.: Z-5454-D
NAME: Little Rock School District – McClellan K-8 School –
Conditional Use Permit
LOCATION: 9417 Geyer Springs Road
OWNER/APPLICANT: Little Rock School District
PROPOSAL: A conditional use permit is requested to allow a
kindergarten through 8th grade school development
on the site of the existing J. L. McClellan High School
campus, zoned R-2.
1. SITE LOCATION:
The site is located on the east side of Geyer Springs Road, south of
Baseline Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The McClellan High School campus has been part of this neighborhood
for 55 years. Single family, multifamily and office uses (zoned R-2 and
O-3) are located to the north along Southwick Drive. Multifamily
residences (zoned R-5) are located to the south along Valley Drive.
Single family residences (zoned R-2) are located to the east. Several
church developments (zoned R-2, O-3, C-1 and PCD) are located to the
west, across Geyer Springs Road. In Staff’s opinion, the proposed new
school development will maintain existing compatibility with the
neighborhood.
Notice of public hearing was sent to all owners of property located within
200 feet of the site and the SWLR United for Progress, O.U.R. and
Allendale Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Two (2) driveways from Geyer Springs Road will serve as access to the
new school building. A total of 214 new parking spaces will be provided
with the school redevelopment. There is an existing asphalt parking lot
at the football field which contains approximately 110 parking spaces.
Stacking spaces and drop-off/pick-up spaces are located on all sides of
the proposed school building. The proposed and existing parking will be
sufficient to serve the school redevelopment and meet ordinance
requirements.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
2
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City’s minimal
landscape and buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property, or the right-of-way of any street.
This strip shall be at least nine (9) feet wide. One (1) tree and three (3)
shrubs or vines shall be planted for every thirty (30) linear feet of
perimeter planting strip.
3. A land use buffer six (6) percent of the average width / depth of the lot
is required when an adjacent property has a dissimilar use of a more
restrictive nature. The maximum width of the required buffer is fifty (50)
feet. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer.
Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, are provided within the Little Rock
landscape ordinance, section 15-81.
The site is approximately 750 feet in width. A minimum forty (45)
foot buffer is required. The north buffer area is deficient.
Screening requirements must be met adjacent to the north
residential zoned property.
4. Screening requirements must be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an
average linear spacing of not less at three (3) feet within the required
landscape area. Provide trees with an average linear spacing of not
less than thirty (30) feet.
5. Eight percent (8%) of the vehicular use area must be designated for
green space; this green space is to be evenly distributed throughout
the parking area(s). For developments with more than one hundred
fifty (150) parking spaces, the minimum area of an interior landscape
area shall be three hundred (300) square feet. Interior islands must be
a minimum of seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use
area used for public parking and the general vicinity of the building.
These shall be provided at the rate equivalent to planter strip a
minimum of three (3) feet wide along the vehicular use area. One (1)
tree and four (4) shrubs shall be planted in the building landscape
areas for each forty (40) linear feet of vehicular use area abutting the
building.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
3
7. An automatic irrigation system to water landscaped areas shall be
required for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan
to be stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving
trees of six (6) inch caliper or larger.
5. PUBLIC WORKS:
1. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development and
also should take into account existing and projected traffic growth.
2. Geyer Springs Road is classified on the Master Street Plan as a
minor arterial. A dedication of right-of-way 45 feet from centerline
will be required. Staff cannot determine the existing right-of-way
width on the survey.
3. Repair or replace any curb, gutter, sidewalk and access ramps that
are damaged and not in compliance with ADA recommendations in
the public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior
to start of work. Obtain barricade permit prior to doing any work
in the right-of-way from Traffic Engineering at (501) 379-1805
(Travis Herbner).
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. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
7. Storm water detention ordinance applies to this property. Show
the proposed location for stormwater detention facilities on the
plan. Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or property
owner. Detention should be provided for the additional impervious
surface proposed beyond the existing condition.
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. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
4
10. In accordance with Section 31-176, floodway areas must be shown
as floodway easements or be dedicated to the public. In addition, a
25 foot wide drainage and access easement is required adjacent to
the floodway boundary.
11. The proposed alteration of the floodway will require flood map
revisions. Obtain a conditional letter of map revision and no rise
certification approval from Public Works and the Federal Emergency
Management Agency prior to issuance of a grading permit and/or a
building permit. An approved letter of map revision must be obtained
prior to issuance of a certificate of occupancy.
12. On site striping and signage plans should be forwarded to Public
Works, Traffic Engineering for approval with the site development
package.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Private Sewer Available to this
Site. FOG Analysis required if food prep on site.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
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.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
5
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water regarding the size and location of the
water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall
be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except
as approved by the fire chief.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
6
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved
fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. -
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have
at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than 62,000
square feet shall be provide with two separate and approved fire
apparatus access roads.
Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than one
half of the length of the maximum overall diagonal dimension of the lot or
area to be served, measured in a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D105.1 – D105.4
D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial fire
apparatus access roads shall be provided. For the purposes of this section
the highest roof surfaces shall be determined by measurement to the eave
of a pitched roof, the intersection of a roof to the exterior wall, or the top of
the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15 feet
and a maximum of 30 feet from the building, and shall be positioned
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
7
parallel to one entire side of the building. The side of the building on which
the aerial fire apparatus access road is positioned shall be approved by
the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial
fire apparatus road and the building. Other obstructions shall be permitted
to be places with the approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.4 Dead Ends. Dead-end fire apparatus access roads in
excess of 150 feet shall be provided with width and turnaround provisions
in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire
apparatus access road gates. Gates securing the fire apparatus
access roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
8
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (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:
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.
STAFF ANALYSIS:
The John L. McClellan High School campus currently occupies the R-2 zoned
site located at 9417 Geyer Springs Road. The Little Rock School District is
requesting approval of a conditional use permit to allow the site to be
redeveloped for a kindergarten through 8th grade school campus. The
redevelopment will consist of one (1), three-story school building where the
former high school building is currently located. Paved parking will be located
on the east and west sides of the proposed building. Stacking spaces and
drop-off/pick-up spaces will be located on all sides of the building. Two (2)
driveways from Geyer Springs Road will serve as access to the school campus.
The school redevelopment will be located north of the existing drainage way,
which runs east/west through the property. The existing football field portion of
the school campus will remain.
The new school facility will include six (6) kindergarten classrooms, 71 elementary
classrooms (grades 1-5) and 15 middle school classrooms (grades 6-8). There will
be approximately 100 staff persons/employees at the school campus. Parking
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
9
(proposed and existing) will be provided on the site and will meet ordinance
requirements based on the number of classrooms and employees.
There will be one (1) ground-mounted sign placed on the property along the Geyer
Springs Road frontage. The ground-mounted sign will be a monument-type sign
with a height of five (5) feet and an area of approximately 40 square feet. There
will be wall signage on the west building façade, facing Geyer Springs Road. The
wall signage will have an area of 387 square feet. The proposed signs will
conform with ordinance standards.
The proposed new school building will have an overall height of 49 feet. This
building height will conform with Section 36-156(a) (1)a. of the City’s Zoning
Ordinance. This section allows a maximum building height of 75 feet for public or
semi-public buildings, hospitals or schools when increased building setbacks are
provided, which is the case with the proposed school building. Increased setbacks
are proposed along all property lines.
The applicant is requesting one (1) variance with the proposed development.
The applicant is requesting a variance from the buffer provisions of Section
36-522(b) (2) which requires a minimum land use buffer width of 45 feet along
the north property line. There is a land use buffer width of 17 feet – 8 inches along
the majority of the north property line. The buffer drops to approximately four (4)
feet along the entry drive at the northwest corner of the property. The buffer width
is over 45 feet at the northeast corner of the property. The existing school site has
a land use buffer width of approximately 15 feet along the majority of the north
property line.
Staff is supportive of the requested conditional use permit to allow redevelopment
of the existing McClellan High School campus to a new kindergarten through
eighth grade school facility. Staff views the request as reasonable. The existing
school campus has been part of this overall neighborhood area for over
50 years. The proposed development will be a quality redevelopment of the
existing school campus. Staff believes the new school campus will continue to be
compatible with the neighborhood and should have no adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, including the
variance for reduced land use buffer, subject to the following conditions:
1. Compliance with the conditions as found in paragraphs 4, 5 and 6 of the
agenda staff report.
2. Any site lighting must be low-level shielded and directed away from adjacent
properties.
May 14, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-D
10
3. Any dumpster area(s) located on the site must be screened as per ordinance
standards, and serviced only during daylight hours.
PLANNING COMMISSION ACTION: (MAY 14, 2020)
Michael Poore and Chris East were present, representing the application. There
was one (1) objector present. Staff presented the application with a
recommendation of approval.
Michael Poore addressed the Commission in support of the application. He
explained the plan for the proposed new school and noted that the plan had existed
for some time. He noted that public meetings were held, which included the new
McClellan school plan.
Troy Laha addressed the Commission in opposition. He explained that sex
offenders resided at a nearby property. He requested that the application be
deferred so that the applicant could meet with neighborhood groups. He made
comments related to the number of classrooms, proposed site plan, street
information and finish floor elevations.
Mr. Poore noted that he was concerned with the safety of all students and that
students will have a safe environment at the proposed school. He further
explained that in 2016 and 2017 public meetings were held which included the new
McClellan school.
Chris East also spoke in favor of the school redevelopment. He noted the
number of classrooms as follows: six (6) kindergarten, 34 grades 1 – 5 and
44 grades 6 – 8. Mr. East also briefly described the school project. Commissioner
Betton asked about the flood elevation of the property. Mr. East noted that the
floor elevation of the new school building will be raised further out of the flood plain.
There was a motion to approve the application as recommended by staff, including
all staff comments and conditions. The motion was seconded. The vote was
10 ayes, 0 nays and 1 absent. The application was approved.
May 14, 2020
ITEM NO.: 7 FILE NO.: Z-2246-C
NAME: The Residences at Pettaway Short-form POD
LOCATION: 2020 Vance Street
DEVELOPER:
New Cap Investment Partner
2024 Arkansas Valley Drive
Little Rock, AR 72212
501-954-7200
OWNER/AUTHORIZED AGENT:
New Cap Land Holdings/Owner
Ron Woods/Authorized Agent
SURVEYOR/ENGINEER:
BTE Engineers-Surveyors/Surveyor
AREA: 2.16 -acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46
CURRENT ZONING: PD-R, Planned Development-Residential
ALLOWED USES:
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Multifamily Residential, General Office, Medical Office,
and Laundromat
VARIANCE/WAIVERS: None
BACKGROUND:
An application to rezone the site from C-3, General Commercial district and O-3, General
Office district to PCD to redevelop the property into a mixed use development was
submitted and withdrawn in 2013.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
2
A PD-R was approved by the Board of Directors on May 3, 2016, to allow for the reuse of
the existing property as elderly housing. The proposal was to have 77 units with a
community room, picnic area, fitness center, computer room, laundry room and on-site
management and maintenance. The site would be gated and an existing building at the
northeast corner of the parcel would be removed and re-purposed as open space with
picnic tables. This development has was not completed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The proposed project consists of the renovation of the existing 8-story structure
into a high-rise multi-family residential building; the addition of a 5-story residential
annex, and the renovation of an existing pre-engineered building into an urgent-
care medical office use. The 8-story high-rise would house 81 one-bedroom units
and the proposed 5-story annex would have 15 two-bedroom units. A total of
110 parking spaces, 6 of which are accessible, are on the site. Additional property
is under the same ownership across Vance Street to the northeast in front of the
high-rise. The owners are amenable to providing additional parking at that
location.
B. EXISTING CONDITIONS:
This property was developed as a hotel and most recently was occupied by
Job Corps. The property has been vacant for many years.
Single and two-family residential uses are dominant in the area. The zoning map
indicates several properties have been rezoned for quiet office uses; however, it
is unclear if any are currently being used as offices.
As noted, a vacant commercial structure is situated near the northeast corner of
the property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from the public on this
request. Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and Pettaway, Downtown, and Macarthur Park
neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Vance Street and 21st Street.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
3
2. Show the 21st St. right-of-way on the survey.
3. Due to the proposed use of the property, the Master Street Plan specifies that
21st Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
5. Remove all curb cuts or driveways not proposed to be used with the future
development.
6. Driveways may need to be reconstructed to provide an ADA compliant pathway
across the property between right-of-way/sidewalk and main entrance(s)
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. Retain 10-foot wide sewer easements for existing
8-inch sewer main lines.
Capacity Fee Analysis required.
FOG Analysis required with any food service use.
Entergy:
Entergy does not object to this proposal. Entergy has existing 3-phase service
facilities on the south side of the proposed development. Entergy will need to
extend primary to serve the additional buildings. 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.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
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.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. CAW requires that
upon installation of the RPZA, successful tests of the assembly must be completed
by a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
5
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
6
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
7
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
NOTE: R-1 Original Occupancy Type change to R-2 Occupancy. R-2
Occupancies are restricted to 4 stories plus addition for frontage and fire
sprinkler but not to exceed 5 stories. The only way an R-2 is allowed to be 8
stories is if it is Type 1 Construction. Concrete, Structural Steel, Masonry.
No wood allowed. Type 1B Construction is allowed to be 11 Stories. This
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
8
project would be required to meet 2012 Arkansas Fire Prevention Code
Requirements for Type 1B construction with materials and methods for a
high rise.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
Screening requirements will need to be met adjacent to the north
residential zoned property.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Mixed Use (MX) for the requested area. The Mixed Use category
provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The application is to change the property from
PDR (Planned Development Residential) District to POD (Planned Office
Development) District to allow for the renovation of existing 8-story building for
81 residential uses, construct a second 5-story building with15 units and renovate
an existing structure on the site for an urgent care facility. This would result in a
residential density of 44 to 45 units per acre (R-6 density).
Master Street Plan: To the east is Vance Street, to the west is Bragg Street and
to the south are 21st Street, 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
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
9
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: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff the following comments for the applicant:
1. Indicate if this is an age-restricted/elderly housing development or not
2. Indicate if the project will be developed in phases
3. Indicate if the property is proposed to be subdivided
4. Indicate if any recreational amenities are proposed
5. Provide height, dimensions, and square footage of proposed 5-story
residential structure.
