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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JUNE 30, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Alan Bubbus
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Members Absent: Craig Berry
Jennifer Martinez Belt
Buelah Bynum
City Attorney: Shawn Overton
III. Approval of the Minutes of the May 19, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
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Planning Commission
6/30/2016
City of Little Rock Planning & Development
Rev:
6/8/2016
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 30, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-5801-A Hall Revised Short-form PCD, located at 13311 Lawson
Road.
B. Z-8080-B Masoud Short-form PCD, located at 4508 Baseline Road.
C. Z-5151-B West Markham-North Monroe Short-form PCD, located at
4908 West Markham Street.
D. S-1774 Oak Hill Estates Replat of Lot 8, located at 525 Zanzibar
Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1.
S-71-G University Plaza Revised Preliminary Plat, located on the
northwest corner of 12th Street and University Avenue.
2. S-867-
EEEEEEEE
Chenal Valley Phase 20 and 23 Revised Preliminary Plat,
located north of Chenal Valley Drive on Varennes Court.
3. S-965-B Lot 2 Bussa Subdivision Replat, located at 8815 Baseline
Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-641-N West Markham Shopping Center Site Plan Review,
located at 11414 West Markham Street.
5. Z-8842-A CARTI Zoning Site Plan Review, located at 8901 CARTI
Way.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-5519-A Udell Short-form PCD, located at 4500 Asher Avenue.
7. Z-6323-W Lot 5 the Village at Rahling Road Revised Long-form
PCD, located on the west side of Rahling Circle, between
Rahling Road and 18 Rahling Circle.
8. Z-9004-A 9407 West Markham Street Short-form PD-C, located at
9407 West Markham Street.
June 30, 2016
ITEM NO.: A FILE NO.: Z-5801-A
NAME: Hall Revised Short-form PCD
LOCATION: Located at 13311 Lawson Road
DEVELOPER:
Russell Hall
74 Golden Eagle Drive
Paron, AR 72122
SURVEYOR:
Rasburry Surveying
308 West South Street
Benton, AR 72015
AREA: 1.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: PCD
ALLOWED USES: Medical Electronics Inc. and Champion Builders
PROPOSED ZONING: Revised PCD
PROPOSED USE: Contractors storage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,640 adopted by the Little Rock Board of Directors on April 19, 1994,
rezoned the site from R-2, Single-family to PCD for Medical Electronics, Inc. The
approval allowed the use of the site by Medical Electronics, Inc. and Champion
Builders. The approval allowed the expansion of an existing non-conforming use.
Medical Electronics, Inc. leased space to Hospital Equipment Engineering Services and
to Champion Builders, Inc. The approval allowed each to continue to occupy the site
and allow the construction of a second building on the site. According to the approval
Champion Builders did not maintain a material yard on the site. It was also noted only
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
2
on occasion was a construction trailer parked on the site pending relocation to a
construction site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved PCD, Planned
Commercial Development, to allow the use of the site as has existed for
20+ years, a construction company. The applicant purchased the property
three (3) years ago with a tenant in place that had operated from this site for
20+ years. The applicant recently leased the property to a different tenant and
was told the property was zoned for office use only.
The construction company vacated the property last month and the owner leased
the property to a lawn care company. The lawn care company is using a portion
of the site for storage of lawn mowers, trucks and trailers within a large graveled
lot on the rear portion of the site. The owner states the buildings are situated in a
manner that allows the trucks to park next to the building which allows little
visibility from Lawson Road.
B. EXISTING CONDITIONS:
Located on the site are a number of buildings, graveled and paved parking areas.
The site was previously approved for office uses with little outdoor activities. The
site is currently leased to a landscape business for overnight parking of vehicles
and trailers. The business also uses the buildings for storage of mowers and
other equipment used by the lawn care service. Lawson Road is a two (2) lane
County road with open ditches for drainage. There are no sidewalks in place
within this area of Lawson Road.
Although there are a number of non-conforming non-residential businesses
located along Lawson Road in the general area of this site. For the most part the
area is primarily residential with homes located on acreage. There is however a
smaller lot subdivision located to the east of this site also on the south side of
Lawson Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active City of Little Rock neighborhood association
located in this area.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Lawson Road and on the west side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
4
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Need to maintain access.
2. 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.
3. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
5
g. Locking device specifications shall be submitted for approval by the
fire code official.
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
4. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Show source of title.
2. Provide state plane coordinates for two points. Show distance to second
section or quarter section corner. Show graphic scale on site plan.
3. Provide approval letter from Arkansas Department of Health if expansion
contains restrooms.
4. Provide approval letter from local volunteer fire department.
5. Pay $33.00 review fee.
6. Show FEMA Flood panel number on site plan. Contact Pulaski County Public
Works (501.340.6800) to determine if any flood development is required.
7. Dedicate additional right of way by quit claim deed to Pulaski County for
Lawson Road. Label and dimension existing and proposed right of way for
Lawson Road.
8. Remove preliminary plat certificates and certificate of recording.
9. Submit any half street improvements required by the City of Little Rock to
Pulaski County Public Works for review and approval prior to construction.
Include all necessary plans and specifications.
Rock Region Metro: Location is not currently served by METRO. No comments.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
6
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Crystal Valley Planning District.
The Land Use Plan shows Residential Low Density (RL). The Residential Low
Density category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a revision of a PCD (Planned Commercial District)
to allow the new owner to use the site as a contractor’s storage yard as
previously approved.
Master Street Plan: The north side of the property is Lawson Road and it is
shown as 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 Lawson Road.
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 II Bike Lane is shown along Lawson Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Maintain existing landscape and buffer areas adjacent to surrounding R-2,
Single-family zoned properties.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the applicant was proposing to reuse the site as had historically been occupied.
Staff stated the applicant had indicated there would be no outdoor storage of
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
7
excess material. Staff stated the outdoor activities would include the placement
of trucks and trailers used by the landscape business.
Public Works comments were addressed. Staff stated right of way dedication to
45-feet from centerline was required with the approval of the rezoning request.
Landscaping comments were noted. Staff stated the applicant was to maintain
existing landscape and buffer areas adjacent to the surrounding residential
property. Staff stated the City Beautiful Commission recommended preserving
as many existing trees as feasible on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of the issues
raised at the April 27, 2016, Subdivision Committee meeting. The applicant has
stated the desire is to be allowed the use of the property for rental to potential
office users, a landscaping company with limited use of outdoor storage for
trucks and trailers but no materials and/or as a contractor’s yard with limited
storage of outdoor equipment but no materials. Any outdoor activity will occur on
the rear portion of the lot which is currently fenced. The applicant states there
may be multiple tenants of the site within the existing buildings.
The applicant is requesting to be allowed the use of the rear portion of the lot for
vehicle storage to any future tenant that would have the need to store company
vehicles and lease office space. The applicant states the area would not be used
to store junk or non-running vehicles and he would require the lot to be kept
clean and maintained as well as the vehicles to be parked neatly at all times.
The applicant states the typical hours of operation are Monday through Friday
from 8 am to 6 pm. There is no new construction proposed with the current
request.
The applicant states there has been a six (6) yard dumpster located on the site
for over ten (10) years. The applicant is requesting the dumpster remain in the
current location. The dumpster is placed beyond the office buildings and next to
the storage yard gate. Staff recommends the dumpster service hours be limited
to daylight hours or from 7 am to 6 pm Monday through Friday.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
8
The applicant states the previous tenant stored unused building materials and
large equipment outside of the buildings. The applicant states the new users will
not store any unused materials, building materials or landscaping materials,
outside the building. According to the applicant Champion Builders removed all
the outdoor materials as they vacated the site.
The request does not include the placement of a sign along Lawson Road.
According to the applicant the former tenant removed a 4’ x 8’ sign but the poles
and supports for the sign are still in place. The request includes the allowance of
a sign with a similar size in the future should a future tenant desire signage. The
sign would be placed about 20 feet from the pavement edge.
This site has historically be used as a nonresidential use. It appears the site was
developed in 1978 as an office and contractors storage yard. The previous
approval allowed limited outdoor storage of equipment and job site trailers. The
current request is to allow the outdoor placement of trailers associated with the
lawn care business and the potential future use of the site with storage of
vehicles associated with an office user. The applicant is not proposing to expand
the site area nor allow the construction of any additional buildings on the site.
The applicant is seeking approval to continue to use the site as was previously
approved and currently exist.
There have been concerns raised by the residents in the area concerning
burning of trash and debris by the landscape business and starting of equipment
in the early am hours. Staff does not feel the burning is appropriate and
recommends there be no burning of waste and debris from the landscape
business at this site. The landscape company shall not be allowed to bring
refuse from job sites to this site for storage or disposal. The applicant has stated
the hours of operation are from 8 am to 6 pm daily. Staff recommends there be
no outdoor activity at the site such as starting of mowers and lawn equipment
before 8 am. Staff feels with the imposed conditions the business can continue to
operate and not cause vast intrusion into the area neighborhoods.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business
and/or any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or
disposal.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
9
3. There shall be no outdoor activity at the site such as starting of mowers and
lawn equipment and any other equipment in the future which may need
testing before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage
of materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the
existing chain link fence and parked in areas which limits visibility from
Lawson Road.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were two (2) registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business and/or
any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or disposal.
3. There shall be no outdoor activity at the site such as starting of mowers and lawn
equipment and any other equipment in the future which may need testing
before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage of
materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the existing
chain link fence and parked in areas which limits visibility from Lawson Road.
Mr. Russell Hall addressed the Commission on the merits of the request. He stated he
was unaware of the opposition to his request. He stated he purchased the property
three (3) years ago as an investment. He stated he moved his landscape business to
the site at the time he purchased the property. He stated at the time he purchased the
property there was a tenant, Champion Builders, located on the site. He stated they
had vacated the site in January. He stated upon them vacating the site they removed
all the trucks, trailers and excess building materials which had been stored on the site.
He stated once they vacated the building he put up a sign indicating the property for
lease and a tenant, a roofing company, moved in a few months later. He stated recently
his company had applied to the City for a business license and was told the property
was not properly zoned for his use. He stated he immediately requested the rezoning to
allow his company to operate from this location.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
10
Mr. Mickey McGill addressed the Commission in opposition. He stated the applicant
was in violation of his zoning and continued to operate from the site. He stated the
previous property owner was in violation and this owner was continuing the violation.
He stated the owner should have verified the zoning before buying the property. He
stated the applicant was requesting to lease space to multiple tenants which would
generate traffic into the neighborhood. He stated businesses at this location would
reduce the quality of life for the area residents. He stated the landscape company had
a number of trucks and trailers. He stated the owner had leased space to a roofing
company which would also have a number of trucks and trailers. He stated the
neighborhood was concerned with the amount of traffic that would be generated from
multiple businesses located at this site. Mr. McGill stated the Commission had received
a number of petitions and e-mails opposed to the request. He stated the neighborhood
was in support of quiet office uses for the site but not a commercial business or multiple
commercial businesses. He stated just because the owner bought the property and did
not know it was not properly zoned was not justification for approving the rezoning
request.
Mr. Barry Beck addressed the Commission in opposition of the request. He stated his
home was located near the site. He stated the property was zoned for quiet business
not a commercial lawn care business. He stated he was representing the 200 homes
located in the area who did not want a commercial business located in their
neighborhood. He stated trucks and trailers did not blend well with the neighborhood.
He provided the Commission with photos which indicated debris on the site and piles of
rock. He stated the lawn care business could not abide by the City’s rules for no
operating or testing of equipment before 8:00 am. He stated the applicant had been
burning debris on the site. He stated many of the neighbors were unhappy with the
smell of the burning debris. He stated the site should be maintained as a quiet office
and not be allowed to operate a noisy business from this site.
Mr. Hall stated he bought the property and admitted he did not do his due diligence
when purchasing the property. He stated he felt the property was a good investment
and was a place he could operate his landscape company. He stated he had been at
this location for over two (2) years when he decided to move his business license from
Paron, Arkansas to this location. He stated it was then he was told he could not operate
his lawn care business from this location. He stated he had three (3) vehicles and three
(3) trailers. He stated his equipment was left on the trailers overnight with the exception
of when it was expected to rain and the mowers on the open trailer were put inside. He
stated his company had five (5) employees. He stated the employees drove their
personal vehicles to the site in the morning, transferred into a company vehicle and the
left the site for work. He stated in the afternoon the employees would bring back the
company truck and get their personal vehicles and leave the site. He stated the burning
that had taken place was clearing of overgrowth on the site. He stated his company did
not bring back to the site any material for the lawn care service activities. He stated the
roofing company did not have any business equipment, trucks or trailers. He stated the
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
11
company worked as the primary contractor and subcontracted all roofing jobs to other
companies. He stated the previous owner was allowed outdoor storage of trucks and
trailers. He stated he was agreeable with staff to placing all the activities behind the
fence and in an area which had limited visibility from the street. He stated once again
he was not aware the zoning was not appropriate for his use. He stated he was
informed his use was not allowed when he applied to the City for a business license.
