pc_07 16 2020sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JULY 16, 2020
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Harold Betton
Thomas Brock
Derick Brooks
Scott D. Hamilton
Todd Hart
Marlon D. Haynes
Paul Latture
Diana M. Thomas
Robby Vogel
Members Absent: Robbin Rahman
City Attorney: Shawn Overton
III. Approval of the Minutes of the June 25, 2020 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JULY 16, 2020
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-5817-J Cantrell West Restaurant Center Short-form PCD; located
at 15100 – 15122 Cantrell Road.
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-1002-D Cantrell Tunnel Wash – Revised Short-form PCD
7706/7708 Cantrell Road
2. Z-3286-A Rezoning from MF-18 to O-3
13525 West Markham Street
3. Z-5725 Abernathy-Curtis – Short-form PCD Revocation
112 West 13th Street
4. Z-9523 Fuller Multisectional Manufactured Home – Conditional Use
Permit
3827 Community Lane
July 16, 2020
ITEM NO.: A 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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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The western most portion abutting Rummel Road was the subject of a withdrawn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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
3
D. ENGINEERING COMMENTS:
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).
July 16, 2020
SUBDIVISION
ITEM NO.: A (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 Planning and Development 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
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
5
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 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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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
July 16, 2020
SUBDIVISION
ITEM NO.: A (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.
Engineering 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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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 Engineering 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.
July 16, 2020
SUBDIVISION
ITEM NO.: A (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.
Engineering 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.
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
proved for deferral to the next scheduled meeting. The vote was 10 ayes, 0 noes
and 1 absent.
STAFF UPDATE:
The applicant submitted a Traffic Impact Study to staff as requested. Traffic
Engineering has reviewed The Traffic Impact Study and provided the following
comments:
The Traffic Study indicates that the site can accommodate drive-thru traffic.
However the following conditions should be in place in case problems occur
during peak hours:
· Drive-thru queuing should be accommodated within the site. If queuing
extends onto public roadways at any time, measures must be taken to
prevent such queuing (measures such as restaurant staff taking orders inside
the parking lot and delivering food to customers).
· All striping shall conform to MUTCD guidelines.
It was noted that ARDOT future roadway improvement plans may affect full
driveway access.
The applicant is also requesting a variance to advance grade the entire site with
the development of the first lot. Staff supports the variance request.
Cantrell Road (Arkansas Highway 10) is controlled, maintained, and permitted by
the Arkansas Dept. of Transportation (ARDOT). ARDOT has reviewed the plans
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
12
and the proposed street improvements and driveways can be permitted as shown
on the site plan in conformance with ARDOT standard details. A right-of-way
permit application must be submitted to ARDOT for the street improvements and
driveways prior to issuance of the building permit. Based on ARDOT’s
recommendation, staff recommends approval of the variances for the proposed
driveway spacing and widths.
To staff’s knowledge there are no outstanding issues associated with this
application. It appears that all technical issues have been addressed. Staff is
supportive of the requested PCD rezoning. The proposed PCD represents a
continuation of the zoning and use pattern along the north side of Cantrell Road,
east of Rummel Road.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, including variances
for reduced driveway spacing, reduced lot sizes, reduced land use buffer and
advance grading, subject to the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F, and the staff analysis, of the staff report.
2. Drive-thru queuing should be accommodated within the site. If queuing
extends onto public roadways (i.e. Hwy. 10) at any time, measures must be
taken to prevent such queuing (measures such as restaurant staff taking orders
inside the parking lot and delivering food to customers).
3. ARDOT future roadway improvement plans may affect full driveway access.
4. All striping shall conform to MUTCD guidelines.
5. ARDOT AR-1 standard detail for driveways should be used for design and
permit submittal application of the proposed driveways for the development
accessing Cantrell Road to ARDOT prior to issuance of a building permit.
6. All street improvements and driveway construction must be completed prior to
the issuance of a Certificate of Occupancy for construction of the first lot.
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
13
PLANNING COMMISSION ACTION: (JULY 16, 2020)
John Rees, Ernie Peters, and Jess Griffin were present, representing the application.
There were eight (8) objectors present. Staff presented the application with a
recommendation of approval subject to conditions.