6. Indicate any other uses within the two proposed residential buildings
7. Indicate the proposed number of employees/staff on-site
8. Indicate all dumpster/recycling locations and proposed screening
9. Indicate proposed medical waste handling associated with urgent care clinic
10. Indicate alternative uses for urgent care clinic building
11. Parking is to be provided per ordinance at 1.5 spaces per dwelling unit and
6 spaces per medical professional for urgent care facility. 110 spaces are
shown on the site plan. Provide additional parking or justification for reduced
number of parking spaces.
Public works indicated a 20-foot radial dedication is required at the
intersection of Vance and 21st Street. The applicant was also asked to show
the right-of-way of 21st Street on the survey. The proposed use of the
property requires 21st Street meet the commercial street standards.
A dedication of 30-feet of right-of way from the centerline is necessary.
Driveways may need to be reconstructed to provide an ADA compliant
pathway across the property between right-of-way/sidewalk and main
building entrance.street improvements conforming to the Master Street Plan
would be required with the development of the site. The improvements would
include a 5-foot sidewalk. Storm water detention is also required on this
property. A letter from a registered engineer certifying the intersections
comply with 2004 AASHTO Green Book standards is needed.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
10
Landscape comments were general in nature; however, the applicant was
specifically directed to the comment regarding the requirement for screening
from the north residentially-zoned property
The comment from the Building Codes was noted for the applicant.
The applicant was advised responses and revisions are to be received by
March 18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The project is not proposed as an age-restricted development, but is a multifamily
development to be completed in a single phase.
The clinic building is anticipated to be subdivided into an out parcel. Additional
proposed uses would be a laundromat, general professional office, or maintenance
shop associated with the multifamily development.
An exercise room and resident lounge are proposed as amenities.
The new 5-story residential annex is proposed to have a height of 68-feet and a
combined area of 18,930-square feet.
It is intended for there to be one or two on-site office staff personnel.
A dumpster for the residential buildings is provided in the rear of the existing
structure. It will be screened as required in the zoning ordinance. A dumpster and
medical waste area is to be added at the northwest corner of the proposed urgent
care structure. It will also be screened as per the zoning ordinance requirements.
A 20-foot radial dedication of right-of-way will be provided at the intersection of
Vance Street and East 21st Street. Also, the right-of-way dedicated and
improvements made to East 21st Street in front of the property.
Driveways will be evaluated and reconstructed as needed to provide an ADA-
compliant pathway from the right-of-way or sidewalk to the main building entrance.
The applicant is requesting to reduce the number of parking spaces to 130 from
the required 150 spaces under the zoning ordinance. Each apartment unit is
required to have 1.5 parking spaces, yielding 144 parking spaces and the urgent
care facility is proposing to provide 6 spaces, based upon six spaces per doctor.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
11
An additional parking area containing 22 parking spaces has been added to the
east across Vance Street. This lot may be reduced in number based upon the
landscaping requirements.
The applicant suggests the reduced number of parking spaces would be sufficient
as 81 of the dwelling units are one-bedroom and are likely to have only one vehicle.
Staff supports the reduction of the off-street parking spaces to be provided to
130 spaces to be provided in combination of the existing parking area and the new
parking area to be constructed in compliance with city standards and the
comments below.
Public Works has indicated this new parking area would need to work with District
4 of the Arkansas Transportation Department to obtain permits for improvements
within State Highway right-of-way such as the service road and the street located
to the south of the parking lot.
Also, the existing street to the south of the parking lot is one way west bound;
therefore, vehicles from Vance Street cannot access the parking lot. Signage and
striping must be provided to prevent left turn movements of vehicles exiting the
parking lot.
Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Vance Street in accordance with Sec. 31-175 of the Little Rock Code
and the Master Street Plan.
Lastly, ADA-compliant pedestrian access should be provided from the parking lot
to the entrance of the property.
Landscape comments on the revised plan state the new parking lot must designate
8% of the vehicular use area for green space and this green space must be evenly
distributed throughout the parking area. The minimum size of an interior landscape
area shall be 150 square feet for developments 150 or fewer parking spaces.
Interior islands must be a minimum of 7 and ½ feet in width. Trees shall be included
in the interior landscape areas at the rate of one tree for every twelve parking
spaces.
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 9 feet wide. One tree and three shrubs or vines shall be planted for every
30 linear feet of perimeter planting strip. This property is located within the “mature”
area and a 25% reduction of the perimeter width requirements is acceptable. The
minimum perimeter width adjacent to the property lines shall be 6 feet, 9 inches.
The west perimeter is deficient, portions of north and east are also deficient.
May 14, 2020 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-2246-C
12
A variance from the City Beautiful Commission may be required to allow
development as proposed.
Staff is supportive of the redevelopment of this property for multifamily residential
use and the urgent care clinic as proposed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 14, 2020)
Ron Woods and A. J. Gilbert were present, representing the application. There was one
(1) objector present. Staff presented the application with a recommendation of approval.
Ron Woods addressed the Commission in support of the application. He gave a brief
description of the project noting that the existing building had been vacant for many years.
He noted that the redevelopment will be as asset to the community. He provided an
elevation drawing of the project to the Commission.
Kason Jewel spoke in opposition. He noted that his family had previously tried to
purchase the subject property. He noted that he was opposed to the multifamily use and
explained that there should be more single family residences in the area. He noted
property in the area was “quietly” being purchased by small groups of people.
Mr. Woods noted that there was a need in the area for the proposed use.
Commissioner Berry asked how future I-30 redevelopment would impact the subject
property. Mike Hood, of Public Works, noted that the State Highway Department was
generally staying within the existing I-30 right-of-way with the redevelopment.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion was seconded. The vote was 10 ayes,
0 nays and 1 absent. The application was approved.
May 14, 2020
ITEM NO.: 8 FILE NO.: Z-4343-MM
NAME: Saddle Creek Phase 2 Revised Short-form PCD
LOCATION: Northeast of the intersection of Cantrell Road and Ranch Boulevard
DEVELOPER:
Ranch Properties, Inc.
PO Box 56350
Little Rock, AR 72215
501-224-9600
OWNER/AUTHORIZED AGENT:
Ranch Properties, Inc./Owner
White-Daters & Associates/Authorized Agent
SURVEYOR/ENGINEER:
White-Daters & Associates /Surveyor & Engineer
AREA: 4.11 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES:
PROPOSED ZONING: Revised PCD, Planned Commercial Development
PROPOSED USE: Commercial and Retail Uses and C-3 uses
VARIANCE/WAIVERS:
1. Lot size under 2-acres
2. Side yard setback less than 25-feet
3. Vehicle backing into service easement
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
2
BACKGROUND:
On July 18, 2006, the Board of Directors adopted Ordinance Number 19,550, creating a
PCD to create 3 additional lots within the Saddle Creek Center at the northeast corner of
Cantrell Road and Ranch Boulevard. A branch bank was proposed for Lot B-7, a
restaurant with a drive-thru for Lot B-8, and Lot B-9 was proposed to contain a two-story
office retail building.
The development did not occur during the three-year timeframe from the date of passage.
An extension of 2 years was approved by the planning commission on March 19, 2009.
The extension also expired without the development transpiring.
A reinstatement of the expired PCD was approved by the Board of Directors on
September 4, 2012 with the adoption of Ordinance Number 20,626. The restaurant
on Lot B-8 was subsequently developed; however, no development occurred on Lots
B-7 or B-9.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project contains 4.11 acres and is located at the northeast corner of Ranch
Boulevard and Cantrell Road. The parcel is currently zoned PCD.
The applicant is seeking to develop Lot B-7 with commercial and retail uses and
would like to have C-3 uses on Lot B-9 for a future development. Lot B-8 is
developed with a restaurant with a drive-thru.
B. EXISTING CONDITIONS:
The property is located at the northeast corner of Cantrell Road and Ranch
Boulevard. Lot B-7, at the hard corner, is undeveloped. The next lot to the east,
B-8, contains a restaurant with a drive-thru. The easternmost parcel, Lot B-9 is
undeveloped.
To the north is a multi-structure commercial development with various office,
commercial, and personal services uses.
The opposite corner to the west is zoned for commercial use and largely
undeveloped. A bank has been constructed slightly west of the intersection.
A single-family residential neighborhood is situated to the south, across Cantrell
Road.
Office uses are found to the east.
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any public comments on this request.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Aberdeen Court and Johnson Ranch neighborhood
associations and the Chevaux Court Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Show the proposed menu and order board for the drive thru.
3. A variance is required for the proposed backing into a service easement per
Sec. 31-210(h)(7).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. FOG
Analysis required if food prep on site.
Entergy:
Entergy does not object to this proposal. Entergy has UG facilities on the south
and west side of the proposed site. 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.
Provide a 10-foot utility easement along the frontage of Cantrell Road and Ranch
Boulevard.
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
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.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. CAW requires that
upon installation of the RPZA, successful tests of the assembly must be completed
by a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
5
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
6
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
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
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
7
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 Scenic Corridor Overlay District requires a minimum
development tract size of not less than two (2) acres.
3. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
8
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
6. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Pinnacle Planning District. The Land
Use Plan shows Commercial (C) for the requested area, with Park/Open Space
(PK/OS) along Cantrell Road. Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The Park/Open Space category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land along Cantrell Road. The application
is for a revision to a PCD (Planned Commercial Development) District to allow for
a retail center to be added to the site. The site is within the Highway 10 Design
Overlay District.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Ranch Boulevard, it is a Local
Street 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 Cantrell Road since it is a Principal Arterial. 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
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
9
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 is a Class I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk). There is a Class III
Bike Route shown on Ranch Boulevard. Bike Routes require no additional right-
of-way, but either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked the applicant to indicate if any restaurant uses were proposed
for the property, to indicate if more specific uses were proposed, and to describe
the proposed dumpster screening.
Public works commented that dedication of right-of-way for Cantrell Road of
55-feet from the right-of-way was required. Another request was to show the
proposed menu and order board for the drive-thru on the site plan. Lastly, a
variance is required to allow vehicles to back into a service easement.
The Landscape comment regarding the lot size minimum of 2-acres and the
required side yard landscaping buffer of 25-feet were noted and the applicant
directed to review the additional comments.
The applicant was advised responses and revisions are to be received by
March 11, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
A restaurant/food service is planned for the westernmost space of the development
on Lot B-7. This use would also have a drive-thru.
The proposed uses for Lot B-7 are commercial and retail. As Lot B-9 is not
proposed for development in the near term, the request is for C-3 uses. The
development of this lot would require approval of an amended PCD.
May 14, 2020 SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-MM
10
Lot B-7 is proposed to have a building containing 8,551 square feet and 53 parking
spaces. One parking space is provided for each 161 square feet of building space.
This ratio is sufficient with the proposed mix of restaurant use (1 parking space per
100 square feet) and retail sales (1 parking space per 300 square feet).
Five employee parking spaces are situated behind the building and would back
into the service easement.
Landscaping buffers of 25-feet in width are provided between the vehicular
use area to the west of the building and the right-of-way of Ranch Boulevard. A
50-foot wide landscaping buffer is shown abutting the Cantrell Road right-of-way.
The building on Lot 7 would have a maximum height of 35-feet.
All signage would comply with the Highway 10 DOD.
It appears all technical issues have been addressed.
Staff is supportive of the request as it will provide an additional convenient location
for to meet the commercial demand in the general area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised PCD 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: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 9 FILE NO.: Z-4470-M
NAME: Chenal Park Centre Short-form PCD
LOCATION: 15100-15198 Chenal Parkway
DEVELOPER:
Chenal Park Center, LLC/Chenal Park Center II, LLC
PO Box 22407
Little Rock, AR 72221
501-219-0919
OWNER/AUTHORIZED AGENT:
Chenal Park Center, LLC/Chenal Park Center II, LLC/Owner
Crafton Tull/Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull /Surveyor & Engineer
AREA: 6.21 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: C-2, Shopping Center District
ALLOWED USES: C-2 Uses
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Office, Commercial, and Retail Uses
VARIANCE/WAIVERS:
1. Vehicles backing into a service easement
2. Lots without direct access to a public street
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
2
BACKGROUND:
This property is located on the north side of the 15000 block of Chenal Parkway and is
situated within the Chenal Design Overlay District.
On August 16, 1988, it was zoned C-2, Shopping Center District after the adoption of
Ordinance Number 15,530.
A preliminary plat was approved by the planning commission on November 19, 2015, to
subdivide the majority of this parcel into four commercial lots.
A Zoning Site Plan Review was approved by the planning commission on August 31,
2017 for Lot 2, the westernmost lot and a final plat approved for Lot 2 in January 2018.
This site plan approved the development of a single commercial structure.
The entire site was replatted in November 2017. Five lots were created. Four lots have
frontage along Chenal Parkway. A fifth lot situated to the north would access Chenal
Parkway via an access and utility easement.
On June 28, 2018, another two commercial structures were approved by the planning
commission through the Zoning Site Plan Review process. The buildings are on Lots 3
and 4.
An application was submitted in September 2018 for an additional monument sign on Lot
3 to serve the development on the rear lots. This request would have created a PCD for
the entire property, as the proposed sign did not conform to the Chenal Design Overlay
District limiting each parcel one monument sign of up to 100 square feet in area and
8 feet in height. This item was withdrawn by the applicant, as they were unable to develop
a site plan for the northern portion of the property that the proposed sign was intended to
serve.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This proposal is to provide sites for the development of a 30,450 square foot, three-
story office building on Lot 1 and an 8,800 square foot child development center
on Lot 5. Lots 2, 3, and 4 are already developed with commercial structures and
associated parking.
Lot 1 is 1.93 acres and would have 125 parking spaces dedicated to the users of
the office building. Lot 2 has 1.43 acres and will contain 33 parking spaces for the
use of that development. Lots 1 and 5 will have a cross access easement between
them. These two lots will take their access from existing driveways and curb cuts
on Chenal Parkway. Stormwater will be detained on each lot.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
3
B. EXISTING CONDITIONS:
The property is situated north of Chenal Parkway east of Wellington Hills Road.
