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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MARCH 12, 2015
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Tom Brock
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Paul Latture
Jennifer Martinez Belt
Bill May
Members Absent: None
City Attorney: Cindy Dawson
III. Approval of the Minutes of the January 29, 2015 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MARCH 12, 2015
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1741 Georganne Estates Preliminary Plat, located at 16913
Cantrell Road.
B. Z-4411-N Pleasant Ridge Towne Center Revised Long-form PCD,
located at 11525 Cantrell Road.
C. Z-5079-E Family Dollar Short-form PD-C, located at 3407 John
Barrow Road.
D. Z-9004 9407 West Markham Short-form PD-O, located at 9407
West Markham Street.
NEW BUSINESS:
I. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. Z-4336-OO Arkansas Children’s Hospital Zoning Site Plan Review,
located on the northwest corner of 10th and Summit
Streets.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
2. Z-1432-D Maple Leaf Lawn Care Short-form PD-C, located on the
northwest corner of Ohio and Georgia Streets.
3. Z-5758-D PVK Development Long-form PCD, located on the
northwest corner of Kanis and Pride Valley Roads.
Agenda, Page Two
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
4. Z-6199-E Target/Zoe’s Kitchen Revised Long-form PCD, located at
12900 Chenal Parkway.
5. Z-7854-D JLM, Inc. Child Health Management Revised Short-form
PID, located at 5 Remington Cove.
6. Z-8817-A Stone’s Throw Brewery Revised Short-form PD-C,
located at 402 East 9th Street.
7. Z-9015 Treasure Hill Short-form PCD, located at 9301 Treasure
Hill Road.
III. OTHER ITEMS:
Item Number:
File Number:
Title:
8. LA-0063 Bowman Pointe Land Alteration Variance Application,
located on the northeast corner of West 36th Street and
South Bowman Road
.
March 12, 2015
ITEM NO.: A FILE NO.: S-1741
NAME: Georganne Estates Preliminary Plat
LOCATION: Located at 16913 Cantrell Road
DEVELOPER:
CJ Pace Construction, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 15.07 acres NUMBER OF LOTS: 30 FT. NEW STREET: 1,700 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.12
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow advance grading of the
development with the installation of the basic infrastructure.
2. A variance to allow payment in-lieu of stormwater detention.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of
30 single-family residential lots from this 15.02-acre tract. Access to the
proposed subdivision is via Drew Drive. The lots are proposed with an average
width of 80-feet and depth of 130-feet for an average lot size of 10,400 square
feet. Within the development two (2) tracts are proposed. Tract A has frontage
along Cantrell Road and will be retained by the current owner of the property for
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
2
future development. Tract B is proposed along the subdivisions eastern
boundary and will contain an open drainage channel.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow advanced grading for the site. With the development of the subdivision
the developer is proposing construction of a drainage channel on the eastern
side of the development. The excavated material from the ditch will be used to
fill in an old pond and properly grade the residential lots to drain.
The request includes a variance to allow payment in-lieu of stormwater detention.
The applicant has indicated off-site improvements will be completed to adjacent
property to improve the adjacent property owner’s drainage.
B. EXISTING CONDITIONS:
The proposed subdivision boarders the Johnson Ranch subdivision to the west
and Longleaf Cove and the Allen Subdivision to the east. The Johnson Ranch
Subdivision contains homes located on tracts in excess of three (3) to five (5)
acres. The homes in Longleaf and the Alley Subdivision are more traditional
residential lots containing an average lot size of 12,000 square feet. Along Drew
Drive there are office and residential uses. Along Cantrell Road are office and
commercial uses including a convenience store, restaurant, multi-story office
building and single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners abutting the site along with the Chevaux Court POD, the
Johnson Ranch Neighborhood Association and the Katillus Court POA were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the proposed streets
with the planned development.
2. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
3
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Improvements should be provided to Drew Lane to provide at least 20 feet
of asphalt pavement from the Drew Lane extension to Cantrell Road.
5. 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. A variance must
be requested for grading to occur on the lots at the time of street and
channel improvements.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
Show any proposed off-site improvements upstream and downstream of
development. Provide the proposed water surface elevations with the
proposed development, channel improvements, and any additional
proposed improvements. The water surface elevations were provided
previously upstream of the proposed development. Provide cross section of
proposed ditch.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan or a
proposed alternative(s). If off-site channel improvements are proposed to
be constructed in-lieu of providing detention, a variance must be approved
by the Planning Commission.
8. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering at 501.379.1813; gsimmons@littlerock.org for more
information.
10. The suffixes for Georganne Lane and Cove should be changed or swapped
with the other.
11. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if sewer service
is required for this project. Contact Vince Hortho at Little Rock Wastewater Utility
for additional information.
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
4
Entergy: Entergy does not object to this proposal. However care must be used
in developing the western and northwestern part of this development as Entergy
has existing single phase lines in these areas which must be maintained and
retained to service other customers. Contact Entergy in advance to discuss
service requirements and facilities locations for the development.
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 required 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
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.
Fire Department:
Fire Hydrants: Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
5
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Loading: Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
Dead Ends: Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates: Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
6
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.
Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
County Planning: No comment.
CATA: The area is currently not served by CATA at this location. This location
is currently in CATA’s long range plan. The development is served by the
Pinnacle Mountain Express Route 25. The proposal has no impacts on current
service. However, the proposed site plan does not indicate a clear pedestrian
way for potential riders to access the transit route. Since service in this area is
on demand a designated stop location is not needed. However there is a stop
location less than ¼ mile away at Drew Drive. CATA encourages pedestrian
amenities to support transportation choice and community health.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
7
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015)
Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present
representing the request. Staff presented an overview of the item stating there
were a few outstanding technical issues in need of addressing prior to the full
commission reviewing the request. Staff questioned the responsible party for
maintenance of the drainage ditch. Staff stated should Tract A redevelop with a
use other than single-family a planning zoning district zoning request would be
required.
Public Works comments were addressed. Staff stated the applicant was
requesting to make off-site improvements to drainage in-lieu of providing on-site
stormwater detention for the subdivision. Staff also stated the developer was
requesting a variance from the City’s Land Alteration Ordinance to allow
advanced grading of the lots with the construction of the drainage ditch and the
installation of the streets, water and sewer. Staff stated some widening to Drew
Drive would be required with the development of the subdivision.
Staff noted the comments from the various other agencies. 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 January 7, 2015, Subdivision Committee meeting. The applicant is
requesting the drainage channel, Tract B, be dedicated to the City. The
developer has indicated a minimum pavement width of 20-feet will be provided
on Drew Drive.
The request is for preliminary plat approval to allow the creation of 30 single-
family residential lots from this 15.02-acre tract. Access to the proposed
subdivision is via Drew Drive a public street extending from Cantrell Road. The
applicant is proposing a density of 2-units per acre. At the time of final platting
the lots abutting the drainage channel must include the finished floor elevation of
at least one (1) foot above the top of bank.
The lots are proposed with an average width of 80-feet and depth of 130-feet
with an average lot area of 10,400 square feet. Within the development two (2)
tracts are proposed. Tract A has frontage along Cantrell Road and will be
retained by the current owner of the property for future development. Tract B is
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
8
proposed along the subdivisions eastern boundary and will contain an open
drainage ditch.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow advanced grading for the site. With the development of the subdivision
the developer is proposing construction of a drainage ditch on the eastern side of
the development. The excavated material from the ditch will be used to fill in an
old pond and properly grade the residential lots to drain.
The applicant is also requesting an in-lieu contribution for the required
stormwater detention. The applicant is proposing to construct the new drainage
channel in-lieu of providing stormwater detention. The applicant proposes to
construct a 1,200 foot channel that is 50-feet wide from the north property line to
the south property line. The applicant proposes to clean up the existing creek of
fallen trees and debris from the north property line to Highway 10. The applicant
proposes to improve and increase the drainage capacity of the private driveway
located south of the south property line.
The applicant has indicated a subdivision identification sign will be placed on a
proposed brick wall leading into the subdivision from Drew Drive. The sign area
will not exceed 32 square feet as typically allowed for single family subdivisions.
Staff is continuing to review the applicant’s request concerning the variances to
the City’s stormwater detention ordinance. Staff recommendation forthcoming.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JANUARY 29, 2015)
The applicant was present. There were registered objectors present. Staff presented
the item stating staff was requesting a deferral of the item to the March 12, 2015, public
hearing. Staff stated they needed additional time to review information provided by the
applicant regarding the drainage analysis.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
March 12, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1741
9
STAFF UPDATE:
The applicant is proposing to construct a new 80 foot wide open ditch with a 50 foot
wide bottom and 3:1 side slopes to pass the expected flows. The channel will be
constructed from north property line to the south property line along the east side of the
subdivision. On average, the flowline of the new channel is proposed to be about 5 feet
lower than existing. The applicant proposes to make off-site channel improvements to
increase the capacity of the drainage channel to prevent stormwater from spreading
onto adjacent properties in-lieu of providing on-site stormwater detention. The applicant
also proposes to remove vegetation and debris from the existing ditch just south of
Cantrell Road. The applicant also proposes to coordinate with the existing owner of the
driveway on the south side of the property which crosses the ditch to replace existing
culverts. The applicant’s engineer has provided a drainage study showing the
expected water surface elevations in the channel during the 100 year storm event. The
study shows the expected water surface elevations are below the ground elevations in
the rear yards of the lots within Katillus Court and Longleaf Cove.
Staff is continuing to review the drainage report. Staff’s recommendation is
forthcoming.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they had concluded their review of the drainage report
provided by the applicant’s engineer. Staff stated in addition the applicant, the
applicant’s engineer and staff had met with neighboring property owners to discuss the
proposed drainage plan and any other issues which had been raised related to the
development of the proposed subdivision. Staff stated with the proposed drainage
improvements the drainage study indicated the development of the subdivision did not
impact the adjacent properties and indicated less of an impacted from flooding during
large rain events than currently existed. Staff presented a recommendation of approval
of the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, and F.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: B FILE NO.: Z-4411-N
NAME: Pleasant Ridge Towne Center Revised Long-form PCD
LOCATION: Located at 11525 Cantrell Road
DEVELOPER:
Schickel Development Company
11601 Pleasant Ridge Road
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 27.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Allow a second access to the shopping center via Woodland
Heights Road
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow driveways
inconsistent with the typical driveway spacing criteria.
The applicant submitted a request on January 13, 2015, requesting deferral of this item
to the March 12, 2015, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 29, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on January 13, 2015,
requesting deferral of this item to the March 12, 2015, public hearing. Staff stated they
were supportive of the deferral request.