James Brown addressed the Commission in opposition of the application. He expressed
concerns related to the Highway 10 Land Use Plan; the Site Design and Development
Standards of Highway 10 Scenic Corridor Overlay; and the traffic access and circulation
requirements. He briefly explained a self-study of the risk of traffic incidents and the future
land use plan.
Richard Stokes addressed the Commission in opposition of the application. He briefly
expressed concerns regarding the impact of four (4) interfaces within one-tenth of a mile
along Cantrell Road, the reduction of the distance between the proposed driveways, and
the allowance of advanced grading for landscape. He made a request for a copy of the
Traffic Study and the hours of operations.
Lee Majors addressed the Commission in opposition of the application. He expressed
concerns for the number of variances associated with the proposed development. He
referenced the availability of more suitable commercial sites along Cantrell Road.
Ken Harrison addressed the Commission in opposition of the application. He expressed
concerns related to the type of development proposed for the current zoning classification
and the availability of commercial nodes within the area.
Grey Williams addressed the Commission in opposition of the application. He expressed
concerns for the lot-size variances, sight-distance for the west driveway (Rummel Road
access point), potential flooding from creek in the Westchester Subdivision. He explained
the increase of traffic on Cantrell Road will force the flow of traffic to the Rummel Road
access.
John Rees addressed the Commission in support of the application. He explained the
attraction for commercial and retail developers is for high-traffic, heavily traveled roads
such as Cantrell, Kanis, Chenal, and Markham which account for 20% of development in
the city. He briefly expressed that commercial and retail developments are in higher
demand than office development.
Ernie Peters, Traffic Engineer, addressed the Commission in support of the application.
He explained that the two (2) Cantrell Road driveways are primary access points and the
one (1) Rummel Road driveway is intended as a convenience point-of-access. To
address the relevant opposing points, he stated that the width between the two (2)
driveways on Cantrell Road meet the ARDOT standards of 230 feet. With the ARDOT
continued expansion project for Highway 10, the Cantrell driveways would convert to
right-in and right-out only drives.
John Rees addressed the concerns related to the driveway located to the west of the
property by inserting that the proposal includes street improvements along Rummel Road.
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
14
Jess Griffin, Engineer of Record, addressed the Commission in support of the application.
He explained that each of the lots were evenly divided with significant landscape (i.e.,
37%); the reduction of the number of the existing Cantrell Road driveways from three (3)
to two (2); a dedicated right-of-way of 55 feet; and the increased width of the driveway on
Rummel Road.
Grey Williams offered rebuttal for all driveway access points and the proximity of the first
residential property on Rummel Road. He emphasized the right-in and right-out turns
from Cantrell Road and the need to reduce the number of driveways within the proposal.
Jimmy Brown offered rebuttal for proximity of his residential driveway to the driveway on
Rummel Road. He expressed that the distance is approximately 200 feet.
John Rees defended the need for commercial and retail developments along Cantrell
Road. He expressed that the Highway 10 Overlay District influences delayed
developments for Cantrell Road with high traffic volume of more than 35,000 cars
per day.
Commissioner Craig Berry inquired about the number of parcels within the Highway 10
Overlay District which did not meet the minimum development tract size of not less than
two (2) acre requirement for commercial developments. He expressed concerns for the
number of variances requested for the proposal by questioning the influence of the
proposal’s use and dynamics on the need for the significant number of variances.
Commissioner Berry stated he would not support the application.
Director Collins addressed Commissioner Berry’s inquiry regarding the minimum
development tract size. He briefly explained Section 3. Paragraph D, Site Design and
Development Standards of Ordinance No. 15, 965 (November 20, 1990), an ordinance to
reduce the Highway 10 Land Use Plan’s Lot Size from 3 acres to 2 acres. He briefly
explained the minimum-lot exception for Lots of Records established prior to the amended
ordinance. Director Collins confirmed that there are 121 lots within the Highway 10
Overlay District which are less than 3 acres.
Commissioner Todd Hart inquired of the details regarding the previous proposal for
zoning and use and the neighbors’ opposition or support of each proposed development.
Director Collins explained that an application (i.e., Z-9493) for proposed zoning of
Planned Office Development (POD) with a proposed use for Tattoo Art Studio and
General Professional Offices was filed. However, the staff received a request to withdraw
the item without prejudice (February 18, 2020).
Grey Williams affirmed that after all the opposing neighbors spoke directly with the
applicant to explain the proposed use is not, the applicant agreed to contact the Planning
and Development Office to officially withdraw the application.