The portion of the site fronting onto Chenal Parkway is developed with three
commercial structures intended for multiple tenant occupancy.
To the north is an apartment complex that shares an access drive to Chenal
Parkway with the subject property.
Another apartment complex was recently completed to the south across Chenal
Parkway. To the east of this development is a single-family neighborhood.
Additional commercial development is found to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any public comments on this request.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Parkway Place, Villages at Wellington and St. Charles
neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalk should be extended to the fronts of the proposed buildings from
Chenal Parkway.
2. A variance is required for the proposed backing into a service easement per
Sec. 31-210(h)(7).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer available to this site.
Retain existing sewer easements.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
4
Entergy:
Entergy does not object to this proposal. Entergy has UG 3-phase power available
on south side of proposed development. 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.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. CAW requires that upon
installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
5
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
6
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. 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.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
7
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements and the Chenal Overlay District.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
8
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These shall be provided at the rate
equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building.
Landscape areas will need to be added for the commercial building.
5. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
Provide screening and landscape adjacent to the north property line.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
9
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Chenal Planning District. The Land Use
Plan shows Commercial (C) for the requested area. Commercial category includes
a broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is a change
the property from C-2 (Shopping Center District) to PCD (Planned Commercial
Development) District to allow the area to be a five lot development with three
(existing) retail buildings and the addition of a three-story office building and child
care facility with signage and common drives etc. The site is within the Chenal
Design Overlay District.
Master Street Plan: To the south is Chenal Parkway and it is 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 Chenal Parkway since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Chenal Parkway.
A Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or an easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked if there were any alternatives uses planned for Lot 5 beyond
the proposed child care use. The applicant was also requested to provide the
dimensions for the proposed monument sign and dumpster screening. Lastly,
additional information specific to the operation of the child care use, such as the
proposed drop-off/pick-up path and area and the number of children and
employees was requested.
Public works indicated sidewalks should be extended to the fronts of the proposed
buildings from Chenal Parkway and a variance was necessary to approve the
proposed vehicle backing into a service easement.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
10
The Landscape comments were noted with specific attention directed toward the
requirement for screening and landscaping adjacent to the north property line.
The applicant was advised responses and revisions are to be received by
March 18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
Lot 1 is shown to contain a 3-story office building with a footprint of 100 feet by
60 feet and a maximum square footage of 30,450 square feet. 125 parking spaces
are provided. The parking standards of the zoning ordinance require a minimum
of one parking space per 400 square feet of floor area, with an allowance of a
building between 30,000 and 40,000 square feet to provide 85% of that
requirement. The proposed parking exceeds with minimum requirement.
Lot 5 is to be developed with an 8,800 square foot building to be used as a child
care center with 33 parking spaces. The zoning ordinance requires child care
centers to provide one space for each administrator, teacher, and employee on the
largest shift plus one space per facility vehicle plus 1 space per 10 person capacity.
The number of staff persons is to be no more than 16 and the number of children
is proposed to be 140; therefore, the number of parking spaces proposed would
be sufficient to meet the requirements for all the staff and children, as well as for
3 vehicles associated with the operation.
Both Lots 1 and 5 do not have frontage on a public street and would utilized shared
access easements from Chenal Parkway. Each lot has such an easement and
there would be an additional access easement between these two lots to create
sufficient movement.
The desired uses for Lot 1 would be either general and professional office or a
restaurant without a drive-thru; however, the request would be to keep the
permitted uses within the PCD to those in the C-2, Shopping Center district.
The proposed additional monument sign would be 98 square feet in area with a
height of 7-feet 8 and ½ inches. The Chenal Design Overlay District allows such
a sign to be no more than 100 square feet in area and no greater than 8 feet in
height. This sign would violate the limitation of one sign per parcel; however, the
proposed sign is intended for use by the tenants of Lots 1 and 5.
The dumpster locations proposed for Lots 1 and 5 are to be fully enclosed by
screens of masonry and concrete block with opaque steel gates.
May 14, 2020 SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4470-M
11
It is intended for parents of children under care at the child care center to park in
the area provided to the east of the building on Lot 5 and to then to escort the
children into the building.
The play area situated to the north of the child care center would be enclosed with
an opaque wood or vinyl coated chain link fence with gates for access and
maintenance.
Sidewalks and marked pedestrian paths are shown on the revised site plan to
provide a connection from the proposed new buildings to Chenal Parkway.
A variance has been requested to allow parking spaces with vehicles backing into
service easements.
The applicant will comply with the landscaping requirements. Details on the
specifics will be determined at the time of permitting.
It appears all technical issues have been addressed.
Staff supports the proposed site development and uses. Staff also supports the
additional monument sign on Lot 3 which would provide signage for the tenants of
Lots 1 and 5.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD 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: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 10 FILE NO.: Z-5617-B
NAME: Kirkland Long-form PCD
LOCATION: Southwest corner of Chenal Parkway and Kirk Road
DEVELOPER:
Costco Wholesale Corporation
Jackie Frank
999 Lake Drive
Issaquah, WA 98027
OWNER/AUTHORIZED AGENT:
KRS Parcel 8, LLC/Michael Clark, Winkelman and Associates
SURVEYOR/ENGINEER:
Winkelmann and Associates
Michael Clark
6750 Hillcrest Plaza Drive, Suite 215
Dallas, TX 75230
AREA: 31.81 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
(up to 7 with future replatting)
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD (expired)
PROPOSED ZONING: PCD
PROPOSED USE: C-3 Permitted and Conditional Uses
VARIANCE/WAIVERS:
1. Variance to allow advance grading of outparcels.
2. Variance to allow reduced interior landscape island sizes.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Costco Wholesale is seeking approval for a Planned Commercial District (PCD)
located at the Southwest corner of Chenal Parkway and Kirk Road and
encompasses approximately 31.81 acres.
Costco upon approval plans to develop a member's only retail warehouse with
approximately 165,093 SF that includes a future attached liquor pod (should
Costco obtain a full liquor permit) with the Optical Exam and Tire Center areas
within the main warehouse. In addition, a free standing 24 position fueling facility
will be located on the project site and the facility would employ approximately
200 to 250 people both full and part time. The overall PCD proposes four (4)
parcels that includes the Costco development and three (3) outlots, with the
opportunity for up to six (6) out lots with possible future replatting.
Costco Wholesale is a membership-only retail/wholesale business, selling high
end quality national brands and private label merchandise for commercial and
personal use. The warehouse hours of operation are anticipated to be: Monday
through Friday from 10:00 am to 8:30 pm, Saturday from 9:30 am to 6:00 pm and
Sunday from 10:00 am to 6:00 pm. Delivery hours would generally occur between
3:00 am and 2:30 pm, with most of the deliveries completed before the 10:00 am
opening time.
Fuel would be delivered to the fueling facility in approximately two trucks per day,
as needed. The largest fuel trucks are approximately 70 feet long. While delivering
the fuel, the truck would be parked in the hatched turn-out area located on the
south side of the gas facility. The truck would not block access to any of the
24 fueling positions. The fuel facility is located at the most remote area of the
Costco parcel and is specifically designed to avoid traffic and questing
conflicts with the warehouse. The fuel facility hours are anticipated to be Monday
through Friday from 5:00 am to 10:00 pm, Saturday and Sunday from 5:00 am to
10:00 pm.
As indicated above, Costco Wholesale is seeking approval for a Planned
Commercial District along with Subdivision and petition for Abandonment. Once
approved, Costco will then determine the development schedule and submit for
the required Development Approvals in order to develop the member's only retail
warehouse project which comprises 21.16 acres of the overall PCD inclusive of
the 4.45 acre detention area. End users for the remaining out lot parcels proposed
within the PCD will be identified and developed at a later time as required by the
City of Little Rock and in accordance with the PCD documents.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
3
The warehouse would have a single member entrance located at the northeast
corner. The new Costco warehouse would include ancillary uses that include, but
not limited to, an attached tire center, bakery, pharmacy, optical center, hearing
aid center, food service, liquor sales, along with the sales of approximately
4,000 retail products in a variety of product categories.
The applicant is requesting permitted uses and conditional uses for the C-3
(General Commercial District), found in Section 36-301 of the City’s Zoning
Ordinance, as permitted uses for the Costco lot and all future outparcels.
The Tire Center is a 5,375 SF (included in previously referenced +165,093 SF)
area with member access through the inside of the main Costco building and
provides for retail tire sales and a tire installation facility only. The installation
facility has five bays that face toward the east to allow Costco employees to drive
the cars into the installation facility.
Costco is seeking approval for the option of an attached Liquor Pod (3,890 sf
included in previously referenced 165,093 SF) should they obtain a full liquor
permit. Entrance to this external pod is a separate location than the main
warehouse access. If full liquor permit is not available, Liquor sales as permitted
by state and local authorities will be provided for in a designated area with member
access through the inside of the main Costco building or through whatever means
are required by the liquor regulations. Appropriate proof of ID will be required at
time of purchase.
The Optical Exam Room is a +635 SF (included in previously referenced
+165,093 SF) located in the within the main warehouse with member access
through the main entrance of the Costco building.
The truck loading dock would be located at the northwesterly edge of the building.
It would face north and include four individual side-by-side loading bays. The bay
doors would be equipped with sealed gaskets to limit noise impacts. The dock slab
is sloped down toward the building to an elevation of 4'- 0" and is screened to the
east with low screen wall to help mitigate visual impacts. A transformer and trash
compactor would be located along the west edge of the building.
Parking
There is a total of 743 over-sized (10' wide) stalls designed for the overall site plan.
This total also includes 17 handicapped accessible stalls.
1) Head in spaces shall be permitted on main driveways as shown on the plan.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
4
The number of parking spaces provided on the Costco site conforms (exceeds)
with the minimum ordinance requirement for the retail use as proposed.
Landscaping
Costco Parcel
1) Meet the City's landscape ordinance criteria with the following
exceptions:
A. Eliminate the 9-foot buffer yards at perimeter on east and west
property boundary to allow for out parcels to maintain all the land to
back of curb.
B. Allow landscape island minimum inside width of 5 feet.
C. Allow landscape island minimum square footage of 165 square feet.
D. Provide building plantings on north elevation only.
E. Provide variable width landscape buffer at the corner of Chenal &
Kirk as shown on plan but maintain an average 50' buffer.
2) Exceed the landscape ordinance criteria as follows:
A. Plant all 3" caliper trees or equivalent for multi-stem trees.
B. Plant additional trees per the plan provided.
Outparcels
1) Meet the City's landscape ordinance criteria with the following
exceptions:
A. Provide 15-foot consistent landscape buffer along street frontages
as part of outparcel development.
Exterior Lighting
1) Meet the City's Outdoor Lighting criteria with the following exception(s):
A. Maximum height for mounted lighting fixture shall be thirty-seven (37) feet.
B. All parking lots shall be provided with lighting that shall be either wall or pole
mounted, with down-light type luminaires, to minimize glare directed toward
the streets and/or adjacent properties.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
5
Façade Materials and Treatment
The warehouse design is a timeless solution utilizing sustainable materials in a
rich color palette of grey, browns and beige. Horizontal and vertical articulation of
the high quality, recycled, architectural metal panels create visual interest along
the façade which is then grounded with natural concrete. The blend of materials
and complimenting colors add texture and variation which maintaining a clean,
cohesive design.
The warehouse entry is designed with a large canopy establishing a focal point to
the building and site. Pedestrian scale detailing has been incorporated with the
introduction of accent steel and concrete benches at the column bases.
The fuel facility canopy design compliments the warehouse design in both color
and use of architectural metal panels.
Signage
Costco Parcel and Outparcels
All signage on the Costco parcel and outparcels will conform with the typical
ordinance requirements/allowances for signage permitted in commercial zones
and the Chenal/Financial Center Design Overlay District (ground-mounted signs).
Mechanical Screening
All mechanical equipment, whether located on the ground or upon the roof, shall
be screened with walls or landscaping so that any individual mechanical unit is not
visible from the ground level at the boundary of the Costco Parcel If in the case
roof top mechanical equipment is visible from the ground level at the boundary of
the Costco Parcel, the visible portion of the equipment will be painted to match the
nearest adjacent wall color.
Setback
Setback shall be as per the General Commercial Zoning Districts C-3 for
each tract as defined.
Grading
Outparcel grading may occur with the Costco grading prior to development
of the outparcels.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
6
B. EXISTING CONDITIONS:
The site is currently undeveloped. Most of the site was cleared in the past in
preparation for commercial development. Trees are located along the creek area
within the southernmost portion of the property. A mixture of commercial uses is
located north and east of the site. Undeveloped O-2 zoned property is located to
the south. Single family residences and undeveloped R-2 zoned property are
located to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of property located within
200 feet of the site and the Parkway Place, Citizens of West Pulaski County, Kanis
Creek and The Villages of Wellington Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Public Works recommends approval of the application with the following
conditions:
1. With development of Outlot 1, sidewalk should be constructed along the west
side of the Kanis Road driveway along the lot frontage to the west side of the
Costco building to provide pedestrian access from Kanis Road;
2. With development of Outlot 2 -4, sidewalk should be constructed along the
north side of the service easement;
3. Sidewalk should be installed on the east side of the Chenal Parkway driveway
with construction of the fuel center or on the west side of the Chenal Parkway
driveway with development of Outlot 4;
4. Sidewalk connectivity should be provided from the sidewalk on Outlot 4 to the
proposed sidewalk on the south side of the Kirk Road north driveway.
5. Future access to Kanis Rd and Chenal Parkway is limited to the approved
PCD locations.
6. A mountable directional island should be placed within the Chenal Parkway
driveway to prevent left turn movements.
Staff recommends approval of the advance grading variance to grade the outlots
with construction of Costco. All advance graded areas should have vegetation
established prior to issuance of final certificate of occupancy.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
7
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. LRWRC Approval Required for Easement abandonment.
Entergy: No comments received.
CenterPoint Energy:
A large transmission line exists on the west side of the PCD property.
