pc_10 29 2020LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
OCTOBER 29, 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 September 24, 2020 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
OCTOBER 29, 2020
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9508 Posh Automotive Short-form PCD
8900 Colonel Glenn Road
B. Z-9529 Ali Duplexes – PRD
7520 N. Chicot Road
C. Z-567-A Rezoning from I-2 to R-4
1800 East 3rd Street
NEW BUSINESS:
Item Number: File Number: Title:
1. S-867-H (9) Chenal Valley Tract 1 – Preliminary Plat
Northeast corner of Chenal Parkway and Rahling Road
2. LU20-11-01 A Land Use Plan Amendment from Parks Open Space
(PK/OS) & Office (O) to Commercial (C) at I-430 Planning
District, at 11001 Kanis Road
2.1 Z-3592-N Rezoning from R-2 to C-3
11001/11103 Kanis Road
3. Z-9537 Rezoning from C-3 to R-3
3025 S. Main Street
4. Z-9539 Rezoning from O-3 to C-3
8300 Geyer Springs Road
Agenda Page, Two
NEW BUSINESS: (CONTINUED)
Item Number: File Number: Title:
5. Z-2502-F New Africa Development Revised PCD and Partial PCD
Revocation
South side of West 40th Street, between Whitfield and Potter
Streets
6. Z-4450-D Rebick – Frederick LLC Event Center PCD
721 West 9th Street
7. Z-9271 Rick’s Short-form POD – Time Extension Request
South side of Cantrell Road in the 16900 Block of Cantrell
Road, approximately 325 feet east of Drew Drive
8. Z-9535 Taylor Loop Creek Office – POD
16100 Cantrell Road
9. Z-9538 Woodall Short-Term Rental PCD
1803 East 3rd Street
10. Z-9536 Woodlands Valley PRD
South side of Cooper Orbit Road, at Kanis Road
11. S-1879 Woodlands Hills – Preliminary Plat
West side of Woodlands Trail,
South of Kanis Road
12. S-1880 Woodlands Park – Preliminary Plat
East side of Woodlands Trail,
South of Kanis Road
13. Z-5096-E Rezoning from PCD and R-2 to C-1 and C-3
Southeast and Southwest corners of Kanis Road and
Woodlands Trail
14. S-1881 Woodlands Park Commercial – Preliminary Plat
Southeast and Southwest corners of Kanis Road and
Woodlands Trail
Agenda Page, Three
NEW BUSINESS: (CONTINUED)
Item Number: File Number: Title:
15. Discussion of Land Use Review Central Area
(I-630 to I-430 to I-30 to Railroad)
16. 2021 Planning Commission Calendar
October 29, 2020
ITEM NO.: A 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:
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.
October 29, 2020
ITEM NO.: A (Cont.) FILE NO.: Z-9508
2
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.
STAFF UPDATE:
The applicant has not provided staff with the additional information needed for staff to
review the proposed PCD development. Staff recommends that the application be
deferred to the next available meeting, as determined by staff.
PLANNING COMMISSION ACTION: (JUNE 25, 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 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on August 24, 2020 requesting this application be
deferred to the October 29, 2020 agenda. The applicant has hired a design professional
to provide a site plan for the proposed development. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 24, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant submitted a letter to staff
on August 24, 2020 requesting this application be deferred to the October 29, 2020
Agenda. The applicant has hired a design professional to provide a site plan for the
proposed development. Staff supported the deferral request. The item was placed on
the Consent Agenda and approved as recommended by staff. The vote was 9 ayes,
0 nays and 2 absent.
October 29, 2020
ITEM NO.: A (Cont.) FILE NO.: Z-9508
3
STAFF UPDATE:
The applicant submitted a letter to staff on October 6, 2020 requesting this application be
deferred to the next scheduled agenda after the December 3, 2020 agenda. The
applicant is in the process of obtaining an adjacent piece of property to include in the
application. The site plan cannot be completed until the additional property is obtained.
Staff supports the deferral request, however, this is the last deferral that staff will support.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant submitted a letter to staff
on October 6, 2020 requesting this application be deferred to the next scheduled agenda
after the December 3, 2020 agenda. The applicant is in the process of obtaining an
adjacent piece of property to include in the application. The site cannot be completed until
the additional property is obtained. Staff supported the deferral request. However, this is
the last deferral that staff will support. The item was placed on the Consent Agenda and
approved as recommended by staff. The vote was 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: B FILE NO.: Z-9529
NAME: Syed Ali – Planned Residential Development PRD
LOCATION: 7520 North Chicot Road
DEVELOPER:
Syed Ali
19 Point South Court
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Syed Ali, Owner
SURVEYOR/ENGINEER:
Hall Engineering Group, LTD
P.O. Box 241302
Little Rock, AR 72223
AREA: 0.73 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-Family District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to reclassify the current zoning R-2 Single-Family District
to PRD Planned Residential Development to construct three (3) buildings with
eight (8) single family residential units on the 0.73 acres parcel. The applicant
proposes to development the property in three (3) phases. Phase 1 will consist of
development of the underground infrastructure such as water, and sewer lines
along with the construction of a one (1) duplex structure on the south portion of the
property. In Phase 2, the applicant plans to construct one (1) duplex structure
within the north portion of the property. Phase 3 will include construction of one
(1) four-plex structure within the west half of the property. The applicant proposes
to complete each phase in increments of 3 to 4 months.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
2
B. EXISTING CONDITIONS:
The property is located in an area containing mixed uses and zoning, north of
Interstate 30 and west of South University Avenue. Surrounding properties are
zoned for multi-family, single-family and commercial uses. To the north of the
property, a planned residential development is located at intersection of North
Chicot Road and Mabelvale Pike. The property currently has an unoccupied,
principle structure which the applicant proposes to demolish.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and SWLR United for
Progress, Town and Country Neighborhood Association, and the South
Brookwood Ponderosa Neighborhood Association were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. A grading permit in accordance to Section 29-186(c) and (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. If the northwest corner of the property is within the 100-year floodplain, a
special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction. Confirm floodplain is not on property.
4. Storm Water Detention will not apply to the proposed development.
5. 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.
6. Hauling of fill material on or off-site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway Street, (501) 379-1805 (Travis Herbner) for
more information.
7. The proposed parking lot drive aisle should be moved out of the public right-
of-way.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
3
8. Damage to public and private property due to hauling operations or operation
of construction-related equipment from a nearby construction site shall be
repaired by the responsibility party prior to issuance of a certificate of
occupancy.
9. Pedestrian access should be provided from the public right-of-way to the
proposed development.
10. Correct the spelling of Chicot Road on site plans.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service line required for
each building.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments.
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.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
4
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full-width requirement, but in
no case less than nine (9) feet. 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. 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. Street
landscape perimeter is deficient.
5. Eight percent (8%) of the vehicular use area must be designed for green space.
This green space should 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 ½) feet
in width. Trees shall be included in the interior landscape areas at the rate of
one (1) tree every twelve (12) parking spaces.
6. Any trash receptacles or pickup shall be oriented away from a primary street
side of the property and screened from the public right-of-way. Screen shall
exceed the height of the dumpster or trash containment area by at least two (2)
feet not to exceed eight (8) feet in total height.
7. For developments less than one (1) acre, there shall be a water source within
seventy-five (75) feet of all plant material if an automatic irrigation system is not
provided.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit towards 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.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
5
Planning Division:
The request is in the Geyer Springs West 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 home but may also include patio or garden homes
and cluster homes, provided that the density remains 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 the future development of
4 duplexes (8 units at approximately 10 units per acre) on the site.
Surrounding the application area, the Land Use Plan shows Residential High
Density (RH) to the east and south. Public Institutional (PI) is shown to the north
of the site with Residential Low Density (RL) shown to the west. Residential High
Density accommodates residential development of more than twelve (12) dwelling
units per acre. Public Institutional 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 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 remains less than (6) units per acre.
Master Street Plan:
To the east is North Chicot Road and it is Collector on the Master Street Plan. The
primary function of a Collector Road is to provide a connection from Local Streets
to Arterials. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan:
There is a Class III Bike Route shown on North Chicot Road. Bike Routes require
no additional right-of-way, but either a sign or pavement marking to identify and
direct the route.
H. ANALYSIS:
The applicant proposes to rezone the 0.73 acre property located at 7520 N. Chicot
Road from “R-2” Single Family District to “PRD” Planned Residential District. The
property is located on the west side of N. Chicot Road, north of Interstate 30.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
6
The applicant proposes to construct eight (8) single family residential units on the
property in three (3) phases. Phase I will include one (1) duplex structure within
the south half of the property, along with site grading, site drainage, utilities,
driveway and parking lot. Phase 2 will consist of construction of one (1) duplex
structure within the north half of the property. Phase 3 will include construction of
a four-plex structure within the west half of the property. Landscaping will be
installed with each phase.
The eight (8) residential units will range in size from 900 square feet to 1,200
square feet. The units will be single story, with a maximum building height of
25 feet. A front porch and rear patio will be included with each unit. The structures
will be located 20 feet to 85 feet back from the front (east) property line and nine
(9) to 16 feet back from the north, south and west property lines.
One (1) 24 foot wide driveway near the center of the site will provide access to the
proposed development. A 16 space parking lot is proposed within the east half of
the property. Section 36-502 (b) (1) of the City’s Zoning Ordinance would typically
1.5 parking spaces per unit, or 12 spaces for this proposed development. The
parking as proposed will be sufficient to serve the development.
A dumpster area is proposed at the southeast corner of the proposed parking lot.
The dumpster area will be screened as per ordinance requirements.
A small monument-type sign will be located on the north side of the entry drive.
The sign will have a height of four (4) feet and an area of 16 square feet. The sign
will contain the name and address of the project. The sign must be located at least
five (5) feet back from the east (front) property line.
Site lighting will consist of a single dark sky compliant LED light on a 20 foot tall
steel post. The light will be located at the center of the parking lot area. The
applicant notes that the proposed development will comply with the Engineering
requirements as found in Paragraph D. of the staff analysis and the
Landscape/Buffer requirements as found in Paragraph F.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PRD rezoning.
Staff is supportive of the requested PRD zoning to allow the eight (8) unit
residential development. Staff views the request as reasonable. The property is
located in an area of mixed uses and zoning. Existing multifamily developments
exist east and south of the subject property. The proposed development should
prove to be compatible with the surrounding uses and zoning. Staff believes the
proposed PRD zoning will have no adverse impact on the general area.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
7
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the Staff Analysis, in the
agenda staff report.
STAFF UPDATE:
The applicant submitted a letter to Staff on September 8, 2020 requesting this application
be deferred to the October 29, 2020 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 24, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant submitted a letter to Staff
on September 8, 2020 requesting this application be deferred to the October 29, 2020
Agenda. Staff supported the deferral request. The item as placed on the Consent
Agenda and approved as recommended by staff. The vote was 9 ayes, 0 nays and
2 absent.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Shawkat Ali was present, representing the application. There were no supporters and one
(1) registered objector. Staff presented the application with a recommendation for
approval. The applicant deferred to the registered opposition.
Tasha O’Neal, President of the Chicot Neighborhood Association, addressed the
Commission in opposition of the application. She expressed concerns regarding the
City’s Public Hearing Notification process and the lack of communication from the
applicant with the member of the community regarding the proposed development. Ms.
O’Neal emphasized the deficiencies in the communication among the Neighborhood
Associations in the community. She explained that her opposition to the proposal is the
condition of the applicant’s current properties in the community as well as the need for
improvements to the existing duplex properties throughout Southwest Little Rock.
The Commissioners inquired if the applicant met with any of the neighborhood
associations to discuss the plans for the development. The applicant, Syed Ali, confirmed
that he met with the Meadow Cliff Neighborhood Association. Mr. Shawkat Ali
emphasized that all the public notice requirements were satisfied for the application.
October 29, 2020
ITEM NO.: B (Cont.) FILE NO.: Z-9529
8
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 8 ayes,
2 nays, 0 absent and 1 abstention (Rahman).
October 29, 2020
ITEM NO.: C FILE NO.: Z-567-A
NAME: Rezoning from I-2 to R-4
LOCATION: 1800 East 3rd Street
DEVELOPER:
Loblolly Development LLC
130 Bridgewater Point
Hot Springs, AR 71913
OWNER/AUTHORIZED AGENT:
David R. Thompson
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street
Hensley, AR 72065
AREA: 0.22 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 CENSUS TRACT: 2
CURRENT ZONING: I-2
VARIANCE/WAIVERS:
1. None requested.
BACKGROUND:
The property located at 1800 East 3rd Street was rezoned from R-4 to I-2 in 1962, by
Ordinance No. 11,264. The property is comprised of two (2) legal lots of record; the south
half of Lots 13 and 14, Block “B”, Fletcher and Clark Addition.
October 29, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-567-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.22 acre property from “I-2” Light Industrial
District to “R-4” Two-Family District. The rezoning is proposed in order to construct
one (1) duplex structure on each lot.
B. EXISTING CONDITIONS:
The property is undeveloped and grass-covered. There are a few small trees
within the front (south) portion of the property.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and the East Little Rock
and Hanger Hill Neighborhood Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer is available but 15' deep in 3rd St. Separate services required for each lot
if new service is required.
Entergy: No comments received.
CenterPoint Energy: No Comments.
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.
October 29, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-567-A
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
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.
October 29, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-567-A
4
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the East Little Rock Planning District. The
Land Use Plan shows Residential Medium Density (RM) for the requested area.
The Residential Medium Density category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. The application is to
change the property from I-2 (Light Industrial District) to R-4 (Two Family District)
to allow for future development of the site.
Surrounding the application area, the Land Use Plan shows Residential Medium
Density (RM) to the south, east and west. There is an area of Park/Open Space
(PK/OS) then Mixed Use (MX) to the north. The Residential Medium Density
category accommodates a broad range of housing types including single family
attached, single family detached, duplex, town homes, multi-family and patio or
garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre. The Park/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. In this case the levee along the Arkansas River. 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.
Master Street Plan: To the south is 3rd Street which is a Local Street on the Master
Street Plan. The primary function of a Local Street 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.
October 29, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-567-A
5
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
Loblolly Development, LLC, owner of the 0.22 acre property located at 1800 East
3rd Street, is requesting that the property be rezoned from “I-2” Light Industrial
District to “R-4” Two-Family District. The rezoning is proposed to allow
construction of two (2) duplex structures. The property is comprised of two (2)
legal lots of record; the south half of Lots 13 and 14, Block “B”, Fletcher and Clark
Addition. The property is currently undeveloped.
The property is located in an area of mixed uses and zoning. The property to the
east and north is zoned PCD and is part of the Rock City Marina and Yacht Club
development, a mixed use development. Two (2) churches are located within the
block to the southwest across East 3rd Street. There is a scattering of single family
homes to the south. Undeveloped R-4 zoned property is located to the west.
The City’s Future Land Use Plan designates this property as “RM” Residential
Medium Density. The requested R-4 zoning does not require a plan amendment.
Staff is supportive of the requested R-4 zoning. Staff views the request as
reasonable. The proposed R-4 zoning is consistent with the future plan
designation of Residential Medium Density. The adjacent properties to the west,
southeast and southwest are currently zoned R-4. Therefore, the proposed R-4
zoning will represent a continuance of the established zoning pattern in this overall
area. Staff believes rezoning this property to R-4 will have no adverse impact on
the adjacent properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 24, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant failed to send the required
notifications to surrounding property owners. Staff recommended this application be
deferred to the October 29, 2020 Agenda. The item was placed on the Consent Agenda
and deferred as recommended by staff. The vote was 9 ayes, 0 nays and 2 absent.
October 29, 2020
ITEM NO.: C (Cont.) FILE NO.: Z-567-A
6
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 as placed on
the Consent Agenda and approved as recommended by staff. The vote was 11 ayes,
0 nays and 0 absent.
October 29, 2020
ITEM NO.: 1 FILE NO.: S-867-H (9)
NAME: Chenal Valley Tract 1 – Preliminary Plat
LOCATION: Northeast corner of Chenal Parkway and Rahling Road
DEVELOPER:
PotlatchDeltic Real Estate, LLC
7 Chenal Club Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Timothy E. Daters, P.E.
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 13.39 acres NUMBER OF LOTS: 7 FT. NEW STREET: 2,500 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: None Requested.
BACKGROUND:
A preliminary plat for this site was approved on October 30, 2008. The preliminary plat
approved the creation of a six (6) lot plat for 9.947 acres. Per Section 31-94(e), a
preliminary plat approved by Planning Commission shall be effective and binding upon
the Commission for two (2) years from the date of approval or as long as work is actively
progressing, at the end of which time the final plat application for the subdivision is must
have been submitted to the Planning Staff. The applicant did not provide staff with the
final plat application within the required time frame. The preliminary plat approval expired.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting the creation of a seven (7) lot plat from this 13.39 acre-
tract. The property is currently zoned C-3, General Commercial District. The
average lot size proposed is 1.6 acres. The development is proposed with 2,500
linear feet of new private street.
B. EXISTING CONDITIONS:
The site is located at the Northeast corner of Rahling Road and Chenal Parkway.