March 12, 2015
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-4411-N
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a request dated March 2, 2015, requesting deferral of this item
to the April 23, 2015, public hearing.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated March 2, 2015,
requesting deferral of this item to the April 23, 2015, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: C FILE NO.: Z-5079-E
NAME: Family Dollar Short-form PD-C
LOCATION: Located at 3407 John Barrow Road
DEVELOPER:
Team Development
12788 Hammock Road
Denham Springs, LA 70726
ENGINEER:
Machado | Patano, PLLC
1641 Popps Ferry Road, Suite A-4
Biloxi, MS 39532
AREA: 0.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial
ALLOWED USES: General Retail
PROPOSED ZONING: PD-C
PROPOSED USE: Family Dollar
VARIANCE/WAIVERS:
1. A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the
typical driveway spacing criteria.
2. A waiver of the required right of way dedications on the abutting streets.
BACKGROUND:
An application was filed with the Zoning Board of Adjustment to allow a reduction in the
front yard setback. After staff’s review of the request it was determined additional
variances would be required to allow the development as proposed. The applicant
submitted a request for withdrawal of the item which was granted at the Zoning Board of
Adjustment’s meeting on October 27, 2014, public hearing.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from C-3, General
Commercial District to PD-C, Planned Development Commercial, to allow the
development of the site with an 8,320 square foot retail building and associated
parking. The plan indicates the placement of 30-parking spaces to serve the
proposed retail use.
The request includes a reduction in the required front yard setback along John
Barrow Road. The underlying C-3, General Commercial zoning requires the front
setback to be 25-feet. The site plan as proposed indicates the front setback
along John Barrow Road at 7.48-feet on the south corner and 12.47-feet on the
north corner of the building.
The request also includes the placement of the dumpsters along West 34th Street
within the front building setback. The site plan indicates the placement of the
dumpster 1.08-feet from the property line along West 34th Street.
The site is located within the John Barrow Overlay District which has specific
development criteria related to signage, building materials, fencing and dumpster
locations. Within this area a preliminary conceptual design for streetscape is
under development. The final design may not allow full access to the driveway
from John Barrow Road. Within the design a multi-use trail is proposed on the
east side of John Barrow Road.
B. EXISTING CONDITIONS:
Along John Barrow Road in this area there is a mixture of uses including
residential and non-residential. There is a daycare center located to the north of
the site and a barber shop located to the south of the site. Across John Barrow
Road there is a commercial building, Dollar General, currently under construction
near the intersection with West 36th Street. There is a church located across
John Barrow Road at the intersection of Ludwig and West 35th Streets. East of
the site are single-family homes. Very few of the lots are vacant. West 34th and
West 35th Streets are substandard streets with no curb, gutter or sidewalk. John
Barrow Road is a four (4) lane roadway with a continuous center turn lane
adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
John Barrow Neighborhood Association were notified of the public hearing.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies
that West 34th Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies
that West 35th Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
John Barrow Road and West 34th Street.
5. A 20 foot radial dedication of right-of-way is required at the intersection of
John Barrow Road and West 35th Street.
6. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
installed along John Barrow Road. If the issuance of the building permit
proceeds the bid opening of the John Barrow Road Streetscape Project, a
payment should be made for construction of sidewalk in-lieu of construction.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to West 35th
Street including 5-foot sidewalks with the planned development. The
existing curb and gutter should be continued to the east property line
maintaining the improved street width. The back of the new sidewalk should
be placed at the new property line.
8. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to West 34th
Street including 5-foot sidewalks with the planned development. The
existing curb and gutter should be continued to the east property line
maintaining the improved street width. The back of the new sidewalk should
be placed at the new property line.
9. 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.
10. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
4
11. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
12. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
13. Driveway locations on West 34th Street and West 35th Street do not meet
the traffic access and circulation requirements of Sections 30-43 and
31-210. City code states driveway spacing on commercial streets is 250 feet
from intersection. A variance must be requested for the driveways to be
installed in the proposed locations on West 34th Street and West 35th
Street.
14. Show the existing driveway apron on the west side of John Barrow Road.
The John Barrow Road driveway should not create a turn movement conflict
with the existing driveway on the west side of John Barrow Road.
15. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
16. At time of construction of the driveways, trees and underbrush may need to
be removed within the alley and right-of-way to provide adequate sight
distance.
17. The driveway radiuses should be not exceed 15 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. Three phase power is
available from the west side of John Barrow Road and single phase power is
available from 34th Street. Contact Entergy in advance to discuss service
requirements and facilities locations.
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.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
5
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 if additional fire protection or metered water
service is required.
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 area
used, a reduced pressure zone back flow preventer shall be required.
9. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
6
Fire Department:
Fire Hydrants: Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
County Planning: No comment.
CATA: The area is currently served by CATA at this location via the Route #9
West Central Barrow Road and by the Links para-transit. This location is
currently in CATA’s long range plan. The proposal impacts service in that the
proposed Family Dollar store will be a draw for CATA’s ridership. Improving the
pedestrian way in this area would create a safe environment for both residents
and workers to have access to the retail center and the transit route. A
continuous pedestrian way should be created from the store entrance to the
sidewalk and curb line along the transit route to allow passengers to disembark
and embark safely and access to the front door. A continuous route along
frontage on West 34th and 35th Streets will allow neighbors from the adjacent
residential neighborhoods to access the transit route and the retail center safely.
Minimize parking lot curb cut turning radii to provide pedestrians a shorter and
move expedient crossing area at the driveway entrances. Even without a
designated stop, because CATA offers on demand service, the driver will be able
to load passengers from the sidewalk on request.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review 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.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
7
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Mixed Office Commercial (MOC) and Commercial (C)
for this property. The Mixed Office Commercial (MOC) category provides for a
mixture of office and commercial uses to occur. Acceptable uses are office or
mixed office and commercial. A Planned Zoning District is required if the use is
mixed office and commercial. The Commercial (C) 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 PDC (Planned District
Commercial) to allow for the construction of a Dollar Store on the site. The site
is within the John Barrow Design Overlay District.
Master Street Plan: John Barrow Road is a Minor Arterial and 34th and
35th Streets are Local Streets 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 John
Barrow Road. 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: A Class II Bike Lane is shown along John Barrow 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 and the John Barrow Road Overlay District. 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 plantings, existing and purposed, shall be
provided within the City’s landscape ordinance requirements. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet.
a. The lot is approximately two hundred and eighty (280) feet deep, a
seventeen (17) foot buffer is required on West 35th Street.
2. 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
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
8
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
3. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
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.
5. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
6. An irrigation system shall be required for developments of one (1) acre or
larger.
7. For developments of less than one (1) acre there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
8. Dumpsters and trash containment areas shall not be located within the front
yard setback area or street side or exterior side yard setback area.
9. All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Provide notes on plan specifying type and location
of mulch, edging, wheel stops, and/or concrete curb and gutter.
10. 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: (January 7, 2015)
Representatives of the applicant were present. Staff stated there were a number
of issues and concerns related to the site plan which were in need of addressing
prior to the full Commission acting on the request. Staff stated they would work
with the developer’s engineering firm to address their questions. Staff noted the
site was located within the John Barrow Design Overlay District as well as within
an area proposed for a streetscape project.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
9
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 addressing few of the outstanding
issues associated with staff comments provided from the January 7, 2015,
Subdivision Committee meeting. The applicant is requesting a rezoning from
C-3, General Commercial District to PD-C to allow the development of a Family
Dollar on this one-half block. The site is located within the John Barrow Design
Overlay District.
The Overlay states service/loading and waste/dumpster areas shall not be
located within the front setback facing John Barrow Road or between the building
and John Barrow Road or side streets on corner lots. The overlays states the
facilities are to be located to the side or rear of buildings and must be screened.
The site has street frontage on three (3) sides which does not allow placement of
a dumpster without encroaching into one of the street side setbacks.
The Overlay outlines fencing material. The Overlay states electric fences and
the use of barbed, concertina wire or other types of wire specifically designed to
inflict injury upon human contact are prohibited. The Overlay states chain-link
fencing is prohibited from the building facade to John Barrow Road and that
chain-link fencing on other portions for the site are to be vinyl coated. The
applicant is not proposing fencing inconsistent with the typical development
standards of the Overlay.
The Overlay states facades facing John Barrow Road may be any standard
material, except corrugated or ribbed metal materials. The applicant states
building materials will be nichiha brick panels on the John Barrow Road side.
The front elevation will have EIFs in the center with nichiha panels on the sides.
The Overlay states any freestanding signs on the premises are to be monument
style no more than ten (10) feet in height and consistent with other standards of
Article X of Chapter 36. The sign is indicated at 10-feet 1-inches in height and
12-feet in width for a total sign area of 121.2-square feet. Building signage is
indicated with an overall square footage of 144.17-square feet. Building signage
will be located on the front façade and on the John Barrow Road façade both of
which have street frontage.
The site plan indicates the placement of a six (6) foot wood fence along the
eastern property line and on the west side of the platted alley. The maximum
building height proposed is 24-feet. The days and hours of operation are from
8 am to 9 pm seven (7) days per week. Deliveries are proposed from 8 am to
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
10
5 pm. Dumpster service hours are limited to 8 am to 6 pm Monday through
Friday. The dumpster will be screened with a six (6) foot masonry wall
constructed of materials similar to the proposed building materials.
The site plan indicates the construction of an 8,320 square foot building and
29-parking spaces. Based on one (1) space per three hundred (300) gross
square feet of floor area, the typical ordinance requirement for a commercial
development 27-parking spaces would typically be required.
The applicant is requesting a waiver of the required right of way dedication on all
three (3) street frontages. The request includes a waiver of right of way
dedications on West 34th and West 35th Streets and on John Barrow Road. The
applicant is also requesting a waiver of the radial dedications at the intersections
of the abutting streets.
The applicant is requesting a variance to allow the drives on West 34th and West
35th Streets nearer the property line than typically allowed per Sections 30-43
and 31-210. The applicant is requesting a variance to allow the radiuses of the
driveways at the intersections streets to exceed the 15-feet typically required per
the ordinance. The applicant has indicated 25-foot driveway radiuses are
required to allow for delivery truck access to the site.
The applicant is requesting a variance to allow a reduced landscape strip along
West 35th Street. The ordinance would typically require the placement of a
landscape strip along West 34th and West 35th Streets averaging 17-feet. The
site plan appears to indicate a street buffer on West 35th Street of 6-feet. The
street buffer along John Barrow Road and West 34th Street (with the exception of
the dumpster is placed within the street buffer) are indicated consistent with the
typical ordinance standard.