CenterPoint Energy recommends that it be located and exposed prior to any
excavation.
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.
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.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
8
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full Plan Review
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
9
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
10
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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:
Contact Little Rock Parks Department (Mark Webre 501-371-6851) regarding the
possibility of dedication of a portion of Rock Creek Corridor for potential future
recreational trail development.
County Planning: No comments received.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
11
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Chenal/Financial Center Design Overlay District.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
Additional landscape will be required adjacent to the south property line.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for e very twelve (12) parking spaces.
4. A minimum of fifty (50) percent of the trees shall be three (3) inch caliper or
greater in developments with one hundred fifty (150) or more parking spaces.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These shall be provided at the rate
equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building.
Landscape areas will need to be added for the commercial building.
6. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
12
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) and Commercial (C) for
the requested area. The Mixed Office Commercial category provides for a mixture
of office and commercial uses to occur. Acceptable uses are office or mixed office
and commercial. A Planned Zoning District is required if the use is mixed office
and commercial. Commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve. The application a revision to an existing PCD (Planned
Commercial Development) District to allow for the development of a Costco with a
free standing 24 position fueling facility. The development would also have
additional outparcels for C-3, General Commercial Uses. The application is within
the Chenal/Financial Center Design Overlay District.
Master Street Plan: To the east is Kirk Road and it is shown as a Collector on the
Master Street Plan. To the northeast is Chenal Parkway and it is shown as a
Principal Arterial on the Master Street Plan. To the northwest is Kanis Road and
it is shown as a Minor 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 Chenal Parkway since it is a Principal
Arterial. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Kanis Road since it is a Minor Arterial. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Chenal Parkway.
A Bike Path is to be a paved path physically separate for the use of bicycles.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
13
Additional right-of-way or an easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
H. ANALYSIS:
The applicant is requesting a PCD zoning for 31.81 acres. The development will
include one (1) large parcel (Lot 1) of 21.22 acres. Lot 1 will be developed as a
Costco Wholesale facility with gas pumps. The development will include a 165,093
square foot building and 749 parking spaces. Access drives from Chenal Parkway,
Kirk Road and Kanis Road will serve the development. The overall development
will include three (3) to six (6) outparcels. Permitted and Conditional Uses as found
in the C-3 section of the Zoning Ordinance are requested uses for all lots within
the development.
The outparcels will be developed as per the C-3 commercial standards as found
in the Zoning Ordinance. Building setbacks/height, parking, signage, lighting,
landscaping, etc. will be reviewed based on these standards. The development
plans for the outparcels will be reviewed and approved at staff level, subject to
compliance with the aforementioned standards.
The applicant is requesting two (2) variances with the proposed development.
The first variance is to allow advance grading of the outparcels when the Costco
lot is graded. Public Works supports this variance, as noted in the staff
recommendation.
The second variance is to allow a reduced size for the interior landscape islands.
There are other areas within the overall site which can have increased landscaping
to compensate for the reduced landscape island sizes. Staff supports this variance
request.
To staff’s knowledge, there are no outstanding issues. The proposed multi-lot PCD
development is compatible with uses and development in the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Long-form PCD, subject to the
following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F of the agenda staff report.
May 14, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5617-B
14
2. Staff recommends approval of the requested variance to allow small interior
landscape islands.
Public Works recommends approval of the application with the following
conditions:
1. With development of Outlot 1, sidewalk should be constructed along the west
side of the Kanis Road driveway along the lot frontage to the west side of the
Costco building to provide pedestrian access from Kanis Road;
2. With development of Outlot 2 – 4, sidewalk should be constructed along the
north side of the service easement;
3. Sidewalk should be installed on the east side of the Chenal Parkway driveway
with construction of the fuel center or on the west side of the Chenal Parkway
with development of Outlot 4;
4. Sidewalk connectivity should be provided from the sidewalk on Outlot 4 to the
proposed sidewalk on the south side of the Kirk Road north driveway.
5. Future access to Kanis Road and Chenal Parkway is limited to the approved
PCD locations.
6. A mountable directional island should be placed within the Chenal Parkway
driveway to prevent left turn movements.
Staff recommends approval of the advance grading variance to grade the outlots
with construction of Costco. All advance graded areas should have vegetation
established prior to issuance of final certificate of occupancy.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 11 FILE NO.: Z-5817-J
NAME: Cantrell West Restaurant Center Short-form PCD
LOCATION: 15100-15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
501-223-9298
OWNER/AUTHORIZED AGENT:
KMS Legacy LLC & Rees Commercial /Owners
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC /Surveyor & Engineer
AREA: 3.102 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-Family Residential District and PD-O,
Planned Development-Office District
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Restaurant with Drive-thru
VARIANCE/WAIVERS:
1. Variance to allow reduced driveway separation and increased driveway widths.
2. Variance to allow lot sizes of less than two (2) acres.
3. Variance to allow reduced rear land use buffer width.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
2
BACKGROUND:
A development consisting of three restaurants with drive-thrus and associated off-street
parking is proposed for this property located within the Highway 10 Scenic Corridor
Overlay. This property is undeveloped and zoned POD and R-2.
The western most portion abutting Rummel Road was the subject of a withdrawn
application for a POD for the construction of a tattoo artist studio submitted earlier this
year. The eastern two-thirds has been the subject of several zoning requests. The most
recent of which approved a now expired medical office/clinic.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project consists of 3 lots. Each lot is to be developed with a restaurant with a
drive thru.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Cantrell Road
and Rummel Road.
A restaurant with a drive-thru was recently constructed to the east. More intense
office and commercial development extends eastward along Cantrell Road.
A large undeveloped parcel of more than 40-acres zoned R-2 is situated to the
north. Further north is a single-family subdivision.
The properties immediately west across Rummel Road are undeveloped. Further
west are several single-family homes.
A city park is located south across Cantrell Road. Also, there is a single-family
subdivision abutting Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several comments from neighbors on this
request. Concerns have been raised regarding the intensity of use, the addition of
commercial traffic onto Rummel Road, and general traffic issues on Cantrell Road.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Pinnacle Valley, Westchester, and Tulley Cove
neighborhood associations.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Rd 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. Due to the proposed use of the property, the Master Street Plan specifies that
Rummel Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Rummel Road and Cantrell Road.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. Sidewalks with appropriate handicap ramps are required to be constructed
along Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code
and the Master Street Plan.
6. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Rummel Road
including 5-foot sidewalks with planned development. The new back of curb
should be placed 18 ft. from center of the street. Show on plans the additional
widening required on Rummel Road north of the driveway to the north
property line.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the property line. The width of driveway must
not exceed 36 feet. Variance must be request for driveways located closer
than 300 ft. from other driveways and intersections and closer than 150 ft.
from a side property line. A variance is also required by driveways that
exceed 36 ft. in width.
8. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
9. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a land alteration variance
requested to advance grade the entire property with construction on the
first lot?
10. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
4
11. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
12. 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.
13. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall
be repaired by the responsible party prior to issuance of a certificate of
occupancy.
14. Retaining walls designed to exceed 15 ft. in height are required to seek a
variance for construction. Provide proposed wall elevations.
15. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
16. Submit a Traffic Impact Study for the proposed project. Study should address
trip generation and trip distribution for the development and also should take
into account existing and projected traffic growth.
17. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. Particular consideration should be made on the Rummel Road
driveway.
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 Lot 3 on this project.
FOG Analysis required.
Entergy:
Entergy does not object to this proposal. Entergy has 3-phase power available on
south side of proposed development. 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.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
5
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.
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.
Provide a 10-foot utility easement along the road frontage of Cantrell and Rummel
Roads.
A Capital Investment Charge based upon the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. CAW requires that
upon installation of the RPZA, successful tests of the assembly must be completed
by a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
6
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
7
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
The Highway 10 Scenic Corridor Overlay District requires a minimum
development tract size of not less than two (2) acres.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
4. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
8
Rear and east side yards are deficient.
5. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
8. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the River Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban
Office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility.
A Planned Zoning District is required. The application is to change from R-2
(Single-Family District) and PDO (Planning Development Office) District to PCD
(Planned Commercial Development) District to allow for the construction of 3 drive-
through restaurants with associated drives, etc. The site is within the Highway 10
Design Overlay District.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Rummel Road and it is a Local
Street 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
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
9
pedestrians on Cantrell Road since it is a Principal Arterial. 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 is a Class I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on the proposed freestanding sign
dimensions and the proposed building signage, as well as the location and details
on any drive-thru signage or menu boards. The maximum building height was
requested and information on dumpster screening and any proposed building
elevations or façade materials.
Public Works indicated half-street improvements conforming to the Master Street
Plan for Rummel Road would be required with the development of the site. The
improvements would include a 5-foot sidewalk. It was inquired if an advanced
grading variance was requested to grade the entire site with initial construction.
A sketch grading and drainage plan was requested. Any retaining wall exceeding
15-feet in height would require a variance. A Traffic Impact Study was to be
submitted for the proposed project addressing trip generation and distribution for
the development and taking into account existing and projected traffic growth.
A letter from a registered engineer certifying the intersections comply with 2004
AASHTO Green Book standards is needed, of particular interest is the intersection
of the driveway from Rummel Road.
Landscape comments were generally in regard to the Highway 10 Scenic Corridor
Overlay. It was noted the minimum parcel size is 2-acres and that the proposed
rear and east side landscaping buffer yards were insufficient.
The applicant was advised responses and revisions are to be received by
March 18, 2020. The committee forwarded the item to the full commission.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
10
I. ANALYSIS:
The applicant provided additional information and a revised site plan to staff after
the Subdivision Committee meeting. The response appears to address most of
the issues as raised by staff.
The applicant proposes to subdivide the subject property into three (3) lots for the
development of three (3) restaurants with drive-thru service. The lots will range
from 0.87 acre to 1.141 acres in size. Section 36-346(a) of the City’s Zoning
Ordinance requires a minimum lot size of two (2) acres for lots in the Highway 10
Design Overlay District. The applicant is requesting a variance from this standard.
The proposed restaurant buildings will range in size from 2,268 square feet to
3,800 square feet. Each restaurant will have a drive thru window on the building’s
west side. Menu boards will be located on the north side of the two (2) easternmost
buildings and the east side of the westernmost building. Each building will have a
height not exceeding 35 feet. The building elevations and façade materials are not
known at this time, and will depend on the type/brand of restaurants which will
locate on the sites in the future.
The project includes construction of three (3) driveways, two (2) from Cantrell Road
and one (1) from Rummel Road. The two (2) driveways from Cantrell Road are
proposed to be 40 feet wide, with the driveway from Rummel Road having a width
of 28 feet. Variances are requested to allow reduced driveway spacing and
increased driveway width (see Public Works comment #7).
The applicant is proposing 33 parking spaces for Lot 1, 30 parking spaces for Lot
2 and 44 parking spaces for Lot 3. Lot 1 is five (5) spaces short of the typical
ordinance requirement of one (1) parking space for each 100 square feet of gross
floor area. The overall number of parking spaces for all three (3) lots combined
meets and exceeds the typical ordinance requirement.
The applicant proposes to locate one (1) monument type sign along the Cantrell
Road frontage for each lot. Each sign will conform with the Highway 10 Design
Overlay District standards; maximum height of six (6) feet and maximum area of
72 square feet. All wall signage will conform with the typical commercial zoning
standards.
Section 36-522 (b) (3) requires a minimum land use buffer width of 25 feet along
the north and east property lines. The applicant is providing a 15 foot wide buffer
along the north property line and a 25 foot wide buffer along the east property line.
The applicant is requesting a variance to allow a reduced buffer width along the
north property line. A retaining wall will be located within the north buffer area.
May 14, 2020 SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5817-J
11
A dumpster area will be located inside the north buffer area on each of three (3)
lots. Each dumpster area will have masonry screening as per ordinance
requirements.
Public Works has requested a Traffic Impact Study for the proposed project. As
of this writing, the applicant has not submitted the study. Staff will attempt to have
this issue resolved prior to the public hearing.
J. STAFF RECOMMENDATION:
The staff recommendation will be presented at the May 14, 2020 public hearing.
PLANNING COMMISSION ACTION: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 12 FILE NO.: Z-8349-A
NAME: John Barrow Neighborhood Association Open Air Market
Short-form PCD Revocation
LOCATION: West of South University Avenue, south of West 32nd Street
OWNER/AUTHORIZED AGENT:
Fairmont Properties
3210 Washington Boulevard
Huntington, West Virginia 25705
SURVEYOR/ENGINEER:
AREA: 1.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Open Air Market and C-3, General Commercial Uses
PROPOSED ZONING: C-3, General Commercial
PROPOSED USE: C-3, General Commercial Uses
VARIANCE/WAIVERS: None
BACKGROUND:
Ordinance 20,012 approved the John Barrow Neighborhood Association Open Air Market
Short-form PCD on August 4, 2008. The market has ceased operation and the property
owner seeks to revoke the PCD and re-establish C-3 uses on the site.
Notice of this request was sent to the John Barrow, University West, and Oak Forest
neighborhood associations. There is no provision for notice to be given to surrounding
property owners for this procedural request.
The property is developed as a parking lot to serve adjacent commercial developments.
May 14, 2020 SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8349-A
2
This property is situated within an area of commercial zoning and restoration of the C-3
zoning is appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the PCD revocation request.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 13 FILE NO.: Z-9183-A
NAME: Parkside at Wildwood Revised Long-form PD-R
LOCATION: South of Denny Road, east of Wildwood Place Circle
DEVELOPER:
Denny Road, LLC
PO Box 242146
Little Rock, AR 72223
501-217-8400
OWNER/AUTHORIZED AGENT:
Denny Road, LLC/Owner
Thomas Engineering Company/Authorized Agent
SURVEYOR/ENGINEER:
Thomas Engineering Company/Surveyor/Engineer
AREA: 16.545 acres NUMBER OF LOTS: 57 FT. NEW STREET: 1325 LF
WARD: 5 PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: PD-R, Planned Development-Residential District
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: Revised PD-R, Planned Development-Residential
PROPOSED USE: Attached and Detached Single-Family Residential
VARIANCE/WAIVERS:
1. 15-foot front setback on Block 3
2. Zero lot lines for attached quadraplexes and triplexes on Block 3
3. 20-foot front setback on Blocks 2 and 4
4. 50-foot lot width on Block 2
5. 5-foot side setbacks on Blocks 2 and 4
6. 32-foot lot width on Block 3
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
2
BACKGROUND:
The Wildwood Trails Long-form PD-R was established on March 7, 2017, with the
approval of Ordinance Number 21,370 by the Board of Directors. The proposal was for
71 residential lots containing both attached and detached single-family homes.