The property to the north along Chenal Parkway is wooded and the area along
Rahling Road is also wooded. To the south of the site is a developed area
containing commercial uses. Across Chenal Parkway to the west is Chenal Woods
Apartments, a Planned Residential Development (PRD). To the southwest is The
Promenade at Chenal.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting properties and Villages of Wellington Community
Associations and Citizens of West Pulaski County Neighborhood Associations
were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 60 ft. is required and street width of 36
ft. from back of curb to back of curb. With site development, provide design
of street conforming to the Master Street Plan. Construct street improvement
to the proposed streets including 5-foot sidewalks on both sides of the service
easements with planned development.
2. Chenal Parkway is a Principal Arterial (divided parkway) with high traffic
volume (23,000 vpd) and posted speed limit of 45 mph. Measured 85th
percentile speeds are slightly higher. The traffic volume was 18,000 vpd in
2011 and increased to 23,000 vpd in 2019. As more development occurs to
the west, traffic volumes will increase further. As such, additional median cuts
cannot be allowed as it will introduce additional conflict points and increase
the chances for crashes. Currently, due to the increased traffic volume and
speeding issues, residents at Chenal Club Blvd. have requested a traffic
signal at the intersection at Chenal. However, the side street traffic is not
adequate to warrant a signal. Installing new traffic signals so close to other
existing signals will deteriorate signal coordination, especially during peak
hours and increase delay for all motorists. This has been an ongoing problem
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
3
on Hwy 10 near the Pleasant Ridge/Rodney Parham Rd. area, causing traffic
congestion problems on a daily basis.
For the proposed development, the existing traffic signal at Chenal Pkwy. and
Rahling Rd. provides protected left-turn movements, which will be a safer
option for all motorists and also makes it possible to retain efficient arterial
coordination.
3. The adopted Chenal Parkway Master Street Plan specifies median cuts
allowed only at designated arterial and collector street intersections.
4. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan along Chenal
Parkway and along the proposed service easements.
5. Dual left turn movements are proposed on Chenal Parkway without a traffic
signal which is not permitted.
6. Is the north unnamed street proposed to be public or private?
7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Excessive
slopes are shown at location of proposed right-in/right-out entrance off
Chenal Parkway.
8. Storm water detention ordinance applies to this property.
9. Provide a letter prepared by a registered engineer certifying intersection sight
distance at proposed intersections complies with 2004 AASHTO Green Book
standards.
10. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is the applicant requesting an
advanced grading variance to advance grade future phases with construction
of the first phase?
11. A 75 to 100 feet radial dedication of Right-of-Way is required per the Master
Street Plan at the intersection of Rahling Road and Chenal Parkway.
12. Show proposed driveway aprons off proposed streets both public and private
to provide access to lots.
13. If an advanced grading variance is approved, vegetation must be established
on disturbed area within 21 days of completion of harvest activities.
14. Onsite striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
15. Plans of all work in the 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).
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
4
16. 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.
17. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
5
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
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.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
6
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
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: No comments.
G. TRANSPORTATION/PLANNING:
Public Works Median Cut Information:
Public Works staff does not recommend approval of a dual left turn in and out,
signalized median cut on Chenal Parkway based a projected signal warrants
analysis of the full build-out condition of the property. In addition, Chenal Parkway
design guidelines for collector street intersections call for only single left turns, not
dual as proposed.
Per the Manual of Uniform Traffic Control Devices (MUTCD), traffic signals should
be installed only if signal warrants are satisfied based on actual traffic
volumes. The traffic signal at Chenal Parkway and Promenade was installed
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
7
based on a signal warrants analysis with projected traffic volumes. However,
actual measured volumes following the full 2018 build-out show that signal
warrants are not satisfied. Signal hardware (poles/mast arms/ conduit work) was
also installed at two other intersections on Rahling Rd. based on projected traffic
volumes. However, it has been several years and development has not occurred
to generate any traffic at all. Another traffic signal had to be decommissioned on
Shackleford Road, adjacent to Comcast Corporation, which was also installed
based on projected volumes, which were never realized.
Federal Highway Administration Access Management Guidelines (FHAA
guidelines) address unwarranted signalization by stating unwarranted signals
cause undue delays as motorists wait at a red light while little or no cross traffic
exists. Worse, unwarranted signals may eventually be disobeyed or ignored by
frustrated motorists who are only one reckless incident away from causing an
accident or emerging as a casualty themselves. For these reasons, streets,
median openings, and driveways should not be signalized where they do not meet
warrants. Even warranted traffic signals do not eliminate all the accidents. While
signals may eliminate the rate of angle collisions, they increase the rate of rear-
end collisions, especially on high-speed approaches. Also, crashes that occur due
to red-light violations usually occur at full speed, causing severe injuries or
fatalities.
Median cuts on high speed roadways are also unsafe. Chenal Parkway has an
85th percentile speed of 52 mph EB and 55 mph WB with some vehicles traveling
in excess of 60 mph. The Master Street Plan for Chenal Parkway from Cantrell
Road to Shackleford Road states median cuts are allowed only at Master Street
Plan designated arterial and collector intersections and are to be designed with
single left turn lanes. The proposed street through the development from Chenal
Parkway to Chenal Valley Drive is not shown on the Master Street Plan and 2 left
turn lanes are proposed. Several decades ago, the Chenal Parkway-Target Store
single-lane, unsignalized median cut was approved and from the numerous
resulting traffic accidents staff discourages the cuts on Chenal Parkway. The
median opening at Chenal Parkway and Gamble Road-Chenal Creek Shopping
Center, also experiences frequent accidents. According to LRPD records, this
median cut has resulted in approximately 22 collisions in the last 2
years. Businesses have requested signalization of this intersection. However,
studies showed that traffic volumes are not adequate to satisfy the MUTCD signal
warrants for signalization.
Similar situations also occur along Cantrell Road. To improve capacity and safety,
the Interstate 430-Cantrell Road project which is currently under construction, will
place a median or wall within Cantrell Road west of Interstate 430 with limited
intersections and median cuts.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
8
Since the original preliminary plat application for this property was approved in
2008 showing the median cut, traffic conditions and signal timing plans for this area
have changed. The unprotected left turn movements at the Chenal Parkway and
Rahling Road intersection located approximately 1000 ft. to the south have been
replaced with protected left turn movements due to the numerous high-speed
angle collisions that have occurred. The proposed median cut location has similar
traffic volume and speeds as Chenal Parkway and Rahling Road and staff believes
will result in similar vehicle accidents. Currently, numerous complaints have been
received from the applicant and citizens with safety concerns about the existing
unsignalized median cuts at Chenal Valley Drive and Chenal Club Blvd. Staff has
conducted studies of both intersections and found neither meets signal warrants
yet are perceived as un-nerving and dangerous to motorists in their present
developed conditions. The same results will occur at this median cut location also.
A U-Turn or left turn at the Chenal Parkway and Rahling Road signalized
intersection accessing the development is the better option. Similar U-turn or left
turn movements exist on University Ave. specifically at 65th St. FHAA guidelines
state random median openings should not be encouraged. Drivers waiting with
apprehension to turn left as cars queue behind them feel the urge to shoot across
busy roads to complete a left turn. A turn lane at a signalized intersection such as
Chenal Parkway and Rahling Road will allow drivers to wait safely to complete U-
turns and left turns when traffic clears to enter the development from the proposed
accesses. FHAA Guidelines also state a left turn into and out of a driveway is less
safe than a U-turn and comprises the majority of vehicle crashes. Studies have
shown that making a U-turn to get to the opposite side of a busy highway is about
25% safer than a direct left turn from a side street or other access point.
In summary, Public Works staff recommends approval of the preliminary plat and
driveway locations but recommends denial of the Chenal Parkway median cut. If
a median cut is approved, only a single lane median cut will be permitted as
referenced in the Master Street Plan.
Rock Region Metro: No comments.
Planning Division: No comments.
ANALYSIS:
The applicant proposes to subdivide 13.39 acres located at the northeast corner
of Chenal Parkway and Rahling Road into seven (7) lots. The property is zoned
C-3, General Commercial District. Approximately 2,500 linear feet of internal
streets will be constructed with the plat development. The lots will be final platted
one (1) at a time as they are sold. The streets and drives within the subdivision
will be final platted in phases with the lots. The property is currently undeveloped.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
9
The average lot size proposed is 1.6 acres. The smallest lot is 0.98 acre in size.
Section 36-301 (e) (4) of the City’s Zoning Ordinance requires a minimum lot size
of 14,000 square feet (0.32 acre) for C-3 zoned property, with a minimum lot width
of 100 feet. The proposed plat conforms to these standards.
Section 36-301 (e) (1) requires a minimum front building setback of 25 feet for
C-3 zoned property. The proposed plat shows a 50 foot front setback along the
Chenal Parkway frontage and a 35 foot front setback along the Rahling Road
frontage.
The proposed plat shows shared driveway locations from Chenal Parkway and
Rahling Road. Driveways will also be located along the interior roadways.
The developer has agreed to extend Lamarche Drive from Chenal Valley Drive to
the north to Chenal Parkway, along the north end of this proposed subdivision.
The street will be constructed as the various properties along it are developed.
Lamarche Drive will be constructed as a standard collector street/commercial
street, with 60 feet of right-of-way and 36 feet of pavement width. The intersection
of Lamarche Drive and Chenal Parkway will be signalized when warranted. The
Master Street Plan allows the Planning Commission to designate a street as a
“collector street” when one is proposed that is not shown on the plan. Staff
suggests that the Planning Commission designate this proposed section of
Lamarche Drive as a collector street design.
As part of the plan, the applicant is proposing a median cut in the Chenal Parkway
median where Lamarche Drive is proposed to intersect. The Master Street Plan
designates Chenal Parkway as a principal arterial roadway. The Master Street
Plan does not regulate median cuts on principal arterial roadways nor this section
of Chenal Parkway. Staff supports the proposed median cut.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, 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 agenda staff report.
October 29, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-867-H (9)
10
2. Staff recommends that the section of Lamarche Drive from Chenal Valley Drive
to Chenal Parkway be classified as a “collector street.”
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 2 FILE NO.: LU20-11-01
Name: Land Use Plan Amendment – I-430 Planning District
Location: 11001 Kanis Road
Request: Parks Open Space (PK/OS) & Office (O) To Commercial (C)
Source: White Daters & Associates, Inc., 24 Rahling Circle
PROPOSAL / REQUEST:
Land Use Plan amendment in the I-430 Planning District from Parks Open Space
(PK/OS) & Office (O) to Commercial (C). Commercial represents services including 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. There is currently a church building to the
east of the lot, and another building to the west of the same lot. They all belong to the
same owner.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 and is 1.64 acres ± in size. North of the property is
Kanis Road and mostly vacant, wooded land and zoned as General Commercial District
(C-3). South of the property is vacant, zoned as Single Family District (R-2), and owned
by the same owner. To the southeast there is a 40 feet strip zoned as Open Space
(OS). West of the property are two R-2 zoned lots, then a General Office District (O3)
with one structure on it, and then a Quiet Office District (O1) with three (3) structures on
it. East of the property is zoned as Shopping Center District (C-2) and is vacant.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as Office (O) and it has a church on it, and is 1.6 acres
± in size. To the south of the property there is a Parks Open Space (PK/OS) strip
separating the property from the mostly vacant Commercial (C) use to its’ south with the
same ownership. There is a related re-zoning application requested to be amended as
from Single Family District (R2) to Commercial (C) in the same agenda for both parcels
with the same ownership. North of the property is Kanis Road, across Kanis Road it is
shown as Commercial on the Plan, and it is vacant. East of the property is a vacant
Office. To the west there are four lots which are shown on the Plan for Office use and
each has one structure on them.
October 29, 2020
ITEM NO.: 2 (Cont.) FILE NO.: LU20-11-01
2
September 3, 2019, two properties on Kanis Road amended from Office (O) to
Commercial (C) with LU19-11-03 land use amendment. One is northeast of Embassy
Suites Drive & Kanis Road intersection and the other one is southwest of Kanis and
Centerview Drive. These changes are half a mile to the west of subject area.
On February 18, 2014, a land use plan change was made from Office (O) to
Commercial (C) to the southeast of Shackleford and Kanis Road, 0.1 miles to the south
east of the subject property. Within the same Land Use amendment (LU13-02) a
change was made from MOC (Mixed Office Commercial) & NC (Neighborhood
Commercial) to C (Commercial).
MASTER STREET PLAN:
To the north of the area is Kanis Road and it is 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. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
BICYCLE PLAN:
There are no bike lanes in the immediate vicinity.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS:
The property requesting the Land Use Plan change is south of Kanis Road. It is
currently shown as Office and to the south as PK/OS as a green strip. The PK/OS strips
are mostly used in the Plan to separate two different uses. In this case it was used to
separate the Commercial use from the Office use. It should be noted that the ownership
crosses this Land Use line and the owner wishes to re-develop the entire ownership.
There is a related re-zoning application for the same property on the same agenda to
rezone the area from O-3 to C-3.
The request is to amend +1.6 acres of Office to Commercial. There is currently a church
on the property. There is a second building structure on the west portion of the property
and it belongs to the same owner. The site is within a prominent business center near
October 29, 2020
ITEM NO.: 2 (Cont.) FILE NO.: LU20-11-01
3
the intersection of two Interstates. Much of the retail and commercial is in the northern
quadrants along Markham and Chenal Parkway. With Commercial also shown at the
Kanis-Shackleford Roads and Kanis-Bowman Roads Intersections. Large office areas
are along Markham west of I-430, and Kanis Road south I-630. West of I-430 along
Kanis Road is mostly medical related office associated with Baptist Hospital. East of
I-430 is an area developed as an Office Park with additional office uses surrounding it.
There are two commercial nodes at the arterial intersections to the west and east. To
the west is the Bowman and Kanis Road intersection with a beverage shop, a Goodwill
Donation Center, a strip mall to the northeast, and a big box retail shop (Lowe’s) to the
northwest of this intersection. To the east is Shackelford and Kanis Road intersection
with a gas station to the southwest, a bank, some restaurants to the southeast, a hotel
and retail to the northwest, and Arkansas Farm Bureau to the northeast of this
intersection.
Directly north and south of the subject property is currently undeveloped Commercial
and approximately +14 acres in size. To the east of the subject property, southwest of
Kanis and Centerview Drive intersection, northeast of Kanis and Embassy Suites Drive
intersection have recently (September 3, 2019) amended from Office to Commercial
and are currently undeveloped, +3 acres.
The total undeveloped Commercial land between Bowman and Shackleford Roads in
that area is approximately +17 acres and these properties are zoned as C-2 Shopping
Center, C-3 General Commercial, and PCD Planned Commercial Development. These
undeveloped commercial areas are to the northwest and southwest of the Kanis and
Shackleford Roads intersection.
Northwest, southwest, and east of the subject property are currently +16 acres of
undeveloped Office land. They are zoned as PCD. In addition to these office areas, to
the southeast of Kanis and Bowman Road there are +18 acres of undeveloped Office
and Commercial land within the Mixed Office and Commercial (MOC) shown areas on
the Plan. Three quarters (3/4) of this area is zoned as O3. With one quarter (¼) of the
same area zoned as C3. The total undeveloped Office land between Bowman and
Shackleford Roads is approximately + 26 acres in size.
The available vacant Office and General Office (O-3) zoned areas are more than the
available Commercial or General Commercial (C-3) zoned areas both on the Land Use
plan and Zoning Map. Within the last ten (10) years there were thirteen (13) new Office
building permits issued, and ten (10) new Office building permits issued within the one
(1) mile radius of the subject area.
The proposed change to the Land Use Plan would expand a recently created Land Use
area on the Plan. There has been limited to no commercial or office development along
Kanis Road which has remained a two-lane rural road. The city has begun a public
October 29, 2020
ITEM NO.: 2 (Cont.) FILE NO.: LU20-11-01
4
project to widen Kanis Road to Arterial standards between Bowman and Shackleford
Roads. This project does include signalization of the Kanis Road- Centerview Drive
intersection to the west of this site.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: John Barrow
Neighborhood Association. Staff has received no comments from area residents or from
the Neighborhood Association.
STAFF RECOMMENDATIONS:
Staff recommends approval.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Walter Malone, Planning Staff presented the item. Mr. Malone stated that the area was
just over 1.5 acres in size and has historically been a church site. There are both Office
and Commercial areas in the vicinity, with Commercial Nodes at the Bowman and
Shackleford Roads intersections with Kanis Road – east and west of the application.
There is more available Office land in the area than Commercial land. In recent years
there has been no Office active and only a small amount of Commercial activity in the
area. This change could also be seen as an expansion of the Commercial that is
already to the north, south and east of the site. Staff is supportive of the change.
(For additional minutes see minutes for related zoning item Z-3592-N). A motion was
made to approve the application as filed with staff recommendation. By a vote of 11 for
and 0 against the Planning Commission approved the item.