Staff is not supportive of the request. The site plan as presented by the applicant
does not provide the required right of way dedications and the typically required
landscape strips. Although the site is one-half block the site plan cannot comply
with the minimum development standards of the ordinances. In addition once the
streetscape for John Barrow Road is developed additional landscaping may be
lost to allow the development of the pedestrian paths. Staff does not feel the
development as proposed is appropriate for this site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
March 12, 2015
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5079-E
11
PLANNING COMMISSION ACTION: (JANUARY 29, 2015)
The applicant was not present. Staff presented the item stating the applicant had failed
to respond to comments raised at the January 7, 2015, Subdivision Committee meeting.
Staff presented a recommendation of deferral of the item to the March 12, 2015, public
hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request for deferral of the item
to the April 23, 2015, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a waiver of the
By-laws with regard to the late deferral request. The motion carried by a vote of
11 ayes, 0 noes and 0 absent. The Chair entertained a motion for approval of the
item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
March 12, 2015
ITEM NO.: D FILE NO.: Z-9004
NAME: 9407 West Markham Short-form PD-O
LOCATION: Located at 9407 West Markham Street
DEVELOPER:
Budianto Sudibjo
8101 Evergreen Drive
Little Rock, AR 72227
SURVEYOR:
Sullivan Land Surveying
1007 N Mississippi Avenue
Little Rock, AR 72207
AREA: 0.91 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Add in home computer repair
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-O
to allow the use of the single-family home for a computer repair. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9004
2
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, one 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:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Pennbrook Clover Hill POA were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At time of future development or construction of the parking lot and driveway
expansion, the existing driveways will be required to be combined into a new
driveway in the center of the lot.
2. The existing driveways should be signed and striped showing the east
driveway as exit only and west driveway as entrance-only.
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 will not apply to the proposed development due to this
lot being less than 2 acres.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No objection.
March 12, 2015
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9004
3
Entergy: Entergy does not object to the addition of the asphalt driveway nor the
concrete path. The existing electrical service is provided from the rear (south) of
the property.
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 if additional fire protection or metered water
service is required.
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
March 12, 2015
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9004
4
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.
9. 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.
Fire Department:
Fire Hydrants: Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
County Planning: No comment.
CATA: The area is currently served by CATA at this location via the Route 5
West Markham and by the Links para-transit. This location is currently in
CATA’s long range planning. This proposal has no impacts on service and does
not impede pedestrian access to transit.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Residential Low Density (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 PDO (Planned District Office) to allow a
computer repair business on the site.
Master Street Plan: Markham Street is a Minor Arterial on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and
March 12, 2015
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9004
5
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 Markham. 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.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015)
The applicant was not present. Staff presented an overview of the item stating
there were few outstanding technical issues associated with the request. Staff
stated the applicant was requesting to rezone the site to allow the use of the
home as a computer repair business as well as a residence. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues raised at the January 7, 2015,
Subdivision Committee meeting associated with the request in need of
addressing via a revised site plan. The applicant is requesting a rezoning of the
site from R-2, Single-family to PD-O to allow the use of the existing residence as
a single-family residence and 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 two (2) additional
parking spaces.
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 project the integrity of the
residential homes within the area. The area to the north of West Markham Street
March 12, 2015
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9004
6
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: (JANUARY 29, 2015)
The applicant was not present. There were registered objectors present. The Chair
requested the applicant come forward. The applicant was not present. Staff stated the
item was to be deferred to the March 12, 2015, public hearing to allow the applicant to
be present and present their case for the item.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 6 ayes,
0 noes, 4 absent and 1 open position.
STAFF UPDATE:
There has been no change to this request since the January 29, 2015, public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had verbally requested withdrawal of the item
on March 10, 1015. Staff stated the request would require a waiver of the
Commission’s By-laws with regard to the late withdrawal request. Staff stated they
were supportive of the withdrawal request.
There was no further discussion of the item. The Chair entertained a waiver of the
By-laws with regard to the late withdrawal request. The motion carried by a vote of
11 ayes, 0 noes and 0 absent. The Chair entertained a motion for approval of the
item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
March 12, 2015
ITEM NO.: 1 FILE NO.: Z-4336-OO
NAME: Arkansas Children’s Hospital Zoning Site Plan Review
LOCATION: Located on the Northwest corner of 10th and Summit Streets
DEVELOPER:
Arkansas Children’s Hospital
Mr. Larry Beckins, VP Facilities
1000 Wolf Street
Little Rock, AR 72202
ENGINEER:
Cromwell Architects and Engineers
101 Spring Street
Little Rock, AR 72201
AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional
PLANNING DISTRICT: 8 – Central City
CENSUS TRACT: 45
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Arkansas Children’s Hospital (ACH) is requesting a site plan review for a
proposed parking lot on a half block site at the northwest corner of 10th and
Summit Streets on the ACH campus. The site is surrounded by ACH owned and
occupied property. There are two separately owned lots at the southwest corner
of 10th and Summit Streets. The site is currently vacant. It was originally home
to four (4) single-family houses. These wood-frame houses were demolished or
sold for relocation several years ago. Due to expansive soils in the area, the
houses had settled unevenly and were not practically repairable at this location.
This site was also cleared to provide a space for a contract’s lay-down yard for
construction of a series of previous projects by ACH.
March 12, 2015
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-4336-OO
2
The projects are now completed. The ACH campus population is growing and
additional parking is needed. ACH plans to rework the half-block into a modern
and code-conforming fenced parking lot for employees. The wooded drop-off
between the site and an existing parking lot to the west will be retained to the
greatest extent possible. New landscape areas will be developed to meet
ordinance requirements. Some slight trade-offs in landscape areas are
proposed.
An underground storm drain system was built by ACH serving this area in
previous projects. This site will connect to that system, except that its internal
storm drainage system will be design to provide detention of run-off from the
previously paved areas.
Handicapped parking will not be provided. The site is on a steep slope downhill
from the hospital. Adequate handicapped parking is provided on more level
ground closer to the building entrances.
B. EXISTING CONDITIONS:
The portion of the property proposed for parking is currently grass covered with a
scattering of trees. The site was previously used as a laydown area for
construction of buildings within the Children’s Hospital campus. This parking
area will be an extension of the existing parking area located to the west. North
of the site is a parking deck and to the east and northeast is hospital.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
owners of property located within 200-feet of the site along with the Downtown,
Central High and Capitol Hill Neighborhood Associations 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
Maryland Street and Summit Street.
2. A 20 foot radial dedication of right-of-way is required at the intersection of 10th
Street and Summit Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
March 12, 2015
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-4336-OO
3
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. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Entergy: Entergy does not object to the parking lot proposal. Contact Entergy
should lighting needs change as a request of the project. Entergy currently has
poles and lights serving the existing area all around this block.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment.
Fire Department:
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with all
of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
March 12, 2015
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-4336-OO
4
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The area is currently served by CATA on the #3 Baptist Medical Center
Route at this location. This location is in CATA’s long range planning. The
proposal has no impact to service. Existing sidewalks should be maintained.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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.
3. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
March 12, 2015
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-4336-OO
5
4. An irrigation system shall be required for developments of one (1) acre or
larger.
5. For developments of less than one (1) acre there shall be a water source
within seventy-five (75) feet of the landscaped area to be irrigated.
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: (February 18, 2015)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Public Works comments were addressed. Staff stated radial dedications
were required at the intersections of Maryland and Summit Streets and 10th and
Summit Streets. Staff also stated any broken curb, gutter or sidewalk was to be
repaired prior to the issuance of a certificate of occupancy.
Landscaping comments were addressed. Staff stated the applicant was
requesting a trade-off in the width of the landscape strip located on 10th Street.
Staff stated there was adequate landscaping in the general area to more than
compensate for the decreased planting strip.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. Arkansas Children’s Hospital (ACH) is
requesting a zoning site plan review and approval for a proposed parking lot on a
half block site at the northwest corner of 10th and Summit Streets on the ACH
campus. The site is currently vacant. The site was previously used as a
contract’s lay-down yard for construction of a series of projects by Children’s
Hospital.
ACH plans to rework the half-block into a modern and code-conforming fenced
parking lot for employees. Between an existing parking lot and the proposed
parking lot is a wooded area which has a grade change and drops-off between
this site and the existing parking lot to the west. The trees will be retained to the
greatest extent possible. New landscape areas will be developed to meet
ordinance requirements.
March 12, 2015
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-4336-OO
6
An underground storm drain system was built by ACH serving this area in
previous projects. This site will connect to that system, except that its internal
storm drainage system will be design to provide detention of run-off from the
previously paved areas.
Handicapped parking will not be provided. The site is on a steep slope downhill
from the hospital. Adequate handicapped parking is provided on more level
ground closer to the building entrances.
Some trade-offs in landscape areas are proposed. Along East 10th Street the
street buffer drops below the 9-foot minimum typically required by the zoning
ordinance. The site plan includes ample area to allow a trade-off of landscaped
area within the general area and on the site.
Staff is supportive of the request. The request is approval of a zoning site plan
review per Section 36-126 to allow the development of this O-2, Office and
Institutional zoned property. To staff’s knowledge there are no outstanding
technical issues associated with the request. The development of the parking lot
as proposed is consistent with the typical development standards of the zoning
ordinance.
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: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide notification of the public
hearing to the property owners as required by the Commission’s By-laws. Staff
presented a recommendation of deferral of the item to the April 23, 2015, public
hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: 2 FILE NO.: Z-1432-D
NAME: Maple Leaf Lawn Care Short-form PD-C
LOCATION: Located on the northwest corner of Ohio and Georgia Streets
DEVELOPER:
Jason Bermingham
154 Ridge Road
Little Rock, AR 72207
ENGINEER:
Cromwell Architects and Engineers
101 Spring Street
Little Rock, AR 72201
AREA: .333 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD - Expired
ALLOWED USES: C-3 and automobile inventory parking
PROPOSED ZONING: PD-C
PROPOSED USE: Lawn care office
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated February 27, 2015, requesting deferral of this
item to the April 23, 2015, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 27,
2015, requesting deferral of the item to the April 23, 2015, public hearing. Staff stated
they were supportive of the deferral request.
March 12, 2015
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-1432-D
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: 3 FILE NO.: Z-5758-D
NAME: PVK Development Long-form PCD
LOCATION: Located on the northwest corner of Kanis and Pride Valley Roads
DEVELOPER:
PVK Development
Graham Smith Construction
15100 Pride Valley Road
Little Rock, AR 72223
ENGINEER:
Thomas Engineering
Thomas Pownall
3810 Lookout Road
North Little Rock, AR 72216
AREA: 12.95 acres NUMBER OF LOTS: 18 FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional
ALLOWED USES: Office and Institutional uses
PROPOSED ZONING: PCD
PROPOSED USE: Mixed use – Single-family, Commercial and Mini-warehouse
VARIANCE/WAIVERS: The request includes variances from the City’s Land Alteration
Ordinance to allow advanced grading and slopes in excess of 2:1.