Commissioner Robby Vogel raised the point of an imminent need to access the Highway
10 Overlay District considering the current demand for service-oriented developments
versus the demand for the office space.
July 16, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5817-J
15
Commissioner Diana Thomas expressed concern for the over-development of the
property and the impending traffic issues for the neighbors. As a member of the
Birchwood Community, she has experienced the inconveniences of commercial
development near residential zoning. For this reason, she would not support the
application.
Commissioner Derick Brooks expressed concerns regarding the current COVID-19
economic environment and its effects on commerce within the city as it relates to the
Highway 10 Overlay District. He suggested a review its current standards to access the
type of developments allowed within this design overlay district.
Commissioner Harold Betton inquired if the number of variances would be different based
on the type of business proposed for development.
There was a motion to approve the application as recommended by the staff, including
all staff comments and conditions. The motion was seconded. The vote was 7 ayes,
3 nays, and 1 absent.
July 16, 2020
ITEM NO.: 1 FILE NO.: Z-1002-D
NAME: Cantrell Tunnel Wash – Revised Short-form PCD
LOCATION: 7706 / 7708 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
501-223-9298
OWNER/AUTHORIZED AGENT:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
501-851-3366
SURVEYOR/ENGINEER:
Jess Griffin
Holloway Engineering
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: PCD
VARIANCE/WAIVERS:
1. Reduced street buffers.
2. Reduced landscape strips.
3. Increased retaining wall height.
4. Increased length of retaining wall.
5. Reduced right-of-way dedication.
6. Reduced driveway spacing.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
2
BACKGROUND:
On August 9, 2018, the Planning Commission reviewed a proposal to rezone .84 acres
of this site from C-3 to PCD to allow for construction of a tunnel-type car wash. The Board
of Directors approved the PCD on September 4, 2018 through the adoption of Ordinance
No. 21,620. The developer proposed to remove several existing commercial buildings
and to replace them with an 85-foot tunnel wash. A total of 15 vacuum stations were
proposed on the south side of the building. The plan indicated 2 entrance lanes and order
boards with an escape lane provided prior to entering the tunnel.
A revised proposal was submitted for approval by the Planning Commission and Board
of Directors in April 2019. This site plan showed an 80-foot tunnel car wash. The number
of vacuum stations remained at 15 and the location was maintained south of the car wash.
Two entry lanes were proposed to the east of the structure with the escape lane
immediately before the entrance to the car wash tunnel. A major change in this proposal
from the approved PCD was the removal of the existing residential structure at the north-
east corner of the property fronting Manney Road. This application was withdrawn and
not considered by the Planning Commission.
On November 21, 2019 the Planning Commission reviewed and unanimously approved
revisions to the previously approved PCD. On January 21, 2020 the Board of Directors
passed Ordinance No. 21,828 approving the revised PCD. The revised plan would
remove all the structures on the site, including the residence at the northeast corner of
the site. A terraced pair of retaining walls would be constructed on the north and east
sides of the property. Raising the grade of the lot area where the house currently stands
would allow for the entry drive to swing to the east and for the dumpster to be moved from
the front of the site to a location in the east side of the property, rather than the front. A
6-foot wood privacy fence was proposed to largely enclose the site on the north, east and
west. The number of vacuum stations would be increased to 18 stations. The length of
the tunnel car wash would also be increased to 110 feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to make additional revisions to the previously approved
PCD. The revisions to the previously approval site plan are as follows:
1. The last residential property along Manney Road (2222 Manney Road) at the
southeast corner of the site has been incorporated into the site plan (0.97 acre
to 1.25 acres).
2. The carwash building increases in size from 5,355 square feet to 6,076 square
feet. A two-bay detail addition has been added at the southwest corner of the
carwash building.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
3
3. The area which includes the vacuum stations has been revised slightly, with
the number of vacuum stations increasing from 18 to 20.
4. A third access drive from Cantrell Road has been added to the site plan, near
the center of the site.
5. The number of retaining walls along the north and east property boundaries
has been reduced from two (2) walls to one (1) wall.
6. The pay station area has been moved slightly to the north, with the number of
pay station lanes increasing from two (2) to three (3).