The Chair informed the applicant there were eight (8) Commissioner’s present. The
Chair stated it was the Commission’s practice that when there were eight (8) or few
members present the Commission offered to the applicant the ability to defer their item
to a later hearing date to allow for more Commissioners to be present to hear the
request. The Chair stated it took six (6) positive votes to move an item forward to the
Board of Directors with a recommendation of approval.
Mr. Hall stated he would like to defer the item to the June 30, 2016, public hearing.
There was no further discussion. The Chair entertained a motion for approval of the
deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
There has been no change to this request from the May 19, 2016 public hearing. Staff
continues to recommend approval of the request subject to the conditions as
noted above.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
Mr. Russell Hall was present representing the request. There was a registered objector
present. Staff presented the item with a recommendation of approval. Staff stated the
item was deferred from the Commission’s May 19, 2016, public hearing due to the
number of Commissioners present. Staff stated there were no changes to the item from
the previous presentation. Staff presented the recommendation for the item once again
for the record.
Mr. Russell Hall addressed the Commission on the merits of his request. He stated he
had purchased the property two had one-half (2 ½) years ago. He stated his landscape
business had been operating from the site since that time. He stated he had spoken
with Mr. Barry Beck, one of the person in opposition of the request from the previous
hearing, after the meeting and Mr. Beck was unaware he had occupied the site for that
length of time. He stated six (6) months ago he had placed a “for lease” sign on the site
and Mr. Beck had thought this was when he had moved on-site. He stated at that time
he began cleaning the lot to allow the site to be more marketable.
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
12
Mr. Russell stated the equipment was not tested in the morning before leaving the site.
He stated if the equipment was working at the end of the previous day then it was
assumed the equipment would be in working order. He stated the only time equipment
was moved around was if there was a chance of rain then equipment was unloaded and
placed inside the building.
Mr. Russell stated the previous owner had 18 wheeler trailers located on the site.
He stated his company had trucks and lawn trailers. He stated the staff write-up
indicated the site was historically used for storage of outdoor equipment. He requested
the Commission approve the request to allow the use of the site with outdoor activities
which was the previous use of the site.
Mr. Thomas McDonald addressed the Commission in support of the request. He stated
his sales office was located at this site. He stated his company did not have equipment
and did not store materials on site. He stated his use was strictly an office use.
Mr. James Thomas addressed the Commission in support of the request. He stated he
was a member of the church next door and felt the church members were misled when
given the use of the property. He stated the site was maintained and there was little
noise generated from the site. He stated the landscape company was a good neighbor.
Mr. Mickey McGill addressed the Commission in opposition of the request. He stated
the Commission should not think about the business owner but for the neighborhood
and the area residents as a whole. He stated the site should be used as lease space
for office users who did not need outdoor storage of trailers and equipment. He stated
the former owner was in violation and the current owner was continuing the violation.
He stated the smells from the burning last summer was more than just burning of limbs
and brush. He stated the landscape company had more trucks and trailers than the
owner had indicated. He stated the company had six (6) trucks and four (4) trailers.
He stated there was a great deal of noise generated from the site. He stated traffic was
also a concern. He stated the location of the commercial business in a residential area
would decrease property values. He stated real estate agents would not show homes,
future homebuyers would not look at homes across the street from a commercial
business and appraiser would lower appraised value of the homes located across from
a commercial business. He stated including the church signatures there were
63 person from the area opposed to allowing the business to locate at this site.
Mr. Russell addressed the Commission to clarify some of the comments. He stated he
relied on his real estate agent to ensure his use of the property was allowable.
He stated the business operated six (6) trucks, two (2) of which were managers trucks
and were driven home on a daily basis. He stated when he purchased the property the
thought was the property was an investment. He stated with the number of commercial
businesses in the area and the commercial use of the property he felt the commercial
activity would continue to grow westward. He stated there were few homes fronting
June 30, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5801-A
13
Lawson Road. He stated the real estate signs that went up on property for sale in the
area stated “great commercial potential”. He requested the Commission approve the
request to allow the continued use of the property as it had historically been used.
There was little discussion by the Commission concerning the request. The Chair
entertained a motion for approval of the request as recommended by staff including all
staff recommendations and comments. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent
June 30, 2016
ITEM NO.: B FILE NO.: Z-8080-B
NAME: Masoud Short-form PCD
LOCATION: Located at 4508 Baseline Road
DEVELOPER:
Wadeea Masoud
4918 Baseline Road
Little Rock, AR 72209
SURVEYOR:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road Suite F-8
Little Rock, AR 72211
AREA: 0.89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses, Carwash and the
allowance of Used Car Sales
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
placement of the drives on Doyle Springs and Baseline Roads.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
2
BACKGROUND:
Ordinance No. 19,599 adopted by the Little Rock Board of Directors on September 19,
2006, rezoned the property from R-2, Single-family District to C-3, General Commercial
District.
A Conditional Use Permit request was approved by the Little Rock Planning
Commission on August 17, 2006, as a companion application to the rezoning request.
The property was zoned R-2, Single-family and contained a closed gas station and
carwash. The facility was constructed in 1971 and was rendered nonconforming when
it was annexed into the City in 1985. The business was closed for several years and
the property lost its nonconforming status. The owner filed the C-3, General
Commercial District rezoning request and the conditional use permit to allow for the
reopening of the carwash. The applicant did not propose to operate the gas station.
The underground tanks were removed and a clearance letter from ADEQ was provided
to staff.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting the rezoning of the site from C-3, General
Commercial District to PCD, Planned Commercial Development, to add
automobile sales as an allowable activity on the site. Currently the site contains
an operating carwash facility, which was approved as a Conditional Use Permit in
2006, which will continue to operate. The applicant is proposing removal of
portions of the carwash building, construction of a new office building for the
used car sales and removal of areas of pavement to add landscaping to the site.
B. EXISTING CONDITIONS:
The property contains two separate carwash buildings and a third building which
appears to have been the former fuel canopy. To the north of the site is a
mini-warehouse development. To the west of the site is a Church and a City of
Little Rock Neighborhood Resource Center. Across Baseline Road is a wooded
tract, a Sonic drive-in restaurant and a convenience store. To the east of the site
are single-family homes.
Baseline Road is constructed with curb, gutter and sidewalk. Doyle Springs
Road is constructed with curb and gutter. There is not a sidewalk in place
adjacent to this site.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a minor arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline
will be required. Do not include the canopy structure in the dedication.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway locations on Baseline
Road should be located at least 300 feet from other driveways and
intersections and 150 feet from side property lines. A variance should be
requested for the driveway location on Baseline Road. The driveway should
be closed.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway locations on Doyle
Springs Road should be located at least 250 feet from other driveways and
intersections and 125 feet from side property lines. A variance should be
requested for the driveway location on Doyle Springs Road. The driveway
should be moved further to the north of the wash bays.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of Baseline Road and on the west side of Doyle
Springs Road. A single phase line exists on the east side of the property. There
do not appear to be any existing conflicts with Entergy facilities on this property.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: No comment received.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on route 23. The
plans as shown have included the necessary pedestrian connections for access
to transit in this low income neighborhood.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
5
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Commercial (C) for this property. The
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 applicant has applied for a rezoning from C-3 (General
Commercial District) to PCD (Planned Commercial Development) to allow the
use of the site with used car sales in addition to the existing carwash facilities.
Master Street Plan: South side of the property is Baseline Road and it is shown
as a Principal Arterial. West side of the property is Doyle Springs Road and it is
shown as a Collector 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
Baseline Road since it is a Principal 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 sites.
Bicycle Plan: A Class II Bike Lane is shown along Baseline Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding technical issues associated with the request. Staff
requested the applicant confirm the proposed signage plan. Staff also requested
the applicant provide the location and hours of service for any proposed
dumpster facilities.
Public Works comments were addressed. Staff stated the drives on Doyle
Springs and Baseline Roads should be 300 feet from the intersection. Staff
stated the drive on Doyle Springs Road should be relocated to the northern
property line. Staff stated this would require a variance but they were supportive
of the variance request. Staff stated the driveway width should not exceed
36-feet.
Landscaping comments were addressed. Staff stated any new development was
to come into compliance with the landscape and buffer ordinance requirements.
Staff stated upgrades to the site would require upgrades to the site in accordance
with the percentage of upgrade to buildings and landscaping.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
6
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
confirmed the proposed signage plan and provided the hours of dumpster
service. The request is to rezone the site from C-3, General Commercial District
to PCD, Planned Commercial Development, to add automobile sales as an
allowable activity on the site.
The applicant is proposing to remove the carwash bays located along the eastern
perimeter of the site and the existing canopy located along Baseline Road. The
applicant is also proposing to remove one of the carwash bays located along
Doyle Springs Road. The applicant has indicated the carwash bays to remain
will be enclosed on the southern façade. Within this area the applicant will
perform prep of the vehicles for sale. The applicant is proposing to place a new
20-foot by 20-feet office building near the northeastern portion of the site.
A larger portion of the existing paved areas will be removed and landscaped.
The existing structure contains 5,331 square feet of which 3,011 square feet will
be removed. The plan includes the construction of a new office building
containing 400 square feet. The existing paved area contains 28,742 square feet
of which 3,444 square feet will be removed and 140 square feet of new paving
will be added. The site contains 4,699 square feet of green space of which
140 square feet of green space will be removed and 3,444 square feet of new
green space, landscaped area, will be added.
The site plan indicates the removal of a portion of paved area along the eastern
perimeter of the site. There are single-family homes located along this property
line. Staff feels the pavement along the entire eastern perimeter to a minimum
width of 9-feet should be provided to allow separation from this development and
the adjacent homes. The site plan does not include a note concerning the
proposed fencing. Staff recommends should fencing be desired the fencing
along the street frontages be a decorative fence material or a poly-coated chain
link fence with a maximum height of eight (8) feet. Along the northern and
eastern perimeters the development must provide screening via an opaque fence
or dense evergreen plantings.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
7
The site plan indicates the placement of a drive on Baseline Road near the
eastern property line. Staff is supportive of the eastern driveway on Baseline
Road provided the drive closest to the Baseline Road/Doyle Springs Road
intersection be removed and replaced with sidewalk and grass. Bollards as
indicated on the site plan for blocking the driveway are not sufficient.
The site plan indicates building signage will comply with signage allowed in
commercial zones. The building signage will be limited to the facades with street
frontage and be limited to a maximum of ten (10) percent of the façade area.
Ground signage is proposed at the intersection of Baseline and Doyle Springs
Road. The sign is proposed with a maximum height of 36-feet and a maximum
sign area of 160 square feet.
The days and hours of operation are from 10 am to 6 pm Monday through Friday.
The site plan indicates the placement of a dumpster which will be serviced
between the hours of 7 am to 6 pm Monday through Friday.
The applicant has indicated there will be a maximum of 40 automobiles on the
site for sale. The zoning ordinance states there shall be no open display of any
kind whatsoever in the first twenty (20) feet of the required front yard setback.
The applicant has noted on the site plan there will be no display of vehicles within
the first 20-feet along Baseline and Doyle Springs Roads. The zoning ordinance
also states all servicing of vehicles and assembly of equipment carried on as an
incidental part of the sales operation shall be conducted within a completely
enclosed building. The applicant has indicated the use of the property will be for
automobile sales. There will be minor detailing and installation of vehicle parts
such as windshield wiper blades or changing of head and/or tail lights but there
will not be any auto rebuilding at this site.
Staff is supportive of the applicant’s request provided the applicant agree to
closing the drive on Baseline Road with curb and gutter. The applicant is
proposing to redevelop the site and remove large areas of paving and replacing
the areas with greenspace and landscaping. There is to be no auto repair on the
site. The site is to be used solely for automobile sales. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff does not feel the use of the site for automobile sales will significantly impact
the site or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
8
Staff recommends there be no auto repair or rebuilding on this site.
Staff recommends the western most driveway on Baseline Road be closed with
the placement of curb and gutter.
Staff recommends the landscape strip along the eastern perimeter be installed
along the entire eastern perimeter and be a minimum width of nine (9) feet.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Terry Burruss stated the owner was requesting to defer the item to the June 30,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to this request from the May 19, 2016 public hearing. Staff
continues to recommend approval of the request subject to the conditions as
noted above.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request.