BACKGROUND:
The site contains 12.95-acres and is located on the northwest corner of Kanis Road and
Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors
on August 16, 1994, rezoned the site from R-2, Single-family to O-2, Office and
Institutional.
A proposal to allow the development of 142-units (for a proposed density of 11.24-units
per acre) of condominium style housing under a horizontal property regime was
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
2
proposed by a previous applicant but was withdrawn prior to the Commission
considering the request at their December 7, 2006, public hearing.
The Commission approved a request for withdrawal of an item at their December 18,
2014, public hearing at the request of the applicant. The proposal was to allow the
development of 230-units of multi-family housing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a rezoning of the site from O-2, Office and
Institutional to Planned Commercial Development (PCD) to allow the
development of this 12.95 acres with a mixed use development. Lot A is
proposed as a future phase of Chenal Kanis Storage, a mini-warehouse
development, located west of the site. Lot B is proposed with frontage along
Kanis Road with C-, General Commercial District uses as allowable uses. This
lot will be subdivided into additional lots in the future as dictated by market
demand. Tract C is proposed with detention. Tract D is proposed as open
space.
The development includes lots for 15 single-family homes with frontage along
Pride Valley Road. The lots are proposed with 50-foot lot widths, 30-foot front
yard setbacks, 20-foot rear setbacks and 5-foot side yard setbacks.
Phase I of the project will consist of construction of the residential lots on Pride
Valley Road and grading of the site. The applicant is requesting a variance from
the City’s Land Alteration Ordinance to allow grading of future phases with the
development of the single-family homes. The applicant has indicated the
advanced grading will include all of Lot A, the residential lots and the rear 50-feet
of Lot B.
B. EXISTING CONDITIONS:
The site is a wooded site located outside the City limits but within the City’s
Extraterritorial Planning Jurisdiction. The applicant is proposing annexation to
the City of Little Rock to receive sewer service for the proposed development
prior to construction of the new single-family homes. The site is heavily wooded.
Kanis Road is located along the northern boundary and Pride Valley Road is
located along the southern boundary. Kanis and Pride Valley Roads are both
unimproved roadways with open ditches for drainage. There is a single-family
subdivision located across Pride Valley Road to the east. To the south of this
site is a mini-warehouse development and newly developing office.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Kanis Creek POA, Parkway Place POA, Spring Valley Manor POA and
Woodlands Edge Community Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Pride Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
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. Further explain
the proposed phasing plan.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Kanis Road
including 5-foot sidewalks with the planned development. With the
widening, a continuous left turn lane should be provided. Additional paving
and striping maybe needed for turn lane tapers to meet AASHTO and
MUTCD standards. In which phase, are the Kanis Road improvements
proposed to be constructed?
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Pride Valley
Road including 5-foot sidewalks with the planned development. The new
sidewalk should be constructed from the west property line connecting with
existing sidewalk east to Kanis Creek Place with an access ramp at that
location. The new back of curb should be located 36 feet from the existing
back of curb on the south side of Pride Valley Road. Pride Valley Road
should intersect Kanis Road at a 90 degree angle as shown in the markup
plan. A revised drawing was provided by Traffic Engineering.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
4
7. 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. Is the
development proposed to be phased and is a variance being requested to
advance grade future phases with construction of phase 1?
8. Stormwater detention ordinance applies to this property.
9. With no development or lot lines are proposed for Lot B, the driveways
should be removed. The driveways will be reviewed at the time a
development or preliminary plat are proposed.
10. 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.
11. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
12. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
13. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
14. 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 Traffic
Engineering 501.379.1813, Greg Simmons (gsimmons@littlerock.org) for
more information.
15. A variance to the land alteration ordinance must be requested for slopes
steeper than 3:1.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property must be annexed into the City limits of Little Rock
prior to receiving City sewer service. Sewer available to this project.
Entergy: Entergy does not object to this proposal. There are existing 3-phase
lines on the south side of Kanis Road and the north side of Pride Valley Road.
These lines will need to be remain. It adjustments of pole locations is desired
then costs will need to be paid prior to relocation. Contact Entergy in advance
for service requirement detail discussions.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
5
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. 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. 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.
6. Contact Central Arkansas Water if additional fire protection or metered
water service is required.
7. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
6
8. 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.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. 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.
Fire Department: Maintain access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the fire
chief.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000
pounds.
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with all
of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
7
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
Review apparatus turning radius around the builds.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The area is not currently served by CATA at this location. This location
is in CATA’s long range planning. The proposal has potential impact to service
by restricting the turning area at Pride Valley Road and Kanis Road with an
island. The turning radius should accommodate a 40-foot bus and para-transit
vehicle.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
8
The planned development currently provides sidewalks. Maintaining the
pedestrian access to the residential areas and elementary school nearby is
important for transit and healthful communities.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review 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 Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office (SO) for this property. The Suburban
Office category provides for low intensity development of office or office parks in
close proximity to lower density residential areas to assure compatibility.
A Planned Zoning District is required. The applicant has applied for a rezoning
from O-2 (Office and Institutional District) to PCD (Planned District Residential) to
allow for the development of a mini-warehouse development, with single family
detached along Pride Valley Road and future C-3, General Commercial uses
along Kanis Road.
Master Street Plan: Kanis Road is shown as a Minor Arterial and Pride Valley is
shown as a Collector on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Kanis Road
since it is a Minor Arterial. The primary function of a Collector Street is to provide
a connection from Local Streets to Arterials. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
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
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
9
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet.
3. Trees and shrubs are required planted adjacent to street right-of-way. Plant
material is to be provided at one (1) tree and three (3) shrubs for every
30-linear feet. Existing trees and vegetation can be used to satisfy landscape
requirements.
4. An irrigation system shall be required for developments of one (1) acre or
larger.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015)
Mr. Graham Smith and Mr. Thomas Pownell were present representing the
request. Staff presented the item stating there were a few outstanding technical
issues associated with the request. Staff questioned the proposed building line
for the single-family homes located on Pride Valley Road. Staff stated Pride
Valley Road was a collector street which typically required the placement of a
30-foot building line per the Subdivision Ordinance. Staff questioned the
proposed signage plan for the single-family development. Staff also questioned
any proposed fencing for the single-family development and if outbuildings would
be allowed as typically allowed in single-family subdivisions. Staff questioned the
future development of the commercial indicated lot. Staff stated the plan
indicated two (2) driveways and requested the applicant remove the driveway
locations stating they would be reviewed and approved at the time of
development of proposed Lot B.
Public Works comments were addressed. Staff stated the master street plan
required dedication of right of way on Pride Valley Road to 30-feet from
centerline and on Kanis Road to 45-feet from centerline. Staff also stated a
radial dedication of right of way was required at the intersection of Kanis and
Pride Valley Roads.
Mr. Pownell stated the request included variances from the City’s Land Alteration
Ordinance to allow advanced grading and to allow a 2:1 slope along the northern
and eastern portions of the future mini-warehouse development area.
Mr. Pownell stated portions of Lots A, B and C would be graded with the
development of the single-family homes, which was the first phase of the
development.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
10
Mr. Pownell stated the request was to dedicate right of way at the intersection of
Kanis and Pride Valley Roads but to not construct the improvements.
Mr. Pownell stated the development would construct three lanes and not the
fourth as typically required by the Master Street Plan.
Mr. Pownell stated the request was also to construct the street improvements to
Pride Valley Road with the construction of the single-family homes. He stated
the improvements adjacent to Tract D and Tract B, the intersection
improvements and the improvements to Kanis Road would be completed at the
time of the development of the commercial lot.
Landscaping comments were addressed. Staff stated landscaping related to the
commercial portion of the development would be reviewed with the submission of
a site plan for this area. Staff stated a buffer was required between the single-
family and the commercial portion of the development.
Staff noted the comments from the various other agencies. 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 addressing a number of the issues
raised at the February 18, 2015, Subdivision Committee meeting. The revised
site plan indicates the placement of a 30-foot building line for the homes located
on Pride Valley Road. The applicant has indicated there will not be a subdivision
identification sign and fencing for the single-family lots will be as typically allowed
in the R-2, Single-family zoning district. The applicant has also indicated
accessory buildings will be allowed per the R-2, Single-family zoning district. The
revised plan has removed the driveway along Kanis Road for the future
commercial development.
The request is a rezoning of the site from O-2, Office and Institutional to Planned
Commercial Development (PCD) to allow the development of this 12.95 acres
with a mixed use development. The development is proposed in multiple phases
containing residential and commercial activities.
The request includes the development of 15-single-family lots along Pride Valley
Road. The lots are proposed with 50-foot lot widths, 30-foot front yard setbacks,
20-foot rear setbacks and 5-foot side yard setbacks. The lots are proposed in
the first phase of construction. The street improvements per the Master Street
Plan will be completed to Pride Valley Road with this phase of development.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
11
With the construction of the single-family lots the applicant is seeking a variance
from the City’s Land Alteration Ordinance to allow grading of subsequent phases.
The applicant has indicated the advanced grading will include all of Lot A (the
mini-warehouse development), the residential lots and the rear 50-feet of Lot B
(future commercial development along Kanis Road). The request also includes a
variance to allow a 2:1 slope along the northern and eastern portions of the
future mini-warehouse development area.
Lot A is proposed as a future phase of Chenal Kanis Storage, a mini-warehouse
development, located west of the site. The site plan indicates all access to the
mini-warehouse development will be from the existing development. The
buildings are single story buildings and proposed as condition and
non-conditioned storage. The current approval allows for 600-units of
mini-warehouse and an additional 250-units are proposed with the new
construction.
Lot B is proposed with frontage along Kanis Road. This lot will be subdivided
into additional lots in the future as dictated by market demand. The request
includes the allowance of C-3, General Commercial District uses as allowable
uses. Street improvements to Kanis Road and the intersection of Kanis and
Pride Valley Rods will be completed at the time of the development of Lot B.
Tract C is proposed with detention. Tract C is located along Kanis Road at the
northwestern corner of the site. Tract D is located at the intersection of Kanis
and Pride Valley Roads and is proposed as open space.
Staff is not supportive of the request. Staff has concerns with the long-term
impact the mini-warehouse development will have on the single-family homes.
Staff also has concerns with the development of the commercial activities on a
site that is shown on the City’s Future Land Use Plan for office development.
Within this general area there is little to no commercially zoned or used property.