7. The total number of parking spaces increases from 21 to 22 spaces.
B. EXISTING CONDITIONS:
The property is developed with several commercial buildings and two single-family
residential structures. This portion of Cantrell Road is largely commercial in
nature. To the north is multifamily-residential apartment community and single-
family homes are located to the east of the site, as well as north of the apartments.
C. NEIGHBORHOOD COMMENTS:
Notice of public hearing was sent to all owners of property located within 200 feet
of the site and the Kingwood and Leawood Neighborhood Associations.
D. ENGINEERING COMMENTS:
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. Is a
variance being requested from this condition?
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). A variance
from the Land Alteration Regulation is required for retaining walls taller than
15 feet. A variance from the Land Alteration Regulations is required for
retaining walls that exceed 200 feet in a straight line, a breakup of the terrace
is required for each 200 feet. The break can be achieved by means of a
curved section jog, or visual aesthetic as approved by staff.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
4
4. If the slope of the cut of fill is faced with an architectural stone wall, the terrace
plantings are to consist of a minimum of two (2) rows of trees four feet
between the rows, staggered not more than twenty (20) feet on centers or as
approved by the appropriate City Official. Provide the proposed landscaping
the terrace.
5. Storm Water Detention Ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the responsibility
of the developer or the landowner.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. The existing concrete islands between driveways should be extended across
the driveways proposed to be closed.
8. A drainage easement with existing piping shows to extend within the property
under the proposed building location. Will the easement and pipe be
relocated?
9. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Planning and Development for approval.
After construction, an as-built certification is required for construction of the
retaining wall.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
11. The width of driveway must not exceed 36 feet per CLR code. The proposed
driveway width should not exceed 26 ft. and be striped for 2 lanes. At this
location a 3 lane driveway will create sight distance conflicts for exiting traffic.
12. Cantrell Rd. (Hwy 10) is classified as a Principal Arterial on the City Master
Street Plan. Per City Ordinance 31- 210. Driveway spacing shall be three
hundred (300) feet. Driveway spacing shall be centerline to centerline or
centerline to right-of-way of an intersecting collector street or street with a
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. A lot will require six hundred (600) feet of frontage for
two (2) drives, when a lot is adjacent to another lot. A variance is required to
be requested for the proposed driveway locations.
13. Due to the proposed use of the property, the Master Street Plan specifies that
Manney Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline if Right-of-Way is
not abandoned.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
5
14. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Manney Street
including 5-foot sidewalks with planned development, if the ROW is not
abandoned. The new curb and gutter should connect with the existing curb
and gutter to the north and maintain the consistent width.
15. Show the existing driveway locations on the South side of Cantrell Road.
16. Provide vehicular trip generation numbers expected for this site from existing
similar facilities.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. EAD
analysis required.
Entergy: No comments received (prior comments apply).
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
6
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be less than nine (9) feet.
The average width of the lot is 230 feet, a fourteen (14) foot street buffer
is required adjacent to the Manny St right-of-way. Street buffer is
deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
Portions of the east, southwest, and northwest perimeter planting strips
are deficient.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
7
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. Land use buffers are to be maintained adjacent to the R-5 zoned property to
the north and R-2 zoned property to the east. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. In
addition to the required screening, buffers are to be landscaped at the rate of
one (1) tree and three (3) shrubs for every thirty (30) linear feet.
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.
9. Any landscape code requirements that cannot be met may require a
variance from the City Beautiful Commission.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
Planning Division: The request is in the West Little Rock Planning District. The
Land Use Plan shows Commercial (C) and Suburban Office (SO) 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 Suburban Office category provides for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
8
compatibility. A Planned Zoning District is required. The application is a revision
and expansion to a PCD (Planned Commercial Development) District to include
an adjacent R-2 Single Family lot and modifying the site plan for the development.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Cantrell Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
The applicant submitted a revised site plan, grading/drainage plan and additional
information to staff as a result of the staff review of the proposed revised PCD plan.
The applicant notes that the maximum building height will be 35 feet.
Signage will conform with the typical commercial sign standards as found in
Section 36-555 of the City’s Zoning Ordinance.
Hours of operation will be 8:00 a.m. to 8:00 p.m., Monday through Saturday and
9:00 a.m. to 8:00 p.m., Sundays.