October 29, 2020
ITEM NO.: 2.1 FILE NO.: Z-3592-N
NAME: Rezoning from R-2 to C-3
LOCATION: 11001/11103 Kanis Road
DEVELOPER:
Rose Hill Nazarene Church
11103 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters and Associates
AREA: 2.62 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.62 acre property located at 11001/11103
Kanis Road from “R-2” Single Family District to “C-3” General Commercial District.
The rezoning is proposed to allow a future commercial-office mixed use
development.
B. EXISTING CONDITIONS:
The east two-thirds of the property contains an existing church development. The
development includes a large church building, pavilion and volleyball court/outdoor
use area. A single family residential structure is located within the west one-third
of the site.
October 29, 2020
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-3592-N
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
October 29, 2020
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-3592-N
3
Planning Division: The request is in the I-430 Rock Planning District. The Land
Use Plan shows Office (O) and Park/Open Space (PK/OS) for the requested
area. The Office category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. The PK/OS category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and
recreational land. The application is to change the property from R-2 (Single-
Family District) to C-3 (General Commercial District) to allow for future
development of the site. There is a related application on the agenda to amend
the Land Use Plan in this location to Commercial (C).
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north and east. There is an area of Park/Open Space (PK/OS) then Commercial
(C) to the south. Office (O) land use is shown to the west of the application site.
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. In this case, a line between Commercial to the south and Office
use along the south side of Kanis Road. The Office category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities.
Master Street Plan: To the north is Kanis Road which is 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 Kanis 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. ANALYSIS:
Rose Hill Nazarene Church, owner of the 2.62 acre property located at
11001/11103 Kanis Road, is requesting to rezone the property from “R-2” Single
Family District to “C-3” General Commercial District. The rezoning is requested to
allow a future commercial-office mixed use development.
The property is located on the south side of Kanis Road, west of S. Shackleford
Road. The property contains a church development and a single family residential
structure.
October 29, 2020
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-3592-N
4
This section of Kanis Road, between S. Shackleford Road and Centerview Drive
contains properties which are predominantly zoned commercial (C-2, C-3 and
PCD). There are small areas of R-2, O-1 and O-3 zonings. The general area
contains a mixture of uses with some undeveloped properties.
The City’s Future Land Use Plan designates this property as “O” Office and
“PK/OS” Park Open Space. The applicant has filed a land use plan amendment
application to change the designation of this property to “C” Commercial. The
proposed land use plan amendment is a separate item on this agenda.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The property is located in an area of mixed commercial and office
uses and zoning along Kanis Road. The property is located along a Minor Arterial
Street. Kanis Road was recently constructed to five (5) lane roadway adjacent to
this property. This adjacent properties to the north, east and southwest are
currently zoned commercial (C-3, C-2 and PCD), with a number of other
commercially zoned properties in this general area. The requested C-3 zoning will
be compatible with the general area and will represent a continuation of the zoning
pattern along this section of Kanis Road. Staff believes rezoning this property to
C-3 will have no adverse impact on the adjacent properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 29, 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. There was a motion to
approve the application. The vote was 11 ayes, 0 nays and 0 absent. The application
was approved.
October 29, 2020
ITEM NO.: 3 FILE NO.: Z-9537
NAME: Rezoning from C-3 to R-3
LOCATION: 3025 S. Main Street
DEVELOPER:
RNB Custom Built Homes, LLC
Kimble Muhammad
10207 Judy Lane
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
RNB Custom Built Homes, LLC
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.124 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.124 acre property from “C-3” General
Commercial District to “R-3” Single Family District. The rezoning is proposed in
order to construct one (1) single family residence.
B. EXISTING CONDITIONS:
The property is currently undeveloped. The lot is mostly grass covered with a few
mature trees. Remnants of a previous residence (concrete porch and steps) exist
near the center of the lot.
October 29, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-9537
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and the South End,
Meadowbrook, SOMA 501 and Community Outreach Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of Main
Street and 31st Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
Planning Division: The request is in the Central City 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
October 29, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-9537
3
garden homes and cluster homes, provided that the density remain less than 6
units per acre. The application is to change the property from C-3 (General
Commercial District) to R-2 (Single Family District) to allow future development.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions. 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.
Master Street Plan: To the south is 31st Street and to the west is South Main
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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
RNB Custom Built Homes, LLC, owner of the 0.124 acre property located at 3025
S. Main Street, is requesting that the property be rezoned from “C-3” General
Commercial District to “R-3” Single Family District. The rezoning is proposed to
allow for the construction of one (1) single family residence. The property is
comprised of one (1) platted lot, Lot 15, Block 1, South Main Street Addition. The
property is currently undeveloped.
The property is located in an area which is predominately zoned R-3, with existing
single family residences and vacant lots. The properties at the northwest and
southwest corners of S. Main and West 31st Streets are zoned C-3 and C-1
respectively. There are also lots in the area which are zoned R-4 and R-5.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-3 zoning does not require a plan amendment.
Staff is supportive of the requested R-3 zoning. Staff views the request as
reasonable. The proposed R-3 zoning is consistent with the future plan
designation of Residential Low Density. The adjacent properties to the north and
east are currently zoned R-3. Therefore, the proposed R-3 zoning will represent
a continuation of the established zoning pattern in this general area. Staff believes
October 29, 2020
ITEM NO.: 3 (Cont.) FILE NO.: Z-9537
4
rezoning this property to R-3 will have no adverse impact on the adjacent
properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-3 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 11 ayes,
0 nays and 0 absent.
October 29, 2020
ITEM NO.: 4 FILE NO.: Z-9539
NAME: Rezoning from O-3 to C-3
LOCATION: 8300 Geyer Springs Road
DEVELOPER:
Maurice Mahmoud
10 Chalmette Court
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Marion Scott Foster
1926 Salem Road
Benton, AR 72019
SURVEYOR/ENGINEER:
Arkansas Surveying and Consulting
AREA: 0.80 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.80 acre property located at 8300 Geyer
Springs Road from “O-3” General Office District to “C-3” General Commercial
District. The rezoning is proposed to allow future commercial use of the property.
B. EXISTING CONDITIONS:
The property contains a vacant two-story office-type building which previously
housed a school use. Paved parking is located on the north, east and west sides
of the building. Driveways from Geyer Springs Road and West 83rd Street serve
as access to the property.
October 29, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-9539
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and the Cloverdale, Upper
Baseline Windamere, Wakefield and SWLR United for Progress Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape: No Comments.
October 29, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-9539
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
Planning Division: The request is in the Geyer Springs West Planning District.
The Land Use Plan shows Public Institutional (PI) for the requested area. The
Public Intuitional 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 O-3 (General Office District) to C-3 (General Commercial District) to
allow for the future development of the site. (Note: the surrounding Land Use is
used to help determine the appropriate future use when a Public Instruction
designated site is requested for different use.)
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north and south along Geyer Springs Road. To the west is Public Institutional (PI)
use. To the east along the east side of Geyer Springs Road is shown as Mixed
Office Commercial (MOC). 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 Public Intuitional 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. Mixed
Office Commercial provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial.
Master Street Plan: To the east is Geyer Springs Road and it is a Minor Arterial
on the Master Street Plan. To the north is 83rd Street which is a Local Street on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Geyer Springs Road since it is a Minor 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 are no bike routes shown in the immediate vicinity.
October 29, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-9539
4
H. ANALYSIS:
Maurice Mahmoud, owner of the 0.80 acre property located at 8300 Geyer Springs
Road, is requesting that the property be rezoned from “O-3” General Office District
to “C-3” General Commercial District. The rezoning is proposed to allow future
commercial use of the property. The property is located at the southwest corner
of Geyer Springs Road and West 83rd Street.
The property contains a two-story office-type building which was previously used
as a school. Paved parking is located on the north, east and west sides of the
building, with driveways from Geyer Springs Road and West 83rd Street.
The property is located in an area of mixed uses and zoning along Geyer Springs
Road. The vast majority of the properties which front on Geyer Springs Road are
zoned commercial (C-1, C-3 and C-4). There are several O-3 zoned parcels in the
general area. R-2 zoning is located further away from Geyer Springs Road.
Church and school uses are located west of the site.
The City’s Future Land Use Plan designates this property as “PI” Public
Institutional, based on the past use of the property. The requested C-3 zoning will
not require a plan amendment, based on the adjacent land use designations to the
north and south being “C” Commercial.
Staff is supportive of the requested C-3 rezoning. Staff views the request as
reasonable. The proposed C-3 zoning will be compatible with the area as the
majority of the properties which front on Geyer Springs Road, between I-30 and
Baseline Road, are zoned commercial. The proposed C-3 zoning will represent a
continuation in the zoning pattern along Geyer Springs Road, and should have no
adverse impact on the adjacent properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Scott Foster was present, representing the application. There were no supporters and
three (3) registered objectors. Staff presented the application with a recommendation for
approval. The applicant deferred to the registered opposition.
Valerie Tatum, President of the Geyer Springs Neighborhood Association, addressed the
Commission in opposition to the application. She expressed concerns regarding the
City’s notification requirements for neighborhood associations, the proximity of the Exalt
October 29, 2020
ITEM NO.: 4 (Cont.) FILE NO.: Z-9539
5
Academy to the proposed the subject property, the number of available parking spaces,
the potential use in the C-3 zoning, and the subsequent hours of operations. As a former
tenant at this location, Dr. Tatum briefly explained the challenges related to the adverse
conditions of the building while leasing the property. In closing, she reviewed the list of
questions proposed to the Commission related to the proposed rezoning and the
applicant’s proposed use for the rezoning request.
Trinidee Sanders addressed the Commission in opposition of the application. As a
25-year resident of the southwest community, she expressed concerns with the
dissemination of information regarding the proposal to members of the community.
Ms. Sanders also stated her opposition to the application is based on the nature of the
potential business within the C-3, General Commercial District.
Tasha O’Neal, President of the Chicot Neighborhood Association, addressed the
Commission in opposition of the application. Her concerns were related to the nature of
the proposed business and the high number of similar businesses within the same area.
Ms. O’Neal expressed the need for more community-involvement as it relates to business
proposals for the Southwest Community.
The Commission noted the need for the neighborhood associations to development better
means of communicating and involving each association. However, the scope of their
responsibility included only the rezoning request. The Staff offered that the all notification
requirements were fulfilled by the applicant.
There was a motion to approve the application as recommended by staff. The motion
was seconded. The vote was 9 ayes, 2 nays and 0 absent.
October 29, 2020
ITEM NO.: 5 FILE NO.: Z-2502-F
NAME: New Africa Development Revised PCD and Partial PCD Revocation
LOCATION: South side of West 40th Street, between Whitfield and Potter Street
DEVELOPER:
Islamic Center for Human Excellence
1717 Wright Avenue
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Islamic Center for Human Excellence
SURVEYOR/ENGINEER:
ETC Engineers
1510 Broadway Street
Little Rock, AR 72202
AREA: 3.03 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: PCD, Planned Commercial Development
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On October 5, 1971, by the adoption of Ordinance No. 12, 547, the Little Rock Board of
Directors rezoned 12.15 acres from B-Residential to MF-12 and 4.4 acres from
B-Residential to F-Commercial which was later changed to C-3, General Commercial.
Ordinance No. 19,212 adopted by the Little Rock Board of Directors on October 5, 2004,
rezoned an area containing 6 acres from MF-12 to PD-R to allow the development of
22 single-family homes, a mosque and an educational building.
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
2
On June 26, 2014, the Planning Commission voted 10 ayes, 0 noes and 1 absent to
recommend approval of the request to rezone 13.62 from PD-R, MF-12 and C-3 to PCD,
Planned Commercial Development, subject to the applicant providing complete and
specific details and site plan for review and approval as a revision to the PCD zoning prior
to any land clearing or grading the site. Ordinance No. 20,911 adopted by the Little Rock
Board of Directors on August 5, 2014, approved the Planned Commercial Development
zoning as recommended by the Planning Commission.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the western portion of PCD Planned Commercial
Development formerly zoned as PD-R and to revoke the eastern portion
(approximately 9.30 acres) of the PCD Planned Commercial Development
formerly zoned as MF-12 and C-3. As provided by the applicant, the uses
proposed for the revised PCD include “affordable single-family housing, a
children’s recreation area, an educational institution, a health clinic, a community
garden, and religious institution.”
The remaining 15 single-family residential lots (i.e., Lots 8-22) will be sold for
individual developments with typical R-2 zoning standards. The educational
institution is proposed with 35 students and 3 staff members. The development is
also proposed with an educational institution with a capacity of about 200 people.
B. EXISTING CONDITIONS:
The west portion of the overall PCD is undeveloped except for five (5) homes
constructed along the north property line of the development. The east portion of
the site is vacant. Other surrounding uses in the area include residential, industrial,
commercial and office uses.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and John Barrow and
Westwood Neighborhood Associations were notified of public hearing.
D. ENGINEERING COMMENTS:
1. The proposed "Potter Street" must be renamed, as that name is already in
use. Street names and street naming convention must be approved by Public
Works. Contract Glenn Haley at (501) 371-4537.
2. The proposed East-West street, currently labeled as "Potter Street" shall be
constructed to City of Little Rock construction standards. Is this street
proposed to be public or private?
3. Show location of all gates proposed to be installed.
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
3
4. With site development provide design of street conforming to the Master
Street Plan. Construct street improvements to the cul-de-sac.
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 variance being requested with
construction of the first phase to advance grade future phases? Is a variance
being requested with construction of the cul-de-sac to advance grade the
residential lots?
6. Provide sketch Grading and Drainage Plan for the subdivision. Drainage
easements or tract lands must be shown on the plat.
7. Storm water detention ordinance applies to this property.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. 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.
11. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
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.
13. Driveway aprons are required to be constructed with concrete.
14. Pedestrian access should be provided to the mosque and the school from
Potter Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
4
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Parks and Recreation: No comments received.
County Planning: No Comments.
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.
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.
Perimeter planting strips are deficient adjacent to Lots 8, 9, and 10.
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 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. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
5. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
5
6. 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 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 revise the existing PCD (Planned Commercial Development)
District and to revocate the western half of the existing PCD (along Whitfield). The
resulting (smaller) PCD is to allow the development of 15 more single-family
houses, a mosque and school. The proposed use combination is similar to that
for the eastern half in the current PCD.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the east, west and north. Light Industrial (LI) use is shown to the
south toward Asher Avenue. Mixed Use (MX) is shown to the southeast along
Asher Avenue. 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 Light Industrial category provides
for light warehouse, distribution or storage uses, and/or other industrial uses that
are developed in a well-designed "park like" setting. The 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.
Master Street Plan: To the north is 40h Street and to the west is Potter 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.
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
6
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
ANALYSIS:
The applicant is proposing to revise the current PCD zoning designation for the
western portion of the property, approximately six (6) acres, and to revoke the PCD
zoning for the eastern portion, consisting of approximately 9.30 acres and formerly
zoned as MF-12 and C-3. The PCD zoning was previously approved as a mixed-
use development to include residential, single-family and elderly housing; a
community center; a school, a Masjid, office and retail uses. The applicant
submitted a revised site plan to staff proposing affordable single-family housing, a
children’s recreation area, an educational institution, a health clinic, a community
garden, and religious institution development on the west portion of the current
PCD site.
The east portion of the current PCD, previously zoned MF-12 and C-3, currently
resides under a different owner, Carolyn Ann Hougland Revocable Trust, who has
subsequently submitted a Letter of Revocation to staff on September 2, 2020
requesting a reversal of previously approved PCD zoning to revert to its original
underling zoning classifications of MF-12 (approx. 6.6 acres) and C-3 (approx. 2.8
acres). This tract of land is currently vacant and undeveloped.
The revised site plan for the west portion of the PCD indicates twenty-three
(23) lots. Five (5) single-family residential homes have been developed and sold
under the previously approved PCD on Lots 1 through 5. Lot 6 is proposed as six
(6) parking spaces with access points from both Potter Street and 40th Street.
A 2,953 square feet Mosque is proposed for Lot 7. Lots 8 through 22 are platted
for single-family residential with an average lot size of 6,313 square feet. The plan
also indicates a 4,500 square feet educational building, a 6,750 square feet
Mosque, a playground, and seventy-eight (78) parking spaces on Lot 23.
According to the applicant, the residential lots proposed for development will be
constructed with 25 feet front yard setbacks, 10 feet side yard setbacks, and
20 feet rear yard setbacks. The minimum lot size is 6,024 square feet. All turning
radii within the development are 25 feet unless otherwise indicated. The plan
indicates a cul-de-sac with access from Potter Street in the southern portion of the
property. The applicant has noted that the street will be not be named Potter Street
as shown on the plan and will remain a public street. The proposed development
will not have gated entrances to the cul-de-sac or two (2) Mosques buildings.
The site plan indicates the placement of 78 parking spaces. Although there are
not any parking requirements for a planned development, Section 36-502 (2) (d)
of the code requires the minimum standard for churches and other places of
worship is typically calculated at 1.0 space for every four (4) seats in new principle
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
7
assembly areas. The applicant has noted that the combined seating capacity for
the two (2) Mosques building is 225 which will require the placement of a minimum
of 56 parking spaces. The staff feels the parking as proposed is adequate to serve
the development.