Mr. Terry Burruss addressed the Commission stating he had little to add from the staff
presentation and felt it was best if the Commission heard from the supporters and
opposition. He stated he was available for questions after the comments were received.
Ms. Frankie Davis addressed the Commission in support of the request. She stated the
item was reviewed by the neighborhood association and was discussed at great length.
She stated the other end of Baseline was redeveloping well. She stated this end of
Baseline was not doing well and a number of the businesses had closed. She stated
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
9
the area needed new businesses to grow. She stated the grocery store had closed.
She stated the Family Dollar store was moving across the street and the drive-in
restaurant had closed. She stated she would like to see Baseline Road built up again.
Ms. Pam Adcock addressed the Commission in support of the request. She stated the
neighborhood association meeting was well attended and a vote was taken to support
the request. She stated the vote was not unanimous but it was clear there were more in
support than opposed. She stated Mr. Burruss and Mr. Masoud had attended
two (2) neighborhood meetings to discuss the plans for redevelopment. She stated the
development was going to be a high quality development. She stated Mr. Masoud was
removing large areas of paving and replacing the areas with landscaping. She stated
the redevelopment had to start somewhere and felt this was a good redevelopment
plan. She stated after redevelopment of the site the neighborhood could use this
development to say “this is what we expect in our area”. She stated she felt the
development of the auto sales as proposed would be a benefit to the neighborhood.
Ms. Pat Gee addressed the Commission as President of the Upper Baseline
Neighborhood Association and as Vice-President of Southwest Little Rock United for
Progress. She stated Southwest UP’s did not take a vote on the request. She stated
Mr. Burruss and Mr. Masoud attended the meeting but this was the same meeting the
Chief of Police had attended. She stated there was no time left for Mr. Burruss to
present the plan at that meeting due to time constraints. She stated Southwest UP’s
voted to support the neighborhood in their decision for the redevelopment plan.
Ms. Gee stated Upper Baseline Neighborhood Association had met with Mr. Burruss
and Mr. Musoud on two (2) occasion and the item was discussed at length. She stated
after the presentation and questions the Association voted to support the
redevelopment plan. She stated the Highway Department had widened the street and
felt it up to the individual property owners to landscape their properties. She stated the
site was previously a carwash and a fueling station. She stated the buildings were
being reworked and landscaping was being installed. She stated she felt the
development would have a positive impact on the neighborhood.
Ms. Pan Noble addressed the Commission in support of the request. She stated the
area was losing businesses. She stated it was important to look forward to bring
businesses back to the neighborhood. She stated she felt the business would be a
positive for the neighborhood and requested the Commission support the request.
Ms. Pam Bingham addressed the Commission in opposition of the request. She stated
she was Vice President of the Upper Baseline Neighborhood Association and she had
the opportunity to visit with the neighbors that would be most directly impacted.
She stated they did not want a car lot next door to their home. She stated the
Commission should not allow intensive commercial activity adjacent to residential
June 30, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8080-B
10
homes. She stated Mr. Masoud did not live in the neighborhood and had little concern
for the residents that had to live next to the car lot. She stated Mr. Masoud had
purchased a number of properties in the area and had cleaned up some but not all.
She stated he had owned this property since 2007 and had done little to upgrade the
property.
Ms. Bingham provided the Commission with photos of automobile sales lots within the
area. She stated in less than one mile from this site there were a number of car sales
lots. She provided the Commission with a petition signed by 52 persons. She stated
they were not in attendance at the meeting because of work schedules.
Ms. Gail Cophas addressed the Commission in opposition of the request. She stated
she had lived in the neighborhood for 30+ years and had watched the area change.
She stated the area did not need any more car sales but did need a grocery store and
additional retail to support the neighborhood. She stated there were apartments located
on the east end of Baseline Road. She stated the residents had to feed their family
from the dollar store because the grocery store had closed. She stated these were not
persons that could afford to buy a car. She stated they needed places to buy food for
their families.
Mr. Burruss stated this development was going to be an upscale automobile sales lot.
He stated based on the cost of the improvements Mr. Masoud was going to have to sell
high dollar cars to make the venture cash flow. He stated the requested PCD with
improvements would be better for the neighborhood than a development that complied
with the C-3, General Commercial District zoning and was not required to install any
improvements.
Commissioner Bubbus stated he felt everyone wanted the same thing for the area but
were at differences on how to get there. He stated it was a challenge. He stated for an
area to redevelop it took the property owners willing to invest in the improvements
to start things moving forward. He stated he felt the best way to get businesses to
improve their site was direct competition. He stated it was up to the property owners to
get things moving forward.
There was no further discussion of the item. The Chair entertained a motion for
approval of the request as recommended by staff including all staff recommendations
and comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
June 30, 2016
ITEM NO.: C FILE NO.: Z-5151-B
NAME: West Markham-North Monroe Street Short-form PCD
LOCATION: Located at 4908 West Markham Street
DEVELOPER:
Waldi Ismail
200 Vigne Lane
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.55 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
ALLOWED USES: Retail and Office
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
BACKGROUND:
In 1967 a request was made to rezone a portion of this site identified as Tract 2,
Block 5, Howard Adams Subdivision. The request was to rezone the site from B
(R-3, Single-family residential) to E-1 (O-3, General Office District). The request was
denied by the Little Rock Board of Directors. On February 6, 1975, a request to rezone
the same area from B (R-3, Single-family residential) to E-1 (O-3, General Office
District) was approved by the Little Rock Board of Directors. On February 16, 1982, the
area was rezoned from O-3, General Office District to C-3, General Commercial District
by the adoption of Ordinance No. 14,196.
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
2
The eastern portion of the site identified as Tract 1, Block 5, Howard Adams Subdivision
was rezoned from R-3, Single-family to O-3, General Office District on November 7,
1989, by the adoption of Ordinance No. 15,771.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from O-3, General Office District
and C-3, General Commercial District to PCD, Planned Commercial
Development, to allow the construction of a fast food restaurant containing
2,791 square feet of floor area. The plan includes the placement of 13 parking
spaces. The drive on West Markham Street is indicated as a right-out only drive.
The drive on North Monroe Street is a full service drive. The site is located within
the Mid-town Design Overlay District which has development criteria related to a
number of issues including building placement, parking, building materials and
massing of structures. Please see the Analysis Section of this report for the
specific development criteria of the Overlay and the applicant’s statement for
intent with compliance with the Overlay standards.
B. EXISTING CONDITIONS:
The site currently contains a branch banking facility. To the west is a fast food
restaurant and to the east, across North Monroe Street, are single-family homes.
South of the site is the Arkansas Department of Health and War Memorial Park
and Stadium. North of the site are single-family homes. West Markham has
been constructed with two (2) lanes both east and west bound. There is curb,
gutter and sidewalk in place along the frontage of this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
West Markham Street and North Monroe Street.
2. Due to the proposed use of the property, the Master Street Plan specifies that
North Monroe Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to back of the existing sidewalk on
the south side of the North Monroe Street driveway.
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The Markham Street driveway should be designed per Traffic Engineering
design standards to prevent left turn movements.
5. The access ramps at the North Monroe Street/West Markham Street
intersection should be replaced with new ramps that conform to ADA
guidelines and City of Little Rock standard details.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, review required for grease trap. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along West Markham Street in front of the property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
4
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. 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.
2. 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 (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5 West Markham,
one of the busiest in the system. As a key transit corridor we discourage any
additional curb cuts along Markham Street to prevent further conflict between
pedestrians and cars, especially when it has limited utility such as right turn only.
F. ISSUES/TECHNICAL/DESIGN:
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.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Heights Hillcrest District. The
Land Use Plan shows Office (O) for this property. The Office category
represents services provided directly to consumers (e.g., legal, financial,
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
5
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from C-3 (General Commercial District)
and O-3 (General Office District) to PCD (Planned Commercial District) to allow
the construction of a new fast food restaurant. The application is within the
Midtown Design Overlay District.
Master Street Plan: South side of the property is West Markham Street and it is
a Minor Arterial. East side of the property is North Monroe Street and it 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. 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”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on North Monroe Street.
Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Midtown Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The property is located in the City’s
Designated Mature area. A twenty-five (25%) percent reduction of the buffer
requirements is allowed within the Designated Mature Area. The minimum
dimension of the buffer shall be six (6) feet nine (9) inches. A street buffer is
not provided between a portion of and the proposed parking area and the
West Markham Street right-of-way. A variance will be required from the City
Beautiful Commission.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. In areas
designated as “mature” this strip shall be a minimum of six (6) feet
nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. A large portion (approximately 55%) of the perimeter planting strip adjacent
to the north property line is less than the required minimum of six (6) feet
nine (9) inches. A variance will be required from the City Beautiful
Commission.
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
6
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. 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.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. Menu board speakers for drive-through windows shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in
length along the opposite lane line. This wall shall be constructed of
masonry or wood with a textured finish to diminish sound deflection.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
11. 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. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the site was located within the Mid-town Design Overlay District. Staff stated the
site was a total redevelopment of the site with the removal of the existing bank
and construction of a new fast food restaurant. Staff stated a portion of the
property was zoned office and a portion was zoned commercial. Staff requested
the applicant provide details of the proposed development as it related to the
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
7
DOD. Staff requested the applicant provide the days and hours of operation and
the days and hours of dumpster service.
Public Works comments were addressed. Staff stated the site plan as presented
did not allow for adequate maneuvering room on the site. Staff stated there was
not sufficient space to provide maneuvering for persons entering the parking lot
and persons sitting in the drive-through lane. Staff stated a radial dedication of
right of way was required at the intersection of North Monroe and West Markham
Streets. Staff stated the driveway on West Markham Street should be designed
to prevent left turn movements to and from the site.
Landscaping comments were addressed. Staff stated street buffers, perimeter
planting strips and land use buffers were required for the redevelopment of the
site. Staff stated the site was located within the designated mature area of the
City which allowed the buffers and landscape strips to be reduced to six (6) feet
nine (9) inches. Staff stated screening was required along the sites northern
perimeter where adjacent to property zoned or used as residential.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Steward Mackey was present representing the applicant. Staff presented an
overview of the item stating the site plan had changed significantly from the
previous Subdivision Committee meeting. Staff stated the building had been
rotated to face North Monroe Street. Staff stated the applicant had also provided
cross marked pedestrian access from the abutting streets to the building. Staff
requested Mr. Mackey provide written responses to the comments provided
previously with regard to the days and hours of operation, the dumpster service
hours and the proposed signage plan.
Public Works and landscaping comments were noted. Staff stated they had
been working with the developer to minimize their concerns related to driveways
and landscaping. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the technical issues associated with the request raised at the April 27,
2016, and June 8, 2016, Subdivision Committee meetings. The revised site plan
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
8
has indicated the minimum landscape strip along the perimeters of the site to
comply with the minimum landscape strip required per the landscape and buffer
ordinances. The perimeter planting strip including the area along West Markham
and North Monroe Streets is indicated at 6-feet 9-inches, the minimum planting
strip per the landscape and buffer ordinances.
The Mid-town Redevelopment District #1 Advisory Board met on the proposed
site plan on April 29, 2016, and again on June 10, 2016. The Committee voted
to support the applicant’s proposal provided the ma ximum building height be
reduced to 18-feet as typically allowed per the DOD and to provide a minimum of
60 percent openings along the street frontages.
The request is a rezoning from O-3, General Office District and C-3, General
Commercial District to PCD to allow the redevelopment of the site with a
restaurant with drive-through service. The lot has 154-feet of frontage along
West Markham Street. The east 93-feet of the lot is zoned O-3, General Office
District (60% of the site area) and the west 61-feet is zoned C-3, General
Commercial District (40% of the site area). The applicant is proposing to raze
the existing bank building and redevelop the site with a Popeye’s restaurant.
The building will contain 2,791 square feet of space. The site plan indicates
13-parking spaces. The parking is located along the West Markham Street
frontage and along the northern perimeter. The drive lanes will be a minimum of
10-feet wide. There is a drive lane located in front of the building, along North
Monroe Street. With the drive lane and a landscaping strip, the building will be
sitting 35-feet off the front property line. Entryways to the building are from the
northern parking area and from the southern side of the building along West
Markham Street.
The site is located within the Mid-town Design Overlay District, which requires
new development to be reviewed through the planned zoning development
process. The DOD states for new construction at least 60 percent of the ground
floor level facing internal pedestrian public circulation areas or streets are to be
glass-windows, entry features or displays. The elevation provided indicates the
building height at 18-feet. The plan indicates the placement of windows and
false windows along the south side, West Markham Street and on the east side,
North Monroe Street of the building. The primary parking is located on the north
side of the building. The elevation indicates decorative down lights on the
exterior of the building and shutter panels in areas where windows are not
provided. Staff does not feel the applicant has met the DOD requirement with
regard to the placement of openings along the southern and eastern facades; the
facades primary street frontage.