The maximum height of the proposed retaining wall will be approximately 24 feet
at the northeast corner of the site. The wall will slope downward and return to
grade at the west and south ends of the wall. The ordinance allows a maximum
wall height of 15 feet. Therefore, the applicant is requesting a variance to allow
the increased wall height.
The proposed retaining wall will run approximately 220 feet in a straight line from
west to east. The ordinance allows a maximum retaining wall length of 200 feet
(in a straight line). The applicant is requesting a variance from this ordinance
standard.
The ordinance requires the right-of-way for Cantrell Road to be 55 feet from
centerline. The existing right-of-way is 40 feet from centerline. The Highway
Department recently acquired additional right-of-way for the new road
improvements. The applicant proposes to leave the right-of-way as is, and is
requesting a variance for the additional 15 feet of dedication.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
9
The applicant is requesting three (3) driveways from Cantrell Road which range in
width from 20 feet to 36 feet. The applicant is requesting a variance to allow the
three (3) driveways with reduced spacing (see Engineering Comment #12).
Cantrell Road (Arkansas Highway 10) is controlled, maintained, and permitted by
the Arkansas Dept. of Transportation (ARDOT). ARDOT has reviewed the plans
and the proposed street improvements and driveways can be permitted as shown
on the site plan in conformance with ARDOT standard details. A right-of-way
permit application must be submitted to ARDOT for the street improvements and
driveways prior to issuance of the building permit. Based on ARDOT’s
recommendation, staff recommends approval of the variances for the proposed
driveway spacing.
The applicant shows making boundary street improvements to Manney Road
adjacent to the subject property, which will include curb, gutter, sidewalk and
access ramp construction.
The Zoning Ordinance requires a minimum street buffer width of 14 feet along the
east (Manney Road) property line. The site plan shows a buffer width of
approximately nine (9) feet, with a portion of the pay station structure extending
into the buffer. The applicant is requesting a variance to allow the decreased buffer
width.
The Landscape Ordinance requires perimeter planting strips with minimum widths
of nine (9) feet. A portion of the planting strip along the east property line and
portions near the northwest and southwest areas of the site have reduced widths.
The applicant is requesting a variance to allow the reduced landscape strip width.
The applicant submitted a landscape plan to staff to show how the landscaped
areas on the perimeter of the retaining wall will be treated. The plan shows that
trees will be planted every 25 feet along the Manney Road frontage and every
30 feet along the north base of the wall. Vine-like plants (ivy and jasmine) will be
planted at the base and the top of the wall, and will be allowed to grow on the face
of the wall. Staff is satisfied that the proposed landscape treatment at the base of
the wall will help soften the visual impact of the wall on the properties to the north
and east.
To staff’s knowledge there are no outstanding issues associated with this
application. It appears that all technical issues have been addressed. Staff is
supportive of the requested revised PCD rezoning. The proposed PCD use and
site plan will be compatible with the other commercial uses fronting Cantrell Road
in this general area. The proposed PCD represents a continuation of the zoning
and use pattern along Cantrell Road.
July 16, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-1002-D
10
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised PCD zoning, including variances for
retaining wall height/length, additional right-of-way dedication, driveway spacing,
street buffer width and perimeter landscape strip widths, subject to the following
conditions:
1. Compliance with the comments and conditions as noted in paragraphs D, E
and F, and the Staff Analysis, of the agenda staff report.
2. Site lighting must be low-level, shielded and directed away from adjacent
properties.
3. The dumpster area located on the site must be screened as per ordinance
requirements, and serviced only during daylight hours.
PLANNING COMMISSION ACTION: (JULY 16, 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 9 ayes, 0 nays, and 2 absent.
July 16, 2020
ITEM NO.: 2 FILE NO.: Z-3286-A
Owner: King of Kings Lutheran Church
Applicant: Frank Riggins, Crafton Tull
Location: 13525 West Markham Street
Area: 3.06 Acres
Request: Rezone from MF-18 to O-3
Purpose: Medical Clinic
Existing Use: Church
SURROUNDING LAND USE AND ZONING
North – Office use (across West Markham Street); zoned O-3
South – Multifamily development; zoned MF-18
East – Multifamily development (across Shadow Lake Drive); zoned MF-18
West – Chiropractic clinic and single family residences; zoned O-3 and R-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #5 (West
Markham Route) runs along West Markham Street to the east.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Parkway Place
Neighborhood Association were notified of the public hearing.