The applicant is proposing one (1) dumpster on the site located on Lot 23 within
the rear portion of the parking lot. Section 36-523 (d) of the City Zoning Ordinance
requires that dumpster areas be screened by an opaque fence or wall which
exceeds the height of the dumpster area by at least two (2) feet, not to exceed
eight (8) feet in total height.
The applicant is also proposing lighting for entrances and exits along with a few
security lights. All site lighting will be low level and directional, directed downward
and into the site. The lighting will be shielded to minimize any adverse impact for
adjacent properties.
The applicant has indicated there will be one (1) wall sign attached to the large
mosque building. Typical signage allowed in commercial zones for wall signs
should not exceed ten (10) percent in aggregate sign area for that occupancy’s
façade area. The applicant has agreed to comply with the typical ordinance
standards.
To staff’s knowledge there are no outstanding issues associated with this
application.
Staff is supportive of the requested Revised PCD zoning and Partial PCD
revocation. Staff views the requests as reasonable. The applicant is requesting
no variances with the proposed re-development. Staff believes that the proposed
development will have no adverse impact on the adjacent properties or the general
area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised PCD and partial PCD
revocation, subject to compliance with the comments and conditions outlined in
paragraphs, D and F, and the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. There were no persons present registered in support or opposition. Staff
informed the Commission that the applicant failed to send the required notifications to
surrounding property owners. Staff recommended this application be deferred to the
October 29, 2020
ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-F
8
December 3, 2020 agenda. The item was placed on Consent Agenda and approved as
recommended by staff. The vote was 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 6 FILE NO.: Z-4450-D
NAME: Rebick-Frederick LLC Event Center PCD
LOCATION: 721 West 9th Street
DEVELOPER:
JR Facility Management
1402 Clinton Street
Nashville, TN 37203
OWNER/AUTHORIZED AGENT:
Antwan D. Phillips, P.A.
Wright, Lindsey & Jennings LLP
200 West Capitol Avenue, Suite 2300
Little Rock, AR 72201
SURVEYOR/ENGINEER:
White-Daters and Associates
AREA: 1.033 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 45
CURRENT ZONING: PD-C, Planned Development – Commercial
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On March 14, 1996, the Planning Commission voted 9 ayes, 0 noes, 1 absent,
0 abstentions and 1 open position to recommend approval of a PD-C, Planned
Commercial Development and the abandonment of the east seven (7) feet of the utility
and drainage easement for this property at 721 West 9th Street. Ordinance No. 17,160
adopted by the Little Rock Board of Directors on April 16, 1996, approved the Planning
Commission’s recommendation.
The applicant was approved to operate Copy Systems, an office machine business, which
included display area, service area, warehouse area, and offices. The approval allowed
October 29, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-4450-D
2
for the construction of a 12,000 square foot, one-story building with on-site parking and
loading dock drive access off West 9th Street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the existing PD-C Planned Commercial
Development to allow the use of the facility as an event center. As provided by the
applicant, “the subject property will be used to host weddings; corporate dinners
and events; trade shows; and live music from local and up and coming bands. The
venue will be managed by JR Facility Management. The company operates similar
large event and live music venues in Nashville, Tennessee; Chattanooga,
Tennessee; and Kansas City, Missouri.
The proposed event center will only be open for specific shows and events,
including weddings, fundraisers, corporate events, and concerts. Similar to
theater, arena, or stadium, the events will vary in start time and end time, but
typically all events will end on or before 11 pm. The venue will be able to seat a
minimum of 500 patrons.”
B. EXISTING CONDITIONS:
The property is located on the south side of West 9th Street between South Gaines
and South State Streets. The site contains the Canon Building with an area of
12,000 square feet. The area is developed as predominately urban uses with
some commercial uses.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and Little Rock Arts
District and Downtown Neighborhood Associations were notified of public hearing.
D. ENGINEERING COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
9th Street and Gaines Street.
2. A 20 feet radial dedication of right-of way is required at the intersection of
9th Street and State Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Analysis Required.
Entergy: No comments received.
October 29, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-4450-D
3
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Downtown 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 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 revision to an existing PCD
(Planned Commercial Development) District to allow an Event Center and C-2,
Shopping Center District uses as allowable uses.
Surrounding the application area, the Land Use Plan shows Mixed Use – Urban
(MXU) to the east, west and north. Public Institutional (PI) is shown to the south
across Interstate 630. 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 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 Public Institutional category includes public and quasi-public
October 29, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-4450-D
4
facilities that provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals.
Master Street Plan: To the south is Interstate 630 and it is shown as a Freeway
on the Master Street Plan. To the east is Gaines Street, north is 9th Street and
west is State Street; they are all shown as Local Streets on the Master Street Plan.
Freeways are intended to serve through long distance trips, they are always
designed as full access control roads (no direct access). 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 III Bike Route shown on State Street. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route.
H. ANALYSIS:
The applicant proposes to rezone the 1.033 acre property located at 721 West 9th
Street from PD-C Planned Development – Commercial to PCD Planned
Commercial Development to allow for use of the existing 12,000 square foot
commercial building as an event center. The applicant is proposing C-2 Shopping
Center District permitted uses as alternate uses for the property.
The property is completely developed with a 12,000 square foot commercial
building and on-site parking. The existing building is located within the east half of
the property. Thirteen (13) paved parking spaces are located on the east side of
the building, with 39 paved parking spaces on the west side of the building
(52 total). Access drives from S. State Street and S. Gaines Street serve the
existing parking areas.
Specifics regarding the applicant’s proposal are as follows:
“1. Typical events and hours of operation. The venue is only open for
specific shows and events, including weddings, fundraisers, corporate
events, and concerts. Therefore, this event space could be open any
day of the week based on when an event is scheduled. Similar to
theater, area, or stadium, the events will vary in start time and end time,
but typically all events will end on or before 11 p.m.
2. Seating capacity. The venue will be able to seat a minimum of
500 patrons.
October 29, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-4450-D
5
3. On-site trash collection. There is currently a Waste Management
dumpster with an enclosure. We will continue to use this dumpster. In
addition, we will use a recycling container per City of Little Rock’s
regulations.
4. Onsite lighting. Both the front and back parking lots are lighted. There
is a lighted 4 X 10 sign on the front and rear of the building on a timer
system. We will affix lights to the building near the entrances that will
be lighted when the venue is in use. This will ensure that the premises
are well lit for safety.
5. Signage. There is currently a pole with a sign that is approximately
6 x 12 that is located on the southwest corner of the property near
Interstate 630. We will have signage affixed to the building.”
The applicant notes that the event center will seat at least 500 persons. Section
36-502 of the City’s Zoning Ordinance would typically require 100 off-street parking
spaces for this seating capacity. There are currently 52 paved parking spaces on
the site. Most of the surrounding streets in this general area allow parking on one
(1) or both sides of the streets. All surrounding properties are zoned UU Urban
Use District which requires no off-street parking. Staff believes the available
parking on site and in the area will be sufficient to serve the proposed event center
use.
There is an existing ground-mounted sign at the southwest corner of the property.
The ground sign is approximately 20 feet tall with an area of approximately
72 square feet. There are also existing wall signs on the east and west sides of
the building. The applicant proposes to utilize the existing ground sign and have
signage on the building. Any wall signage must not exceed 10 percent of the
building façade area on a particular side. Also, no additional ground-mounted sign
will be allowed on the property.
The applicant notes that there is some site lighting on the property. The applicant
also notes that some additional building lighting will be installed. All existing and
proposed lighting will need to be directed downward and into the site, and not
reflect onto adjacent properties.
In response to questions from staff with respect to outdoor use and event end time,
the applicant provided the following:
· With regard to outdoor events, our client understands that there will not be any
outdoor shows allowed at this time. However, the client also understands that
it will have the right to seek “block party” or other temporary permits if needed.
October 29, 2020
ITEM NO.: 6 (Cont.) FILE NO.: Z-4450-D
6
· With regard to closing time, our client will ensure that events are scheduled to
end on or before midnight. However, to ensure full compliance, we are
requesting a closing time of 1:00 a.m. in the event there are any scheduling
delays.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PCD rezoning.
Staff is supportive of the requested PCD rezoning to allow use of the existing
building as an event center, with C-2 permitted uses an alternate uses. Staff views
the request as reasonable. The property is located along Interstate 630 (south
boundary) with UU zoned properties to the north, east and west. The immediate
area contains a mixture of non-residential uses including warehousing and retail.
The proposed use of the property as an event center should prove to be compatible
with the area, as most of the surrounding businesses will be closed when the event
center is in operation. Staff believes the proposed event center use will have no
adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to the following
conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the Staff Analysis, in the agenda staff report.
2. C-2 permitted uses are approved as alternate uses for the property.
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 7 FILE NO.: Z-9271
NAME: Rick’s Short-form POD – Time Extension Request
LOCATION: South side of Cantrell Road in the 16900 block of Cantrell Road,
approximately 325 feet east of Drew Drive
DEVELOPER:
Jett Ricks
5502 B Street, Suite 9
Little Rock, AR 72205
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
ANALYSIS:
On November 30, 2017 the Planning Commission approved the Rick’s Short-form POD
by a vote of 8 ayes, 0 noes and 3 absent. On January 30, 2018 the Board of Directors
passed Ordinance No. 21,531 establishing the Rick’s Short-form POD.
The approved POD included construction of a 13,400 square foot, two (2) story office
building on the 1.31 acre property located on the south side of Cantrell Road (16900
block), approximately 325 feet east of Drew Drive. The development included 36 parking
spaces within the front yard area. The front building setback is to be 100 feet, with a 40
foot landscaped area along Cantrell Road. The approved plan indicated a rear setback
of 40 feet and minimum side yard setbacks of 30 feet. A single driveway from Cantrell
Road will serve as access. The approved plan also provides for a ground sign to be
located within the front landscaped area, with a maximum height of six (6) feet and a
maximum area of 72 square feet. The days and hours of operation are to be from
October 29, 2020
ITEM NO.: 7 (Cont.) FILE NO.: Z-9271
2
7:00 a.m. to 6:00 p.m., Monday through Friday. O-1, Quiet Office District, permitted uses
were approved for the development.
Section 36-454 (e) (1) of the City’s Zoning Ordinance is as follows:
“(1) The applicant shall have three (3) years from the date of passage of
the ordinance approving the preliminary approval to submit the final
development plan. Requests for extensions of time shall be
submitted in writing to the planning commission which may grant one
(1) extension of not more than two (2) years. Time extensions shall
be applied for by formal written request not less than ninety (90) days
prior to the first expiration date. Failure of the applicant to file a timely
extension shall be cause for revocation of the PZD as provided in
this article.”
The applicant submitted a letter to staff requesting the approved POD be extended for
two (2) additional years, as it is set to expire on January 30, 2021. Staff supports the
requested POD time extension, as there have been no substantial changes in the overall
area along this section of Cantrell Road since the 2018 approval.
STAFF RECOMMENDATION:
Staff recommends approval of the requested two (2) year time extension for the Rick’s
Short-form POD, subject to compliance with all conditions of the previous approval.
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 11 ayes,
0 nays and 0 absent.
October 29, 2020
ITEM NO.: 8 FILE NO.: Z-9535
NAME: Taylor Loop Creek Office – POD
LOCATION: 16100 Cantrell Road
DEVELOPER:
Matt White
400 West Capitol Avenue, Suite 2891
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Joe White
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 6.73 acres NUMBER OF LOTS: 2 + 1 tract FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-Family District
VARIANCE/WAIVERS:
1. Variances from the Highway 10 Design Overlay District to reduce the front and rear
building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat 6.7 acres located at the northwest corner of
Cantrell Road and Tulley Cove. Lot 1 consisting of 1.46 acres will be rezoned to
POD, Planned Office Development. Tract A, 3.79 acres, will be rezoned to OS,
Open Space. This portion of the property lies within the floodway. Lot 2 consisting
of 1.48 acres will remain R-2, Single-Family District, for the future development of
a single-family home with access from Tulley Cove at the rear of the property. The
plan calls for a three-story office building on the south of side of Taylor Loop Creek
fronting Cantrell Road to be developed on Lot 1.
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
2
B. EXISTING CONDITIONS:
The property is located at the northwest corner of Cantrell Road and Tulley Cove
in the Highway 10 Overlay District; and adjacent to the floodway and within the
floodplain. The site is currently undeveloped and partially tree covered.
There are two (2) office buildings east of the property. To the south across Cantrell
Road, there are mixed uses consisting of a restaurant, office, and storage located
in a strip center. To the west of the property is a green space which buffers one
(1) single-family home. Tully Cove, a residential development of five (5) single-
family homes, is located to the north of the proposed development.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and Tulley Cove and
Pinnacle Valley Neighborhood Associations were notified of public hearing.
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. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan along Cantrell
Road. The new 5 ft. sidewalk should be placed 3 ft. off the back of curb.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Storm water detention ordinance applies to this property. Detention should be
provided to a depth of 6 inches within the parking lot.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
7. The minimum Finish Floor elevation of at least 1 ft. above the base flood
elevation is required to be shown on plat and site plans on lot 1 and 2.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot-wide
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
3
drainage and access easement is required adjacent to both the north and
south sides of the floodway boundary. Rezone floodway to Open Space to
obtain credit towards a reduction in flood insurance premiums in the City of
Little Rock.
9. Remove driveway aprons not proposed to be used.
10. With being adjacent to the floodway and within the floodplain, provide a
Sketch Grading and Drainage Plan per Sec. 29-186 (e).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No Comments.
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 Highway 10 Scenic Corridor Overlay
District.
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
4
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. 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. 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.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the River Mountain Planning District. The
Land Use Plan shows Transition (T), Park/Open space (PK/OS) and Residential
Low Density (RL) for the site. 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
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
5
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
Park/Open Space category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
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 POD (Planned Office Development) District to allow for future
development on the site.
Surrounding the application area, the Land Use Plan shows Transition (T) to the
east and south (across) Cantrell Road. To the north and northwest is Residential
Low Density Residential Low Density (RL). To west of the application is an area
of Park/Open Space followed by Transition (T). 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 Park/Open Space category includes all public
parks, recreation facilities, greenbelts, flood plains, and other designated open
space and recreational land. In this case the drainage way of a creek. 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.
Master Street Plan: To the south is Cantrell Road and it is a Principal Arterial on
the Master Street Plan. The primary function of a Principal Arterial Street is to
serve through traffic and to connect major traffic generator or activity centers within
an urbanized area. Entrances and exits should be limited 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: 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).
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
6
H. ANALYSIS:
The applicant proposes to subdivide the 6.73 acre property located at 16100
Cantrell Road into two (2) lots and one (1) tract. Lot 1 which runs along Cantrell
Road will be 1.46 acres in size, with Lot 2 containing 1.48 acres. Tract A will
consist of 3.79 acres, all of which lies in the floodway. Lot 2 will gain access from
Tulley Cove which runs along its east boundary. The property is located within the
Highway 10 Design Overlay District.
The applicant also proposes to rezone Lot 1 from “R-2” Single Family District to
“POD” Planned Office District to allow a new office development. The applicant
proposes to rezone Tract A from R-2 to “OS” Open Space District, based on the
fact that Tract A represents floodway which runs through the overall property. Lot
2 will remain zoned R-2 for the development of one (1) single family residence.
The proposed POD zoning for Lot 1 includes a three-story office building within the
west half of the lot. The proposed office building will be approximately 10,000
square feet in area. It will be located 80 feet back from the front (south) property
line, 25 feet from the rear (north) property line and 30 feet from the west side
property line. A 30 foot wide driveway from Cantrell Road at the southeast corner
of Lot 1 will serve as access to the office development. Paved parking will be
located on the east side of the proposed office building. A cul-de-sac will be
located at the west end of the parking area.
Section 36-502 (b) (2) g. of the City’s Zoning Ordinance would typically require a
minimum of 25 parking spaces to serve the proposed office building. The
proposed site plan includes 35 parking spaces. Staff believes this will be sufficient
to serve the proposed office use. The applicant notes that site lighting will low-
level and directed into the site.
A dumpster area is shown at the west end of the parking area. The dumpster area
must be screened as per Section 36-523 of the Code.
The applicant notes that all signage will conform with the Highway 10 Design
Overlay District requirements. Section 36-346 (f) will allow one (1) monument-type
ground sign for Lot 1, with a maximum height of six (6) feet and a maximum area
of 72 square feet.
The applicant is requesting variances from the Highway 10 DOD to allow reduced
front and rear building setbacks. Section 36-346 (b) requires a minimum front
building setback of 100 feet, and Section 36-346 (c) requires a minimum rear
setback of 40 feet. As noted previously the proposed building will have a front
setback of 80 feet and a rear setback of 25 feet. Staff is supportive of the setback
October 29, 2020
ITEM NO.: 8 (Cont.) FILE NO.: Z-9535
7
variances, as the lot has a fairly shallow depth, ranging from 100 feet to 179 feet
due to the floodway area.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues.