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
9
The primary entrance is located on the northern façade, within the northern
parking lot. There are also pedestrian access from West Markham and North
Monroe Streets. The service entrance will be on the west end of the building,
adjacent to commercially zoned property.
The Mid-town DOD states exterior building materials and colors are to be
aesthetically pleasing and compatible with materials and colors used in the
neighboring developments. Predominate exterior building materials must be of
high quality materials such as brick, wood, stone, tinted stucco, EIFS.
Predominate exterior building materials may not be smooth-faced concrete block,
tilt-up concrete panels or prefabricated steel panels. The applicant has indicated
the building construction materials will be compliant with the typical materials of
the Mid-town DOD.
Front yard setbacks maybe reduced to zero (0) but should not be more than
20-feet. Side yard setbacks may be zero (0) except when adjacent to
single-family which should then be set at four (4) feet. Rear yard setbacks are to
be zero (0) except where adjacent to single-family detached, in which case the
rear yard setback is to be 25-feet. This site does not abut single-family zoned
property. The front setback along North Monroe Street is 35-feet. The setback
along West Markham Street is 44-feet.
Parking per the DOD is fifty percent (50%) of the required parking of the zoning
ordinance article VIII. The maximum parking allowed is the minimum standard
established in this article. In this case the ordinance would typically require
27-parking spaces to serve a restaurant use. The site plan indicates 13-parking
spaces. The parking as proposed does comply with the typical standards of the
DOD.
Signage per the DOD is limited to six (6) feet in height and twenty-four
(24) square feet in area. The sign is to be incorporated into the landscaped area
of the parking lot. No pole signage is allowed. Building signage is allowed per
article X of the zoning ordinance. The building signage allowed is a maximum of
ten (10) percent of the façade area abutting a public street. Signage would be
allowed on the south and east facades of the building. The plan indicates the
placement of signage on the northern, eastern and southern facades.
No street buffer or landscaping is required along streets classified less than an
arterial. When the structure is not built to the property line, landscaping is
required in the area between the building and property line up to that required
in the Landscape Ordinance. In this case, since the site is located within the
Designated Mature Area of the City, the required landscape strip is
6-feet 9-inches adjacent to the paved areas. The site plan as submitted meets
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
10
the minimum requirement along the perimeters of the site including West
Markham Street and North Monroe Street.
The applicant is proposing to maintain the existing light fixtures on the site. The
applicant has indicated all site lighting and utilities will comply with the minimum
standards of the DOD.
The hours of operation are from 10 am to 10 pm seven (7) days per week. The
hours of dumpster service are from 7 am to 10 am Monday through Friday.
Section 36-297 states for the purpose of location of menu board speakers for
drive-through windows of restaurants the following criteria apply: Each speaker
shall be so mounted that it is baffled on all sides in a manner which will direct the
sound produced to the vehicle served and each speaker location shall
be designed to provide for a solid wall at least six (6) feet in height and
twenty (20) feet in length along the opposite lane line. This wall shall be
constructed of masonry or wood with a textured finish to diminish sound
deflection. The order board is located along the western perimeter of the building
adjacent to the commercially zoned and used property. The property to the north
is zoned O-1, Quiet Office and is being used as a residence. The depth of the lot
is a 150+ feet but the home is located near the street with a storage building
located within the rear yard area. The building will act as the screen between the
homes to the east and the order menu board.
Overall staff is not supportive of the request. The development is proposed
within an area which has been identified on the City’s Future Land Use Plan as
Office. The commercial uses have primarily been located nearer the
intersections of West Markham and University Avenue, West Markham and Fair
Park Boulevard/North Van Buren Street and West Markham and Pine/Cedar
Streets. Staff has concerns with the existing residential uses located across
North Monroe Street from this site and the single-family residence located to the
north of this site (the property is currently zoned O-1, Quiet Office District but is
occupied as a single-family residence). This site is one (1) of the primary
entrances into the Hillcrest Neighborhood. Although there is C-3, General
Commercial District zoned property to the west and a portion of this site is zoned
C-3, General Commercial District staff feels the intent of the Land Use Plan was
to maintain this area as office to act as a transition between the commercial uses
to the east and west while allowing this area to remain as single-family.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
June 30, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5151-B
11
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 6, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Stuart Mackey stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
June 30, 2016
ITEM NO.: D FILE NO.: S-1774
NAME: Oak Hill Estates Replat of Lot 8
LOCATION: Located at 525 Zanzibar Street
DEVELOPER:
Scott Kemph
525 Zanzibar Street
Little Rock, AR 72212
SURVEYOR:
Arkansas Surveying and Consulting
Scott Foster
1926 Salem Road
Benton, AR 72019
AREA: 3.00 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated May 2, 2016, requesting deferral of this item to
the June 30, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 2, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
June 30, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1774
2
STAFF UPDATE:
The applicant submitted a request dated June 16, 2016, requesting deferral of this item
to the August 11, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 16, 2016,
requesting deferral of this item to the August 11, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
June 30, 2016
ITEM NO.: 1 FILE NO.: S-71-G
NAME: University Plaza Revised Preliminary Plat
LOCATION: Northwest corner of 12 th Street and University Avenue
DEVELOPER:
BH University Development LLC
P.O. Box 242840
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.73 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 21.03
CURRENT ZONING: I-2, Light Industrial
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on West 12 th Street as proposed.
BACKGROUND:
On June 26, 2014, the Little Rock Planning Commission approved a preliminary plat for
this site. The developer proposed a four (4) lot subdivision from a 4.9-acres parcel
located at the northwest corner of University Avenue and 12 th Street. The property was
zoned I-2, Light Industrial and was originally developed as the Brandon House furniture
store. The four (4) lots were to share access throughout the subdivision. The request
included driveway spacing variances along with a variance to allow reduced front yard
setbacks. The plat as approved allowed the driveway located on West 12 th Street less
than 300-feet from the intersection, to allow the driveway on University Avenue less
than 300-feet from the intersection and to allow the driveways on University Avenue to
be less than 300-feet apart, a variance from Sections 30-43 and 31-210. The approval
required the eastbound left-turn lane on 12 th Street be extended to provide a total of
200 feet of left-turn bay length as per the Master Street Plan requirement.
June 30, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-71-G
2
The extension of the left turn lane required widening of 12 th Street on the north
curb-side. Proper tapers as required by the AASHTO Green Book for westbound
through traffic were to be constructed to accommodate the extended left turn lane. The
north driveway located on Lot 1 University Avenue was to be removed.
The approval also allowed a variance from Section 36-320(e.1) to allow a reduced front
setback along West 12 th Street and University Avenue of 40-feet. The typical building
setback within the I-2, Light Industrial Zoning District is 50-feet.
The number of lots was reduced with the final platting of the lots. Lot 3 was final platted
in March of 2016 and Lots 1 and 2 were final platted in May of 2016.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the previously approved plat to allow
a driveway spacing variance. The western most drive on West 12 th Street is
proposed nearer the property line than typically allowed. Lots 2 and 3 are
currently under construction with a CVS Pharmacy and a Staybridge Hotel. Lot 1
is the last lot to develop. The developer is requesting a driveway spacing
variance on West 12 th Street to allow access to Lot 1 directly from West 12 th
Street as opposed to a shared drive along the common lot lines of Lots 1 and 3.
The variance would allow Lot 1 to develop at the current elevation as opposed to
excavating the lot to allow access to the shared driveway.
B. EXISTING CONDITIONS:
The CVS Pharmacy is currently under construction at the intersection of West
12 th Street and University Avenue. The Staybridge hotel is also under
construction located just north of the CVS Pharmacy. The grading for the entire
site is also currently taking place. There is a significant slope from University
Avenue extending upward to the University Park Subdivision located along the
property’s western boundary. This area contains a mixture of residential,
commercial and office uses. There is a convenience store, with gas pumps,
located to the south of this site and further south is a strip retail building
containing a mixture of commercial uses including auto glass repair and a
restaurant. East of the site is a multi-story office building and a retail business
and northeast is a hotel, a multi-story office building and a mini-warehouse
facility. Southeast of the site are commercial uses and a single-family
subdivision, the Oak Forest Gardens Annex
June 30, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-71-G
3
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with the Oak Forest Neighborhood
Association and the University Park Neighborhood Association were notified of
the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
2. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. On arterial streets, 12 th Street
driveways are required to be located at least 300 feet from other driveways or
streets and 150 feet from side property lines. A variance must be approved
for the 12 th Street driveway location.
3. A cut is located adjacent to the east and north property lines. Show the
proposed driveway locations accessing Lot 1.
4. The approved widening plans for 12 th Street indicates the construction of a 150 feet
east bound left turn lane with tapers for the proposed private street accessing the
property. With the proposed additional west driveway, the approved east bound left
turn lane will only provide 90 feet of vehicle stack length for the proposed private
street and 35 feet of vehicle stack length for proposed west driveway. These lengths
of vehicle stack are insufficient.
E. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff stated there were few outstanding technical issues associated with
the request. Staff questioned if the only modification to the approved plat was to
allow the driveway spacing variance. Mr. White stated the driveway spacing
variance was the only modification being requested for the previously approved
plat.
Public Works comments were addressed. Staff requested Mr. White provide a
letter certifying the sight distance from the proposed driveway to ensure
compliance with the 2004 AASHTOD Green Book standards.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
June 30, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-71-G
4
F. ANALYSIS:
The applicant and staff have been working to determine the best location and
street design to allow for access to Lot 1 while limiting conflicts along West 12 th
Street. The developer has provided three (3) options for the City to consider.
Option #1 - the developer will extend the West 12 th Street improvements to the
west through the Arthur Drive intersection to the area where West 12 th Street is
currently five (5) lanes. This occurs just east of the intersection with Cleveland
Street. This would allow a full service driveway from the development to West
12 th Street, provided that the sight distance for the drive on West 12 th Street is
certified.
Option #2 - construct a full service driveway along the shared drive with CVS
Pharmacy and Staybridge Hotel that is 75 feet from the back of curb on West 12 th
Street. This would meet the typical ordinance requirement of the Master Street
Plan and the Subdivision Ordinance.
Option #3 - construct a right in/right out driveway on West 12 th Street near the
western property line and construct a full service driveway along the shared drive
with CVS Pharmacy and Staybridge Hotel. The engineer has not determined if
the grades for the driveway will work for this option, but requested this as option
be retained to allow the engineer to determine if the grades will work.
In addition to the developers proposal for Option #3 staff feels this option should
include the construction of a median (can be narrow, but should meet the specs
for minimum required width) on West 12 th Street, to preclude left turns. The
median design will be reviewed and approved by Public Works staff at a later
date but the median must extend east, beyond the proposed drive, to prevent
left-turns. A right-in-right-out island alone will not be accepted by the City.
Staff informed the applicant they were to select an option they wished the
Commission to consider and approve. The applicant selected Option #1 and
noted as indicated by staff Option #2 was allowed by right. Staff is supportive of
the applicant’s requested to place the drive on Lot 1 as proposed provided sight
distance certification can be provided.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of a driveway
along the eastern portion of Lot 1 as proposed by the applicant provided sight
distance certification can be provided to staff prior to construction.
June 30, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-71-G
5
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
Mr. Joe White of White-Daters and Associates was present representing the request.
There was one person present with questions associated with the future development.
Staff presented the item with a recommendation of approval. Staff stated it appeared
the card submitted to the Commission indicated questions only and requested the party
come forward to state their concern to see if her concerns were items the Commission
consider. Staff stated the request before the Commission was for approval of a
driveway spacing variance request for a previously platted lot.
Ms. Staggie Owens addressed the Commission stating her home was located on
12 th and Arthur. She stated the development was taking place in her back yard and no
one was telling her what was going on. She stated there were survey flags in her yard.
She questioned if widening was taking place on 12 th Street if they were going to take
her property to complete the widening. She stated she also wanted a fence installed to
screen her home from the future development on the adjacent lot.
Mr. White stated he was unaware of any additional right of way necessary to complete
the street widening along 12 th Street. He stated the developer would be responsible for
installing a fence on the property line between the future development of this lot and
Ms. Owens home.
There was no further discussion of the item. The Chair entertained a motion for
approval of the request as recommended by staff including all staff recommendations
and comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent
June 30, 2016
ITEM NO.: 2 FILE NO.: S-867-EEEEEEEE
NAME: Chenal Valley Phase 20 and 21 Revised Preliminary Plat
LOCATION: North of Chenal Valley Drive on Varennes Court
DEVELOPER:
Deltic Timber Corporation
#7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 75.7 acres NUMBER OF LOTS: 110 FT. NEW STREET: 7,450 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the development of lots with private
streets (Section 31-207) and to allow the development of an internalized pedestrian
circulation system (Section 31-175(2)).