Commercial activities are located nearer Chenal Parkway or at the intersection of
Kanis and Cooper Orbit Roads. Staff feels the rezoning of this site to allow
commercial activities will increase the pressure to allow additional commercial
activities along the Kanis Road corridor. Staff does not feel the development as
proposed is appropriate for this site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
12
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. Don Albert addressed the Commission on behalf of the developer. He stated the
request was both a down zoning and an up-zoning. He stated the property was
currently zoned O-2, Office and Institutional. He stated the developer was requesting to
rezone the site to PCD to allow the development of a mixed use development including
residential and commercial. He stated the most valuable corner of the development
was being designated as open space. He stated staff’s concerns were the placement of
storage abutting single-family. He stated this was already occurring in the area. He
stated the storage was existing and the new development would add units of about
one-third of the existing mini-warehouse development. He stated this area was not a
residential area. He stated to the west of this site was Southwest Power Pool and
property owned by Whisenhunt Investments and was primarily zoned for office use.
Mr. Albert stated staff was concerned with the appearance and the impact the mini-
warehouse and commercial uses would have on the single-family residential lots. He
provided the Commission with photos which indicated the units sat below the street and
would not be visible from the street or the homes. He stated the storage would not be a
problem. He stated the request was a Planned Zoning Development which allow the
Commission to continue to control the development. He stated office use was not
viable in the area. He stated the property across Kanis was zoned for office with three
(3) additional office buildings and the one (1) office building that had been constructed
was vacant and had been vacant for a number of years.
Mr. Albert stated Lot B was proposed for future commercial development. He stated as
the property was developed the lots would be back before the Commission to discuss
the site plan and the development plan. He stated the uses C-3, General Commercial
Zoning District was very similar to the uses allowed in the O-2, Office and Institutional
Zoning District.
Mr. Albert stated the developer was responsible for placement of $500,000 in
infrastructure costs. He stated road widening, water extensions, sewer extensions and
fire department requirements would all be installed and turned over to the City at the
developer’s expense. He stated there were near 50 letters of support from area
residents and the adjacent property owners. He stated a letter of support had been
provided to the Commission from the Kanis Creek Property Owners Association. He
stated there was wide support for the project. He stated there was not much difference
in the existing zoning classification and the classification proposed by the developer.
Ms. Linda Collins addressed the Commission in opposition of the request. She stated
she was a homeowner in the Kanis Creek Subdivision and on the Board but was not
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
13
speaking on behalf of the Kanis Creek Homeowners. She stated she was not in support
of the request. She stated she felt the City Planning staff was more knowledgeable of
determining the best long range plan for an area and not a group of five (5)
homeowners. She stated the concern was that the area was not developed. She
stated the streets and basic infrastructure were not in place. She stated she felt Mr.
Smith did want what was best for the neighborhood because he owned property in the
area but he did not live in the area. She stated there was no guarantee Mr. Smith would
not sell the development once it was approved and the next developer may not be as
concerned with the neighborhood. She stated she was concerned with the independent
developers working to development the area and it did not appear there was a cohesive
plan for growth.
Ms. Cathi Watkins addressed the Commission in opposition of the request. She stated
the area was in the process of developing a design overlay district for Kanis Road. She
requested the Commission not approve any development until the overlay was in place.
She stated the overlay was looking at areas which preserved vegetation, limited
grading, allowed preservation of streets none of which the developer had proposed with
their plan. She stated Kanis Road did not need any addition development until the
current roads and traffic concerns could be addressed.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition.
She stated the League was opposed to the development of the mini-warehouse
adjacent to the single-family homes. She stated the hours of operation of the mini-
warehouse and the noise generated from a mini-warehouse were not conducive to a
neighborhood. She stated the lights and traffic generated from the development would
have a long term impact on the single-family homes. She stated the reason for long
range planning was to determine the best uses of properties for future use. She stated
the Commission did not need to change the plan just because in 21 years the office had
not developed. She stated this area was now growing and new offices were being built
in the general area. She stated the office zoning was conducive to the area as it was
redeveloping. She stated there was no compelling reason for the Commission to
change the plan and accept the zoning proposal.
Mr. Albert addressed the Commission to provide additional information on some of the
items raised. He stated the mini-warehouse development was not a 24 hour operation.
He stated the business closed by 10 pm and did not open before 9 am. He stated with
special exception someone could access the site during off hours but these cases were
limited. He stated he felt the Design Overlay was an excellent idea but the Overlay was
not complete. He stated the City could not hold up development based on the fact there
may be an Overlay put in place. He stated Mr. Smith had worked with everyone in the
area to ensure they were aware of the development plans. He stated the Kanis Creek
Property Owners Board had provided a letter of support. He stated this was not full
support of the residents of Kanis Creek but was a statement from the Subdivision
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
14
Board. He stated his client had worked with planning staff and public works to address
their concerns. He stated this was not the first plan presented to the City. He stated
there were no driveway locations or access to the future commercial lots. He stated
once these lots were developed the Commission would have to approve the driveway
access. He stated the uses in the C-3 zoning district were not that different than the
uses allowed in the O-2 zoning district.
Staff stated there was a substantial difference in the two (2) zoning districts. Staff
stated the C-3 zoning district allowed convenience stores with gas pumps and
restaurants with pick-up windows. Staff questioned the viability of the lots which
abutted the future commercial area. Staff stated the lots could be looking into the
service areas of commercial buildings or a bank of dumpster serving the businesses.
Staff stated at some point the owners would come to the City and say single-family is
not working so I need something else. Staff stated the uses allowed in the O-2 zoning
district were banks, clinics, hospitals.
Commissioner Bubbus questioned the improvements to the abutting streets. Staff
stated with the first phase of construction Pride Valley Road would be completed per the
Master Street Plan. Staff stated the developer would install improvements to ½ of a
collector street. Staff stated the intersection improvements would not be fully installed
since the location of the intersection of Pride Valley Road to the north had not been
determined. Staff stated the improvements to Kanis Road would not be completed until
the development of the future commercial lot.
Commissioner Bubbus questioned the proposed grading plan. Staff stated with the first
phase of construction the single-family lots would be cleared, the mini-warehouse
portion of the development would be cleared and a portion of the future commercial
development lot would be cleared. Commissioner Bubbus questioned if there would still
be trees located along Kanis Road. Staff stated there would be trees along Kanis Road
until the commercial lots were developed.
There was a general discussion by the Commission concerning the commercial request
and the potential uses of the commercial area. Staff stated the two (2) zoning districts
were very different. The Commission questioned Mr. Albert if the developer was set on
the C-3, General Commercial District zoning designation. Mr. Albert stated O-2, Office
and Institutional and the C-3, General Commercial District uses were very similar and
although there were some additional items in the commercial classification this was not
the avenue this developer proposed for future development. He stated the C-3, Zoning
District allowed for flexibility for future development of the lots.
Mr. Albert stated the request to defer the street improvements to Kanis Road were
common practice. He stated very few developers installed the improvements to the
streets until the development occurred.
March 12, 2015
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-5758-D
15
There was a general discussion by the Commission concerning the proposed use of the
property. The Commission stated they were concerned with the potential impact
commercial would have on the Kanis Road.
A motion was made to approve the request subject to all staff comments and
recommendations except that of denial. The motion failed by a vote of 0 ayes, 11 noes
and 0 absent.
March 12, 2015
ITEM NO.: 4 FILE NO.: Z-6199-E
NAME: Target/Zoe’s Kitchen Revised Long-form PCD
LOCATION: Located at 12900 Chenal Parkway
DEVELOPER:
Kimley-Horn and Associates, Inc.
200 South Boulevard, Suite 440
Charlotte, NC, 28203
SURVEYOR:
Central Arkansas Professional Surveying
P.O. Box 296
Conway, AR 72033
AREA: 1.21 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Target Store
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add restaurant out parcel
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On November 21, 1996, the Planning Commission approved the Grey Rock (Target) –
Long-form PD-C with a vote of 9 ayes, 0 noes and 2 absent. On December 3, 1996, the
Little Rock Board of Directors approved Ordinance No. 17,332 establishing Grey Rock
Long-form PD-C.
The site plan included a 123,000 square foot Target Store building and 614 parking
spaces. The site plan included a single access point from Chenal Parkway with a
second drive to Chenal Parkway to be shared with the Home Depot property
immediately east.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
2
Ordinance No. 18,040 adopted by the Little Rock Board of Directors on June 15, 1999,
allowed a revision to the previously approved site plan. The approval allowed an area
to be used for a temporary garden center display area. The applicant proposed to
utilize a 21-foot by 42-foot metal frame greenhouse structure with doors at both ends.
Approximately 16 parking spaces would be used for display of potted shrubs and
bagged foods. The display area was located at the end of the greenhouse structure.
The maximum display time was limited to 120 days per year. This complied with typical
ordinance requirement for commercial property.
Ordinance No. 19,805 adopted by the Little Rock Board of Directors on August 21,
2007, allowed a revision to the previously approved PCD. The approval allowed a
remodel/expansion of the existing store to provide an additional 18,339 square feet to
the building bringing the gross floor area up to approximately 141,314 square feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved site plan for
the 13.22 acre Target parcel. The purpose of the amendment is to request a
subdivision of the existing 13.22 acres and allow a new 0.90 acre out parcel
which is planned to be developed as a 3,060 square foot Zoe’s Kitchen.
The current Target parking field provides 565 parking spaces yielding a ratio of
4.001/1,000 square feet of floor area. As a result of the proposed development
the total parking count for the principle Target parcel and the new Zoe’s parcel
will be 532 parking spaces yielding a ratio of 3.69/1,000 square feet.
B. EXISTING CONDITIONS:
The site is located in a commercial node with retailing activities located along the
Parkway and West Markham Street including fuel services, automobile sales and
service, restaurants, a furniture store, home design and clothing. The area
proposed for the outparcel is paved and serving as parking for Target. There is a
strip center located to the west of the site containing a mix of retails uses. South
of the site is an office building, an automobile dealership and a commercial
shopping center. North of the Target site is Rock Creek.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Gibrantar Heights/Point West/Timber Ridge Property Owners Association, the
Parkway Place Property Owners Association and the St. Charles Community
Association were notified of the public hearing.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
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. For pedestrian access to the development; access ramp(s), striping, and
signage should be provided from the existing sidewalk on the east at the
existing curb cut of the access easement.
3. The existing striping at the intersection of the access easement and Chenal
Parkway should be restriped due to wear in conformance with MUTCD
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Contact Entergy in advance to discuss service requirements. There
are existing UG electrical lines on the north side of Chenal Parkway and along
the western property line.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Waster owns a 50-foot wide raw waterline easement as
shown on the site plan. No permanent structures should be placed within
this easement.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
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.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
4
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.