Staff is supportive of the requested POD and OS rezoning. Staff views the request
as reasonable. The property is located in as area of mixed uses and zoning. The
City’s future Land Use Plan designates this property as “T” Transition. The two (2)
properties immediately east of the proposed Lot 1 are zoned. PD-O, with a large
POD zoning to the west. PCD and POD zonings are located across Cantrell Road
to the south. The proposed POD zoning will represent a continuation of the zoning
pattern along this section of Cantrell Road, with the POD development be
consistent with the future land use designation. Staff believes the proposed
development will have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested POD and OS rezoning and
associated building setback variances, subject to compliance with the comments
and conditions outlined in Sections D, E and F, and the staff analysis, in the agenda
staff report.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant submitted a letter to staff
on October 28, 2020 requesting this item be deferred to the December 3, 2020 agenda,
in order to work out an access issue. Staff supported the deferral. A waiver of the
Planning Commission bylaws is needed based on the fact that the request for deferral
was made less than five (5) business days prior to the public hearing. The item was
placed on the Consent Agenda and approved as recommended by staff. The vote was
11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 9 FILE NO.: Z-9538
NAME: Woodall Short-Term Rental PCD
LOCATION: 1803 East 3rd Street
DEVELOPER:
Douglas Woodall
1803 East 3rd Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Pat McGetrick
11601 Bass Pro Parkway
Little Rock, AR 72210
SURVEYOR/ENGINEER:
McGetrick and McGetrick, Inc.
AREA: 0.057 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 CENSUS TRACT: 2
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.057 acre property [one (1) lot] located at
1803 East 3rd Street from R-4 to PCD to allow for the construction of a two-story
residential-type structure to be used as a short-term rental.
October 29, 2020
ITEM NO.: 9 (Cont.) FILE NO.: Z-9538
2
B. EXISTING CONDITIONS:
The property is located on the south side of East 3rd Street, just east of Bender
Street. The subject lot is currently undeveloped and mostly grass covered. There
are a few small trees along the side property lines.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and the East Little Rock
and Hanger Hill Neighborhood Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project potentially falls within the parameters of a commercial “Hotel” classification
and must be reviewed as such. Contact a commercial plans examiner:
Curtis Richey at 501-371-4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
October 29, 2020
ITEM NO.: 9 (Cont.) FILE NO.: Z-9538
3
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
Planning Division: The request is in the East Little Rock Planning District. The
Land Use Plan shows Residential Medium Density (RM) for the requested area.
The Residential Medium Density category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. The application is to
change an area from R-4 (Two Family District) to PCD (Planned Commercial
Development) District to allow the use of the site as a Short Term Rental with no
owner on site.
Surrounding the application area, the Land Use Plan shows Residential Medium
Density (RM) in all directions. The Residential Medium Density category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in this
category provided that the density is between six (6) and twelve (12) dwelling units
per acre.
Master Street Plan: To the east is Bender Street and to the north is 3rd 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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
The applicant proposes to rezone the 0.057 acre property located at 1803 East 3rd
Street from “R-4” Two-Family District to “PCD” Planned Commercial District. The
property is comprised of one (1) legal lot of record, being 32.5 feet wide and 76
feet deep; part of Lots 1 and 2, Block 4, Garland Addition.
The applicant proposes to construct a two-story, 1,650 square foot residential-type
structure on the lot to be used as a short-term rental. The proposed structure will
be located 20 feet back from the front (north) property line, 15 feet from the rear
October 29, 2020
ITEM NO.: 9 (Cont.) FILE NO.: Z-9538
4
(south) property line and three (3) feet from the east and west side property lines.
The structure will be a modern-type structure with an abundance of glass and wood
or aluminum siding, and possibly a small amount of brick. The height of the
structure will not exceed 35 feet, which is the typical height allowance in R-4
zoning.
The proposed structure will have three (3) bedrooms and two (2) bathrooms. The
structure will be rented as a vacation rental in its entirety, never by individual
bedrooms. The maximum length of stay will be 30 days. There will be no signage
located on the property.
The proposed structure will include a two-car garage at the northeast corner of the
structure. A two-car wide driveway from East 3rd Street will serve as access to the
property. Therefore, there will be four (4) on-site parking spaces for the proposed
short-term rental use, which staff believes will be sufficient. Also, on-street parking
is allowed along East 3rd Street, as well as the surrounding streets.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PCD rezoning.
Staff is supportive of the requested PCD rezoning to allow for the construction of
a residential-type structure to be used as short-term rental. Staff views the request
as reasonable. There has been an increasing interest in developing lots within this
area, with the current marina and yacht club development which is taking place
along the Arkansas River to the north and northeast. Staff support of this
application is based on the PCD zoning for the short-term rental use being
conditioned upon the ownership of the property by Douglas and Lita Woodall. If
the Woodalls ever sell the property, the PCD zoning will become null and void, with
the property automatically reverting back to its original R-4 zoning. As such, the
property/structure will be able to be used as a single family residence if the property
is sold. Staff will also recommend that single-family residential be a permitted use
for the PCD zoning. Therefore, if the Woodalls retain ownership of the property
and decide to cease the short-term rental use, the structure can be occupied as a
single family residence. Staff believes the proposed PCD zoning will have no
adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to the following
conditions:
October 29, 2020
ITEM NO.: 9 (Cont.) FILE NO.: Z-9538
5
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F, and the staff analysis, in the agenda staff report.
2. The PCD zoning will be conditioned upon the ownership of the property by
Douglas and Lita Woodall. If the Woodalls ever sell the property, the PCD
zoning will become null and void, with the property reverting back to its original
R-4 zoning.
3. Single family residential will be a permitted alternate use for the PCD zoning.
PLANNING COMMISSION ACTION: (OCTOBER 29, 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 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 10 FILE NO.: Z-9536
NAME: Woodlands Valley PRD
LOCATION: South side of Cooper Orbit Road, at Kanis Road
DEVELOPER:
Woodlands Hill of Little Rock, LLC
15100 Pride Valley Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 17.35 acres NUMBER OF LOTS: 81 FT. NEW STREET: 2,590 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-Family District
VARIANCE/WAIVERS:
1. A variance for advanced grading of the entire property with the construction of the
infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 17.35 acres from R-2, Single-Family District, to
PRD, Planned Residential Development. The plan calls for the development of
attached residential townhomes and garden patio homes (detached) on eighty-one
(81) lots. The subdivision will be constructed in four (4) phases.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
2
B. EXISTING CONDITIONS:
The property is located on the west side of Woodlands Trail, south of Kanis Road.
The site is undeveloped and heavily wooded. North of the property is mixed
development of commercial and residential uses. The properties to the east and
west are primarily undeveloped. Woodlands Edge Subdivision is located to the
south of the subject property.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and Parkway Place,
Citizens of West Pulaski County, Woodlands Edge and Spring Valley Manor
Neighborhood Associations were notified of public hearing.
D. ENGINEERING COMMENTS:
1. With site development, provide design of street conforming to the Master Street
Plan. Construct street improvement to these streets including 5-foot sidewalks
with planned development.
2. At time of abandonment of Cooper Orbit Road, a concrete driveway ramp
should be constructed connecting old Cooper Orbit Road into the new realigned
section to provide a secondary emergency fire access route to the subdivision.
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. An advance grading variance is being
requested to advance grade future phases with construction of the first phase
and to clear and grade the lots with construction of the streets.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
3
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
4
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.
Parks and Recreation: No comments received.
County Planning: No Comments.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
5
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Ellis Mountain Planning District. The Land
Use Plan shows Residential Low Density (RL) and Mixed Office Commercial
(MOC) 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. Mixed Office Commercial
provides for a mixture of office and commercial uses to occur. Acceptable uses are
office or mixed office and commercial. The application is to change an area from
R-2 (Single Family District) to PRD (Planned Residential Development) District to
allow the future development on the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the west and south. Suburban Office (SO) is shown to the north
and Mixed Office Commercial (MOC) is shown to the east of the application 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 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. Mixed Office
Commercial provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial.
Master Street Plan: To the north is Cooper Orbit Road is a Local Street on the
Master Street Plan. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
6
ANALYSIS:
The applicant proposes to rezone the 17.35 acre property located along the south
side of Cooper Orbit Road at Kanis Road from “R-2” Single Family District to “PRD”
Planned Residential District. The applicant proposes to subdivide the 17.35 acres
into 81 lots for attached and detached single family residential development. Lots
1 through 48, Block 3 will be developed for garden patio homes. Lots 1 through
33, Block 4 will be developed for attached single family townhomes. The
subdivision will contain a 2,590 linear foot loop street, Woodlands Valley Circle,
which will serve all of the lots. The townhouse lots within Block 4 will have a shared
alley access along their rear property lines. Woodlands Valley Circle will extend
from Woodlands Hills Blvd., a new street extending from the east side of
Woodlands Trail. A secondary emergency access will be located between Lots 15
and 16, Block 3 along the south portion of the subdivision. Another secondary
emergency access will be located between Lots 22 and 23, Block 3 at the
northwest corner of the plat.
Cooper Orbit Road is located along the north boundary of the subdivision, and is
shown to be located within Tract E. Stormwater detention will also be located
within Tract E, at the southeast corner of the subdivision. A mail kiosk will be
located within Tract G, at the west end of Woodlands Valley Circle.
The applicant proposes to final plat the subdivision in four (4) phases as follows:
Phase 1: Lots 1 – 7 and Lots 46 – 48, Block 3 and Lots 19 – 28; Block 4
Phase 2: Lots 8 – 16, Block 3 and Lots 29 -33, Block 4
Phase 3: Lots 36 – 45, Block 3 and Lots 12 – 18, Block 4
Phase 4: Lots 17 – 35, Block 3 and Lots 1 – 11, Block 4
The applicant notes that the residential structures on all lots will conform with the
typical maximum R-2 building height of 35 feet. Sections 36-254 (d) (1) – (3) of
the City’s Zoning Ordinance typically requires a minimum front building setback of
25 feet, a minimum rear setback of 25 feet and minimum side setbacks of eight (8)
feet or 10 percent of the lot width. The applicant is proposing minimum building
setbacks as follows:
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
7
BLOCK 3 BLOCK 4
Front Setback – 20’ Front Setback – 15’
Rear Setback – 20’ Rear Setback – 15’
Side Setback – 5’ Side Setback – 0’
Variances from Section 36-254 are not required due to the fact that this is a PRD
rezoning request and not a standard R-2 zoned plat.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade the entire subdivision with the issuance of the grading permit for
construction of the streets, drainage infrastructure, and utilities in Phase 1 of
Woodlands Hills subdivision located to the south. Fill material will be hauled from
Woodlands Hills subdivision to Woodlands Valley subdivision to balance the
earthwork with no hauling over public streets. The applicant proposes, if Cooper
Orbit Road is still open to the public and not relocated or abandoned at time of
issuance of a grading permit for Woodlands Hills Subdivision Phase 1, the
applicant will work with the Public Works staff on providing a combination of buffers
and berms to screen the advanced graded area from Cooper Orbit Road. Staff
recommends approval of the advance grading variance conditioned on, if Cooper
Orbit Road is open to public use, the applicant will provide a combination of an
undisturbed buffer and earthen berm along the south side of Cooper Orbit Road.
Also, temporary stormwater detention is required to be provided until the
permanent detention pond is installed. All advance graded disturbed areas along
with berms should be stabilized prior to the approval of the final plat for Woodlands
Hills Subdivision Phase 1.
The proposed plat shows a monument-type subdivision sign at the entrance to the
subdivision. The applicant notes that the sign will comply with Section 36-551 of
the code, with a maximum height of six (6) feet and a maximum area of 32 square
feet.
The applicant also proposes to abandon the portion of Cooper Orbit Road adjacent
to this overall property as part of the development plan. The applicant proposes
for Cooper Orbit Road to re-align with Panther Branch Drive to the northwest for a
new intersection with Kanis Road. The City of Little Rock and Pulaski County are
in a joint effort to re-align Cooper Orbit Road with Panther Branch Drive. The
abandonment request for the portion of Cooper Orbit Road adjacent to this
proposed subdivision will not be submitted to the City Board of Directors for
approval until the re-alignment project is complete.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
8
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues.
Staff is supportive of the requested PRD zoning in order to develop an 81 lot single
family subdivision on 17.35 acres. Staff views the request as reasonable. The
development will include 48 patio home lots and 33 attached single family
townhouses. The majority of the property is designated as “RL” Residential Low
Density on the City’s Future Land Use Plan. This designation allows single family
development of up to six (6) units per acre. The PRD development as proposed
will have approximately 4.67 residential units per acre, well within the “RL”
designation. Staff believes this single family development will have no adverse
impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning, including advance
grading variance and right-of-way abandonment, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the Staff Analysis,
in the agenda staff report, along with the following conditions:
1. Full width right-of-way is to be dedicated for the extension of Panther Branch
Drive across the Hastings property;
2. The Panther Branch Drive extension is constructed with a total width of 24 ft.
of pavement with no curb and gutter to the existing Cooper Orbit Road;
3. Following the completion of Panther Branch Drive, Cooper Orbit Road right-of-
way south of McKenzie Apartments to Kanis Road is abandoned and Panther
Branch Drive is the remaining access from Cooper Orbit Road to Kanis Road;
4. With completion of the Panther Branch Drive extension to Cooper Orbit Road,
the boundary street improvements to both the north and south sides of Cooper
Orbit Road are waived as required by the Boundary Street Ordinance.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Items 10. (Z-9536), 11. (S-1879), 13. (Z-5096-E) and 14. (S-1881) were reviewed and
discussed simultaneously.
The applicants were present for all items. There were several persons present in
opposition. Staff presented the items with a recommendation of approval of each item.
Staff noted that the applicants had agreed to install a traffic signal at Woodlands Trail and
Kanis Road and to leave a 50-foot wide buffer along the east side of the proposed
commercial Lot 6, with the traffic signal being installed at the applicants’ expense. Staff
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
9
noted that the traffic signal should be installed when measured volumes are sufficient to
meet the warrants.
Don Eilbott (Attorney) was present, representing the application. Mr. Eilbott offered to
defer to the opposition after an introduction of the development team for the application:
Graham Smith (Developer), Jesse Munn (Rocket Properties), Scott Hurley (Community
Developer), Ernie Peters (Professional Engineer), Tim Daters (President, White-Daters &
Associates), and Brian Dale (VP, White-Daters & Associates).
Wallace Smith, Resident of Woodlands Edge Community and Civil Engineer, addressed
the Commission in opposition of application. Mr. Smith presented a Power Point
Presentation to address the Woodlands North Slope Master Plan (i.e., Agenda Items 10-
14). In his presentation, Mr. Smith expressed concerns regarding the increased traffic at
the Kanis Road and Woodlands Trail intersection; the proposed 50-foot Advanced
Grading Buffers along Kanis Road; and the adherence to Section 404 of the Clean Water
Act. He explained that the opposition to the Traffic Analysis conducted by Peters and
Associates “does not conclude this development is a good idea.”
Also, Mr. Smith offered the following alternatives to address the opposing points:
1. Three (3) lanes on Kanis Road from Taylor Park Boulevard to Panther Branch Drive.
2. A traffic light at the Kanis Road and Woodlands Trail intersection.
3. Spread the traffic more evenly onto Kanis Road using Panther Branch Drive for the
primary connection for Woodlands Hills and Woodlands Valley.
4. Section 404 Permitting with wetlands delineations and hydrology and hydraulic
modeling per USACE Little Rock along with Environmental Assessment (EA) of
property.
Mr. Smith concluded by stating that without these four (4) items being implemented, the
Commission should vote no to Items Numbers 10-14.
Ross Phillips, Spring Valley POA, addressed the Commission in opposition of the
application. He confirmed his support of Wallace Smith’s presentation. Mr. Phillips briefly
explained concerns regarding access and abandonment of Cooper Orbit Road; the
timeframe for the completion of Panther Branch Road; the advanced grading of Woodland
Hills and Woodland Valley; and the designation of a responsible party for the maintenance
of Cooper Orbit Road after annexation.
Raymond Abramson, President of the Woods Homeowners Association, addressed the
Commission in opposition of the application. He stated the association opposes the
proposals based on the traffic and drainage concerns. Mr. Abramson also expressed
support of the remaining issues presented by Wallace Smith.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
10
Stephanie Duty, Resident of Woodlands Edge Community, addressed the Commission
in opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Duty briefly explained that she was concerned with the entrance and exit
points available for the current and future residents; and the lack of communication about
the proposals to the residents.
Amanda Smith, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Smith explained her concerns for the traffic congestion at Woodlands Edge
and Kanis Road; and the safety concerns for the teen drivers in the community.
Dan Veach, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. Mr. Veach requested that the Commission table the request
and/or allow the residents to communicate where they stand on the issues. If not, the
community supports Wallace Smith’s presentation.
Bobbi Lane, Resident of the Woodlands Edge Community, addressed the Commission in
opposition of the application. Ms. Lane challenged the accuracy of the applicants’ Traffic
Study. She stated that new developments along Kanis Road will add to the existing traffic
issues. Ms. Lane added concerns regarding the potential flooding of Panther Branch
Creek as a result of the new developments.