BACKGROUND:
On April 19, 2001, the Little Rock Planning Commission approved a preliminary plat for
Blocks 83 – 117 Chenal Valley Subdivision. The approval allow for the subdivision of
365 acres into 688 single-family lots. The developer proposed approximately
24,850 linear feet of new streets within the development constructed with public and
private accesses. As part of the plat the developer proposed the extension of Chenal
Valley Drive to the west and extended around the perimeter of the subdivision looping
back to Chenal Parkway. The plat included eight (8) smaller gated communities.
The roadway was constructed and several of the proposed smaller gated communities
have developed.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
2
On March 30, 2006, the Little Rock Planning Commission approved a revision to the
preliminary plat to allow the minimum side yard setback of six (6) feet for all lots within
Blocks 96, 97, 99, 101-104 Chenal Valley Addition. All previously proposed lot
development standards continued to apply to the proposed plat.
On July 27, 2005, a final plat was filed for Lots 1 – 21, Block 98 and Tracts A, B, C & D,
Block 98, the Varennes Neighborhood.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the approved preliminary plat, Ensbury
Neighborhood and replat a number of lots within a previously platted subdivision,
the Varennes Neighborhood. The previous approval allowed for the
development of 143 lots within the Ensbury Neighborhood. There were 25 lots
final platted within the Varennes Court Neighborhood. The current request is
to allow 36 lots within the Varennes Neighborhood and 74 lots within the
Ensbury Neighborhood.
The applicant is seeking to develop the subdivision utilizing private streets.
Section 31-207 of the Little Rock Code of Ordinances states private streets for
residential development shall be discouraged. However, private streets may be
approved by the Planning Commission to serve isolated developments. The
design standard must conform to public street design standards. Private streets
are permissible only in the form of cul de sac and short loop streets and only
when it is determined that the streets can be adequately served by all public
service vehicles.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The site is densely wooded located along the north side of Chenal Valley Drive.
To the south is Wildwood Place Subdivision, a single-family subdivision and to
the east is the Hallen Court Subdivision. North of the site is the Chenal Valley
Country Club golf course. Chenal Valley Drive has been constructed with two
(2) lanes and a marked bike path in each direction. There is curb, gutter and
sidewalk in place along Chenal Valley Drive.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
3
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing . There is not an
active neighborhood association located within this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with 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.
2. Stormwater detention ordinance applies to this property.
3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
4. Streetlights are required by Section 31-403 of the Little Rock code of
ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Greg
Simmons, Traffic Engineering, 501.379.1813, gsimmons@littlerock.org for
more information.
5. 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. An easement area or language provided
in the Bill of Assurance must be included to allow the trash receptacles from
Lots 11 through 14, Block 98 to be taken to the cul de sac for pick up.
6. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. 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.
8. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
9. 100 year overflow swales must be constructed and placed within public
drainage easements.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
4
10. Provide a Sketch Grading and Drainage Plan per Section 29-186(e)
indicating where the proposed public drainage easements are proposed to
determine if access can be provided for maintenance.
11. The island proposed at the intersection of Chenal Valley Drive and Ensbury
Loop should be located no closer than 22 feet from the projection of the
back of curb on Chenal Valley Drive.
12. Approximately 80 feet of street width is proposed across Ensbury Loop at
the intersection of Chenal Valley Drive. The island should be designed with
a pedestrian refuge area.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Three phase and single
phase underground power lines exist in the area. There do not appear to be any
existing conflicts with Entergy facilities on this property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
5
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be one at the expense of the
developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Waster regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. Contact Central Arkansas Water regarding the size and location of water
meter.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
10. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
11. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain Access.
2. Fire Hydrants.
3. 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.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
6
4. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
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.
7. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval by the fire
code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
7
8. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all 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.
9. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. The
Developer’s plan indicates two dead-end courts which make providing paratransit
service difficult and inefficient. It also does not advance a future connected street
network desirable in an urban suburban environment such as Little Rock.
Consider a design which provides connection for pedestrians and cyclists as well
as transit for the future along Chenal Valley Road.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
8
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the request was a
revision to a previously approved preliminary plat and a replat of lots previously
final platted with the Chenal Valley Subdivision. Staff stated the lots within the
Varennes Neighborhood were being increased and lots within the Ensbury
Neighborhood were being decreased. Staff stated the lots within the Varennes
Neighborhood were being replatted. Staff stated the lots within the Varennes
Neighborhood were being developed utilizing private streets. Staff stated the lots
within the Ensbury Neighborhood would be developed utilizing public streets.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any clearing on the site. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the site. Staff stated
residential waste collection would not take place on private streets unless the
Property Owners Association signed a waiver of damage claims. Staff also
stated Lots 11 through 14 would be required to take their trash bins to the cul de
sac for garage collection. Staff stated all 100 year drainage swales were to be
constructed and placed within public drainage easements. Staff stated the width
of Ensbury Loop adjacent to Chenal Valley Drive was near 80-feet. Staff stated
the island within the street should be designed as a pedestrian refuge area.
Mr. Daters stated the design of the street was previously approved by Public
Works staff and the street was presently under construction.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the June 8, 2016, Subdivision Committee meeting. The applicant has
provided a secondary access as requested by staff. The applicant has indicated
at the time of final platting easements will be provided to allow the placement of
trash containers as necessary for Lots 11 through 14.
The request is to revise the previously approved preliminary plat for the Ensbury
Neighborhood and for a replat of a number of lots within the previously platted
Varennes Neighborhood. The previous approval allowed for the development of
143 lots within the Ensbury Neighborhood. There were 25 lots final platted within
the Varennes Court Neighborhood. The current request is to allow 36 lots within
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
9
the Varennes Neighborhood and 74 lots within the Ensbury Neighborhood. All
lots as proposed comply with the typical development standards of the R-2,
Single-family zoning district with regard to lot dimensions, lot sizes and setbacks.
The applicant is seeking to develop the subdivision utilizing both public and
private streets. Section 31-207 of the Little Rock Code of Ordinances states
private streets for residential development shall be discouraged. However,
private streets may be approved by the Planning Commission to serve isolated
developments. The design standard must conform to public street design
standards. Private streets are permissible only in the form of cul de sac and
short loop streets and only when it is determined that the streets can be
adequately served by all public service vehicles. The streets within the Varennes
Neighborhood will be developed as private streets. The streets within the
Ensbury Neighborhood will be developed as public streets. There will be
7,450 linear feet of both public and private streets developed within this phase of
Chenal Valley.
The streets within the subdivision will be constructed as per the Master Street
Plan for a residential street. Varennes Court and Ensbury Loop will be
constructed 27-foot pavement width, back of curb to back of curb, within a
50-foot right of way. Varennes Cove and Ensbury Place will be constructed with
a 27-foot pavement width, back of curb to back of curb, within a 45-foot right of
way as allowed per the Master Street Plan for a minor residential street.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
The first phase of the Ensbury Neighborhood is currently under construction.
40 of the proposed lots are included in the first phase. The remaining lots will be
developed in no more than two (2) additional phases. Varennes Court in the
Varennes Neighborhood was previously installed with the final platting of the lots.
Varennes Cove will be installed to allow access to the new proposed lots in a
single phase.
Staff is supportive of the applicant’s request for a revision to the previously
approved preliminary plat and the replatting of the lots within the Varennes
Neighborhood. The lots are proposed similar in size to lots within the Chenal
Valley Subdivision. To staff’s knowledge there are no remaining outstanding
technical issues in need of addressing related to the proposed platting of the lots.
June 30, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-EEEEEEEE
10
Staff feels the request to allow the development of single-family lots is
appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Justin T. Allen stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
June 30, 2016
ITEM NO.: 3 FILE NO.: S-965-B
NAME: Lot 2 Bussa Subdivision Replat
LOCATION: 8815 Baseline Road
DEVELOPER:
Shelay, Inc.
10105 I-30
Little Rock, AR 72209
ENGINEER:
Crafton Tull and Associates
10825 Financial center Parkway
Little Rock, AR 72211
AREA: 2.26 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on Baseline Road nearer the intersection than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking a replat of Lot 2 Bussa Subdivision. The property is
zoned C-3, General Commercial District and is the location of the now closed
Ryan’s Restaurant. The lot will take access from Baseline Road, an existing
driveway will be shared with Wal-mart, and a new driveway will be shared with
Lot 2. The site is currently paved and the new site plan will provide for an
increase in the permeability of the site. The applicant is requesting no additional
detention be provided.
The review before the Commission is to allow the replatting of this lot. All review
of the site development criteria will occur with the request for a building permit.
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
2
B. EXISTING CONDITIONS:
The site contains a restaurant building which has not been in operation for a
number of years. South of the site is Wal-mart and north of the site are a number
of commercial uses including restaurants, convenience store and a liquor store.
To the east of the site is a single-family neighborhood and to the west of the site
is the Mabelvale Shopping Center which contains restaurants, retail and a home
improvement store.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the West
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45 feet from
centerline will be required.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Show existing curb cuts on the north side of Baseline Road on the site plan to
show any left turn conflicts.
6. Show drive aisles and islands on the south side of the access easement to
determine vehicle maneuver ability.
7. Sidewalks with appropriate handicap ramps are required adjacent to the
proposed shared access easement in accordance with Section 31-175 of the
Little Rock Code of Ordinances and the Master Street Plan.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. On Baseline Road, an arterial
street, driveways and streets should be spaced at least 300 feet from other
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
3
driveways and streets. A variance must be requested for the proposed
driveway location being less than 300 feet from existing driveways
and streets.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. EAD, Environmental Assessment Division,
approval required for food service. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. A three phase power line runs
east and west on the south side of Baseline Road in front of this property. There
do not appear to be any existing conflicts with Entergy facilities on this property.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Please note that caution should be used in the construction of the new drive to
the new lot as overhead power lines are in the area.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A utility easement will be required for the existing private fire service for
8815 Baseline Road.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
4. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
4
6. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
7. Contact Central Arkansas Water regarding the size and location of water
meter.
8. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
9. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
10. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire Department: New construction full plan review. Contact the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment received.
Rock Region Metro: Location is currently served by several METRO Routes 17,
22 and 23. It is considered an important transit hub. Sidewalks are critical to this
location for access to the transit route for customers and employees alike.
Provide pedestrian access to the front of the store from both Baseline Road and
the rear drive. Complete pedestrian access along property perimeter.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
5
Planning Division: No comment.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Frank Riggins of Crafton Tull and Associates was present representing the
request. Staff presented an overview view of the item stating there were few
outstanding technical issues associated with the request. Staff questioned if the
remaining parking for the restaurant building would be adequate to serve a future
user. Staff stated the restaurant contained 10,500 square feet of floor area and
would typically require the placement of 105 parking spaces to serve a restaurant
user. Staff stated it appeared there would be 64 parking spaces remaining on
the site upon approval of the replat.
Public Works comments were addressed. Staff stated Baseline Road was
indicated on the Master Street Plan as a principal arterial with special design
standards. Staff stated a dedication of right of way to 45-feet from centerline was
required. Staff stated the driveway width and locations did not meet the traffic
access and circulation requirements of Sections 30-43 and 31-210 along
Baseline Road. Staff stated on arterial streets the drives should be spaced at
least 300 feet from other driveways and streets.
Staff noted any new development would require compliance with the City’s
Landscape and Buffer Ordinance requirements. Staff stated since the request
was for plat approval compliance of all other aspects of the various ordinances
would be reviewed at the time of building permit request.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
6
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the technical issues
raised at the June 8, 2016, Subdivision Committee meeting. The applicant states
any future user of the former restaurant building will match the parking available
on the lot.
The request is to replat Lot 2 Bussa Subdivision to allow the creation of
two (2) lots for future development of a restaurant while maintaining the existing
building on a separate lot. The property is zoned C-3, General Commercial
District and is the location of the now closed Ryan’s Restaurant. The lots will
take access from a newly created drive on Baseline Road to the north. An
existing driveway along the southern perimeter along with a new drive will be
shared with an access drive within the Wal-mart parking lot. The entirely of the
site is currently paved. With the redevelopment of the site an increase in the
permeability of the site will be provided.
The C-3, General Commercial Zoning District requires a front yard building
setback of twenty-five (25) feet, no side yard setback is required except where
abutting a residential district; then there is to be a side yard setback width of not
less than fifteen (15) feet and a rear yard setback of twenty-five (25) feet. The
minimum lot area for the zoning district is fourteen thousand (14,000) square feet
and a minimum lot width of not less than one hundred (100) feet. The lots as
proposed fully comply with the typical development criteria of the zoning district.