July 16, 2020
ITEM NO.: 2 (Cont.) FILE NO.: Z-3286-A
2
D. LAND USE ELEMENT:
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Residential High Density (RH) for the requested area.
The Residential High Density category accommodates residential development
of more than twelve (12) dwelling units per acre. The application is a change an
area from MF-18 (Multifamily 18 units per acre District) to O-3 (General Office
District) to allow a future office redevelopment of this site.
Master Street Plan: To the north is West Markham and it is a Collector on the
Master Street Plan. To the east is Shadow Lake Drive and it is a Local Street on
the Master Street Plan. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. The primary function of Local Streets
is to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
King of King’s Lutheran Church, owner of the 3.06 acre property located at
13525 West Markham Street, is requesting that the zoning of the property be
reclassified from “MF-18” Multifamily District to “O-3” General Office District. The
property is located at the southwest corner of West Markham Street and Shadow
Lake Drive. The rezoning is be proposed in order to redevelop the property for a
medical clinic.
The property is currently occupied by a church development containing two
(2) buildings. The larger of the two (2) buildings is located near the center of
the overall property. A smaller building is located near the southwest corner of
the site. A driveway near the northwest corner of the property serves as access to
the site. A paved parking area is located on the south side of the larger structure.
The City’s Future Land Use Plan designates this property as “RH” Residential High
Density. Staff is not requiring a land use plan amendment at this time for the
proposed O-3 rezoning. If the property is developed as an office use, the future
land use plan can be amended at a later date to reflect the office use.
Staff is supportive of the requested O-3 rezoning. Staff views the request as
reasonable. The proposed O-3 zoning will represent a continuation of the zoning
pattern in this general area along West Markham Street and Chenal Parkway, east
July 16, 2020
ITEM NO.: 2 (Cont.) FILE NO.: Z-3286-A
3
of Parkway Place Drive. The adjacent properties to the west and north are
currently zoned O-3. Staff believes that development of this property as an office
use will have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-3 rezoning, as filed.
PLANNING COMMISSION ACTION: (JULY 16, 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. The vote was
9 ayes, 0 nays, and 2 absent.
July 16, 2020
ITEM NO.: 3 FILE NO.: Z-5725
NAME: Abernathy – Curtis -- Short-form PCD Revocation
LOCATION: 112 West 13th Street
OWNER/AUTHORIZED AGENT:
Tony Curtis
1221 S. Louisiana Street
Little Rock, AR 72202
AREA: 0.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 44
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None
BACKGROUND:
On December 7, 1993 the Board of Directors passed Ordinance No. 16,532 which
rezoned the property located at 112 West 13th Street and 1223 S. Louisiana Street from
“HR” High Density Residential to PCD. The Planning Commission recommended
approval of the rezoning on November 16, 1993. The rezoning was approved for office
or apartment use on the 1223 S. Louisiana Street lot, with the lot at 112 West 13th Street
being developed on a parking lot. The original “HR” High Density Residential zoning of
the property, along with other old downtown zoning designations, was converted to
“UU” Urban Use zoning by Ordinance No. 18, 228 which was passed by the Board of
Directors on March 7, 2000. On December 2, 2008 the Board of Directors passed
Ordinance No. 20,054 which rezoned the lot at 1223 S. Louisiana Street from PCD to
PD-R for the construction of a single family residence.
The property owner, Tony Curtis, is now requesting to revoke the PCD zoning for
112 West 13th Street, in order to move a small single family residence to the site. The
site currently contains a small paved parking lot, for approximately eight (8) vehicles,
accessed from a paved alley right-of-way. The property will revert to its original
UU zoning.
July 16, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5725
2
Notice of public hearing was sent to the Downtown, SOMA 501 and Pettaway
Neighborhood Associations. There is no provision for notice to be given to surrounding
property owners for this procedural request.
The property is situated within a block which contains a mixture of zoning including
PD-R, PRD, PCD and UU. UU zoning is located immediately to the east and within the
three (3) blocks to the west. The Capitol Zoning District is located across West 13th Street
to the south. Staff believes restoration of the UU zoning for this property for the placement
of a single family residence is appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the PCD revocation request.
PLANNING COMMISSION ACTION: (JULY 16, 2020)
The applicant was not 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. The vote was 9 ayes, 0 nays,
and 2 absent.