Dennis Young, Resident of Taylor Park Addition, addressed the Commission in opposition
of the application. He briefly explained his opposing points are related to the total
confusion, potential land swaps, and commercial zoning requests.
Ruth Bell, League of Women Voters, addressed the Commission in opposition of the
application. Mrs. Bell stated that the adverse traffic implications due to multiple
developments, the feasibility of street improvements to traffic demands, and the proposed
setbacks for Agenda Item 11 were her primary concerns.
Patty Snipes, Resident of Taylor Park, addressed the Commission in opposition of the
application. Ms. Snipes expressed her concerns regarding the heavy traffic on the two
(2) lanes of Kanis Road and the effect of the commercial zoning on the existing traffic
issues.
Mr. Eilbott addressed the Commission to introduce the development team. He also noted
that the proposed density for Woodlands Valley and Woodland Hills is 20% and 50% less
than the density permitted in the current zoning classification.
Graham Smith stated that development group aimed to create a product with the best
benefits. The plans were developed from an inclusive perspective among a group of
advisors and professionals using open concepts which would create a product for the
greater community of Little Rock.
October 29, 2020
ITEM NO.: 10 (Cont.) FILE NO.: Z-9536
11
Scott Hurley offered that the team develops based on the demand and not based solely
on revenue. Acknowledging the challenges along Kanis Road, he stated the team is
addressing the traffic issues.
Jesse Munn expressed that the development represents the final piece of an award-
winning neighbor. To address the some of the concerns for the residents and his
neighbors, the team worked together to provide a 50-foot evergreen, dense buffer against
Taylor Park and green spaces with some undisturbed next to the homes on the South.
He also stated that early in the development process he met with neighborhood
associations and hosted a community meeting with the engineering team to answer any
questions for the community.
Ernie Peters briefly explained the general nature of the traffic study focused on five (5)
scenarios with varying traffic conditions. Recognizing variances in the traffic volume due
to the COVID-19 environment, Mr. Peters noted the proposed estimates are reasonable.
In addition, the interim improvements to widen Kanis Road to three (3) lanes and to install
the traffic signal have been offered in the proposal. The associated benefits are the right-
of-way assignment and the increased safety. Mr. Peters also noted that the traffic signal
will not be implemented until the warrant criteria is outlined by the City.
Tim Daters and Brian Dale emphasized the rationale for the need of the traffic signal and
the awareness of the 404 Permitting Requirements. Mr. Daters acknowledged that the
firm remains in compliance on every project with the assistance of consultants familiar
with the regulatory requirements. Mr. Dale confirmed that Environmental Engineers have
been engaged for the Hastings’ Tract. He also briefly explained the collaborative efforts
between the County, City, and Develop Team to get Panther Branch Drive connected
prior to the abandonment of Cooper Orbit Road.
Mr. Eilbott made three (3) observations regarding Wallace Smith’s presentation:
1. There is no alternative exit to Panther Branch Drive because the applicants do not
own the property which will allow access.
2. The Development Team confirms adherence to the U.S. Corps of Engineers in
keeping with all requirements.
3. The proposed developments will generate between $900K and $1.1M in annual real
estate taxes for the benefit of Pulaski County and the Pulaski County Schools.
A motion was made to approve Item 10 (Z-9536) as recommended by staff. The motion
was seconded. The vote was 9 ayes, 2 noes and 0 absent. The application was
approved.
October 29, 2020
ITEM NO.: 11 FILE NO.: S-1879
NAME: Woodlands Hills – Preliminary Plat
LOCATION: West side of Woodlands Trail, South of Kanis Road
DEVELOPER:
Woodlands Hill of Little Rock, LLC
15100 Pride Valley Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 23.5 acres NUMBER OF LOTS: 65 FT. NEW STREET: 3,345 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-Family District
VARIANCE/WAIVERS:
1. A variance for advanced grading of the entire property with the construction of the
infrastructure.
2. A variance from Section 36-254 to allow reduced building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide the property into a single-family residential
development. The tract of land is approximately 23.5 acres and is located on the
west side of Woodlands Trail, south of Kanis Road. The subject property will be
subdivided into sixty-five (65) lots. The subdivision will be constructed in multiple
phases.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
2
B. EXISTING CONDITIONS:
The property is located on the west side of Woodlands Trail, south of Kanis Road.
The site is undeveloped and heavily wooded. North of the property is mixed
development of commercial and residential uses. The properties to the east and
west are primarily undeveloped. Woodlands Edge Subdivision is located to the
south of the subject property.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and Parkway Place, Citizens of West Pulaski
County, Woodlands Edge and Spring Valley Manor Neighborhood Associations
were notified of public hearing.
D. ENGINEERING COMMENTS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to these streets including 5-foot
sidewalks with planned development. The round-a-bout should include
splitter islands and approval from Traffic Engineering.
2. A Grading Permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction. An advance grading variance is
being requested to advance grade future phases with construction of the first
phase and to clear and grade the lots with construction of the streets.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners' association.
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. 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 Engineering at
(501) 379-1813 for more info.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
3
8. 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.
9. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements such as signage located in the right-of-way.
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. 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.
12. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
15. Provide phasing and timing plan of the sequencing of development and
advance grading.
16. The proposed mid-block sidewalk crossings should be placed in straight
portions of the street and not near street curvatures to reduce safety
concerns.
17. The mail kiosk should be relocated away from the entrance of the subdivision
on the entrance side of the street.
18. Per Sec. 31-89(5), a storm drainage analysis showing drainage data should
be provided for all watercourses entering and leaving the plat boundaries.
The storm drainage analysis shall show in sufficient detail the proposed
system's capability of accommodating storm events as required by Chapter
29, Stormwater Management and Drainage and the Stormwater
Management and Drainage Manual.
19. Provide phasing and timing plan of the sequencing of development and
advance grading.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
4
20. The secondary emergency fire access route must be constructed to at least
20 ft. wide with an all-weather surface to pass a 75,000 lb. fire truck. Approval
must be obtained from the LRFD.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments.
Planning Division: No Comments.
ANALYSIS:
The applicant proposes to subdivide 23.5 acres into 65 lots and four (4) tracts for
single family residential development. The property is zoned R-2 and is located
east of Woodlands Trail and south of Kanis Road. The subdivision will include one
(1) 3,345 linear foot loop street, Woodlands Hills Loop. Access to the subdivision
will be via a new roadway, Woodlands Hills Blvd., from Woodlands Trail. The
subdivision includes a secondary emergency access, between Lots 24 and 25,
Block 1, near the northwest corner of the plat. The applicant proposes to final plat
the subdivision in four (4) phases as follows:
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
5
Phase 1: Lots 1 – 7 and 34 – 35, Block 1 and Lots 1 – 3 and 28 – 30, Block 2
Phase 2: Lots 8 – 11 and 30 – 33, Block 1 and Lots 4 – 8 and 23 – 27, Block 2
Phase 3: Lots 12 – 17 and 27 – 29, Block 1 and Lots 9 – 14 and 18 – 22, Block 2
Phase 4: Lots 18 – 26, Block 1 and Lots 15 – 17, Block 2
Stormwater detention is shown within Tract B at the northeast corner of the
subdivision. A mail kiosk is also shown on Tract B. A 50 foot wide undisturbed
buffer is shown within Tract C, along the entire south boundary of the subdivision.
Section 36-254 (d) (1) through (3) of the City’s Zoning Ordinance requires a
minimum front building setback of 25 feet, minimum rear setback of 25 feet and
minimum side setbacks of eight (8) feet or 10 percent of the lot width. The
applicant is requesting variances from these ordinance requirements to allow
minimum building setbacks for all of the lots as follows:
BLOCK 1 BLOCK 2
Front Setback – 20’ Front Setback – 20’
Rear Setback – 20’ Rear Setback – 20’
Side Setback – 6’ Side Setback – 5’
The applicant is also requesting a variance from the Land Alteration Regulations
to advance grade the entire subdivision with the issuance of the grading permit for
construction of the streets, drainage infrastructure, and utilities in Phase 1. The
applicant proposes to maintain an undisturbed buffer along the south property line
within Tract C.
Staff recommends approval of the advance grading variance conditioned on
maintaining the undisturbed buffer along the south property line within Tract C and
all advance graded disturbed areas will be stabilized prior to the approval of the
final plat for Phase 1.
The proposed plat shows a monument-type subdivision sign at the entrance to the
subdivision. The applicant notes that the sign will comply with Section 36-551 of
the code, with a maximum height of six (6) feet and a maximum area of 32 square
feet.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
6
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraph D, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Items 10. (Z-9536), 11. (S-1879), 13. (Z-5096-E) and 14. (S-1881) were reviewed and
discussed simultaneously.
The applicants were present for all items. There were several persons present in
opposition. Staff presented the items with a recommendation of approval of each item.
Staff noted that the applicants had agreed to install a traffic signal at Woodlands Trail and
Kanis Road and to leave a 50-foot wide buffer along the east side of the proposed
commercial Lot 6, with the traffic signal being installed at the applicants’ expense. Staff
noted that the traffic signal should be installed when measured volumes are sufficient to
meet the warrants.
Don Eilbott (Attorney) was present, representing the application. Mr. Eilbott offered to
defer to the opposition after an introduction of the development team for the application:
Graham Smith (Developer), Jesse Munn (Rocket Properties), Scott Hurley (Community
Developer), Ernie Peters (Professional Engineer), Tim Daters (President, White-Daters &
Associates), and Brian Dale (VP, White-Daters & Associates).
Wallace Smith, Resident of Woodlands Edge Community and Civil Engineer, addressed
the Commission in opposition of application. Mr. Smith presented a Power Point
Presentation to address the Woodlands North Slope Master Plan (i.e., Agenda Items 10-
14). In his presentation, Mr. Smith expressed concerns regarding the increased traffic at
the Kanis Road and Woodlands Trail intersection; the proposed 50-foot Advanced
Grading Buffers along Kanis Road; and the adherence to Section 404 of the Clean Water
Act. He explained that the opposition to the Traffic Analysis conducted by Peters and
Associates “does not conclude this development is a good idea.”
Also, Mr. Smith offered the following alternatives to address the opposing points:
1. Three (3) lanes on Kanis Road from Taylor Park Boulevard to Panther Branch Drive.
2. A traffic light at the Kanis Road and Woodlands Trail intersection.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
7
3. Spread the traffic more evenly onto Kanis Road using Panther Branch Drive for the
primary connection for Woodlands Hills and Woodlands Valley.
4. Section 404 Permitting with wetlands delineations and hydrology and hydraulic
modeling per USACE Little Rock along with Environmental Assessment (EA) of
property.
Mr. Smith concluded by stating that without these four (4) items being implemented, the
Commission should vote no to Items Numbers 10-14.
Ross Phillips, Spring Valley POA, addressed the Commission in opposition of the
application. He confirmed his support of Wallace Smith’s presentation. Mr. Phillips briefly
explained concerns regarding access and abandonment of Cooper Orbit Road; the
timeframe for the completion of Panther Branch Road; the advanced grading of Woodland
Hills and Woodland Valley; and the designation of a responsible party for the maintenance
of Cooper Orbit Road after annexation.
Raymond Abramson, President of the Woods Homeowners Association, addressed the
Commission in opposition of the application. He stated the association opposes the
proposals based on the traffic and drainage concerns. Mr. Abramson also expressed
support of the remaining issues presented by Wallace Smith.
Stephanie Duty, Resident of Woodlands Edge Community, addressed the Commission
in opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Duty briefly explained that she was concerned with the entrance and exit
points available for the current and future residents; and the lack of communication about
the proposals to the residents.
Amanda Smith, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Smith explained her concerns for the traffic congestion at Woodlands Edge
and Kanis Road; and the safety concerns for the teen drivers in the community.
Dan Veach, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. Mr. Veach requested that the Commission table the request
and/or allow the residents to communicate where they stand on the issues. If not, the
community supports Wallace Smith’s presentation.
Bobbi Lane, Resident of the Woodlands Edge Community, addressed the Commission in
opposition of the application. Ms. Lane challenged the accuracy of the applicants’ Traffic
Study. She stated that new developments along Kanis Road will add to the existing traffic
issues. Ms. Lane added concerns regarding the potential flooding of Panther Branch
Creek as a result of the new developments.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
8
Dennis Young, Resident of Taylor Park Addition, addressed the Commission in opposition
of the application. He briefly explained his opposing points are related to the total
confusion, potential land swaps, and commercial zoning requests.
Ruth Bell, League of Women Voters, addressed the Commission in opposition of the
application. Mrs. Bell stated that the adverse traffic implications due to multiple
developments, the feasibility of street improvements to traffic demands, and the proposed
setbacks for Agenda Item 11 were her primary concerns.
Patty Snipes, Resident of Taylor Park, addressed the Commission in opposition of the
application. Ms. Snipes expressed her concerns regarding the heavy traffic on the two
(2) lanes of Kanis Road and the effect of the commercial zoning on the existing traffic
issues.
Mr. Eilbott addressed the Commission to introduce the development team. He also noted
that the proposed density for Woodlands Valley and Woodland Hills is 20% and 50% less
than the density permitted in the current zoning classification.
Graham Smith stated that development group aimed to create a product with the best
benefits. The plans were developed from an inclusive perspective among a group of
advisors and professionals using open concepts which would create a product for the
greater community of Little Rock.
Scott Hurley offered that the team develops based on the demand and not based solely
on revenue. Acknowledging the challenges along Kanis Road, he stated the team is
addressing the traffic issues.
Jesse Munn expressed that the development represents the final piece of an award-
winning neighbor. To address the some of the concerns for the residents and his
neighbors, the team worked together to provide a 50-foot evergreen, dense buffer against
Taylor Park and green spaces with some undisturbed next to the homes on the South.
He also stated that early in the development process he met with neighborhood
associations and hosted a community meeting with the engineering team to answer any
questions for the community.
Ernie Peters briefly explained the general nature of the traffic study focused on five (5)
scenarios with varying traffic conditions. Recognizing variances in the traffic volume due
to the COVID-19 environment, Mr. Peters noted the proposed estimates are reasonable.
In addition, the interim improvements to widen Kanis Road to three (3) lanes and to install
the traffic signal have been offered in the proposal. The associated benefits are the right-
of-way assignment and the increased safety. Mr. Peters also noted that the traffic signal
will not be implemented until the warrant criteria is outlined by the City.
October 29, 2020
ITEM NO.: 11 (Cont.) FILE NO.: S-1879
9
Tim Daters and Brian Dale emphasized the rationale for the need of the traffic signal and
the awareness of the 404 Permitting Requirements. Mr. Daters acknowledged that the
firm remains in compliance on every project with the assistance of consultants familiar
with the regulatory requirements. Mr. Dale confirmed that Environmental Engineers have
been engaged for the Hastings’ Tract. He also briefly explained the collaborative efforts
between the County, City, and Develop Team to get Panther Branch Drive connected
prior to the abandonment of Cooper Orbit Road.
Mr. Eilbott made three (3) observations regarding Wallace Smith’s presentation:
1. There is no alternative exit to Panther Branch Drive because the applicants do not
own the property which will allow access.
2. The Development Team confirms adherence to the U.S. Corps of Engineers in
keeping with all requirements.
3. The proposed developments will generate between $900K and $1.1M in annual real
estate taxes for the benefit of Pulaski County and the Pulaski County Schools.
A motion was made to approve Item 11 (S-1879) as recommended by staff. The motion
was seconded. The vote was 9 ayes, 2 noes and 0 absent. The application was
approved.
October 29, 2020
ITEM NO.: 12 FILE NO.: S-1880
NAME: Woodlands Park – Preliminary Plat
LOCATION: East side of Woodlands Trail, South of Kanis Road
DEVELOPER:
Woodlands Park of Little Rock, LLC
15100 Pride Valley Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 9.8 acres NUMBER OF LOTS: 45 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-Family District
VARIANCE/WAIVERS:
1. A variance for advanced grading of the entire property with the construction of the
infrastructure.
2. A variance from Section 36-254 to allow reduced building setbacks.
3. A variance from Section 36-254 to allow minimum lot size of less than six thousand
(7,000) square-feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 9.8 acres into forty-five (45) residential lots.
The single-family residential development will consist of garden patio homes
constructed using the typical R-2 zoning requirements. The proposed subdivision
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
2
infrastructure will be constructed in one phase. The lots will be final platted in two
(2) phases. The subject property is located on the east side of Woodlands Trail,
south of Kanis Road.
B. EXISTING CONDITIONS:
The property is located on the east side of Woodlands Trail, south of Kanis Road.
The site is undeveloped and heavily wooded. The Taylor Park residential
development is to the east of the property. To the south of the property is the
Woodlands Edge Subdivision. The property is currently zoned R-2, Single-Family
District.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and Parkway Place, Citizens of West Pulaski
County, Woodlands Edge and Spring Valley Manor Neighborhood Associations
were notified of public hearing.
D. ENGINEERING COMMENTS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to these streets with planned
development. Per the Master Street Plan, the Woodlands Park Drive not a
minor residential street so therefore the streets should be constructed within
a 50 ft. right-of-way with a sidewalk on one side.