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 if additional fire protection or metered
water service is required.
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
area used, a reduced pressure zone back flow preventer shall be required.
11. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
5
Fire Department: Maintain access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The area is not currently served by CATA at this location but it is close to
current Route #5 West Markham Street. This location is not in CATA’s long
range planning. The proposal has no impact to service. The planned
development is currently served by sidewalks maintaining the pedestrian access
to the shopping area is important for transit.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review 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 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 rezoning from PDC, (Planned District
Commercial) to PCD (Planned Commercial District) to allow for development of a
restaurant on a portion of this site. This site is within the Chenal Design Overlay
District.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
6
Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Chenal Parkway since it is a Principal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway (Rock
Creek). A Bike Path is to be a paved path physically separate for the use of
bicycles. Additional right-of-way or an easement is recommended. Ten-foot
paths are recommended where the path is not along a street, with an additional
four-feet to allow for pedestrian use as well.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet. For developments with one hundred fifty (150) or
fewer parking spaces interior islands must be a minimum of seven and one
half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
4. A landscape irrigation system shall be required for developments of one (1)
acre or larger. For developments of less than one (1) acre there shall be a
water source within seventy-five (75) feet of the landscaped area to be
irrigated.
5. Existing trees and vegetation can be used to satisfy landscape requirements.
Trees selected for preservation shall have the area within the drip line fenced
with protective fencing and protected from development activities.
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.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
7
G. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015)
The applicant was 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 of a revision to the Target PCD site plan to
allow the creation of an out-parcel for a future restaurant user. Staff stated the
site would be overlaid with a cross access/cross parking agreement.
Staff requested details concerning the proposed signage plan, the building
height, if there would be any areas of outdoor dining and if there would be a pick-
up window. Staff also requested the site plan include a note concerning the
required dumpster screening.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk which was damaged in the public right of way would require
replacement prior to the issuance of a certificate of occupancy. Staff requested
the site plan include pedestrian access from the adjacent parking area into the
out-parcel proposed for the restaurant.
Landscaping comments were addressed. Staff stated interior landscaping and
building landscaping would be required with the development of the site. Staff
also stated an irrigation system to water landscaped areas was required with the
development of the site.
Staff noted the comments from the various other agencies. 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 a number of the
technical issues raised at the February 18, 2015, Subdivision Committee
meeting. The applicant has provided the proposed signage plan, the building
height, areas of outdoor dining and stated the restaurant will not have a pick-up
window. The revised site plan also includes a note concerning the required
dumpster screening. The dumpster will be screened per typical ordinance
standards or a minimum of two (2) feet above the finished height of the
dumpster.
The proposal is to amend the previously approved PCD and site plan for the
13.22 acre parcel. The purpose of the request is to allow the subdivision of the
existing 13.22 acres and allow a new 0.90 acre out-parcel which is planned to be
developed with a 3,060 square foot restaurant. The building is a single story
building with a maximum building height of 25-feet.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
8
The Target building contains 141,097 gross square feet of floor area and Zoe’s is
proposed containing 3,060 gross square feet of floor area. The plan includes
landscaping and buffering to comply with the typical minimum ordinance
requirements of the zoning and landscape ordinances.
The site’s parking field currently provides 565 parking spaces yielding a ratio of
4.001/1,000 square feet of floor area. As a result of the proposed subdivision
and future development of the restaurant the total parking count for the Target
parcel and the new restaurant parcel will be 532 parking spaces yielding a ratio
of 3.69/1,000 square feet. Each of the lots will be overlaid with cross access and
cross parking. Each of the lots will contain parking sufficient to meet the typical
minimum parking requirements for each of the individual uses.
The new lot is proposed with a sign eight (8) feet in height and 100 square feet in
area. The sign will be located along Chenal Parkway. The sign as proposed is
consistent with the Chenal Parkway Design Overlay District. Building signage is
proposed along three (3) facades of the building. The signs are to be mounted
on the vertical surface of the building. The sign located on the west façade is
proposed 27 square feet or 1.6% of the façade. The sign located on the south
façade is 20 square feet or 2.7% of the façade and the sign located on the
eastern façade is 20 square feet or 1.3% of the façade.
The site plan includes two (2) areas for outdoor dining. The dining area will be
enclosed with a three (3) foot steel railing to comply with the States Alcohol
Beverage Control requirements.
Staff is supportive of the request. Staff does not feel the creation of this out-
parcel to allow the development of a new restaurant will have an adverse impact
on the development or of adjacent parcels. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the development as proposed 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.
March 12, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6199-E
9
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
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.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: 5 FILE NO.: Z-7854-D
NAME: JLM, Inc. Child Health Management Revised Short-form PID
LOCATION: 5 Remington Cove
DEVELOPER:
David Prewett
BWWP Ventures, LLC
220 North Knoxville
Russellville, AR 72801
ENGINEER:
Crafton Tull and Sparks
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 2.768 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PID
ALLOWED USES: I-1 and clinic
PROPOSED ZONING: Revised PID
PROPOSED USE: Revise the site plan to increase the allowed building square
footage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,385 adopted by the Little Rock Board of Directors on January 18,
2011, rezoned the property from I-1, to PID to add a clinic as an allowable use for this
property. JLM, Inc. provided Child Health Management Services for qualifying children
and families. Services included multi-disciplinary diagnosis, evaluation and treatment
for the purpose of habilitation, early intervention and prevention of long-term disability.
Specific services included audiology, neuropsychology, behavior therapy, nutrition,
occupational therapy, speech therapy, physical therapy, nursing and early
childhood/day treatment.
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
2
The hours of operation approved were from 7:00 am to 6:00 pm Monday through Friday.
Transportation was provided at no charge to the families of the children. Initial staffing
for the facility was from 10-12 employees with a projected growth to approximately
35 employees by the end of Year 1. Projected staff for a full client/patient development
was up to 50 employees. Client/patient projections were from 15-20 in the
first 2-3 months of operation, growing to 50 by the end of Year 1 and 100 by the end
of Year 2.
The approved site plan indicated a common access drive with an adjacent property and
parking was proposed on both sides of the access easement to serve the lot and the lot
to the west. The building was proposed containing 10,000 square feet in Phase I with
54 parking spaces. The site plan indicated an expansion area of 3,500 square feet in
Phase 2. The first phase was constructed with 10,900 square feet of floor area. No
additional parking was proposed. The site plan indicated the placement of playground
areas enclosed with an eight (8) foot privacy fence in two (2) locations. Within the
playground areas shade structures were proposed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PID to allow a
5,212 square foot addition on the existing facility located at 5 Remington Cove.
The current PID allows for a 2,600 square foot addition which this proposed
addition exceeds. In addition to the building addition, four (4) regular parking
spaces and four (4) van spaces will be eliminated. All other parking areas and
access will remain in place. The playground area will be relocated to the west of
the new addition to the building. The playground area contains 2,728 square
feet. The building addition is a one-story addition and will be constructed of the
same materials as the existing building.
B. EXISTING CONDITIONS:
The building and parking have been constructed as previously approved. An
office building is located to the east. The remaining lots in the subdivision are
vacant. Little Rock Wastewater is located to the south of the site. To the west is
a developing Subdivision, Colonel Glenn Centre which includes automobile
dealerships, a tractor supply store, hotels, offices, the Arkansas Baptist State
Convention office and Remington College. On the east side of Talley Road,
north of the site, is R-2, Single-family zoned property with residential homes.
Southwest of the site are single-family homes located on large tracts accessed
from Talley Road.
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site were notified
of the public hearing. There is not a neighborhood association located in this
immediate vicinity.
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. Stormwater detention ordinance applies to this property. Additional detention
volume is required to be provided at the time of development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No objection.
Entergy: Entergy does not object to this proposal as the existing electrical lines
run along the road and serve a pad mount transformer on the northeast corner of
the building.
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
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
4
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
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. 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.
6. Contact Central Arkansas Water if additional fire protection or metered
water service is required.
7. 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.
8. 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.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. 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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
5
CATA: The area is not currently served by CATA at this location but it is close
to current Route #9 West Central Barrow Road. This location is not in CATA’S
long range planning. The proposal has no impact to service. The planned
development is currently served by sidewalks maintaining the pedestrian access
to the industrial areas is important for transit and bus/bicycle commuters.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review 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 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI) for this property. This
category provides for light warehouse, distribution or storage uses, and/or other
industrial uses that are developed in a well-designed "park like" setting. The
applicant has applied for a rezoning from PID (Planned Industrial District) to PID
(Planned Industrial District) to allow for the expansion of a pediatric clinic on this
site.
Master Street Plan: Remington Cove is a Local Street on the Master Street Plan.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any existing landscape or irrigation disturbed by construction shall be
repaired or replaced before completion and final acceptance of the project.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
6
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff stated the proposed building expansion
exceeded the previously approved Phase II portion of the development and was
beyond the percentage staff could administratively approve and sign-off on.
Public Works comments were addressed. Staff stated the stormwater detention
ordinance would apply to the development of the property. Staff stated additional
detention based on the additional volume of run-off would be required at the time
of development.
Landscaping comments were addressed. Staff stated any existing landscaping
or irrigation disturbed with the new construction was to be repaired or replaced
before completion of the project.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan. The request is to amend the previously
approved PID to allow a 5,212 square foot addition to the existing facility. The
current approval allows for a total building square footage of 13,500 square feet
in two phase. With Phase I the building was constructed containing
10,900 square feet of floor area.
Section 36-454 of the City of Little Rock Code of Ordinances outlines the
procedures for modifying an approved site plan for a Planned Zoning
Development. The ordinance states the final development plan shall be deemed
to be in substantial compliance with the preliminary plan provided the plan does
not increase the proposed floor area for non-residential uses more than
five (5) percent along a three (3) additional criteria which do not apply to this
particular development. The applicant is proposing an addition which exceeds
the five (5) percent allowed by the ordinance (a 20% addition).
With the new construction four (4) regular parking spaces and four (4) van
spaces will be eliminated. All other parking areas and access will remain in
March 12, 2015
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-7854-D
7
place. With the removal of the eight (8) parking spaces the site will continue to
have fifty (50) parking spaces. Based on the typical parking required for an office
development, one (1) space per four hundred (400) gross square feet of floor
area a total of fifty (50) spaces would typically be required.
The building addition is a one-story addition and will be constructed of the same
materials as the existing building. Staff is supportive of the request. To staff’s
knowledge there are no outstanding technical issues associated with the request.
Staff feels the development as proposed is appropriate for the site.