Generally, the western third of the property was not shown on the site plan as “Future
Development” and not subdivided; however, this portion was approved for advanced site
grading. The developer now seeks to subdivide the remainder of the property to continue
to build-out the site under the same development standards.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This development is a continuation of Phase 1 of Parkside at Wildwood and the
applicant seeks to develop it in the same manner as Phase 1.
As such, the following standards are proposed:
1. 15-fooot front building setbacks on Block 3
2. Zero lot lines for the attached quadraplexes and triplexes on Block 3
3. 20-foot front building setbacks on Blocks 2 and 4
4. 50-foot lot widths on Block 2
5. 5-foot side setbacks on Blocks 2 and 4
6. 32-foot lot widths on Block 3
B. EXISTING CONDITIONS:
The property is undeveloped.
Phase 1 of the subdivision is under construction to the east. Further east are the
athletics fields for Pulaski Academy.
Additional single-family subdivisions are situated to the west.
Another single-family subdivision is in the process of preparing the land for
development to the southwest and large lot single-family homes are found to the
southeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any public comments on this request.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Citizens of West Pulaski County.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Denny Road including
5-foot sidewalks with planned development. The new back of curb should be
located 29.5 ft. from centerline.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. 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.
5. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
7. 100-year overflow swales must be constructed and placed within public
drainage easements.
8. 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.
9. 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.
10. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
11. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
4
12. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project. Zero Capacity Fee Required.
Entergy:
Entergy does not object to this proposal. Entergy has made plans to serve this
development. 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.
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
5
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.
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.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
6
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
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 received.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
7
F. BUILDING CODES/LANDSCAPE:
Building Code:
No Comment – As per Fire Code 2 access roads are required for this development.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Burlingame Valley Planning District. The
Land Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. The application is to revise an existing PDR (Planned Development
Residential) District to approve the second phase of the Parkside at Wildwood
Subdivision of detached and attached single-family houses. There are 53 new
single family lots proposed with 4 tracts. This results in a density of between 3 and
3.5 units per acre.
Master Street Plan: To the north is Denny Road and it is shown as a Minor Arterial
on the Master Street Plan. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Denny Road since it is a Minor Arterial. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Denny Road. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff requested the secondary emergency access to be indicated.
Public works stated the comments were similar to those provided for the initial
phase.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
8
The applicant was also advised to review all additional comments and that
responses and revisions are to be received by March 18, 2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan was submitted.
A fire access road will be provided connecting the cul-de-sac at the termination of
Rosemary Way with Saffron Circle.
Additional right-of-way for Denny Road is to be dedicated and street improvements
would be constructed as per the Master Street Plan.
Public Works has reviewed the preliminary drainage and grading plans and has
found them to be acceptable.
As noted, this is the completion of the neighborhood along the pattern set in Phase
1. Saffron Circle would be finished to form a street encircling the attached single-
family homes of Block 3. These homes would have a 15-foot setback from the
street and vehicular access would be through an access easement in the rear.
The plat indicates a no right of vehicular access from Saffron Circle to these lots.
The number of new attached single-family homes proposed is 12.
Detached single-family residences are to be built on the lots on the exterior lots
surrounding Saffron Circle, shown as Block 2 on the plat. These lots are have a
minimum width of 50-feet. Variances are requested to provide a front setback of
20-feet and side yard setbacks of 5-feet.
On the southern portion of the site, Rosemary Way is to be extended to the west
and then to the north, culminating in a cul-de-sac. Lots on Rosemary Way,
denoted as Block 4, are to be a minimum of 60-feet wide, standard in the R-2
district. The same variances to reduce the front setback to 20-feet and the side
setback to 5-feet, as with Block 2, are requested.
Other development standards from the Phase 1 approval are also brought forward
into this phase. Accessory structures and fences are permitted as per the R-2
district. The maximum building height will also be as per the R-2 district.
This development is to be constructed in a single phase.
Staff continues to be supportive of this proposed development.
May 14, 2020
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9183-A
9
It appears all technical issues have been sufficiently addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised PRD 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: (MAY 14, 2020)
Thomas Pownall was present, representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of approval.
Ted Brooks addressed the Commission in opposition. He stated that he was concerned
with the buffer adjacent to his property. Thomas Pownall explained that there was no
required buffer between the two (2) residential properties and the required building
setback would essentially serve as a buffer.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion was seconded. The vote was 11 ayes,
0 nays and 0 absent. The application was approved.
May 14, 2020
ITEM NO.: 14 FILE NO.: Z-9496
NAME: 37th & Katherine Short-form PD-R
LOCATION: Southeast of the intersection of West 37th Street and Katherine Street
DEVELOPER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
501-612-8856
OWNER/AUTHORIZED AGENT:
Jennifer Gartrell/Owner
Stanley Phillips/Authorized Agent
SURVEYOR/ENGINEER:
Harbor Environment & Safetey/Surveyor
AREA: 0.30 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-2, Single-Family Residential
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Duplexes
VARIANCE/WAIVERS: None
BACKGROUND:
The development of two duplex residential structures is proposed for these two
undeveloped lots at the intersection of West 37th Street and Katherine Street. The
property is zoned R-2, Single-Family. Two-family residential use is not permitted in the
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
2
R-2 district. Application for a Planned Development-Residential is the appropriate
process to allow for the construction of two-family residential structures on this property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to develop the property with two duplexes with off-street
parking. The duplexes would be two-stories and there would be eight off-street
parking spaces provided.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
The area is residential in character.
Katherine Street is an improved street with curb and gutter and 27-feet of
pavement. West 37th Street is an unimproved asphalt lane.
An undeveloped alley is situated to the east of the subject parcel.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from the public about the
request. The caller was opposed to the development of duplexes in the area.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and John Barrow Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 37th Street is classified on the Master Street Plan as a minor residential street.
A dedication of right-of-way 22.5 feet from centerline will be required.
2. Katherine 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.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Katherine Street & 37th Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
3
Entergy:
Entergy does not object to this proposal. Entergy has single phase facilities on the
north and west side of the proposed development. 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: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
4
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
No Comment – Fire and Smoke separation are required with Duplex Construction.
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
5
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The application is to change an area from R-2 (Single Family
District) to PRD (Planned Residential Development) District to allow development
of two duplexes on the existing residential platted lots. This would be a density of
13 units per acre. If the remainder of the block is developed with one unit per lot,
then the overall density of the block would be 7.7 units per acre.
Master Street Plan: To the north is 37th Street and to the west is Katherine Street,
both 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.
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
6
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked if the applicant had considered utilizing the alley in the rear
for access to the parking area.
Public works noted the requirement to dedicate right-of-way for 37th Street and
Katherine Street, in addition to a 20-foot radial dedication at the intersection of the
two streets.
Landscape comments were general in nature.
The applicant was advised responses and revisions are to be received by March
18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
Responses were provided by the applicant.
The applicant stated the parking is proposed from Katherine Street because 37th
Street is narrow and the alleyway would require pavement. Also, homes in the
area typically have driveways from the street.
The right-of-way dedications are provided.
The landscaping will meet and exceed the requirements of the ordinance.
All technical issues appear to be addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to PD-R 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: (MAY 14, 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
May 14, 2020 SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-9496
7
“staff recommendation” above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 15 FILE NO.: Z-9500
NAME: Goodwin Manor Long-form PCD
LOCATION: 3708 Garrison Road
DEVELOPER:
Gary & Andrea Goodwin
3708 Garrison Road
Little Rock, AR 72223
501-590-4560
OWNER/AUTHORIZED AGENT:
Gary S. & Andrea R. Goodwin /Owners
SURVEYOR/ENGINEER:
Michael Johnston/Surveyor
AREA: 5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02
CURRENT ZONING: R-2, Single-Family Residential District
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Single-Family Residence with accessory Event Center
VARIANCE/WAIVERS:
BACKGROUND:
This property is has been the residence of the applicants for approximately 25 years. For
several years recently they have allowed a portion of their home and property to be used
to host charitable events and weddings on a limited basis.
May 14, 2020 SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9500
2
The property is located within the city’s extra-territorial jurisdiction and is zoned R-2,
Single-Family district.
A zoning violation notice sent to the applicants in October 2019 made them aware that
the operation of an event center was not allowed on a property zoned R-2. They have
since been reaching out to address how to comply with the ordinance and to continue to
have limited events as an accessory use of their property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
On October 14, 2019, the property owners received a Notice of Violation for
operating an event center in a residentially-zoned property. Since that time, the
owners have been working with various representatives of the City of Little Rock
in an earnest attempt to address the notice.
The applicant’s family has owned the property since 1995 and has used it as their
home where they have raised and continue to raise their children.
On a limited number of occasions, generally 12-15 events in a given year, in order
to assist in deferring the upkeep costs of their home, the applicants have allowed
private parties to utilize the property. Like many other homeowners, they have
allowed their property to be allowed for charitable events, hosting the Arkansas
Children’s Hospital, University of Arkansas for Medical Sciences, 20th Century
Club, Miss High School Collegiate, Arkansas Baptist, Women and Children’s First,
Pulaski Academy, Juvenile Diabetes Research Foundation, Children’s Advocacy
Centers, Arkansas Woman of Inspiration, Pulaski Tech and others. Additionally,
the applicants have allowed for a limited number of weddings, usually no more
than 15-20 times in a year, to be hosted at their home.
No more than five rooms of the home are utilized for these charity events and
weddings.
Access to our property of approximately 80 acres is via a private road and traffic
is limited.
B. EXISTING CONDITIONS:
The subject property is a portion of the land owned by the applicants.
The surrounding area is rural in character and contains single-family homes on
larger acreage tracts.
May 14, 2020 SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9500
3
Vehicular access to the site is via easement to Garrison Road. Access to Kanis
Road from the property is also shown on the survey provided; however, this access
is typically gated and not used by the applicants.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several calls, emails, and letters from
neighboring property owners who have expressed concern and opposition to the
request. The commenters have stated concerns about noise, traffic, and safety.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Citizens of West Pulaski County.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a principal arterial.
A dedication of right-of-way 55 feet from centerline will be required if the
property is within the ETJ.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Outside Service Boundary – No Comment.
Entergy:
Entergy does not object to this proposal. Entergy has existing service to this
location. 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 service to this property.
May 14, 2020 SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9500
4
If water is desired, please submit plans for water facilities and/or fire protection
services to CAW for review. Plan revisions may be required after additional review.
Contact CAW 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
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Planning Division: The request is in the Buzzard Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The application is to change an area from R-2 (Single Family
District) to PCD (Planned Commercial Development) District to allow an events
center to be within an existing residence.
Master Street Plan: To the northeast is Garrison Road and it is shown as a Minor
Arterial on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
May 14, 2020 SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9500
5
within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Garrison Road since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on the location and dimension of any
proposed permanent structures associated with the event center, any proposed
signage, and the proposed days and hours of operation.
The applicant was also informed ADA access would be required for the public
portions of the home used as the event center and parking.
The Public Works comment regarding dedication of right-of-way for Kanis Road
was discussed and found to be unrelated to this request.
The applicant was advised responses and revisions are to be received by
March 18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The applicant indicated weddings are typically on Saturdays and are concluded by
10 pm in order to comply with the Pulaski County noise ordinance and out of
respect for neighbors. Other events are usually in the early evenings on
weeknights and also are over by 10 pm. Occasionally, there are luncheons on
weekdays. Staff would suggest hours of operation for the event center be Monday
through Saturday between 9 am and 10 pm. The applicant stated they do not allow
the use of their home during holidays.
No signage is planned by the applicants to identify the event center use.
The revised site plan shows a possible future 40-foot by 80-foot outbuilding located
near the parking area.
The parking area is unimproved and is situated on either side of the asphalt drive
leading up to the home.
May 14, 2020 SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-9500
6
Three ADA van-accessible parking spaces are provided, as well as two additional
ADA spaces on asphalt near the entrance to the home. The applicants state there
are wide handicap entry doors on the front of the home with a ramp provided as
necessary. Guests are limited to the first floor of the home. Restroom doors are
wide and the space is large enough to accommodate wheelchairs.
It appears all technical issues have been addressed.
Staff would suggest the following conditions:
1. The event center use is secondary to the residential use of the home;
2. The use of the property will revert back to single-family use should the
ownership of the property be transferred from the current owners;
3. The days and hours of operation of the event center are limited to Monday
through Saturday between the hours of 9 am and 10 pm;
4. No additional permanent structures are allowed other than the single proposed
outbuilding shown on the site plan;
5. The event center shall be operated in compliance with the Pulaski County
Noise Ordinance;
6. No more than 200 guests will be allowed at any single event.
7. Ensure ADA standards for parking, access and restrooms are addressed as
applicable to this facility.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD 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: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 16 FILE NO.: Z-9501
NAME: Pettaway Business District Short-form PCD
LOCATION: 412 East 21st Street
DEVELOPER:
Lorax LLC
609 East 16th Street
Little Rock, AR 72206
501-672-1545
OWNER/AUTHORIZED AGENT:
Lorax LLC/Owner
SURVEYOR/ENGINEER:
GarNat Engineering, LLC /Surveyor & Engineer
AREA: 0.67 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46
CURRENT ZONING: C-3, General Commercial District and R-4, Two-Family
District
ALLOWED USES: C-3 Uses, Single-Family and Two-Family Residential
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Office, Commercial, Retail, Restaurant, and Multi-Family
Residential Uses
STAFF UPDATE:
The applicant failed to send notices to the surrounding property owners. The applicant
has requested deferral of this application. Staff supports deferral of this application to the
next scheduled meeting, as determined by staff.