2. A Grading Permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction. An advance grading variance is
being requested to advance grade future phases with construction of the first
phase and to clear and grade the lots with construction of the streets.
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. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. Per Sec. 31-89(5), a storm drainage analysis showing drainage data should
be provided for all watercourses entering and leaving the plat boundaries.
The storm drainage analysis shall show in sufficient detail the proposed
system's capability of accommodation storm events as required by the
Stormwater Management and Drainage Manual.
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
3
6. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Access ramps should be constructed on both the east and west sides of
Woodlands Trail at Woodlands Park Drive for sidewalk connection.
9. 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 Engineering at (501) 379-
1813 for more info
10. 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.
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. Provide a phasing and sequencing plan for proposed advance grading and
construction.
13. 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.
14. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
15. 100-year overflow swales must be constructed and placed within public
drainage easements.
16. The secondary emergency fire access route must be constructed to at least
20 ft. wide with an all weather surface to pass a 75,000 lb. fire truck. Approval
must be obtained from the LRFD.
17. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
4
Entergy: No comments received.
CenterPoint Energy: No comments.
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
5
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
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.
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
6
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
ANALYSIS:
The applicant proposes to subdivide 9.8 acres of property located along the east
side of Woodlands Trail, south of Kanis Road, into 45 lots for single family
residential development. The property is zoned “R-2” Single Family District. The
property is currently undeveloped and wooded. The subdivision will include one
(1) access point from Woodlands Trail.
The proposed 45 single family lots will have an average size of 50 feet by 115 feet
or 5,750 square feet. The proposed plat will include five (5) tracts, labeled Tracts
A through E. Tract B will contain a secondary access to the north for the
subdivision. Tract C will contain the stormwater detention area, at the southwest
corner of the overall property. Tract E will contain a mail kiosk area. An eight (8)
foot high fence with 10 foot high columns is proposed along the north property line
of the overall subdivision.
Site grading and infrastructure for the entire subdivision will take place in one (1)
phase. The lots will be final platted in two (2) phases, with Phase 1 being Lots 1
through 16 and Lots 32 through 40, Block 1 and Lots 1 through 5, Block 2. Phase
2 will be Lots 17 through 31, Block 1.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade the entire subdivision with the issuance of the grading permit for
construction of the streets, drainage infrastructure, and utilities in Phase 1. The
applicant proposes to maintain undisturbed buffers along the east side of
Woodlands Trail identified as Tracts A and D. Staff recommends approval of the
advance grading variance conditioned on maintaining the undisturbed buffers
October 29, 2020
ITEM NO.: 12 (Cont.) FILE NO.: S-1880
7
along the east side of Woodlands Trail and all advance graded disturbed areas will
be stabilized prior to the approval of the final plat for Phase 1.
The applicant is also requesting variances to allow reduced lot area and lot width.
Section 31-232 (a) of the City’s Subdivision Ordinance requires a minimum lot
width of 60 feet for single family residential lots. Section 36-254 (d) (4) of the
Zoning Ordinance requires a minimum lot area of 7,000 square feet. The lots
within Block 1 range in width from 35 feet to 58 feet, with the majority of the lots
within Block 1 being less than 7,000 square feet in area. The lots within Block 2
comply with these standards.
The applicant is also requesting variances to allow reduced front, side and rear
building setbacks for the subdivision. Section 36-254 (d) (1) requires a minimum
front setback of 25 feet, Section 36-254 (d) (2) requires minimum side setbacks
ranging from six (6) to eight (8) feet for lot widths of 60 feet and greater. Section
36-254 (d) (3) requires a minimum rear setback of 25 feet. The applicant proposes
reduced building setbacks for all lots as follows:
Front setback – 20 feet
Rear setback – 20 feet
Side setback – 5 feet
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
The applicant was present. There were no persons present registered in support and
11 persons registered in opposition. Staff informed the Commission that the item needs
to be deferred based on the fact that not all of the abutting property owners were notified
of the public hearing. Staff recommended deferral of this item to the December 3, 2020
agenda. The item was placed on the Consent Agenda and approved as recommended
by staff. The vote was 11 ayes, 0 nays and 0 absent.
October 29, 2020
ITEM NO.: 13 FILE NO.: Z-5096-E
NAME: Rezoning from PCD and R-2 to C-1 and C-3
LOCATION: Southeast and Southwest corners of Kanis Road and Woodlands Trail
DEVELOPER:
Rocket Properties, LLC
1701 Centerview Drive
Little Rock, AR 72211
Woodland Park of Little Rock, LLC
15100 Pride Valley
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 10.28 acres NUMBER OF LOTS: 6 lots and FT. NEW STREET: 0 LF
1 tract (proposed)
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD, Planned Commercial Development and
R-2, Single-Family District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 10.28-acre property from PCD Planned
Commercial Development and R-2 Single-Family District to C-1 Neighborhood
Commercial District and C-3 General Commercial District. The rezoning is
proposed to allow C-3 uses for the property fronting Kanis Road and C-1 uses for
the southern portion of the property along Woodlands Trail.
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
2
B. EXISTING CONDITIONS:
The property is located on the south side of Kanis Road at Woodlands Trail. The
site is undeveloped and heavily wooded. The Taylor Park residential development
is to the east of the property. To the south of the property is the Woodlands Edge
Subdivision. The property is currently zoned PCD, Planned Commercial
Development and R-2, Single-Family District.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and Parkway Place,
Citizens of West Pulaski County, Woodlands Edge and Spring Valley Manor
Neighborhood Associations were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
A minimum access easement width of 60 ft. is required and street width of
36 ft. from back of curb to back of curb. With site development, provide
design of street conforming to the Master Street Plan. Construct street
improvement to the proposed streets including 5-ft sidewalks on both sides
of the service easements with planned development.
2. Chenal Parkway is a Principal Arterial (divided parkway) with high traffic
volume (23,000 vpd) and posted speed limit of 45 mph. Measured 85th
percentile speeds are slightly higher. The traffic volume was 18,000 vpd in
2011 and increased to 23,000 vpd in 2019. As more development occurs to
the west, traffic volumes will increase further. As such, additional median cuts
cannot be allowed as it will introduce additional conflict points and increase
the chances for crashes. Currently, due to the increased traffic volume and
speeding issues, residents at Chenal Club Blvd. have requested a traffic
signal at the intersection at Chenal. However, the side street traffic is not
adequate to warrant a signal. Installing new traffic signals so close to other
existing signals will deteriorate signal coordination, especially during peak
hours and increase delay for all motorists. This has been an ongoing problem
on Hwy 10 near the Pleasant Ridge/Rodney Parham Rd. area, causing traffic
congestion problems on a daily basis.
For the proposed development, the existing traffic signal at Chenal Pkwy.
and Rahling Rd. provides protected left-turn movements, which will be a safer
option for all motorists and also makes it possible to retain efficient arterial
coordination.
3. The adopted Chenal Parkway Master Street Plan specifies median cuts
allowed only at designated arterial and collector street intersections.
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
3
4. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan along Chenal
Parkway and along the proposed service easements.
5. Dual left turn movements are proposed on Chenal Parkway without a traffic
signal which is not permitted.
6. Is the north unnamed street proposed to be public or private?
7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Excessive
slopes are shown at location of proposed right-in/right-out entrance off
Chenal Parkway.
8. Storm water detention ordinance applies to this property.
9. Provide a letter prepared by a registered engineer certifying intersection sight
distance at proposed intersections complies with 2004 AASHTO Green Book
standards.
10. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is the applicant requesting an
advanced grading variance to advance grade future phases with construction
of the first phase?
11. A 75 to 100 feet radial dedication of Right-of-Way is required per the Master
Street Plan at the intersection of Rahling Road and Chenal Parkway.
12. Show proposed driveway aprons off proposed streets both public or private
to provide access to lots.
13. If an advanced grading variance is approved, vegetation must be established
on disturbed area within 21 days of completion of harvest activities.
14. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
15. 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).
16. 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.
17. 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.
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501.371.4875; scrain@littlerock.gov
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for the requested area.
Mixed Office Commercial provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. The application
is to change an area from PCD (Planned Commercial Development) District and
R-2 (Single Family District) to C-3 (General Commercial District) and C-1
(Neighborhood Commercial District) to allow the future development on the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the south. Suburban Office (SO) is shown to the east of the site.
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
5
Mixed Office Commercial (MOC) is shown to the north across Kanis Road and to
the west of the application 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 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. Mixed Office Commercial provides for a mixture of office
and commercial uses to occur. Acceptable uses are office or mixed office and
commercial.
Master Street Plan: To the north is Kanis Road is shown as a Minor Arterial on the
Master Street Plan. Woodlands Trail by-sects the application and is shown as a
Collector on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on 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.
ANALYSIS:
Rocket Properties, LLC and Woodland Park of Little Rock, LLC, owners of the
10.28 acres of property located at the southeast and southwest corners of Kanis
Road and Woodlands Trail, are requesting that the property be rezoned from
“PCD” Planned Commercial District and “R-2” Single Family District to “C-1”
Neighborhood Commercial District and “C-3” General Commercial District. The
4.27 acres located at the southeast corner of Kanis Road and Woodlands Trail is
proposed for C-3 zoning, with the 3.37 acres at the southwest corner also being
proposed for C-3 zoning. The 2.64 acres located along the west side of Woodlands
Trail at the southwest corner of the overall site is proposed to be zoned C-1. The
rezoning is proposed to allow future commercial development of the property.
The overall property is currently undeveloped and wooded, with the exception of
the northeast corner of the property which contains a single family residence. The
property is located in an area which contains mixed zoning and uses. The property
across Kanis Road to the north is zoned PCD, PD-O, C-1, with a convenience
store located on the C-1 zoned property. The Woodlands Edge subdivision is
located to the south, with undeveloped R-2 zoned property to the west. A
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
6
multifamily development is located to the northwest. The Taylor Park POD
development is located to the east.
The City’s Future Land Use designates this property as “MOC” Mixed Office
Commercial. The requested C-1 and C-3 zoning does not require a plan
amendment.
Staff is supportive of the requested C-1 and C-3 zoning. Staff views the request
as reasonable. The property is currently zoned PCD (expired), which was
previously approved for a multi-lot commercial development. Rezoning this
property to C-1 and C-3 for a six (6) lot commercial development will be consistent
with the original intent for development at the entrance to the Woodlands Edge
subdivision. The rezoning will also be consistent with the zoning pattern along this
section of Kanis Road. Staff believes rezoning this property to C-1 and C-3 will
have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and C-3 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Items 10. (Z-9536), 11. (S-1879), 13. (Z-5096-E) and 14. (S-1881) were reviewed and
discussed simultaneously.
The applicants were present for all items. There were several persons present in
opposition. Staff presented the items with a recommendation of approval of each item.
Staff noted that the applicants had agreed to install a traffic signal at Woodlands Trail and
Kanis Road and to leave a 50-foot wide buffer along the east side of the proposed
commercial Lot 6, with the traffic signal being installed at the applicants’ expense. Staff
noted that the traffic signal should be installed when measured volumes are sufficient to
meet the warrants.
Don Eilbott (Attorney) was present, representing the application. Mr. Eilbott offered to
defer to the opposition after an introduction of the development team for the application:
Graham Smith (Developer), Jesse Munn (Rocket Properties), Scott Hurley (Community
Developer), Ernie Peters (Professional Engineer), Tim Daters (President, White-Daters &
Associates), and Brian Dale (VP, White-Daters & Associates).
Wallace Smith, Resident of Woodlands Edge Community and Civil Engineer, addressed
the Commission in opposition of application. Mr. Smith presented a Power Point
Presentation to address the Woodlands North Slope Master Plan (i.e., Agenda Items 10-
14). In his presentation, Mr. Smith expressed concerns regarding the increased traffic at
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
7
the Kanis Road and Woodlands Trail intersection; the proposed 50-foot Advanced
Grading Buffers along Kanis Road; and the adherence to Section 404 of the Clean Water
Act. He explained that the opposition to the Traffic Analysis conducted by Peters and
Associates “does not conclude this development is a good idea.”
Also, Mr. Smith offered the following alternatives to address the opposing points:
1. Three (3) lanes on Kanis Road from Taylor Park Boulevard to Panther Branch Drive.
2. A traffic light at the Kanis Road and Woodlands Trail intersection.
3. Spread the traffic more evenly onto Kanis Road using Panther Branch Drive for the
primary connection for Woodlands Hills and Woodlands Valley.
4. Section 404 Permitting with wetlands delineations and hydrology and hydraulic
modeling per USACE Little Rock along with Environmental Assessment (EA) of
property.
Mr. Smith concluded by stating that without these four (4) items being implemented, the
Commission should vote no to Items Numbers 10-14.
Ross Phillips, Spring Valley POA, addressed the Commission in opposition of the
application. He confirmed his support of Wallace Smith’s presentation. Mr. Phillips briefly
explained concerns regarding access and abandonment of Cooper Orbit Road; the
timeframe for the completion of Panther Branch Road; the advanced grading of Woodland
Hills and Woodland Valley; and the designation of a responsible party for the maintenance
of Cooper Orbit Road after annexation.
Raymond Abramson, President of the Woods Homeowners Association, addressed the
Commission in opposition of the application. He stated the association opposes the
proposals based on the traffic and drainage concerns. Mr. Abramson also expressed
support of the remaining issues presented by Wallace Smith.
Stephanie Duty, Resident of Woodlands Edge Community, addressed the Commission
in opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Duty briefly explained that she was concerned with the entrance and exit
points available for the current and future residents; and the lack of communication about
the proposals to the residents.
Amanda Smith, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Smith explained her concerns for the traffic congestion at Woodlands Edge
and Kanis Road; and the safety concerns for the teen drivers in the community.
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
8
Dan Veach, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. Mr. Veach requested that the Commission table the request
and/or allow the residents to communicate where they stand on the issues. If not, the
community supports Wallace Smith’s presentation.
Bobbi Lane, Resident of the Woodlands Edge Community, addressed the Commission in
opposition of the application. Ms. Lane challenged the accuracy of the applicants’ Traffic
Study. She stated that new developments along Kanis Road will add to the existing traffic
issues. Ms. Lane added concerns regarding the potential flooding of Panther Branch
Creek as a result of the new developments.
Dennis Young, Resident of Taylor Park Addition, addressed the Commission in opposition
of the application. He briefly explained his opposing points are related to the total
confusion, potential land swaps, and commercial zoning requests.
Ruth Bell, League of Women Voters, addressed the Commission in opposition of the
application. Mrs. Bell stated that the adverse traffic implications due to multiple
developments, the feasibility of street improvements to traffic demands, and the proposed
setbacks for Agenda Item 11 were her primary concerns.
Patty Snipes, Resident of Taylor Park, addressed the Commission in opposition of the
application. Ms. Snipes expressed her concerns regarding the heavy traffic on the two
(2) lanes of Kanis Road and the effect of the commercial zoning on the existing traffic
issues.
Mr. Eilbott addressed the Commission to introduce the development team. He also noted
that the proposed density for Woodlands Valley and Woodland Hills is 20% and 50% less
than the density permitted in the current zoning classification.
Graham Smith stated that development group aimed to create a product with the best
benefits. The plans were developed from an inclusive perspective among a group of
advisors and professionals using open concepts which would create a product for the
greater community of Little Rock.
Scott Hurley offered that the team develops based on the demand and not based solely
on revenue. Acknowledging the challenges along Kanis Road, he stated the team is
addressing the traffic issues.
Jesse Munn expressed that the development represents the final piece of an award-
winning neighbor. To address the some of the concerns for the residents and his
neighbors, the team worked together to provide a 50-foot evergreen, dense buffer against
Taylor Park and green spaces with some undisturbed next to the homes on the South.
He also stated that early in the development process he met with neighborhood
October 29, 2020
ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E
9
associations and hosted a community meeting with the engineering team to answer any
questions for the community.
Ernie Peters briefly explained the general nature of the traffic study focused on five (5)
scenarios with varying traffic conditions. Recognizing variances in the traffic volume due
to the COVID-19 environment, Mr. Peters noted the proposed estimates are reasonable.
In addition, the interim improvements to widen Kanis Road to three (3) lanes and to install
the traffic signal have been offered in the proposal. The associated benefits are the right-
of-way assignment and the increased safety. Mr. Peters also noted that the traffic signal
will not be implemented until the warrant criteria is outlined by the City.
Tim Daters and Brian Dale emphasized the rationale for the need of the traffic signal and
the awareness of the 404 Permitting Requirements. Mr. Daters acknowledged that the
firm remains in compliance on every project with the assistance of consultants familiar
with the regulatory requirements. Mr. Dale confirmed that Environmental Engineers have
been engaged for the Hastings’ Tract. He also briefly explained the collaborative efforts
between the County, City, and Develop Team to get Panther Branch Drive connected
prior to the abandonment of Cooper Orbit Road.
Mr. Eilbott made three (3) observations regarding Wallace Smith’s presentation:
1.There is no alternative exit to Panther Branch Drive because the applicants do not
own the property which will allow access.