The driveway along Baseline Road does not meet the typical spacing
requirement of Sections 30-43 and 31-210. Drives on arterial streets should be
spaced at least 300 feet from other driveways and street intersections. The drive
as proposed is indicated just over 200-feet from the eastern entrance drive to the
Wal-mart parking lot. The drive has been located to minimize turning conflicts
with the drives located on the north side of Baseline Road.
Staff is supportive of the applicant’s request. The applicant is seeking a replat of
an existing platted lot to allow for a restaurant user on the newly created lot. The
applicant has stated potential users of the existing building will match the parking
available on the site. The approval of the plat does not approve the vehicular
movements around the building. The plat as proposed fully complies with the
development criteria of the underlying zoning district. The applicant is seeking a
variance to allow a reduction in the driveway spacing along Baseline Road and in
staff’s opinion the variance will not significantly impact this development or
nearby properties.
June 30, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-965-B
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the driveway spacing variance request from
Sections 30-43 and 31-210 to allow the driveway on Baseline Road as proposed.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the requested replat subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the driveway
spacing variance request from Sections 30-43 and 31-210 to allow the driveway on
Baseline Road as proposed. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
June 30, 2016
ITEM NO.: 4 FILE NO.: S-641-N
NAME: West Markham Shopping Center Revised Subdivision Site Plan Review
LOCATION: 11414 West Markham Street
DEVELOPER:
Markham West Shopping Center
P.O. Box 924133
Huston, TX 77292
SURVEYOR:
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 0.70 acres of a 17.6 acre tract NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD:6 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: A variance from Section 36-557 to allow the placement of
wall signage without public street frontage on the eastern and northern facades of the
building.
BACKGROUND:
On February 25, 2016, the Little Rock Planning Commission approved a multiple
building site plan review, Subdivision Site Plan Review, for this site. The owners
proposed to remove an existing restaurant building and construct a new 5,000 square
foot retail and office building. The site was platted as Lot 2, Markham Commercial
Subdivision, which contained 17.6-acres. The lot includes several smaller commercial
buildings and parking.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing an amendment to the previously approved site
plan to allow the placement of wall signage without public street frontage.
Section 36-557 of the Little Rock Code of Ordinances states all on-premises wall
signs must face required street frontage except in complexes where a sign
without street frontage would be the only means of identification for a tenant.
June 30, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-641-N
2
The applicant is proposing to place wall signs on the east and north elevations
(located without public street frontage) each being 81.55 square feet of sign area.
The sign along West Markham Street also contains 81.55 square feet of sign
area.
According to the applicant the sign located along W est Markham Street is
utilizing 52% of the total sign area allowed per the zoning ordinance (a maximum
of 10% of the total façade area). The sign along the eastern façade totals 57% of
the eastern façade area and the north elevation sign area is proposed with
52% of the façade area. There are no other changes proposed for the site plan
nor the signage plan for the development.
B. EXISTING CONDITIONS:
The area along West Markham Street includes two (2) restaurants and
two (2) banks located on lease parcels. The former restaurant on this site has
been demolished and construction is taking place on the new Aspen Dental
Clinic. The main shopping center building is located near the rear portion of the
tract and contains a number of retail uses including Sports Authority, Michael’s, a
shoe store and a fitness center. This area of West Markham is built out. There
are a number of retail uses including restaurants, auto related businesses (tire
store, audio store, auto body repair), banks and office uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Birchwood
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The pole mounted sign should not be located within the public right of way on
West Markham Street.
E. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the applicant was seeking approval to allow the placement of wall signage
on the eastern and northern facades of the building, which were located without
public street frontage. Staff noted the allowance of the signage as proposed
would require a variance from Section 36-557 of the Little Rock Code of
June 30, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-641-N
3
Ordinances. There were no more issues for discussion. The Committee then
forwarded the item to the full Commission for final action.
F. ANALYSIS:
There were no outstanding technical issues raised at the June 8, 2016,
Subdivision Committee meeting associated with the site plan. The applicant is
seeking a revision to the previously approved site plan review request to allow
the placement of additional wall signage on the building. The applicant is
seeking to place wall signage on the north and east facades of the building which
are located without public street frontage.
Section 36-557 of the Little Rock Code of Ordinances states all on-premises wall
signs must face required street frontage except in complexes where a sign
without street frontage would be the only means of identification for a tenant.
The applicant is proposing to place wall signs on the east and north elevations;
located without public street frontage. The sign along the eastern and northern
façades contain 81.55 square feet of sign area. The eastern façade contains
1,425 square feet. If calculated with the typical ten (10) percent sign area for wall
signage 142 square feet of sign area could be placed on the façade.
The northern façade contains 1,550 square feet. With the calculation of
ten (10) percent of the façade area for wall signage 155 square feet of sign area
could be placed. As noted the eastern and northern facades are located without
public street frontage and not allowed signage without approval of the variance
request.
The sign along West Markham Street was previously approved and is located
with public street frontage. The applicant is requesting the additional signage to
allow customers entering the site from the shopping center drives, along the
northern and eastern sides of the building, better visibility of the building signage.
There are no other changes proposed for the site plan nor the signage plan for
the development
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow additional wall signage on the building which is located without public
street frontage. There are a number of businesses located within this general
area which have signage similar to the applicant’s proposal. Staff does not feel
the request to allow the additional wall signage will adversely impact this
development or the general area.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of wall signage
on the northern and eastern facades as proposed by the applicant.
June 30, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-641-N
4
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
placement of wall signage on the northern and eastern facades as proposed by the
applicant. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and
3 absent.
June 30, 2016
ITEM NO.: 5 FILE NO.: Z-8842-A
NAME: CARTI Revised Zoning Site Plan Review
LOCATION: 8901 CARTI Way
DEVELOPER:
CARTI
8901 CARTI Way
Little Rock, AR 72205
ENGINEER:
Crafton Tull
10825 Financial Center Parkway
Little Rock, AR 72211-3554
AREA: 19.49 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03
CURRENT ZONING: O-2, Office and Institutional District
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On March 7, 2013, the Little Rock Planning Commission approved a Zoning Site Plan
Review request for this property. The application included 19.49-acres generally
located at CARTI Way (formerly Riley Drive) and John Barrow Road. The site was
zoned O-2, Office and Institutional District and was undeveloped. The proposed use
of the site was a 165,000 square foot medical facility. The building was to be
four (4) floors plus a partial basement. The highest occupied floor was to be 48-feet
above the ground floor elevation and the top of the parapet was to be 78-feet above the
first floor elevation. The building materials consisted of stone, brick curtain wall with
exposed steel and standing seam canopies on the first floor. The second through fourth
floors were to be brick, metal panels, and curtain wall with exposed steel sunscreens.
The penthouse included louvers, metal panel and/or brick.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
2
The facility was to take access from CARTI Way and provide a total of 694 parking
spaces for administration, medical staff, patients and visitors/public. The plan included
the placement of 440 parking spaces within the proposed parking deck and 254 surface
parking spaces.
The approval allowed a variance from Sections 30-43 and 31-210 to allow the eastern
drive nearer the property line than typically allowed. The request also included a
deferral of a portion of the required sidewalk along Riley Drive until the development of
the western portion of the site or until the development of the property located along the
north side of CARTI Way.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved site plan to
add a new building proposed as the cyclotron facility. The facility will be owned
by CARTI and leased to a group of physicists to conduct research directly related
to the services provided by CARTI. The proposed building is two (2) stories and
will be approximately 13,000 square feet. The building will be finished with
aluminum composite panels, scored concrete masonry and laminated glass.
Access to the site will be from the existing drives serving CARTI on CARTI Way.
A retaining wall is planned on the north side of the development to preserve the
natural buffer between CARTI Way and the facility site. The site plan includes
the placement of 29 parking spaces to include two (2) handicap spaces.
B. EXISTING CONDITIONS:
The site has developed with CARTI Cancer Center of Little Rock. Only a portion
of the property has developed and the remainder of the site is heavily wooded.
The property to the north is heavily wooded and is also owned by the applicant.
To the east are an assisted living facility and a nursing home. Uses to the south
include a church accessed from Kanis Road, single-family homes located on
Michael Drive and office uses located on Business Park Drive. Fronting John
Barrow Road at CARTI Way is a large office user, Arvest Banking Center and
there is a Stroman’s rental business located on the northeast corner of John
Barrow Road and CARTI Way.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site, the John Barrow
Neighborhood Association and the Brownwood Terrace Neighborhood
Association were notified of the public hearing.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
John Barrow Road and CARTI Way. This was a requirement of the previous
application and building permit that has not been satisfied.
3. A grading permit in accordance with 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.
4. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or the property owners association.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
6. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new public
sewer service is required for this project. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. A three phase power line runs
east and west to the south of this proposed project. There do not appear to be
any existing conflicts with Entergy facilities on this property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of water
meter
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review. Contact the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
5
County Planning: No comment.
Rock Region Metro: Location is currently served from Route 9. Access to this
facility for paratransit vehicles is important for patient access to serves. Please
incorporate drop off area as needed for this function. METRO links vehicles are
typically 25’-0” cut-away.
F. ISSUES/TECHNICAL/DESIGN:
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.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. 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.
Existing trees and dense understory vegetation can be retained to satisfy this
requirement.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
6
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Frank Riggins of Crafton Tull and Associates was present representing the
request. Staff presented an overview of the item stating the CARTI facility was
completed and the facility was now proposing to add an additional building to the
site. Staff stated the building was a 2-story structure and contained
13,000 square feet of floor area. Staff stated the plan indicated additional
parking to serve the building.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of CARTI Way and John Barrow
Road. Staff stated the City’s Stormwater Detention Ordinance would apply to the
development of the site. Staff stated prior to construction of retaining walls an
engineering certification was required for the design of the wall and upon
completion of the wall an as-built certification was also required.
Landscaping comments were addressed. Staff stated the new paved areas were
to be developed in compliance with the City’s Landscape Ordinance
requirements. Staff stated building landscaping was required between the
vehicular use area used for public parking and the building. Staff stated an
irrigation system was required to water landscaped areas. Staff stated the
development of site in excess of two (2) acres required the landscape plan to be
stamped with the seal of a registered landscape architect.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
7
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the comments
raised at the June 8, 2016, Subdivision Committee meeting. The applicant has
provided a note that the right of way for the radial dedication would be provided
to staff as required. The applicant states the development will comply with the
City’s stormwater detention ordinance and the proposed retaining walls will
comply with the typical development criteria for retaining wall construction.
The request is to allow an amendment to the previously approved site plan for
CARTI to allow the addition of a new building to be known as the cyclotron
facility. The facility will be owned by CARTI and leased to a group of physicists
to conduct research directly related to the services provided by CARTI. The
proposed building is two (2) stories and will be approximately 13,000 square feet.
The building will be finished with aluminum composite panels, scored concrete
masonry and laminated glass.
Access to the site will be from the existing drives serving CARTI on CARTI Way.
With the new construction 29 parking spaces will be added. Parking typically
required for an office use is based on one (1) parking space per 400 gross
square feet of floor area. Based on the typical minimum requirements a total of
32 parking spaces would be required. Staff feels the parking provided is
adequate to serve the use. Within the campus there is more than adequate
parking to serve the existing facility as well as this user should additional parking
be required. The applicant has indicated landscaping for the new parking areas
will be provided per the City’s Landscape Ordinance requirements.
Within the new paved area the site plan indicates the placement of a dumpster.
The site plan indicates the dumpster will be screened per typical ordinance
standards or a minimum of two (2) foot above the enclosure.
A retaining wall is planned on the north side of the development to preserve the
natural buffer between CARTI Way and the facility site. The applicant has
indicated the retaining wall construction will not exceed 15-feet in height and will
be constructed to comply with the typical development standards of the land
alteration ordinance. The applicant has indicated prior to construction of the
retaining wall an engineering certification will be provided for the design of the
wall and upon completion of the wall an as-built certification will also be provided
to staff.
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
8
Staff is supportive of the applicant’s request. Staff does not feel the addition of
the proposed building to be used for research which is directly related to the
services provided by CARTI will have any adverse impact on this development or
the surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the parking as proposed by the applicant.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the parking
as proposed by the applicant. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 7 ayes,
0 noes, 3 absent and 1 recusal (Keith Cox)
June 30, 2016
ITEM NO.: 6 FILE NO.: Z-5519-A
NAME: Udell Short-form PCD
LOCATION: 4500 Asher Avenue
DEVELOPER:
Jacob Udell
4500 Asher Avenue
Little Rock, AR 72204
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
SURVEYOR:
Rasbury Surveying
308 West South Street
Benton, AR 72015
AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 - I-630 CENSUS TRACT: 19
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail - enclosed
PROPOSED ZONING: PCD
PROPOSED USE: Add auto paint and body rebuilding and auto repair garage
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the site from C-3, General Commercial
District to PCD, Planned Commercial Development, to add auto paint and body
rebuilding and auto repair garage as allowable uses for the property. The
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
2
building encompasses the entire lot and has no parking associated with the site.