May 14, 2020 SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-9501
8
PLANNING COMMISSION ACTION: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 17 FILE NO.: Z-9503
NAME: Cottages at the Manor Short-form PD-R
LOCATION: Southwest of the intersection of Kanis Road and Labelle Drive
DEVELOPER:
ALS Holdings
9800 Maumelle Boulevard
North Little Rock, AR 72213
501-758-0050
OWNER/AUTHORIZED AGENT:
ALS Holdings/Owner
Crafton Tull/Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull /Surveyor/Engineer
AREA: 4.05 acres NUMBER OF LOTS: 1 FT. NEW STREET: 700 LF (Private)
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03
CURRENT ZONING: R-2, Single-Family Residential District
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Two-Family Residential
VARIANCE/WAIVERS:
1. Retaining wall height
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
2
BACKGROUND:
This 4.05-acre parcel is located south of Kanis Road west of Labelle Drive and is
undeveloped. The property is zoned R-2. A Planned Development-Residential is
proposed to allow for the development of ten duplexes on a cul-de-sac street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This application is for a 4.05 acre site currently zoned R-2. The proposed
development would include 10 duplex residential structures of approximately
2900 square feet each, a total of 20 dwelling units. Each unit would be
approximately 1450 square feet in area. The homes would be one-story and have
a single-car garage.
Development of the site will require undertaking a substantial cut and fill operation.
Modular block retaining walls, reaching as high as 20-feet, would be constructed
to retain the site cut and fill.
The development would take access from a single driveway on Labelle Drive. This
entrance would be gated and the property would be by a decorative metal fence
6-feet in height. The private street, measuring approximately 700-feet in length,
would have sidewalks on both sides. An on-site surface detention pond would
provide stormwater detention.
B. EXISTING CONDITIONS:
The property is undeveloped, wooded and has significant elevation change.
A senior living facility is located to the east.
A church and veterinary clinic are located across Kanis Road to the north.
A single-family subdivision is under development to the south.
Undeveloped commercially-zoned properties are to the west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any public comments on this request.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Brownwood Terrace, John Barrow, and Kanis Village
neighborhood associations.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. A 20 feet radial dedication of right-of-way is required at the intersection of
Kanis Road and Labelle Drive.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including
5-foot sidewalks with planned development. The new back of curb should be
placed 59 ft. from the back of the Kanis Road north curb line. On plans, the
proposed Kanis Road south back of curb shows to be about 69 ft. from the
north back of curb. Coordination should occur with the Kanis Road public
street widening project to match the alignment of the curb and gutter on the
south side of Kanis Road.
4. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Labelle Drive south of the driveway in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan. A sidewalk buffer
should be provided where possible. If sidewalk is required to be placed at
the back of curb due to site grading, a 6 ft. wide sidewalk should be provided.
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. 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.
7. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
9. 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.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
4
10. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
11. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Greg Simmons) for more info.
12. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
13. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
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. Retaining walls designed to exceed 15 ft. in height are required to seek a
variance for construction. Provide proposed wall elevations.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
17. Turn around must be provided for a SU-30 vehicle attempting to enter
development. A stacking distance of 30 feet from pavement must also be
provided. The driveway island should be moved out of the right-of-way and
pedestrian crossing path.
The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new service is required for this project.
Entergy:
Entergy does not object to this proposal. Entergy has facilities near the proposed
development. There does not appear to be any conflicts with existing electrical
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
5
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.
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.
Provide a 10-foot utility easement along the road frontage of Kanis Road and
Labelle Drive.
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.
If there are facilities that need to be adjusted and/or relocated, contact CAW. That
work would be done at the expense of the developer.
Contact CAW regarding the size and location of the water meter.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. CAW requires that
upon installation of the RPZA, successful tests of the assembly must be completed
by a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
6
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
7
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
8
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
No comment -- Fire and Smoke Separation are required with Duplex Construction
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Transition (T) for the requested area. Transition is a land use
plan designation that provides for an orderly transition between residential uses
and other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses. A Planned
Zoning District is required unless the application conforms to the Design Overlay
standards. Uses that may be considered are low-density multi-family residential
and office uses if the proposals are compatible with quality of life in nearby
residential areas. The application is to change an area from R-2 (Single Family
District) to PRD (Planned Residential Development) District to allow the
development of 10 duplexes on 4.05 acres (just under 5 units per acre).
Master Street Plan: To the north is Kanis Road and it is Minor Arterial on the
Master Street Plan. To the east is Labelle Drive and it is a Collector on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Kanis Road since it is a Minor Arterial. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
9
Planning staff noted that Boundary Street improvements and/or dedication of right-
of-way for Labelle Drive may be required.
Public Works indicated half-street improvements for Kanis Road conforming to the
Master Street Plan would be required with the development of the site. The
improvements would include a 5-foot sidewalk.
Sidewalks with appropriate ramps are required to be constructed adjacent to
Labelle Drive south of the proposed driveway.
A grading plan will be required prior to any land clearing or grading work at
the site.
Information was requested regarding trash removal service, mail service, and
signage.
There were no Landscape comments.
The applicant was advised to review all other comments and to have comments
and revisions returned by March18, 2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
It was determined at some point the right-of-way for the extension of Labelle Drive
abutting this parcel was split from this tract without subdivision approval. It
appears that property is under the ownership of the remainder of the land
preliminarily platted as the remainder of the Kanis Village subdivision. At the time
this property would be final platted, the extension of Labelle Drive would be
dedicated and constructed or eliminated through a revision to the subdivision.
No additional right-of-way is required to be dedicated for Kanis Road, with the
exception of a 20-foot radial dedication at the intersection with Labelle Drive.
Half-street improvements to Kanis Road will be completed and a 6-foot wide
sidewalk would be constructed the length of the property abutting Kanis Road.
A preliminary grading and storm water detention plan has been reviewed by Public
Works and found to be acceptable.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
10
The entrance off Labelle Drive has been modified to provide a turnaround for
vehicles prior the gate and removing the driveway island from the right-of-way and
pedestrian crosswalk.
A variance has been requested to allow the height of retaining walls to exceed
15-feet. The grading plan indicates the maximum height to be 17-feet. Staff is
supportive of this request.
The required certification of the sight distance for the entrance drive has been
provided. The location of the driveway has been optimized to maximize sight
distance from both the intersection with Kanis Road and Labelle Drive and the
roundabout to the south of the subject property. The recommendation would be
establish and post a 20-mile per hour speed limit for this section of Labelle Drive.
Trash and recycling services will be reviewed
The proposed development would consist of 10 duplexes and a total of 20 dwelling
units.
The front setback would be 20-feet and the buildings would have a minimum
separation of 15-feet.
The units are proposed to be single-story.
The access drive from Labelle Drive would be private and gated.
A subdivision entrance sign has been proposed with a height of six feet and an
area of 32 square feet to conform with the zoning ordinance requirements.
Staff is supportive of the proposed development and believes it is an appropriate
use of the property.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R 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: (MAY 14, 2020)
Travis Tolley was present, representing the application. There was one (1) person
present with concerns. Staff presented the application with a recommendation of
approval.
May 14, 2020 SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-9503
11
Travis Tolley addressed the Commission in support of the application. He made brief
comments related to the project description.
There was a brief discussion related to the future extension of Labelle Drive, southwest
from the round-a-bout.
Lawanna Harris, of the Kanis Village POA, asked if there would be an age restriction for
rental of the duplexes. Mr. Tolley noted that there will be an age restriction of 55 and
older. Ms. Harris noted that she supported the project.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion was seconded. The vote was 11 ayes,
0 nays and 0 absent. The application was approved.
May 14, 2020
ITEM NO.: 18 FILE NO.: Z-9504
NAME: Bass Commercial Concrete Zoning Site Plan Review
LOCATION: 6 Remington Cove
DEVELOPER:
Lawson XII Holdings, LLC
1501 North University Avenue
Suite 977
Little Rock, AR 72207
501-666-2200
OWNER/AUTHORIZED AGENT:
Lawson XII Holdings, LLC/Owner
Eric Warford, Heritage Engineering, PLLC/Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull./Surveyor
Heritage Engineering PLLC./Engineer
AREA: 1.142 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: I-1, Industrial Park
VARIANCE/WAIVERS:
1. Surface behind fence to be gravel not paving
2. Dumpster screen to be waived because enclosed by 8-foot opaque fence
3. 100-foot setback from residentially zoned property to be reduced to 40-feet
4. Reduced screening requirements between parking adjacent to residentially-zoned
area.
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
2
BACKGROUND:
Located at 6 Remington Drive within an I-1, Industrial Park zone, this undeveloped site
contains approximately 1.142 acres of land. The proposed development is an
office/warehouse building of slightly less than 8,300 square feet. The use at the site
would be a construction company with outdoor storage.
All development within the I-1 zone must be carried out under a site plan approved by the
planning commission.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to construct an 8,000 square foot office and warehouse
building for Bass Commercial Concrete Company. Four variances are also
requested.
The owner is seeking to waive the hard surface paving requirement for the laydown
yard to allow for gravel surfacing. This would assist in minimizing run off compared
to asphalt surface runoff that would be required to be retained in the detention
pond. In addition, the equipment the owner intends to store in the yard would
damage the asphalt over time, making gravel a better choice.
Second, the owner is requesting the city’s screening requirements for the dumpster
to be waived because the developer is proposing to install an 8-foot opaque wood
fence around the entire laydown yard which would also contain the dumpster. This
would also allow for flexibility in the future to rearrange material or storage
locations for the business.
Third, the owner is requesting a variance to reduce the rear setback from the
property zoned residential from 100-feet to 40-feet. The owner of this abutting
property supports this request and it would allow for more optimal use of the
property.
Fourth, the owner is requesting a variance for the screening for vehicle use from
adjacent areas zoned residential. This would allow the fence to be pushed north
to five feet from the property line.
B. EXISTING CONDITIONS:
The subject parcel is undeveloped. The property is situated on the northwestern
edge of an industrial subdivision accessed from Talley Road by a cul-de-sac.
Located to the west across Talley Road are two office buildings. The land to the
north and west is undeveloped. Opposite this site to the south is a pediatric
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
3
therapy and education use. Earlier this year, an expansion of this use was
approved for a second building of 10,000 square feet and additional parking.
Development in the area is predominantly commercial and industrial with some
large lot residential uses to the southwest.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comments from area neighborhood
associations or property owners. Notice of the public hearing was sent to all
owners of properties located within 200 feet of the site and the Southwest Little
Rock United for Progress neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
2. Due to the proposed gravel parking, a water quality filter buffer should be
provided and maintained around the proposed gravel lot prior to discharge into
one site ditches similar to the project to the west.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
7. 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.
8. Due to silt build up and/or function of discharge structure, maintenance should
be provided to the existing stormwater detention pond to provide required
storage volume and discharge rate if determined to be needed.
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy:
Entergy does not object to this proposal. Entergy has 3-phase facilities near the
proposed development. 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.
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.
If there are facilities that need to be adjusted and/or relocated, contact CAW. That
work would be done at the expense of the developer.
Contact CAW regarding the size and location of the water meter.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. CAW requires that upon
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
5
installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within 10
days of installation and annually thereafter. Contact the Cross Connection Section
at 377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
6
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel
Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
7
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, six (6) feet in height shall be
required upon the property line side of the buffer. Buffers are to be landscaped
at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item.
Planning staff requested the applicant to provide information on proposed signage
and days and hours of operation.
Public Works noted a water quality filter buffer similar to the property to the west
should be installed and maintained around the proposed gravel area.
Landscape comments included a reminder the land use buffer to the north is
required to be no less than 70% undisturbed.
Responses to comments and issues with revisions were to be submitted no later
than March 18, 2020.
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
8
I. ANALYSIS:
As this proposal is similar to the property to the west, the applicant had limited
issues requiring response or revision.
A 6-foot perimeter composed of an Invisible Structure Gravel Pave 2 system to
limit run off from the area will be provided around the gravel area.
A list of typical equipment/vehicles on-site was provided with the application. The
list of heavy equipment and vehicles includes: A backhoe, several skid loaders,
several excavators, several trailers, a drill rig, and multiple pick-up trucks.
The requested variance regarding the screening buffer abutting the residentially-
zoned property is supported by staff. Additional clarification was provided stating
the intention of the developer is to leave the buffer undisturbed, but to remove old,
overgrown and damaged vegetation and replant as directed by the city in
compliance with the screening and landscape ordinances.
The adopted Land Use Plan for the property to the north indicates Light Industrial
uses. Staff is supportive of the variance to allow a 40-foot setback, as the future
use is likely to be non-residential.
Staff understands the intention to have flexibility with the dumpster location and
the screening provided by the 8-foot wood fence and supports the variance as the
gate providing access to the gravel area is also opaque.
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda
staff report.
Staff also recommends approval of the variance to reduce the rear setback from
100-feet to 40 feet.
Staff recommends the dumpster screening requirement be waived, as it will be
enclosed within an opaque screen surrounding the laydown yard.
Staff recommends approval of the variance for the use of gravel in lieu of asphalt
in the laydown yard with the 6-foot perimeter of Gravel 2 pave system.
May 14, 2020 SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9504
9
Staff recommends approval of the variance allow the vehicle area screening as
shown on the plan.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 19 FILE NO.: Z-9505
NAME: Lot 9R & AR Capitol View Addition Short-form PRD
LOCATION: 321 Rice Street
DEVELOPER:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
501-227-8603
OWNER/AUTHORIZED AGENT:
Forward Properties, LLC/Owner
White-Daters & Associates/Authorized Agent
SURVEYOR/ENGINEER:
White-Daters & Associates /Surveyor & Engineer
AREA: 0.22 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3, Single-Family Residential and I-2, Light Industrial
ALLOWED USES: Single-Family Residential and Light Industrial
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Single-family residences
VARIANCE/WAIVERS: None
BACKGROUND:
This property is undeveloped and situated within the Capitol View Addition east of Rice
Street. The property owner seeks to develop two single-family residential structures on
two separate parcels. Currently, the property consists of one platted lot with a width of
May 14, 2020 SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9505
2
50-feet (Lot 9) and a tract with a width of 20-feet (Lot A). All of Lot 9 is zoned R-3, Single-
Family. It appears half of Lot A is zoned R-3 and half is zoned I-2, Light Industrial.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project contains 0.22 acres and is located at 321 Rice Street. Most of the
parcel is zoned R-3, a small portion is zoned I-2.