2.The Development Team confirms adherence to the U.S. Corps of Engineers in
keeping with all requirements.
3.The proposed developments will generate between $900K and $1.1M in annual real
estate taxes for the benefit of Pulaski County and the Pulaski County Schools.
A motion was made to approve Item 13 (Z-5096-E) as recommended by staff. The motion
was seconded. The vote was 9 ayes, 2 noes and 0 absent. The application was
approved.
October 29, 2020
ITEM NO.: 14 FILE NO.: S-1881
NAME: Woodlands Park Commercial – Preliminary Plat
LOCATION: Southeast and Southwest corners of Kanis Road and Woodlands Trail
DEVELOPER:
Rocket Properties, LLC
1701 Centerview Drive
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Dater & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
AREA: 10.28 acres NUMBER OF LOTS: 6 lots FT. NEW STREET: 0 LF
and 1 tract
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD, Planned Commercial Development and
R-2, Single Family District
VARIANCE/WAIVERS:
1. A variance to allow advanced grading of the entire property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 10.28 acres into six (6) commercial lots and
one (1) tract that front along Kanis Road and Woodlands Trail. Tract C which is
located at the southwest corner of the overall property will become a future right-
of-way for Woodlands Hills Boulevard. The property is located on the south side
of Kanis Road at Woodlands Trail. The developer proposes to rezone the property
for C-1, Neighborhood Commercial District, and C-3, General Commercial District.
The rezoning is a separate item (Z-5096-E) on this agenda.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
2
B. EXISTING CONDITIONS:
The property is located on the south side of Kanis Road at Woodlands Trail. The
site is undeveloped and heavily wooded. The Taylor Park residential development
is to the east of the property. To the south of the property is the Woodlands Edge
Subdivision. The property is currently zoned PCD, Planned Commercial
Development and R-2, Single Family District.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and Parkway Place, Citizens of West Pulaski
County, Woodlands Edge and Spring Valley Manor Neighborhood Associations
were notified of public hearing.
D. ENGINEERING COMMENTS:
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. Full right-
of-way dedication of 90 ft. between Asbury Rd and Kirby Road. Provide an
additional 10 ft. right-of-way for a distance of 250 ft. for the WB right turn lane
onto Kirby Road.
2. Provide phasing and sequencing plan for advance grading and construction.
3. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to commercial zoned properties along Woodlands Trail in
accordance with Sec. 31-175 of the Little Rock Code and the Master Street
Plan.
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. 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. An advance grading variance
is being requested to advance grade the subject property.
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's association and detailed in the bill of
assurance.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
3
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. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction. Provide a transitional
striping plan for the proposed Kanis Road full street construction.
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 Engineering at
(501) 379-1813 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. Driveway locations accessing Kanis Road do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. At least 300 ft. is
required between driveways and streets and at least 150 ft. from side
property lines. The width of driveway must not exceed 36 feet. Variances
must be requested for the proposed driveway locations. The Kanis Road
driveway east of Woodlands Trail should align with Asbury Road. Shared
access easements should be shown on preliminary plat.
13. Driveway locations on Woodlands Trail do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. Driveway spacing on
collector streets is at least 250 ft. between driveways and streets and 125 ft.
from side property line. The width of driveway must not exceed 36 feet.
Variances must be requested for the proposed driveway locations.
14. Tract C should be relabeled as future right-of-way.
15. 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.
16. 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.
17. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
18. 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.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
4
19. With the advance grading, no visual screening is proposed adjacent to Kanis
Road. Per Sec. 29-197(4), plans shall provide visual screening of the
completed area by providing undisturbed buffer strips of at least 80 ft. in width
adjacent to Kanis Road or earthen berms where maintenance of an
undisturbed buffer is deemed not practical to provide screening. Earthen
berms, trees plantings or other suitable measures may be required.
20. Construction access points should be shown on the grading plan. A curved
or angled road design should be provided through the buffer strips to limit the
visibility of the interior grading work from adjacent streets.
21. 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.
22. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible party for a period of 2 years following
completion of site grading.
23. 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.
24. Per Sec. 29-197(13), maintenance for the 2-year 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 grading activities.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy:
CenterPoint Energy objects to the proposed abandonment of the existing
easement along the western property lines of Lots 1, 3, 4, and Tract C.
CenterPoint Energy currently owns and operates underground natural gas facilities
within that easement.
AT & T: No comments received.
Central Arkansas Water: No comments received.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
5
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
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.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
7
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
ANALYSIS:
The applicant proposes to subdivide 10.28 acres into six (6) lots and one (1) tract.
The property is located at the southeast and southwest corners of Kanis Road and
Woodlands Trail. The portion of the property at the southeast corner of Kanis Road
and Woodlands Trail is comprised of 4.27 acres, with the property at the southwest
corner being 6.01 acres. Lots 1 through 4 and Tract C will be located at the
southwest corner of the intersection, with Lots 5 and 6 being at the southeast
corner. The lots will be final platted one (1) at a time as they are sold.
Shared driveways are shown from Kanis Road and Woodlands Trail. Shared
access easements are shown between Lots 1 through 4 and between Lots 5 and
6. Tract C will be utilized as an area for future right-of-way for a roadway from
Woodlands Trail to future single family subdivisions to the west.
The applicant is also proposing to rezone the property, which is a separate item
on this agenda. Lots 1, 2, 3, 5 and 6 are proposed to be rezoned to C-3, with Lot
4 and Tract C to be rezoned to C-1.
The proposed plat shows 25 foot front building lines along the Kanis Road frontage
and the Woodlands Trail frontage for all of the proposed lots. This conforms with
the required minimum front building setbacks for the proposed C-1 and C-3
zonings.
The proposed plat also shows the abandonment of a previously dedicated right-
of-way easement along the west property line of the overall plat area (west side of
proposed Lots 1 through 4 and Tract C). CenterPoint Energy objects to the
abandonment of said easement, as the utility has existing facilities within the
easement. This issue will need to be resolved between the developer and the
utility prior to final platting.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade the Woodlands Park commercial subdivision with the issuance of
the grading permit for construction of the streets, drainage infrastructure, and
utilities in Phase 1 of the Woodlands Park residential subdivision. The applicant
proposes to maintain undisturbed buffers along the west and east sides of
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
8
Woodlands Trail adjacent to lots 2, 3, and 5 and on the south side of Kanis Road
adjacent to lots 1 and 2. The applicant proposes to construct an earthen berm
across lots 5 and 6 on the south side of Kanis Road east of Woodland Trail.
Additional fill is also proposed to be hauled to this site from the construction of the
Woodlands Hills subdivision to the southwest. No hauling is proposed on public
streets.
Staff recommends approval of the advance grading variance conditioned on
maintaining the undisturbed buffers along Woodlands Trail and Kanis Road and
constructing the earthen berm on the south side of Kanis Road east of Woodlands
Trail to a sufficient height to obstruct views of the advanced graded area from Kanis
Road.
All advanced graded disturbed areas are required to be stabilized prior to the
approval of the final plat for Phase 1 of the Woodlands Park residential subdivision.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and advanced grading
variance, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 29, 2020)
Items 10. (Z-9536), 11. (S-1879), 13. (Z-5096-E) and 14. (S-1881) were reviewed and
discussed simultaneously.
The applicants were present for all items. There were several persons present in
opposition. Staff presented the items with a recommendation of approval of each item.
Staff noted that the applicants had agreed to install a traffic signal at Woodlands Trail and
Kanis Road and to leave a 50-foot wide buffer along the east side of the proposed
commercial Lot 6, with the traffic signal being installed at the applicants’ expense. Staff
noted that the traffic signal should be installed when measured volumes are sufficient to
meet the warrants.
Don Eilbott (Attorney) was present, representing the application. Mr. Eilbott offered to
defer to the opposition after an introduction of the development team for the application:
Graham Smith (Developer), Jesse Munn (Rocket Properties), Scott Hurley (Community
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
9
Developer), Ernie Peters (Professional Engineer), Tim Daters (President, White-Daters &
Associates), and Brian Dale (VP, White-Daters & Associates).
Wallace Smith, Resident of Woodlands Edge Community and Civil Engineer, addressed
the Commission in opposition of application. Mr. Smith presented a Power Point
Presentation to address the Woodlands North Slope Master Plan (i.e., Agenda Items 10-
14). In his presentation, Mr. Smith expressed concerns regarding the increased traffic at
the Kanis Road and Woodlands Trail intersection; the proposed 50-foot Advanced
Grading Buffers along Kanis Road; and the adherence to Section 404 of the Clean Water
Act. He explained that the opposition to the Traffic Analysis conducted by Peters and
Associates “does not conclude this development is a good idea.”
Also, Mr. Smith offered the following alternatives to address the opposing points:
1. Three (3) lanes on Kanis Road from Taylor Park Boulevard to Panther Branch Drive.
2. A traffic light at the Kanis Road and Woodlands Trail intersection.
3. Spread the traffic more evenly onto Kanis Road using Panther Branch Drive for the
primary connection for Woodlands Hills and Woodlands Valley.
4. Section 404 Permitting with wetlands delineations and hydrology and hydraulic
modeling per USACE Little Rock along with Environmental Assessment (EA) of
property.
Mr. Smith concluded by stating that without these four (4) items being implemented, the
Commission should vote no to Items Numbers 10-14.
Ross Phillips, Spring Valley POA, addressed the Commission in opposition of the
application. He confirmed his support of Wallace Smith’s presentation. Mr. Phillips briefly
explained concerns regarding access and abandonment of Cooper Orbit Road; the
timeframe for the completion of Panther Branch Road; the advanced grading of Woodland
Hills and Woodland Valley; and the designation of a responsible party for the maintenance
of Cooper Orbit Road after annexation.
Raymond Abramson, President of the Woods Homeowners Association, addressed the
Commission in opposition of the application. He stated the association opposes the
proposals based on the traffic and drainage concerns. Mr. Abramson also expressed
support of the remaining issues presented by Wallace Smith.
Stephanie Duty, Resident of Woodlands Edge Community, addressed the Commission
in opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Duty briefly explained that she was concerned with the entrance and exit
points available for the current and future residents; and the lack of communication about
the proposals to the residents.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
10
Amanda Smith, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. She expressed support of the presentation by Wallace
Smith. Ms. Smith explained her concerns for the traffic congestion at Woodlands Edge
and Kanis Road; and the safety concerns for the teen drivers in the community.
Dan Veach, Resident of Woodlands Edge Community, addressed the Commission in
opposition of the application. Mr. Veach requested that the Commission table the request
and/or allow the residents to communicate where they stand on the issues. If not, the
community supports Wallace Smith’s presentation.
Bobbi Lane, Resident of the Woodlands Edge Community, addressed the Commission in
opposition of the application. Ms. Lane challenged the accuracy of the applicants’ Traffic
Study. She stated that new developments along Kanis Road will add to the existing traffic
issues. Ms. Lane added concerns regarding the potential flooding of Panther Branch
Creek as a result of the new developments.
Dennis Young, Resident of Taylor Park Addition, addressed the Commission in opposition
of the application. He briefly explained his opposing points are related to the total
confusion, potential land swaps, and commercial zoning requests.
Ruth Bell, League of Women Voters, addressed the Commission in opposition of the
application. Mrs. Bell stated that the adverse traffic implications due to multiple
developments, the feasibility of street improvements to traffic demands, and the proposed
setbacks for Agenda Item 11 were her primary concerns.
Patty Snipes, Resident of Taylor Park, addressed the Commission in opposition of the
application. Ms. Snipes expressed her concerns regarding the heavy traffic on the two
(2) lanes of Kanis Road and the effect of the commercial zoning on the existing traffic
issues.
Mr. Eilbott addressed the Commission to introduce the development team. He also noted
that the proposed density for Woodlands Valley and Woodland Hills is 20% and 50% less
than the density permitted in the current zoning classification.
Graham Smith stated that development group aimed to create a product with the best
benefits. The plans were developed from an inclusive perspective among a group of
advisors and professionals using open concepts which would create a product for the
greater community of Little Rock.
Scott Hurley offered that the team develops based on the demand and not based solely
on revenue. Acknowledging the challenges along Kanis Road, he stated the team is
addressing the traffic issues.
October 29, 2020
ITEM NO.: 14 (Cont.) FILE NO.: S-1881
11
Jesse Munn expressed that the development represents the final piece of an award-
winning neighbor. To address the some of the concerns for the residents and his
neighbors, the team worked together to provide a 50-foot evergreen, dense buffer against
Taylor Park and green spaces with some undisturbed next to the homes on the South.
He also stated that early in the development process he met with neighborhood
associations and hosted a community meeting with the engineering team to answer any
questions for the community.
Ernie Peters briefly explained the general nature of the traffic study focused on five (5)
scenarios with varying traffic conditions. Recognizing variances in the traffic volume due
to the COVID-19 environment, Mr. Peters noted the proposed estimates are reasonable.
In addition, the interim improvements to widen Kanis Road to three (3) lanes and to install
the traffic signal have been offered in the proposal. The associated benefits are the right-
of-way assignment and the increased safety. Mr. Peters also noted that the traffic signal
will not be implemented until the warrant criteria is outlined by the City.
Tim Daters and Brian Dale emphasized the rationale for the need of the traffic signal and
the awareness of the 404 Permitting Requirements. Mr. Daters acknowledged that the
firm remains in compliance on every project with the assistance of consultants familiar
with the regulatory requirements. Mr. Dale confirmed that Environmental Engineers have
been engaged for the Hastings’ Tract. He also briefly explained the collaborative efforts
between the County, City, and Develop Team to get Panther Branch Drive connected
prior to the abandonment of Cooper Orbit Road.
Mr. Eilbott made three (3) observations regarding Wallace Smith’s presentation:
1. There is no alternative exit to Panther Branch Drive because the applicants do not
own the property which will allow access.
2. The Development Team confirms adherence to the U.S. Corps of Engineers in
keeping with all requirements.
3. The proposed developments will generate between $900K and $1.1M in annual real
estate taxes for the benefit of Pulaski County and the Pulaski County Schools.
A motion was made to approve Item 14 (S-1881) as recommended by staff. The motion
was seconded. The vote was 9 ayes, 2 noes and 0 absent. The application was approved.
Adopted: October 29, 2020
2021 PLANNING COMMISSION CALENDAR
Filing Deadline(l)
11-09-20
12-07-20
01-19-21 (Tues.}
02-16-21 (Tues.)
03-15-21
04-12-21
05-17-21
06-14-21
07-12-21
08-16-21
09-13-21
10-18-21
11-15-21
12-13-21
Hearing Date (2)(3)
01-14-21
02-11-21
03-11-21
04-08-21
05-13-21
06-10-21
07-08-21
08-12-21
09-09-21
10-14-21
11-18-21 (3rd Thurs.)
12-09-21
01-13-22
02-10-22
Note: (1) All filing deadlines will be on a Monday unless otherwise noted.
(2) All public hearings will be on the second Thursday of each month
unless otherwise noted.
(3) All public hearings shall be held at 4:00 P.M. unless otherwise changed
by the Commission.
(4) Informal meeting dates may be set by the Commission as needed.
DATE {/c,,�4'¥-z,.,c:t �1,,0
PLANNING COMMISSION VOTE RECORD t:>y I� w �--, v�
MEMBER q A c; x"' /2, C l
BERRY, CRAIG ✓
BETTON, HAROLD MD ✓
BROCK, THOMAS L. ✓
BROOKS, DERICK ✓
HAMILTON, SCOTT ✓ �> HART, TODD ✓ �-� v
HAYNES, MARLON D. ✓ rr '\
LATTURE, PAUL ✓ I/
RAHMAN, ROBBIN S. ✓ /
THOMAS, DIANA M. ✓I/
VOGEL, ROBBY / I/
MEM'8.ER /0 ti I� /Lt
BERRY, CRAIG ,/ \/ ✓✓
BETTON, HAROLD MD ✓ ✓ ✓ ✓
BROCK, THOMAS L. ✓ ✓ ✓ ✓
BROOKS, DERICK • • • •
HAMILTON, SCOTT ✓ ✓ ✓ ✓
HART, TODD v ✓ ✓ ./
HAYNES, MARLON D. ✓ ✓ ✓ ✓
LATTURE, PAUL ,/ ✓ ✓ ✓
RAHMAN, ROBBIN S. ✓ ✓ ✓ ✓
THOMAS, DIANA M. ✓ ./✓✓
VOGEL, ROBBY • • ••
✓ AYE • NAVE A ABSENT 1.ABSTAIN ..lS._RECUSE
3
w. v o·I/
� 7 CJ lb g 1--2., + / ✓ ✓ v ✓I/ ✓ v ✓✓ o,,,. "1/ ✓ ✓ ✓ ✓
� • ✓✓ •
10 ./ ✓✓ ✓
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✓ ✓✓ ,/✓ ✓ ✓J
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Meeting Adjourned 7: 0 3 P.M.
October 29, 2020
There being no further business before the Commission, the meeting was adjourned at 7:03 p.m.
Date
Chairman Secretary