July 16, 2020
ITEM NO.: 4 FILE NO.: Z-9523
NAME: Fuller Multisectional Manufactured Home –
Conditional Use Permit
LOCATION: 3827 Community Lane
OWNER/APPLICANT: Victor Fuller
PROPOSAL: A conditional use permit is requested to allow for the
placement of a double-wide manufactured home at
3827 Community Lane, zoned R-2.
1. SITE LOCATION:
The site is located on the south side of Community Lane, west of
Community Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a single family neighborhood which contains
a variety of housing types and sizes. There are three (3) mobile home
parks located within this neighborhood, north of Baseline Road and west
of Scott Hamilton Drive. There are also a number of stick-built homes in
the area. The Arkansas Electric Coop property wraps around this
neighborhood to the north and west. The addition of a double-wide
manufactured home on the subject property will be compatible 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 and Upper
Baseline/Windamere Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
There is an existing two (2) car wide concrete driveway from Community
Lane which serves as access to the property. Ample space is available to
provide the parking for the proposed single family residence.
4. SCREENING AND BUFFERS:
No Comments.
July 16, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-9523
2
5. ENGINEERING COMMENTS:
1. Community Lane is classified on the Master Street Plan as a
residential street. A dedication of right-of-way 25 feet from centerline
will be required.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Building Codes: No Comments.
7. TRANSPORTATION/PLANNING:
County Planning: No Comments.
Rock Region METRO: No comments received.
Planning Division: No Comments.
STAFF ANALYSIS:
The property owner, Victor Fuller, is requesting approval of a conditional use
permit to allow for the placement of a double-wide manufactured home on the R-2
zoned property located at 3827 Community Lane. The applicant is requesting to
locate the double-wide manufactured home on the property in order to replace a
one-story brick residence which was destroyed by fire on November 22, 2019. The
home which previously existed on the site was removed due to the fire damage.
The property is comprised of 0.75 acre.
July 16, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-9523
3
The proposed manufactured home will be a 2020 model with 2,176 square feet of
living space. The proposed home will be 32 feet by 68 feet in size. The home will
be located approximately 35 feet back from the front (north) property (after right-of-
way dedication), as measured to the front wall of the structure. The proposed
residence will be located 16 feet back from the east and west side property lines
and over 230 feet from the rear (south) property line. The proposed manufactured
home will have front and rear porches with steps. A handicap ramp will be located
on the east side of the front porch. A concrete driveway from Community Lane will
serve as access to and parking for the proposed residence. Existing accessory
structures will remain on the site.
Following are the minimum siting standards for the placement of manufactured
homes in the R-2 zoning district, as per Section 36-254 (d) (5) of the City’s Zoning
Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling standard.
To staff’s knowledge, there are no outstanding issues associated with this
application. The applicant is requesting no variances with this proposal. Staff is
supportive of the requested conditional use permit to allow placement of a double-
wide manufactured home on the R-2 zoned lot at 3827 Community Lane. Staff
views the request as reasonable. The property is located in a neighborhood which
contains a mixture of stick-built and manufactured homes. Therefore, the
applicant’s proposed manufactured home will not be out of character with the
neighborhood. There is an existing mobile home park directly across Community
Lane from the subject property. A single-wide manufactured home is located on
the R-7A zoned property immediately to the west. Staff believes the proposed
manufactured home will have no adverse impact on the adjacent properties or the
overall neighborhood.
July 16, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-9523
4
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
the following conditions:
1. Compliance with the condition as found in paragraph 5 of the agenda staff
report.
2. Compliance with the minimum siting standards as found in Section 36-254 (d)
(5) of the City’s Zoning Ordinance.
PLANNING COMMISSION ACTION: (JULY 16, 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 9 ayes, 0 nays,
and 2 absent.
PLANNING COMMISSION VOTE RECORD
DATE
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD "
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VOGEL, ROBBY
A Meeting Adjourned
AYE "� NAYE A ABSENT ABSTAIN RECUSE � 13 P.M.
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MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD "
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VOGEL, ROBBY
A Meeting Adjourned
AYE "� NAYE A ABSENT ABSTAIN RECUSE � 13 P.M.
July 16, 2020
There being no further business before the Commission, the meeting was adjourned
at 5:13 p.m.
Date
Chairman Secretary