The applicant is proposing to construct two single-family residences on this
property. The property would be replatted to create two lots of the same width.
B. EXISTING CONDITIONS:
The property is situated northwest of the rail line.
Residential uses are found to the north, east, west, and southwest.
Southeast of the site is the rail line and largely undeveloped parcels. Two
residential duplexes approved by the Board of Directors last April as a PD-R are
under construction at 501 and 505 Rice Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from the public about the
request. The caller was interested in the proposed development of the property
and is generally supportive of the construction of single-family residences on the
parcel. Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Capitol View-Stiffts Station Neighborhood
Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer available to this site. Separate sewer service all the way to the main
required for each building
May 14, 2020 SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9505
3
Entergy:
Entergy does not object to this proposal. Entergy has single phase facilities on the
north side of the proposed development. Entergy will need to install additional
facilities to serve houses. 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: NO OBJECTIONS--All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comment received.
County Planning: No comment received.
May 14, 2020 SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9505
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Heights/Hillcrest Planning District. The
Land Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The application is to change from R-3 (Single Family District) to
PRD (Planned Residential District) for two single family houses on 35 foot wide
lots. The resulting density is 9 units per acre on these for these two parcels.
Master Street Plan: To the west is Rice Street and it is 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.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff had no comments beyond the reminder for the required property
owner notification.
Public works had no comment.
Landscape had no comment.
The applicant was advised to review all other comments and responses and
revisions are to be received by March 18, 2020.
May 14, 2020 SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9505
5
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan was provided by the applicant.
The proposed homes would be set back 25-feet from the right-of-way of Rice
Street.
The side yard setbacks are shown as 7.5-feet.
The rear setback would be the standard single-family residential measurement of
25-feet.
Each residence is proposed to be two-stories and to contain 1,485 square feet of
living area.
Access from Rice Street would be via a concrete driveway situated generally at
the northwest corner of the home.
Staff is supportive of the request, as the proposed development is in character with
the pattern of the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to PD-R 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: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 20 FILE NO.: Z-9508
NAME: Posh Automotive Short-form PCD
LOCATION: 8900 Colonel Glenn Road
DEVELOPER:
Anthony Hill
30 Wedgewood Creek Drive
Little Rock, AR 72210
501-420-4474
OWNER/AUTHORIZED AGENT:
Anthony Hill/Owner
Stormy Cubb/Authorized Agent
SURVEYOR/ENGINEER:
Trotter Surveying/Surveyor
AREA: 1.29 acres NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.05
CURRENT ZONING: C-3, General Commercial District and R-4, Two-Family
Residential District
ALLOWED USES: C-3 uses and R-4 uses
PROPOSED ZONING: PCD, Planned Industrial Development
PROPOSED USE: Automobile Sales (Used)
VARIANCE/WAIVERS:
May 14, 2020 SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-9508
2
STAFF UPDATE:
The applicant did not provide responses to the subdivision committee comments in a
timely manner; therefore, the item must be deferred. Staff recommends approval of the
deferral to the next scheduled meeting, as determined by staff.
PLANNING COMMISSION ACTION: (MAY 14, 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
next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 21 FILE NO.: Z-9509
NAME: McLean Lofts Short-form PID
LOCATION: 1020 East 6th Street
DEVELOPER:
Dan Fowler
1300 East 6th Street
Little Rock, AR 72202
501-607-0405
OWNER/AUTHORIZED AGENT:
DDG Holdings LLC/Owner
Dan Fowler/Authorized Agent
SURVEYOR/ENGINEER:
Cromwell /Architect & Engineer
AREA: 0.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 2
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: UU Uses
PROPOSED ZONING: PID, Planned Industrial Development
PROPOSED USE: Retail, Multi-Family Residential, and Millwork Shop
VARIANCE/WAIVERS: None requested.
BACKGROUND:
This property is situated in the UU, Urban Use district and Presidential Park Design
Overlay District. The UU district was established to continue the development of the
downtown core with a traditional urban form allowing for a mixture of uses within the
district and within individual structures. The Presidential Park DOD is intended to create
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
2
a quality vital atmosphere for commercial businesses, offices, and residents. Buildings,
parking areas, signage, landscaping and street furnishings are to be designed to
complement and encourage pedestrian use during the day and evening.
The site is developed with an industrial building.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking to allow the conversion of an existing
industrial/manufacturing building into a mixed-use facility that would include a new
small-scale retail tenant, two residential units, and the continued use of the west
half of the building as a millwork shop.
B. EXISTING CONDITIONS:
The property contains an industrial building.
To the north is a microbrewery and restaurant.
An industrial use and contractor yard is located to the east across McLean Street.
Undeveloped property zoned R-4A, Low Density Residential is to the south across
East 6th Street.
A wireless telecommunications tower and associated equipment is situated to the
west.
This area is transitioning to a mixed-use area with primarily office, commercial and
institutional uses with complementary residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any public comments on this request.
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Hanger Hill Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of 6th
St. and McLean St.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
3
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to 6th Street and McLean
Street including 5-foot sidewalks with planned development. New curb and
gutter should be installed along 6th St. in line with existing curb and gutter to
the east and west.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
4. Sidewalks with appropriate handicap ramps required in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan adjacent to
McLean Street. The sidewalk must be placed within the right-of-way or
sidewalk easement in its entirety. The existing sidewalk adjacent to 6th Street
should be widened to 5 ft. in width if not already to comply with standard
details.
5. The existing McLean St. pavement width is about 28 ft. The proposal is to
narrow McLean St. to only 20 ft. wide. McLean St. should be constructed to
provide at least 26 ft. of street width.
6. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
7. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Greg Simmons) for more info.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
9. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
10. The existing undersized stormwater inlet at the intersection of E 6th Street
and McLean Street should be reconstructed in conformance with CLR
standard detail PW-1A.
11. The proposed parking spaces are located within the public right-of-way. The
spaces will be available for public parking. No proposed parking spaces will
be exclusive or reserved for this development. Appropriate signage must be
installed at each parking space for back-in parking. No wheel stops are
permitted within the right-of-way. If wheel stops are desired, the curb can be
configured to function as wheel stops.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy:
Entergy does not object to this proposal. Entergy has existing 3-phase facilities to
the north of the proposed development. 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.
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.
If there are facilities that need to be adjusted and/or relocated, contact CAW. That
work would be done at the expense of the developer.
Contact CAW regarding the size and location of the water meter.
The facilities on site will be private. When meters are planned off private lines,
private facilities shall be installed to CAW’s material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of a Customer Owned Line Agreement is required.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
5
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. CAW requires that upon
installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector valve assembly. If additives are used, a reduced
pressure backflow preventer shall be required.
Fire Department:
Full Plan Review
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
6
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
7
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
8
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements, the (UU) Urban Use District and the Presidential Park Overlay
District.
2. Sec. 36-342.1. - UU urban use district, Street trees a minimum of three-inch
caliper shall be required. The trees shall be located a minimum of two (2) feet
off the back of a curb and shall be thirty (30) feet on center and no closer than
thirty (30) feet to a street intersection with a water source provided. The tree
canopy shall be maintained at least eight (8) feet above the sidewalk.
3. In accordance with the Presidential Park Overlay District (Sec. 36-414. -
Sidewalks and landscape.) street trees should be Shademaster honey locust
(Gleditsia triancathos inermis "Shademaster"), Red sunset maple (Acer rubrum
"Red Sunset") or Shumard Oak (Quercus shumardii ).
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the I-30 Planning District. The Land Use Plan
shows Mixed Use Urban (MXU) for the requested area. The Mixed Use Urban
category provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
9
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric cresting a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The application is a change the property from UU
(Urban Use District) to PID (Planned Industrial Development) District to allow the
conversion of the existing building to two dwelling units, commercial space and a
millwork shop. The site is within the Presidential Park Design Overlay District.
Master Street Plan: To the south is 6th Street and it is a Collector on the Master
Street Plan. To the east is McClean Street and it is a Collector on the
Master Street Plan. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class III Bike Route shown on East 6th Street. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff asked the applicant to confirm the number of proposed residential
units, provide information on proposed signage, the days and hours of
commercial/industrial operations, and more specifics on the proposed uses for
commercial space.
Public works comments included the requirement for a 20-foot radial dedication of
right-of-way is required at the intersection of 6th Street and McLean Street.
Also, half-street improvements to both 6th Street and McLean Street were to be
constructed with development. In addition, curb and gutter should be installed
along 6th Street in alignment with the existing curb and gutter to the east and west.
Sidewalks with appropriate accessible ramps are required adjacent to McLean
Street. The sidewalk must be placed within the right-of-way or sidewalk easement.
The existing sidewalk adjacent to 6th Street should be widened to 5 feet in width
to comply with standard details.
The existing McLean Street pavement width is approximately 28 feet. The
proposal is to narrow McLean Street to 20 feet wide. McLean Street should be
constructed to provide no less than 26 feet of pavement width.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
10
The existing undersized storm water inlet at the intersection of East 6th Street and
McLean Street should be reconstructed in conformance with city standards.
The proposed parking spaces are located within the public right-of-way; therefore,
the spaces will be available for public parking. No proposed parking spaces will
be exclusive or reserved for this development. Appropriate signage must be
installed at each parking space for back-in parking. No wheel stops are permitted
within the right-of-way. If wheel stops are desired, the curb can be configured to
function as wheel stops.
Landscape comments were directed toward the specific requirements of the
Presidential Park Design Overlay District and the Urban Use District.
The applicant was advised responses and revisions are to be received by
March 18, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The applicant confirmed two residential units are proposed for the project.
Signage is not ready for review and approval at this time. After the proposed
signage is designed, the applicant will submit for approval, with the potential for a
revision to this PID.
The millwork shop typically operates from 7 am to 6 pm on weekdays. The
commercial space would likely keep similar hours for office or retail use.
A restaurant use might be in operation from 7 am to 9pm every day of the week.
The plan currently calls for the commercial space to be built out for use as a small
café or restaurant; however, it might become an office or boutique retail use.
A 20-foot radial dedication of right-of-way will be made at the intersection of East
6th Street and McLean Street and the required half-street improvements with
sidewalks will be constructed with the redevelopment of the building.
The storm water inlet at the intersection of East 6th Street and Mclean Street will
be reconstructed in conformance with city standards.
Landscaping will be provided to meet or exceed the standards for the UU district
and Presidential Park DOD.
May 14, 2020 SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-9509
11
The applicant has revised the site plan to remove the head-in parking along
McLean Street. The parking along McLean Street has been changed to parallel
spaces. Staff supports this parking plan. In the future, if the property to the east
redevelops staff will revisit the parking design along McLean Street for this
property.
It appears all technical issues have been addressed.
Staff is supportive of the concept of repurposing a portion of this building to add
additional commercial space and residences to the neighborhood.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PID subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (MAY 14, 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 10 ayes, 0 noes and 1 absent.
May 14, 2020
ITEM NO.: 22 FILE NO.: A-337
NAME: 17201 Kanis Annexation
REQUEST: Accept 0.71 acres plus or minus to the City
LOCATION: Along the south side of Kanis Road, west of Chenal Parkway
(17201 Kanis Road)
SOURCE: Jeremiah Russell, AIA NCARB; Rogue Architecture - agent
GENERAL INFORMATION:
• The County Judge signed the Judge’s Order to approve this annexation
request March 2, 2020.
• The Tract has a single-family house and out building on it currently. The
proposed future use is non-residential.
• There is one property owner. This is a ‘100-percent property’ Owner
annexation.
• The site is contiguous to the City of Little Rock along the south and east
sides.
• The annexation request is to obtain City services.
• The site is basically rectangular, approximately 104 feet along the north and
south property lines and approximately 300 feet along the west and east
property lines.
• The site is zoned R-2, Single Family District.
AGENCY COMMENTS:
Public Safety:
Fire: No Comment Received.
Police: Little Rock Police Department indicated they have no issues or concerns
with the proposed annexation.
Infrastructure and Community Facilities:
Rock Region METRO Transit: No Comment Received.
Parks and Recreation: No Comment Received.
May 14, 2020
ITEM NO.: 22 (Cont.) FILE NO. A-337
2
Public Works: Little Rock Solid Waste Division indicates they have no issues or
concerns with the requested annexation. The Engineering Division has indicted
they have no concerns or issues with the annexation.
Pulaski County Planning: Pulaski County Planning has indicated no concerns or
issues with the annexation.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14-40-101.
Utilities:
Central Arkansas Water: No Comment Received.
Entergy: Entergy has indicated they have concerns with any future development
of this property. This is due to transmission line along the western boundary and
service distribution lines along the north, south and east of the property. Energy
has indicated the developer of this property should contact them prior to any
proposed development to address service and easement issues of both the
existing facilities and any proposed new facilities.
.
Reliant-Energy: No Comment Received.
Little Rock Water Reclamation Authority: No Comment Received.
AT&T: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation areas are not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation areas are within the Pulaski County Special School District.
ANALYSIS:
The Tract requesting annexation is contiguous on two sides, the east and south.
The City of Little Rock annexed the area to the east and south in 1994 as part of
the ‘Kirk Road Annexation’ (Ordinance 16566). The Tract’s northern boundary is
Kanis Road. The area requesting annexation has a single-family house and out
building currently on the property. Based on aerials of the area the house and
most the out buildings appear to have been on the site for over seventy years.
There is a 10-foot elevation change across the Tract. The high end is near the
May 14, 2020
ITEM NO.: 22 (Cont.) FILE NO. A-337
3
northeast corner of the Tract with the land falling to the southwest. Rock Creek
lays to the south and west of the area and flows in an east, southeast direction.