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: (MARCH 12, 2015)
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.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: 6 FILE NO.: Z-8817-A
NAME: Stone’s Throw Brewery Revised Short-form PD-C
LOCATION: 402 East 9th Street
DEVELOPER:
Theron Cash
Stone’s Throw Brewing, LLC
7 Creekside Court
Little Rock, AR 72211
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.092 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Brewery, Retail and Residential
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Allow the addition of an outdoor patio, increase the number
of seats allowed inside and amend the days and hours of
operation
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,688 adopted by the Little Rock Board of Directors on January 22,
2013, rezoned the site from R-4A to PD-C. The approval allowed a portion of an
existing building as a Microbrewery. The outward appearance and form of the property
was to remain unaltered. 1,900 square feet of the building was dedicated to production
and storage of beer and malt beverage. This included all consumables and equipment
required.
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
2
A small portion of the space was planned to be used as a small tasting room, with a
limited retail function, to be used in conjunction with brewing tours, as required in State
regulations. In the tasting room small samples of product were to be given after the
tour, with opportunity to buy packages for off premise consumption, as well as
by-the-glass sales. Within the area 750 square feet was to be brewery production,
320 square feet for keg cleaning, 235 square feet for storage and cooler space,
360 square feet for the tasting room and 110 square feet for the tasting bar.
A maximum occupancy of 20 customers within the bar area was proposed. The hours
of operation for the tour and retail aspect of the business was limited.
There were no set days and hours of operation but it was anticipated the Brewery
business would not be open more than five (5) days per week with the hours between
2 pm and 9 pm. Special tasting events were proposed with no more than 12 per year.
The events would be during normal business hours on the weekends. During weekday
events the applicant stated they would be open until 9 pm.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the approved PD-C to add additional
seating capacity and amend their days and hours of operation. The current
approval allows the business to operate five (5) days per week and close by
9 pm. The applicant is requesting to operate seven (7) days per week from
11 am to midnight.
The tasting room seating capacity currently approved is limited to 20 seats. The
applicant has indicated since opening in August 2013 they have enjoyed a good
deal of success. The result is the tasting room is at capacity almost every hour
the business is open. The applicant is requesting to amend the PD-C for the
seating capacity in an effort to serve more patrons. The applicant is requesting
to increase the tasting room capacity from 20 to 28 seats. The applicant is also
requesting the addition of outdoor seating, (patio). The outdoor patio area
contains approximately 715 square feet. This area would accommodate
30 additional seats.
The applicant is also requesting to add additional floor area to the approval of the
PD-C. The commercial space located next door to the Brewery is leased to a
vintage business. The Brewery has the first-right-of-refusal on this commercial
space. The applicant is requesting should the next door commercial space
become available they be allowed to incorporate this area into their Brewery
square footage. This would include an additional 240 square feet of floor area
and 15 seats.
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
3
B. EXISTING CONDITIONS:
This area contains a mixture of uses including the Arts Center, a high rise
multi-family building, offices and single-family homes. There are two (2) large
churches in the area, a homeless day center and retail uses. The building was
constructed as a non-residential building and has housed a number of uses over
the years. The Brewery and an vintage retail shop are located on the lower level
and a residence on the upper level. There is a graveled parking lot to the north
of the building which provides parking for the building. The site is located within
the MacArther Park Historic District which as specific development criteria related
to parking lots.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the MacArthur
Park Property Owners Association and the Downtown 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
East 9th Street and Rock Street.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way. The franchise permit
must be approved by Board of Directors action.
3. Repair or replace any curb and gutter, or sidewalk (access ramp) that is
damaged or not in conformance in the public right-of-way and remove old
driveway curb cuts prior to the proposed seating expansion. Contact Vince
Floriani, Civil Engineering, at 501.371.4817 for required items to be replaced.
E. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015)
The applicant was present. Staff presented an overview stating the request was
to allow a revision to the existing PD-C zoning to increase the hours of operation
and increase the number of seats allowed for the business. Staff stated the only
modification to the site was to allow tables and benches to be placed within an
outdoor patio area.
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
4
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of East 9th and Rock Streets. Staff stated
a franchise agreement to allow the use of the right of way for the outdoor patio
area would require approval by the Board of Directors.
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 associated with the request in need
of addressing via a revised site plan. The applicant is requesting approval of a
revision to their PD-C zoning to add additional seating capacity within the
building and outdoor seating and extend the days and hours of operation. The
current approval allows the business to operate five (5) days per week. The
business is to close by 9 pm. The applicant is requesting to extend the hours of
operation to allow the business to operate seven (7) days per week from 11 am
to midnight.
The tasting room contains approximately 775 square feet of floor area and has a
seating capacity per the approved PD-C of 20 seats. The applicant is seeking
approval to increase the seating capacity of the tasting room from 20 to 28. In
addition to the increase in seats within the tasting room the applicant is
requesting to allow an area of outdoor seating, (patio). The outdoor patio area
contains approximately 715 square feet and will accommodate 30 additional
seats.
The patio area would be fenced in accordance with ABC and MacArthur Park
Historic District requirements. The fence will utilize wooden barrel planters
already in place. A short pole will be placed in each planter and chains or other
chord type material will be strung between each pole to form a barrier.
The applicant is requesting to add additional floor area to the approval of the
PD-C. The commercial space located next door to the Brewery is leased to a
vintage business. The Brewery has the first-right-of-refusal on this commercial
space. The applicant is requesting should the next door commercial space
become available they be allowed to incorporate this area into their Brewery
square footage. This would include an additional 240 square feet of floor area
and 15 seats.
Typically parking is calculated based on square footage and not on the number
of seats available. The existing 760 square feet of floor area would require
seven (7) parking spaces. The addition of the 715 square foot patio would require
seven (7) additional spaces and should the applicant secure the retail space to
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
5
incorporate into the floor area and additional two (2) parking spaces would be
required. A total of sixteen (16) parking spaces would be required to serve the
building should the applicant expand into the retail space.
The lease agreement with the owner allows the business access to five (5)
parking spaces and should the retail lease space become available two (2)
additional spaces would become available. The applicant states twenty-six
(26%) percent of their business is from walk-in customers. (Nearly 7,500 walk-in
pints of a total of 28,000 pints sold since August 1, 2013.) The applicant states
the outdoor seating will essentially double the seating capacity of the business
but the outdoor seating would only be useful seasonally and in fair weather
conditions. The applicant states during this time the customers are more likely to
walk or ride bicycles to the patio which would lessen the impact on parking.
The zoning ordinance states eating places (inside, with drive-in service and
without drive-in service) are permitted to have an area of outdoor dining subject
to compliance with the following provisions:
a. The area of outdoor dining shall not be located in the public right-of-way
nor shall it obstruct pedestrian movement, fire lanes, access to any
business or areas designated for access by the physically impaired.
b. The number of seats in the area of outdoor dining shall not exceed fifty
(50) percent of the number of seats within the eating place.
c. On-site parking shall be provided for the area of outdoor dining based on
the parking space per square foot requirement for restaurants
established in Section 36-502.
d. Compliance with applicable state and county health regulations.
e. The area of outdoor dining shall not be located between the building
occupied by the eating place and adjacent residentially zoned or used
properties.
Staff has concerns with the application as filed. The request includes outdoor
dining adjacent to residentially zoned and used property. The primary zoning
around the property is R4A. To the west of the site is a high rise residential
building and there are a number of single-family homes located within this
general area. In addition staff has concerns with the applicant’s proposal to
increase the available seating. Staff’s concerns are two-fold, one the available
parking and two the number of outdoor dining seats. The applicant is providing
seven (7) parking spaces of a total of sixteen (16) spaces which would typically
be required to serve the use. The request includes to double the number of
seats outdoors, which the ordinance typically does not allow. The ordinance
states the number of outdoor seats shall not exceed the number of indoor seating
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
6
by more than fifty (50) percent. Staff also has concerns with the days and hours
of operation. The applicant is seeking approval to allow the business to operate
until midnight seven (7) days per week. Staff does not feel the request as
proposed is appropriate for this location.
G. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of denial.
Mr. Ian Beard addressed the Commission on the request. He stated since the staff
write-up had been completed he and his partners had secured parking off-site to
accommodate nine (9) additional cars. He stated a number of the customers were
walk-ins. He stated the brewery tracked this because customers were given a discount
if they walked or biked to the business. He stated since the brewery had opened the
neighborhood was safer. He stated the neighborhood was not walkable before the
business opened. He stated now with the customer activity the residents felt and were
safe and secure. He stated the business had added value back to the neighborhood.
He stated the business was amenable to amending the request for the days and hours
of operation. He stated the business was comfortable with Monday through Friday from
4 pm to 10 pm and Saturday and Sunday from 11 am to 10 pm. He stated the business
would like the opportunity to continue to host events, no more than 12 per year with a
closing time of midnight. He stated sporting events were the primary concern since the
super bowl game or Razorback games that went into overtime were not finished before
10 pm.
He stated they were willing to limit the number of outdoor seats to 20. He stated there
were a number of establishments around town that provided outdoor seating adjacent to
residentially zoned and used property. He stated by limiting the hours this should
lessen the impact on the adjacent residential properties.
Deputy City Attorney Cindy Dawson questioned the applicant if he was amending his
application. Mr. Beard stated he was amending his application. Mr. Beard stated this
was an amendment to his application.
Staff repeated the amendments for the record. Staff stated the hours of operation were
limited to 4 pm to 10 pm Monday through Friday, from 11 am to 10 pm Saturday and
Sunday and limited to 12 events per year which allowed the established to be open to
March 12, 2015
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8817-A
7
12 pm. Staff stated the number of outdoor seats was limited to 20 seats. Staff stated
the approval was tied to the applicant’s continued lease of the nine (9) parking spaces
located across 9th Street.
A motion was made to approve the request subject as amended to include the hours of
operation from 4 pm to 10 pm Monday through Friday, from 11 am to 10 pm Saturday
and Sunday and to allow 12 events per year which ended by midnight, limiting the
outdoor seating to 20 seats and the continued use and lease of the nine (9) parking
spaces located across East 9th Street. The motion was seconded and the motion
carried by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Jennifer
Martinez Belt).
March 12, 2015
ITEM NO.: 7 FILE NO.: Z-9015
NAME: Treasure Hill Short-form PCD
LOCATION: 9301 Treasure Hill Road
DEVELOPER:
Mickey Smith
9301 Treasure Hill Road
Little Rock, AR
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 0.60 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Add a kennel as an allowable use
VARIANCE/WAIVERS: A reduction in the required right of way for Towne
Oaks Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the property from C-3, General
Commercial District to PCD to add a kennel as an allowable use for the property.