Employee parking and parking for repaired automobiles will be provided on a lot
located at 4501 Asher Avenue. The applicant has secured an agreement with
the property owner to allow the use of their property for parking.
B. EXISTING CONDITIONS:
This area of Asher Avenue contains a number of auto related uses including auto
repair, auto paint and body, tire sales and auto detailing. The building is located
on the corner of Washington Street and Asher Avenue and has been constructed
to the property lines of each street. The property to the north appears to be a
contractor’s storage yard. Within the general area there are a number of
commercial uses, a church and private clubs. There are single-family homes
located to the north and northeast of this site. Access to this building is via an
overhead door located along Washington Street and a second overhead door
located along the alley.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Mid-way
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Asher Avenue is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to the front of the
existing building from centerline will be required.
2. Obtain a franchise agreement from Bennie Nicolo, Public Works,
Bnicolo@littlerock.org or 501.371.4818 for the private improvements (pole
mounted sign and awning) located in the right-of-way.
3. If rear gravel parking area is proposed to be used, concrete aprons should be
installed in the alley at the rear of the building.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on
commercial streets is 250 feet from other driveways. If the north gravel
parking lot will be used with this development, the north driveway from the
gravel parking area should be closed and access blocked.
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. Electrical service is already
provided to the site and the existing structure. Contact Entergy in advance to
discuss future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
3. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
4. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
4
Rock Region Metro: Location is currently served by METRO along Route 14.
The route is an important transit connection in a low income community.
Pedestrian amenities to connect the neighborhood residents to the transit line are
extremely important. We recommend repairing and creating code compliant curb
ramps for pedestrian access to the sidewalk.
F. ISSUES/TECHNICAL/DESIGN:
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.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Commercial (C) for this property. The 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 applicant has
applied for a rezoning from C-3 (General Commercial District) to PCD (Planned
Commercial District) to add auto paint and body rebuilding and auto repair
garage as an allowable use with the existing C-3, General Commercial District
permitted uses.
Master Street Plan: To the south of the property is Asher Avenue and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Asher Avenue 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 II Bike Lane is shown along Asher Avenue. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
The applicant, Jacob Udell, was present representing the request. Staff
presented an overview of the item stating there were few outstanding technical
issues associated with the request in need of addressing prior to the Commission
hearing the request. Staff requested additional information concerning the
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
5
proposed use of the property, the placement of vehicles waiting repair, the
placement of vehicles awaiting pick-up and the placement of inventory or
removed parts from the vehicles. Staff also questioned the days and hours of
operation for the business, the placement of any dumpster facilities and the
proposed signage plan.
Public Works comments were addressed. Staff stated Asher Avenue was
classified on the City’s Master Street Plan as a principal arterial with special
design standards. Staff stated a dedication of right of way to the front of the
building was required. Staff stated the driveway locations and widths did not
meet the traffic access and circulation requirements of the Subdivision Ordinance
or the Master Street Plan. Staff stated if the rear gravel parking area was
proposed to be used, concrete aprons should be installed in the alley at the rear
of the building. Mr. Udell stated he did not own the property to the north of the
alley and the area would not be used by this business.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided additional information requested by staff at the June
8, 2016, Subdivision Committee meeting. The applicant has provided the
proposed use of the property, the placement of vehicles waiting repair, the
placement of vehicles awaiting pick-up and the placement of inventory or
removed parts from the vehicles. The days and hours of operation for the
business, the placement of any dumpster facilities and the proposed signage
plan have been provided.
The applicant is requesting to rezone the site from C-3, General Commercial
District to PCD, Planned Commercial Development, to add auto paint and body
rebuilding and auto repair garage as allowable uses for the property. The
property has a history of use as auto repair and auto paint and body rebuilding.
The applicant has provided staff with a written agreement between the property
owner and the tenant stating any and all repair work shall be limited to the inside
of the building. The agreement states no repairs to any vehicles will take place
outside the building. The owner notes if at any time the agreement is violated the
lease agreement will be terminated.
The applicant is also requesting a variance for the typical parking requirement for
the site. The building encompasses the entire lot and has no parking associated
with the site. Employee parking and parking for repaired automobiles will be
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
6
provided on a lot located across Asher Avenue at 4501 Asher Avenue. The
applicant has provided a written agreement to allow the parking to occur.
The parking requirement for an automotive service business is 5 spaces plus
1 space for each 250 square feet of building area. The building contains
5,540 square feet of floor area. The parking typically required for the use would
be 27 spaces.
The applicant has indicated there will be no more than three (3) automobiles in
for repair at a time. The applicant has indicated all the vehicles to be repaired
will be located within the building. The applicant has indicated the autos waiting
pickup will be placed across Asher Avenue at 4501 Asher Avenue. The applicant
has indicated autos will be retained for ten (10) days awaiting customer pickup.
After which the autos will be sold.
The applicant has indicated all parts for repairs and all parts removed from the
vehicles will be stored inside the building. There will be no salvaging of auto
parts on the site. The applicant has indicated there will be no dumpster located
on the site. According to the applicant there are to be no inoperable, partially
dismantled, wrecked or junked vehicles to remain on the site more than
ten (10) days. There is to be no outside storage of vehicle parts and there is to
be no repair of vehicles outside the building. The vehicles awaiting service
and/or customer pickup are to be kept at 4501 Asher Avenue and located behind
a screening fence or behind or adjacent to the building. The vehicles cannot be
located within the parking lot in front of the building at 4501 Asher Avenue.
The hours of operation are from 8 am to 5 pm Monday through Friday.
The applicant has indicated an existing ground sign will be maintained on the
site. The applicant has indicated building signage will be placed along the Asher
Avenue and Washington Street frontages. The wall signage will be limited to a
maximum of ten (10) percent of the façade area on each of the walls.
The ground sign will be limited to a maximum height of 36-feet and a maximum
sign area of 160 square feet.
Staff is supportive of the applicant’s request provided the applicant comply with
the provision he has outlined in his request. The site has been used as auto
related activities for a number of years. Staff recommends if the applicant
violates the provision of the approval of the PCD they will petition the
Commission as an enforcement action requesting a revocation for cause with
regard to non-compliance with the approved conditions of the PCD zoning.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the request to rezone the site from C-3,
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
7
General Commercial District to PCD to add auto repair and auto paint and body
rebuilding as allowable uses is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the following additional conditions be attached to the approval
of the PCD zoning request:
1. No outside storage of vehicle parts is permitted. There shall not be any
servicing or repair of vehicles outside the building.
2. No inoperable, partially dismantled, wrecked or junked vehicles are to remain
on the site more than ten (10) days.
3. Vehicles awaiting service or customer pickup are to be kept behind the
screening fence behind or adjacent to the building, not in the parking lot in
front of the building located at 4501 Asher Avenue.
4. Should the applicant violate the provision of the approved PCD a revocation
for cause shall be submitted to the Planning Commission for review to
determine if the approved PCD zoning should be voided.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation that the following additional
conditions be attached to the approval of the PCD zoning request:
1. No outside storage of vehicle parts is permitted. There shall not be any servicing or
repair of vehicles outside the building.
2. No inoperable, partially dismantled, wrecked or junked vehicles are to remain on the
site more than ten (10) days.
3. Vehicles awaiting service or customer pickup are to be kept behind the screening
fence behind or adjacent to the building, not in the parking lot in front of the building
located at 4501 Asher Avenue.
June 30, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5519-A
8
Staff presented a recommendation should the applicant violate the provision of the
approved PCD a revocation for cause would be submitted to the Planning Commission
by staff for review to determine if the approved PCD zoning should be voided. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
June 30, 2016
ITEM NO.: 7 FILE NO.: Z-6323-W
NAME: Lot 5 the Village at Rahling Road Revised Long-form PCD
LOCATION: Located on the west side of Rahling Circle, just north of 18 Rahling Circle
DEVELOPER:
Beachwood Hospitality
2230 Cottondale Lane
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16
CURRENT ZONING: PCD
ALLOWED USES: Mixed use development including restaurant
PROPOSED ZONING: Revised PCD
PROPOSED USE: Hotel
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which
established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot
development with C-2, Shopping Center District uses being permitted. The initial action
approved a site plan for Lots 1 and 2 of the development with the intent being that each
of the remaining lots would be brought to the Commission and Board of Directors for a
revision to the PCD on an individual lot basis as a particular development was
proposed. Subsequent revision to the PCD zoning have allowed for the development of
a number of the individual lots.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This property contains 2.8-acres and is located at the southeast corner of
Rahling Road and Chenal Parkway. The property is currently owned by Deltic
Timber and is under contract to a hotel developer. The hotel is proposed with
5-stories and will front to Rahling Circle with the pool and outdoor areas fronting
the west overlooking the Promenade Shopping Center. The hotel is proposed
with 106 rooms. Parking proposed with the development is consistent with the
minimum requirements of the zoning ordinance (116 parking spaces).
A retaining wall will be constructed along the west side of the project. The wall is
proposed as a single wall 15-feet in height or as a double wall to soften the
slope. The Chenal Valley Architectural Control Committee (ACC) has reviewed
the site plan, landscape plan and the grading plan. The ACC has approved the
site plan, landscape plan and given the developer the option of either section for
the retaining wall construction.
B. EXISTING CONDITIONS:
The site is a cleared flat site with street improvements in place. The property
was cleared and graded with initial development of the conceptual PCD for the
Village at Rahling Road. Access to the lot proposed for development is via
Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent
to the site proposed for development situated around Rahling Circle. There is a
larger building located near Rahling Road constructed as a multiuse building
through the original approval of the PCD. An events center was recently
constructed across Rahling Circle from this site. The Promenade at Chenal, a
shopping mall, is located across Chenal Parkway.
Rahling Circle has been constructed as a public street. There are sidewalks in
place along the property frontage. Chenal Parkway is constructed as a four (4)
lane median divided roadway. There are no sidewalks in place along the
frontage of this property on the parkway. There is a traffic light located at Chenal
Parkway and an access drive extending east to Rahling Circle along this
properties southern perimeter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active neighborhood association located in the area.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All driveways shall be concrete aprons per City Ordinance.
2. A grading permit in accordance with 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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or the property owners association.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan to be installed along the north side of the private easement accessing
Chenal Parkway.
7. In accordance with Section 31-210 (h)(12) access driveways running
parallel to the street shall not create a four-way intersection within 75-feet of
the future curb line of the street. Will a driveway be proposed north of the
access easement that creates a four-way intersection?
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The east curb cut off the
access easement on the north side of Lot 5 should be located at least
75-feet from the curb on Rahling Circle. When the property on Lot 4
develops, access will be taken from the access easement due to it being a
corner lot and topography restraints.
9. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances along the access easement on the south. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering 501.379.1813 or gsimmons@littlerock.org for more information.
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.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
4
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
12. Obtain a franchise agreement from Bennie Nicolo, Public Works,
bnicolo@littlerock.org or 501.371.4818 for the private improvements such
as signage located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Capacity fee analysis required. EAD,
Environmental Assessment Division, review required if food preparation is to be
done on the site.
Entergy: Entergy does not object to this proposal. However, three phase
underground electrical lines run along the southwest, northwest and part of the
northeast property lines of this development. There may be conflicts with
existing Entergy facilities on this property. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing
facilities and easements (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
5
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. 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.
2. 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.
3. 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.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
6
4. 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
a. 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.
b. 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.
i. 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.
c. 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.
5. 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
a. 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.
b. 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.
c. 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.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
7
d. 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.
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.
7. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 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.
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
8
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO however it is
along the future West Little Rock Express Route along Chenal Parkway. Provide
pedestrian infrastructure for access to the transit route.
F. ISSUES/TECHNICAL/DESIGN:
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.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Commercial (C) for this property. The 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 applicant has
applied for a revision of an existing PCD (Planned Commercial District) to allow a
hotel to develop on the site. The request is within the Chenal Design Overlay
District.
Master Street Plan: To the west of the property is Chenal Parkway and it is a
Principal Arterial. To the east of the property is Rahling Circle and it is a Local
Street on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class I Bike Path shown along Chenal Parkway. A
Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine-foot paths are
recommended to allow for pedestrian use as well (replacing the sidewalk).
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
9
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal/Financial Center Design Overlay District.