The property is currently zoned R-2, Single Family Residential District. The Tract
is somewhat overgrown with a single-family house and out building currently on
the land. To the east there is C-3, General Commercial District and PCD, Planned
Commercial Development District zoned land. This commercial land is at the
Kanis Road - Chenal Parkway intersection (southwest and southeast corners).
The commercially zoned area is mostly cleared and undeveloped. The properties
to the south and southwest are large tract single-family sites with houses on them
and a zoning of R-2, Single Family District. This is a typical rural-suburban
development pattern occurring in much of the County. Along the north side of
Kanis Road, west of the annexation site, is an AP&L substation zoned R-2; then a
multiple parcel tract zoned PCD with single-family and out buildings as well as an
outdoor vehicular storage area on it; then O-2, Office Institutional District zoned
land with single-family and out buildings; then C-3 zoned vacant land either side
of the Rahling Road intersection. Along the south side of Kanis Road is R-2 zoned
land either vacant or with single-family and out buildings on the land. There is
C-3 zoned vacant land either side of the Edswood Road intersection with Kanis
Road. A commercial business is located on the back of the eastern most parcel
of the C-3 land.
The Land Use Plan shows all the land along Kanis Road for non-residential uses.
This site is shown as Mixed Office Commercial (MOC). This is the western most
parcel of MOC that stretches towards the east to Kirk Road. On the north side of
Kanis Road, towards the east and northeast is shown as Commercial. To the west,
south of Kanis Road, is shown as Suburban Office with Residential Low Density
further to the south. The Land Use Plan uses Kanis Road to transition from the
high intensity Commercial and Office uses at the Chenal Parkway – Rahling Road
intersection to the more rural-suburban single family, large tract, houses south of
Kanis Road along Edswood, Pride Valley and Steward Roads. An area of
Park/Open Space (PK/OS) surrounds Rock Creek to the south of the Tract.
The applicant, in their request letter, stated a desire to develop the land
commercially. This same applicant recently had a request before the Little Rock
Planning Commission for a Planned Commercial Development District, which was
withdrawn on the February 20, 2020, prior to the receipt of the annexation request.
(But the zoning application was active at the time of the initial annexation review
by AGIO (Arkansas Geographic Information Office) and forwarding to Pulaski
County for consideration.)
May 14, 2020
ITEM NO.: 22 (Cont.) FILE NO. A-337
4
The Pulaski County Judge signed the Annexation Order on March 2, 2020. This
confirms that the area requesting annexation is contiguous to the City of Little
Rock; will be used for an urban purpose; the petitioner does own 100 percent of
the land; and all requirements of Arkansas Law have been fulfilled. The Judge’s
Order does include all adjacent road rights-of-way (Kanis Road).
Approximately 104 linear feet of Kanis Road would be included in this annexation.
Kanis Road is a county road. It has been partially improved, with the north side
fully improved with curb and gutter. The south side of Kanis Road is open ditch
with a soft grass shoulder. The road does not meet Little Rock Master Street Plan
standards. Kanis Road has a Minor Arterial classification which would require a
90-foot right-of-way with either four or five lanes of paving and sidewalks on both
sides of the road.
The section of Kanis Road between Rahling Road and Chenal Parkway is currently
outside the City Limits of Little Rock – approximately a third of a mile. This
annexation will reduce that by approximately 104 feet. The portion currently
outside the City Limits and either side of Rahling Road (within the City Limits) is
constructed as a two-lane with open ditches roadway. As part of the future
development of the land for non-residential use, the City will require that the
developer improve their side of Kanis Road to Master Street Plan Standard.
The Little Rock Solid Waste Division of the Public Works Department has indicated
they have no issues or concerns with the proposed annexation. A non-residential
development would not have public service but will have to hire
a private firm for solid waste disposal.
A 24-inch waste water service line exists along Rock Creek to the south of the
annexation area. There is a property between the waste water line and the
property involved in this annexation. A 16-inch water main existing along Kanis
Road north of the Tract. As part of the development of the land the developer will
have to extend these services from the existing service lines to any new
development.
There is an electric transmission line immediately west of the annexation area.
Entergy owns the approximately 2.4 acre tract west of the annexation area. The
transmission line connects the substation to the northwest of the annexation
area to a substation south of Lawson Road. Along the east side of the Tract is a
local service electric line. The service electric line is within an easement on the
adjacent property to the east. Energy has indicated that they have service
lines surrounding the Tract asking for annexation. As a result they request
that the owner/development consult with them prior to moving forward with any
redevelopment of the land.
May 14, 2020
ITEM NO.: 22 (Cont.) FILE NO. A-337
5
The closest fire station (Station 21) is located at 17000 Chenal Valley Drive. From
this station via existing streets is approximately 1.6 miles to the annexation area.
Station 20, at 300 Oak Meadow Drive, is the next closest station with runs of
approximately 2 miles to the annexation area. The Fire Department made
no comment on the proposed annexation. The Little Rock Police Department
responded they have no concerns or issues with this annexation. Areas of Kanis
Road both east and west of the annexation site currently are in the patrol areas of
the Little Rock Police Department. The street intersections but to the east
and west (Chenal Parkway and Rahling Road, respectively) are both within
the City Limits. Currently the house on the property is not in use and the
Police Department is aware that the proposed future use of the land is for
non-residential use.
Staff Recommendation:
Approval of the annexation.
PLANNING COMMISSION ACTION: (MAY 14, 2020)
The Item was placed on consent agenda for approval. By a vote of 10 for, 0 against
and 1 absent the consent agenda was approved.
May 14, 2020
ITEM NO.: 23 FILE NO.: LA-0087
NAME: Baseline Rd & I-430 Advanced Grading Variance
LOCATION: Southside of Baseline Road and West of I-430
APPLICANT: Glenn National Carriers
APPLICANT’S REPRESENTATIVE: Pat McGetrick
AREA: Approximately 51 acres
CURRENT ZONING: R2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to advance grade by clearing and filling approximately 7.45 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to advance
grade by clearing and filling approximately 7.45 acres of a 51 acre property on the
southside of Baseline Rd on the west side of Interstate 430 at 11,501 Baseline
Road. The variance would allow staff to issue a grading permit for the advance
grading activities without imminent construction. Fill material is proposed to be
hauled to this site from a nearby construction project. The filled area will slope to
the natural grade at no steeper than 3:1. The applicant proposes to clear and fill
only the portion of the property identified on the plan located within the
100 year floodplain and determined to not be within jurisdictional wetlands. B. EXISTING CONDITIONS:
The 51 acre property is undeveloped and tree covered. The property is accessed
from an existing driveway off Baseline Road. The property is very flat and
minimally slopes to the west into Fourche Creek. The Fourche Creek floodway is
located along the western property line. Nearly the entire site is within the
100 year floodplain. The majority of the property has been determined to be
jurisdictional wetlands. The subject property is zoned R2.
East of the subject property is Interstate 430. East of Interstate 430 is the Big Rock
Fun Park zoned I-2 and an undeveloped wooded property zoned PCD. South of
the subject property is the Gateway Town Center Subdivision. The north part of
the subdivision adjacent to the subject property is the Harley Davidson motorcycle
dealership and an undeveloped lot. In addition, south of the subject property is
property zoned OS which was donated to the Arkansas Game and Fish for a future
nature trail.
May 14, 2020 SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: LA-0087
2
West of the subject property is the Fourche Creek floodway. West of Fourche
Creek is floodplain property owned by the City of Little Rock planned for a future
park. In addition, an undeveloped tree covered floodplain property zoned R2 is
also located on the west side of the subject property. North of the subject property
is Baseline Road. Further north of Baseline Road are undeveloped floodplain
properties zoned R2 and OS. C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being mailed
by the applicant to all adjacent property owners including those across streets and
alleys. Staff has received no inquiries into the application from the public. D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. 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.
3. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
4. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
5. At completion of land alteration activities, a minimum six (6) inches of suitable
top soil shall be placed over all disturbed areas of permanent vegetation
cover shall be established.
6. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
7. Per Sec. 29-197(13), maintenance for the 2year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the advanced graded area.
8. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
May 14, 2020 SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: LA-0087
3
9. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
10. The site should be signed with a Land Alteration Variance sign obtained from
Public Works.
11. Application fee of $85 must be paid to Public Works.
12. Plans shall provide for visual screening of the completed area by providing
temporary undisturbed perimeter buffer strips along Baseline Road, I-430 and
other private adjacent properties. Temporary undisturbed buffer widths are
6% of the lots width and depth. The minimum width shall be 50 ft. where the
subject property is adjacent to other properties, residential streets, collector
streets, and industrial streets. The minimum width shall be 80 ft. where the
subject property is adjacent to City Parks and arterial streets such as Baseline
Road. The temporary strips shall not be less than the width of the permanent
buffer required for the development. In cases where maintenance of an
undisturbed buffer is deemed not practical to provide screening, earthen
berms, tree plantings of other suitable measures may be required. The
proposed buffer widths are sufficient.
13. A grading permit is required to be obtained for the source of the fill material if
located within the City limits.
14. Will the advance grading operation be complete in 1 year?
15. A special Flood Hazard Development Permit is required to be obtained per
Sec. 8-283 prior to construction.
16. No fill shall be place within a wetlands area without providing proof of
approval from the US Corps of Engineers. E. PLANNING STAFF COMMENTS:
No comments. F. SUBDIVISION COMMITTEE:
Pat McGetrick was present representing the applicant. Staff presented an
overview of the variance application to the committee. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action. G. ANALYSIS:
The applicant responded to the engineering comments found in Section D. The
applicant proposes to fill the dense tree covered 7.45 acres of the approximate 51
acre property. The majority of the property contains jurisdictional wetlands. Nearly
the entire property is within the 100 year floodplain with regulatory floodway
May 14, 2020 SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: LA-0087
4
located in the northwest corner of the property. Access is proposed from an
existing angled gravel driveway off Baseline Road near the west property line. Due
to the driveway located within the floodway, gravel and other fill are not permitted
to be placed on the driveway and other areas within the floodway other than filling
existing driveway potholes. The applicant proposes to install a gate on the
driveway to prevent undesirable and uncontrollable dumping following the filling
activities.
The owner has hired FTN & Associates to conduct a wetlands delineation on the
property. The proposed 7.45 acre filling operation will occur on that portion of the
property with no wetlands and not located within the regulatory floodway. The
applicant has agreed that grading will occur expeditiously and the site will be
stabilized within 1 year of the issuance of the grading permit. The applicant has
provided an erosion control plan showing silt fence and other erosion controls. The
grading plan shows the 7.45 acres to be filled approximately 12 ft. in elevation with
3:1 slopes to transition to the existing grades.
The applicant proposes to maintain between 170 and 95 ft. of undisturbed buffer
along Baseline Road. In addition, an undisturbed buffer between 335 and 105 ft.
will be maintained along the western property line. The limits of clearing on the
east is over 400 ft. with the southern limits being more than 800 ft. Orange fencing
will be installed along all undisturbed buffers to prevent entry.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
The property will be graded to sheet flow stormwater and not pond on the property.
Maintenance of erosion controls, detention facilities, and construction entrances
will occur as needed during the grading period. Within 14 days of completion of
the final grading, the disturbed area will be graded with 6 inches of top soil and
seeded and vegetated with native grasses. When vegetation is established, the
erosion control devices can then be removed. H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
2. Orange fencing will be installed along all undisturbed buffers to prevent entry
prior to beginning tree removal.
May 14, 2020 SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: LA-0087
5
3. Erosion and sediment controls are required to be installed and maintained
during the clearing and filling activities.
I. PLANNING COMMISSION ACTION: (May 14, 2020)
The application was introduced by Mike Hood of Public Works. Pat McGetrick,
representing the applicant, explained the proposed grading plan and the proposed
access to the site from Baseline Road at the existing location. He explained that
nearly the entire property is within the 100 year floodplain.
John Hugglen who lives at 9906 Baseline Road spoke in opposition to the fill
material being installed within the floodplain. He stated the fill will cause additional
flooding in the area. He stated during floods the proposed fill area will not be
accessible.
Mr. McGetrick responded that no fill was proposed within the floodway and fill was
allowed to be installed within the floodplain. There were no questions from
commissioners.
A motion was made and seconded to approve the renewal of the advanced grading
variance. The motion passed with a vote of 11 ayes, 0 no and 0 absent.
DATE V'V{A� 1,,-o1,-0 PLANNING COMMISSION VOTE RECORD
MEMBER 8 D 3 /{ IS /lo � ,4 I 1-,
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT � HART, TODD ,_,..._ S· w---" __,
HAYNES, MARLON D. {) � I-'" n'
LATTURE, PAUL _.,,,,,.. V" \ V
RAHMAN, ROBBIN S. _.,,. v'
THOMAS, DIANA M. __,.. 1..,.----"'"
VOGEL, ROBBY __,.. v--
MEMBER C: fo 7 /3 /7 "2--3
BERRY, CRAIG ✓ ✓ v' ✓ ✓ ✓
BETTON, HAROLD MD ✓ ✓ ✓ ✓ V v
BROCK, THOMAS L. ,,✓ ✓ ✓ ✓ ✓ ✓
BROOKS, DERICK /tl;/4 >I."-'·1_,._·+11!.. A A A v V v
HAMILTON, SCOTT ✓ ✓ ✓ ✓ ✓ ✓
HART, TODD v ✓ ✓ ✓ ✓ ✓
HAYNES, MARLON D. v ✓✓ ✓✓ ✓
LATTURE, PAUL v ✓✓ ✓✓ ✓
RAHMAN, ROBBIN S. ✓ ✓ ✓ ✓ ✓ ✓
THOMAS, DIANA M. ✓ ✓ ✓ ✓ ✓ ✓
VOGEL, ROBBY ✓ ✓ ✓ ✓ ✓ ✓
✓ AYE • NAVE A ABSENT :}iABSTAIN R RECUSE
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Meeting Adjourned ' ,' o5 P.M.
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May 14, 2020
There being no further business before the Commission, the meeting was adjourned
at 6:05 p.m.
Date
Chairman Secretary