The existing building contains 6,192 square feet of floor area. The site is
presently paved and a 6-foot chain link fence surrounds the property. The
applicant is proposing to use the building and paved areas as currently exist.
The only change to the site is the addition of a 6-foot wood fence around
two (2) proposed exercise areas. The days and hours of operation are from
6 am to 8 pm seven (7) days per week. There are four (4) employees of the
business.
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
2
B. EXISTING CONDITIONS:
The building was previously used as a pawn shop. There is a six foot chain link
fence surrounding the property. Across Treasure Hill Road are several units of
multi-family housing. East of the site is Professor Bowl, south of the site is a
sweet shop. There are a number of commercial and office uses in this general
area including restaurants, convenience store and an auto parts store.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Strubridge Neighborhood Association and the Treasure Hill Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Towne Oaks Drive for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline. The
existing retaining wall should not be included in the new right-of-way
dedication.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
4. The northeast portion of the fence should be removed to 30 feet south of the
northeast property corner and 30 feet west of the northeast property corner.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No objection.
Entergy: Entergy has no objection to this proposal. Three-phase power could
be available on the west side of the property if needed. Contact Entergy in
advance if there are any required changes to the existing service to the building.
Centerpoint Energy: No comment received.
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
3
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. 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. 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.
6. Contact Central Arkansas Water if additional fire protection or metered
water service is required.
7. 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.
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
4
8. 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.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. 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.
Fire Department: Maintain access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
capable of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire
Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
5
CATA: The area is currently served by CATA on the #9 Rodney Parham Route.
This location is in CATA’s long range planning. The proposal has no impact to
service. Existing sidewalks should be maintained.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review 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 Rodney Parham 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 allow for use of the
existing structure for dog day-care and boarding.
Master Street Plan: Treasure Hill Road and Town Oaks Drive are show as a
Local Street on the Master Street Plan. The primary function of a Local Street is
to provide access to adjacent properties. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
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.
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
6
G. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff questioned if there would be a dumpster
located on the site and the days and hours of dumpster service. Staff also
questioned the maximum number of pets, the hours of outdoor activity and the
proposed signage plan.
Public Works comments were addressed. Staff stated a portion of the chain link
fence should be removed at allow a 30-foot sight triangle at the intersection of
Town Oaks and Treasure Hill Roads. Staff also stated a dedication of right of
way was required on Town Oaks Drive to 30-feet from centerline.
Landscaping comments were addressed. Staff stated if the building rehabilitation
exceeds fifty percent of the replacement cost then the landscaping and buffer
were to come into compliance accordingly.
Staff noted the comments from the various other agencies. 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
the technical issues associated with the request raised at the February 18, 2015,
Subdivision Committee meeting. The revised site plan includes the placement of
a dumpster and limited the days and hours of operation to 7 am to 5 pm Monday
through Friday. The hours of outdoor play have also been limited to 7:30 am to
5:30 pm daily. The fence has been relocated to eliminate the sight distance
concern at the intersection of Treasure Hill and Towne Oaks Drive. The
applicant has provided the proposed signage plan.
The applicant is requesting a rezoning of the property from C-3, General
Commercial District to PCD to add a kennel as an allowable use. The existing
building contains 6,192 square feet of floor area. The site is presently paved and
a 6-foot chain link fence surrounds the property. The applicant is proposing to
use the building and paved areas as currently exist.
The site plan includes the placement of two (2) additional fenced areas
constructed with a six (6) foot wood fencing material for outdoor exercise areas.
The exercise area located on the east side of the building, adjacent to Towne
Oaks Drive, is indicated at 44-feet by 55-feet with an extension in front of the
building to allow the pets to enter the exercise yard from the building staying out
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
7
of the parking lot. The exercise yard on the western perimeter of the building is
indicated at 25-feet by 60-feet. This exercise area also allows the pets to enter
without accessing the parking lot.
The parking area is not striped. The applicant will provide striping of parking
spaces. The site plan includes 14 striped parking stalls. The applicant is
proposing to provide daycare and boarding for pets. The revised cover letter
states there will be a maximum of 75 pets boarded or in daycare on any given
day.
The applicant is proposing to use an existing pole sign located at the intersection
of Treasure Hill and Towne Oaks Drive. The sign area will comply with signage
typically allowed in commercial zones or a maximum of one hundred sixty (160)
square feet in area. Building signage will be limited to the facades along Towne
Oaks Drive and Treasure Hill Road. The signage will comply with signage
allowed in commercial zones are a maximum of ten (10) percent of the façade
area.
The days and hours of operation are from 6 am to 8 pm seven (7) days per week.
There are four (4) employees of the business.
Staff is supportive of the applicant’s request to add a kennel as an allowable use
for the property. The applicant has indicated there will be no outdoor runs and
the hours of outdoor exercise will be limited to 7:30 am to 5:30 pm daily. This
area has a mixture of uses including commercial to the south and east and
residential to the north. Although there are residential uses located to the north
staff feels since the applicant is limiting the outdoor activities to primarily daylight
hours this should minimize any potential impacts on the adjacent residential
units.
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: (MARCH 12, 2015)
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
March 12, 2015
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9015
8
applicant’s request to allow a reduction in the right of way dedication for Towne Oaks
Drive.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
March 12, 2015
ITEM NO.: 8 FILE NO.: LA-0063
NAME: Bowman Pointe Land Alteration Variance
LOCATION: NE corner of Bowman Road and W. 36th St.
APPLICANT: Bowman Pointe, LLC
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 5 acres
CURRENT ZONING: R-2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and grading approximately 5 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and grading approximately 5 acres located at the
northeast corner of Bowman Road and W. 36th St. The variance would allow
staff to issue a grading permit for the advance grading activities without imminent
construction. The subject property is requested to be advance graded to balance
the cut and fill material from the proposed Bowman Pointe Apartments site
located directly to the north of the subject property.
B. EXISTING CONDITIONS:
The 5 acre property is covered with trees and slopes from the northwest to
southeast. The property is zoned R-2. The subject property is located within the
Little Rock city limits. The property is bounded by Bowman Road on the west;
36th St. on the south; unnamed right-of-way to the east; and the Bowman Pointe
Apartment property on the north.
East of the subject property and east of the existing right-of-way is the Church at
Rock Creek property zoned POD and 3 smaller parcels zoned O-3 which are
either vacant or have residential and office uses. North of the subject property is
proposed Bowman Pointe Apartments recently zoned PRD. West of the subject
property is Bowman Road. Beyond Bowman Road are properties zoned R-2.
South of subject property is W. 36th St. Beyond W. 36th St. are several properties
zoned O-3 with current residential uses.
March 12, 2015
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LA-0063
2
C. NEIGHBORHOOD COMMENTS:
As of the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Staff notified the John Barrow Neighborhood Association. As
of the time of writing, staff has not received telephone inquiries or emails about
the application.
D. ENGINEERING COMMENTS:
1. Provide volume of material to haul off and haul to the site?
2. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
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. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
7. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
8. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
9. Per Sec. 29-197(12), periodic mowing, generally two (2) times per year or
more often if required by CLR shall be provided to encourage perennial
grass growth.
March 12, 2015
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LA-0063
3
10. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the grading activities.
11. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
12. Public Works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of the maintenance
bond.
13. At the completion of the land alteration activities, a minimum six (6) inches
of suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
14. Where is the proposed destination of the material removed from the site?
15. Is the advanced grading proposed to occur with construction of the Phase 1
or Bowman Pointe Apartments?
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Tim Daters of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant is proposing to clear and grade approximately 5 acres. The
subject property is proposed to be used to balance the cut and fill material with
the Bowman Pointe Apartment property located to the north. No haul in or haul
out of material will occur except for gravel from a local quarry.
If access is needed to the site in addition to access from the Bowman Pointe
Apartments property, access will be taken by a gravel construction entrance
located off the street located on the east. The applicant has agreed that grading
will occur expeditiously and the site will be stabilized prior to the issuance of the
certificate of occupancy for Bowman Pointe Apartments, Phase 1. Any damage
to city streets or infrastructure will be repaired by the applicant prior to the
issuance of the certificate of occupancy for Bowman Pointe Apartments,
Phase 1.
March 12, 2015
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: LA-0063
4
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. The Church at Rock Creek detention pond will
be enlarged to provide stormwater detention for the subject property.
Maintenance of erosion controls, detention facilities, and construction entrances
will occur as needed during the grading period. Within 14 days of completion of
the final grading, the disturbed area will be graded with 6 inches of top soil and
seeded and vegetated with native grasses. When vegetation is established, the
erosion control devices can then be removed.
Due to the property being at a lower elevation than Bowman Road and the
Bowman Pointe Apartments property, berms cannot be installed to obstruct
views of the subject property. The property will be elevated above W. 36th St.
approximately 6 to 7 feet at the southeast corner which should also obstruct
views from W. 36th St.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading of the subject property with
the grading of phase 1 of Bowman Pointe Apartments and compliance with the
comments and conditions as outlined in paragraph D of the agenda staff report.
Prior to the issuance of the certificate of occupancy on Bowman Pointe
Apartments, Phase 1, the subject property must be stabilized and vegetation
established.
PLANNING COMMISSION ACTION: (MARCH 12, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading request
for the site with the grading of Phase 1 of the Bowman Pointe Apartments and
compliance with the comments and conditions as outlined in paragraph D of the agenda
staff report. Staff stated prior to the issuance of the certificate of occupancy for the
Bowman Pointe Apartments, Phase 1, the site was to be stabilized and vegetation
established.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
PLANNING COMMISSION VOTE RECORD
DATE InAl. ell /). 2e % —
BERRY, CRAIG
BUBBUS, ALAN
DILLON, JANET
FINNEY, REBECCA
HAM I LTON, SCOTT
LATTURE, PAUL
Meeting Adjourned ,� ,' ��' P.M.
AYE ®NAYE ABSENT ?ABSTAIN iRECUSE
BELT, JENNIFER MARTINEZ
BERRY, CRAIG
BUBBUS, ALAN
BUELAH
•
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!DILLON, JANET
FINNEY, REBECCA
,HAM I LTON, SCOTT
LATTURE, PAUL
MAY, _B
BERRY, CRAIG
BUBBUS, ALAN
DILLON, JANET
FINNEY, REBECCA
HAM I LTON, SCOTT
LATTURE, PAUL
Meeting Adjourned ,� ,' ��' P.M.
AYE ®NAYE ABSENT ?ABSTAIN iRECUSE
March 12, 2015
There being no further business before the Commission, the meeting was adjourned
at 5:30 D.M.
OF-it-