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. A minimum twenty-three (23) foot wide
buffer (6% of the average lot width) is required along Rahling Circle.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. 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. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
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. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned if there would
be meeting rooms, a restaurant or a bar located within the proposed hotel. Staff
also questioned the proposed signage plan for the new hotel. Staff stated the
site was located along Chenal Parkway which limited the sign height and area to
eight (8) feet in height and 100 square feet of sign area.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site. Staff stated
the placement of signage in the public right of way would require a franchise
agreement and suggested the applicant contact staff prior to the request for a
sign permit. Staff stated the City’s Stormwater Detention Ordinance would apply
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
10
to the development of the site. Staff stated streetlights were required with the
development of the site.
Landscaping comments were addressed. Staff stated street buffers of
six (6) percent of the lot depth were required along Rahling Circle and Chenal
Parkway. Staff stated the minimum width should be 23-feet along each street
right of way. Staff stated a minimum of eight (8) percent of the vehicular use
area was to be landscaped with interior islands. Staff stated all islands were to
be a minimum of 150 square feet with a minimum width of seven and one-half
feet (7 ½’) in width.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
proposed signage plan and the proposed amenities of the hotel. The applicant
has also indicated a franchise agreement for the placement of the ground
signage along Chenal Parkway within the right of way will be requested upon
approval of the PCD zoning request.
The request is to allow the development of this property containing 2.8-acres
located at the southeast corner of Rahling Road and Chenal Parkway. The hotel
is proposed with 5-stories and will front to Rahling Circle with the pool and
outdoor areas fronting the west overlooking the Promenade Shopping Center.
The hotel is proposed with 106 rooms. Parking proposed with the development
is consistent with the minimum requirements of the zoning ordinance
(116 parking spaces).
A retaining wall will be constructed along the west side of the project. The wall is
proposed as a single wall 15-feet in height or as a double wall to soften the
slope. The Chenal Valley Architectural Control Committee (ACC) has reviewed
the site plan, landscape plan and the grading plan. The ACC has given the
developer the option of either section for the retaining wall construction.
Located on the first level is an outdoor pool (650 square feet), fitness room
(480 square feet), two (2) lounge seating areas which includes the common area,
area for breakfast seating to include the coffee and wine bar area (3,290 square
feet). There are also four (4) smaller seating areas which include covered
portions of porches. Also located on the first level is the preparation kitchen and
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
11
storage (590 square feet), the laundry room (942 square feet) and meeting room
space which allows for the room to be divide into three (3) smaller rooms
(1,800 square feet total) via partitions, administrative office space, an employee
area, the mechanical and electrical room and five (5) guest rooms, including one
(1) suite with kitchen. The guest suite contains 690 square feet.
The hotel is not proposing a restaurant. Within the building a bar is proposed.
The bar will serve as a coffee bar as well as a full service bar serving wine, spirits
and beer. The bar will not offer a happy hour. In lieu of a restaurant, the hotel will
offer a 24/7 bistro menu and a guest breakfast kitchen. There will not be a
concierge lounge located in the hotel.
The second through fifth floors each contain 23 - 26 guest rooms with a mix of
double queen beds (362 sf) or single king beds (314 sf). The second floor will
contain 23 guest rooms. The remaining floors will contain 26 guest rooms.
Located on each floor one (1) guest suite is proposed. The suites located on
floors 2 – 5 total 820 square feet for each suite. The suites on floors 3 – 5 are
located on back side of the building with each suite overlooking the Promenade.
The suites on the first two (2) levels is located on the front of the building. The
applicant has indicated the final room layout plan has not been completed. The
applicant states the maximum number of rooms will be 106. The maximum
building height proposed is 70-feet.
Around the pool and patio areas the fencing is proposed 5-feet in height or
according to code. The fencing materials will be metal, possibly pewter
shade, with block columns covered in simulated stone veneer or four inch
(4") thick white simulated stone blocks. The columns on the front fence around
the patio area will be wider than the columns in the pool fence. There is also a
proposed fence, suggested by the ACC, which is also proposed with metal, black
or pewter shade, approximately three feet (3’) tall. The fence will extend across
the front of the parking lot along Rahling Circle and wrap around the corner down
the access drive to near the driveway entrance to the hotel.
The applicant has not determined if a single or double retaining wall will be
installed. It is anticipated a single wall will not exceed 15-feet in height and a
double wall will not exceed seven (7) to eight (8) feet for each wall in height.
There will also be a wall along the back side of the hotel down to the lower
parking lot. The height of the wall not exceed 15-feet.
The site plan includes the placement of two (2) wall signs with a sign area of up
to two percent (2%) of the wall façade or approximately 100 square feet each.
The signs are proposed on the east and west facades, both of which are located
with public street frontage. A sign is not proposed on the southern façade of the
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
12
building unless the west facing wall sign is not visible from Chenal Parkway
approaching from the south. The applicant indicates the building is set far
enough back from Chenal Parkway that the wall sign should be visible for the
street frontage. If the sign is not visible the western façade sign will be relocated
to the southern façade of the building maintaining two (2) sign locations. The
sign area on the southern façade will be limited to two percent (2%) of the
southern façade.
A monument sign is proposed along Chenal Parkway. The sign is proposed
located within the right of way along Chenal Parkway which will require a
franchise agreement with the City prior to construction. The sign is proposed as
a monument sign consistent with the design criterial of the Chenal Parkway DOD
or a maximum of eight (8) feet in height and 100 square feet in area. A similar
monument sign is requested at the intersection of Rahling Circle and the
access drive.
Parking for hotels and motels is typically based on one (1) space per guestroom,
plus an additional ten (10) percent of the total of all parking spaces required for
developments larger than twenty (20) rooms for employees and non-guest users
patronizing meeting rooms, restaurants and other facilities. The hotel is
proposed with 106 guest rooms which would typically require the placement of
116 parking spaces to serve this hotel use. The site plan includes the placement
of 116 parking spaces.
The applicant has indicated all parking areas will meet the eight (8) percent
minimum landscape requirement. The site plan indicates the placement of a 60-
foot landscape easement along Chenal Parkway. The site plan indicates the
placement of a nine (9) foot landscape strip along Rahling Circle. The zoning
ordinance with regard to the street buffer would typically require the placement of
a 23-foot landscape strip in this area. The applicant is seeking the reduction in
the street buffer and has stated the buffer is greater than a previous proposal
which allowed a seven (7) foot street buffer that was approved by both the
Planning Commission and City Beautiful Commission (CBC) and ultimately by
the Board of Directors by the adoption of the site plan for a development which
did not occur. The buffer as proposed does comply with the minimum
requirements of the landscape ordinance therefore approval by CBC is not
required.
The development is proposed containing 13 percent building coverage,
46 percent paved areas and 41 percent landscaping. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. The
site plan indicates parking sufficient to meet the typical minimum parking
requirement for a hotel use. The site is an office park setting with commercial
June 30, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-W
13
uses to the north and west of this site. Staff feels the development of a hotel on
the site is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the indicated nine foot (9’) street buffer along
Rahling Circle.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 27, 2016,
requesting deferral of the item to the August 11, 2016, public hearing. Staff stated the
deferral request would require a By-law waiver with regard to the late deferral request.
Staff stated they were supportive of the deferral request. There was no further
discussion. A motion was made to approve the By-law waiver with regard to the late
deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 8 ayes, 0 noes and 3 absent.
June 30, 2016
ITEM NO.: 8 FILE NO.: Z-9004-A
NAME: 9407 West Markham Street Short-form PD-C
LOCATION: 9407 West Markham Street
DEVELOPER:
Stephen R. Giles
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201
SURVEYOR:
Sullivan Land Surveying
1007 North Mississippi
Little Rock, AR 72204
AREA: 0.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Computer repair business
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
existing drives on West Markham to be maintained.
BACKGROUND:
On March 12, 2015, the Little Rock Planning Commission approved a request for
withdrawal of an item which was proposed to rezone this site from R-2, Single-family to
PD-O, Planned Development Office, to allow the use of this site for a computer repair
business.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-C, Planned Development Commercial, to allow the use of the single-family
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
2
home for a computer repair business. The applicant currently has a business
located on Rodney Parham Road and has been operating from the Rodney
Parham Road location since 2008. The applicant states they are looking for new
space to allow the business to grow. The applicant stated the property located at
9407 West Markham Street will allow this to occur.
According to the applicant the property is located on a major street which allows
for visibility for the business. The property to the west is zoned for office use.
The applicant states although this unit was constructed as a residence it can still
function as an office. The applicant states their type of business, repairing
computers, mainly software installation, usually does not attract a great number
of cars per day. The applicant states at most 5-customers per day come to the
site. The applicant states there will be no exterior modification to the building
with the exception of placing pavement along the existing driveway to
accommodate additional parking.
B. EXISTING CONDITIONS:
The house is located on the south side of West Markham Street, one (1) property
removed from Donna Drive. This site along with the seven (7) homes to the east
are zoned R-2, Single-family and are currently being used as single-family
homes. The property at the corner of Donna Drive and West Markham Street is
zoned POD. The remaining property in the area is zoned and used as residential
both to the north and south of this site. The non-residential uses and zoning are
located a minimum of two (2) blocks to the east and west of this site.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site along with the
Pennbrook Clover Hill and the Santa Fe Property Owners Associations were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide plan showing future parking layout.
2. The driveways should be striped and signed as one way in and one way out.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
3
Entergy: Entergy does not object to this proposal. Electrical service is already
provided to the site and the existing structure. Contact Entergy in advance
should service requirements for this location change in the future.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
4
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5. We have no
objection to the proposed use change.
F. ISSUES/TECHNICAL/DESIGN:
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.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Rodney Parham Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PD-C (Planned Development Commercial) to allow
computer repair business within the existing residential structure.
Master Street Plan: To the north of the property is West Markham Street 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. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on West Markham Street.
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.
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
5
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Stephen Giles was present representing the owner. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested information concerning the days and hours
of operation, the use of the structure and if the owner would live on site. Staff
also questioned the proposed signage plan and the number of employees of the
business.
Public Works comments were addressed. Staff requested the applicant provide
a plan indicating the future parking layout. Staff stated driveways should be
striped and signed as one-way in and one-way out.
Staff noted any new parking areas would require landscaping to meet the
minimum requirements of the Landscape Ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the June 8, 2016, Subdivision Committee meeting. The
applicant has provided the days and hours of operation for the business.
The applicant has also provided information concerning the proposed signage
plan, the number of employees and has indicated he will not reside in the home.
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-C
to allow the use of the existing residence as a computer repair business. The
applicant states they are looking for new space to allow the business to grow and
this property will allow this to occur.
The applicant states their type of business, repairing computers, mainly software
installation, usually does not attract a great number of cars per day. The
applicant states at most 5-customers per day come to the site. The applicant
states there will be no exterior modification to the building with the exception of
placing pavement along the existing driveway to accommodate three
(3) additional parking spaces.
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
6
The applicant proposes the hours of operation from 8 am to 5 pm Monday
through Friday. There are no employees of the business other than the
applicant. The applicant is proposing to place wall signage on the front façade of
the building to identify the business. A ground sign will also be placed along the
street frontage on West Markham Street. The ground sign is proposed
six (6) feet in height and sixty-four (64) square feet in area. The wall sign will be
limited to 32 square feet in sign area.
The request includes a variance from Sections 30-43 and 31-210. The existing
drives on West Markham Street are proposed to remain. The drives as currently
exist do not comply with the typical driveway spacing criteria for an arterial street
classification. The drives are proposed as the western drive as one-way in and
the eastern drive as one-way out. The plan indicates the placement of
three (3) additional parking spaces along the drive within the front yard area.
The applicant is proposing to extend the asphalt to allow the parking spaces to
be installed.
Staff is not supportive of the request. This area is identified on the City’s Future
Land Use Plan for residential. The applicant indicates this is a prime area to
grow his business. With the exception of the office development located on
Donna Drive this area is primarily single-family homes. The non-residential is
located to the east at the intersection of West Markham and John Barrow Road
and to the west at the Corporate Hill office development. Staff does not feel this
is an appropriate location for a non-residential use. Staff feels this area of West
Markham should be maintained as residential to protect the integrity of the
residential homes within the area. The area to the north of West Markham Street
are single-family homes as is the area to the south abutting the rear of this home.
These homes appear to have maintained their value and usefulness as
single-family homes. Staff feels by ‘chipping away’ at the residential on the south
side of West Markham the remaining homes in the area will become less viable
as residential.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There was one registered objector present. The Chair
stated it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
June 30, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9004-A
7
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Steve Giles stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
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There being no further business before the Commission, the meeting was adjourned
at 5:11 p.m.
Date
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