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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JANUARY 9, 2014
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being six (6) members present.
II. Members Present: Tom Brock
Alan Bubbus
Keith Cox
Keith Fountain
Obray Nunnley, Jr.
Bill Rector
Members Absent: Janet Dillon
J. T. Ferstl
Rebecca Finney
Amy Pierce
1 Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the November 14, 2013 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 9, 2014
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1715 The Village at Ison Creek Preliminary Plat, located on the
West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision.
B. LA-0055 65th Street Timber Harvest Variance Request, located on
the Southwest corner of Scott Hamilton and 65th Street.
C. Z-8866 Chenal Car Wash – Conditional Use Permit
17000 Chenal Parkway
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-130-B St. John’s Woods Subdivision Replat Lots 1 and 11,
located at 5511 South Grandview Street and 9 St. John’s
Court.
2. S-1471-A Chenal-Kanis Revised Preliminary Plat, located on the
Northwest corner of Chenal Parkway and Kirk Road.
3. S-1636-D Beau Rivage Addition Preliminary Plat, located on
Southridge Drive, just North of Cantrell Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. Z-3933-B Super 8 Zoning Site Plan Review, located at 11701 I-30.
5. S-1501-G Dassault Falcon Subdivision Site Plan Review, located at
3801 East 10th Street.
6. S-1538-F The Outlets at Little Rock Subdivision Site Plan Review,
located at 11600 Interstate 30.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
7. Z-3143-E Days Inn and Suites Revised Short-form PCD, located at
901 Fair Park Boulevard.
8. Z-3218-A 10th and McMath Short-form PCD, located on the
Southeast corner of East 10th Street and McMath Avenue.
9. Z-4343-EE Tract B-8 the Ranch Revised Short-form PCD, located at
17716 Cantrell Road.
10. Z-5800-C Bowman Business Park Revised Long-form POD, located
at 1515 South Bowman Road.
11. Z-5959-C Sparks Revised Short-form PD-C, located at 3201 Old
Shackleford Road.
12. Z-6453-C Diamond Park Community Long-form PD-R, located in
the 8900 Block of Labette Drive.
13. Z-7950-A ARM Revised Short-form PD-O, located at 4016 Stannus
Road.
14. Z-8904 Sanders Short-form PD-O, located at 2616 Confederate
Boulevard.
15. Z-8730-A Stonebriar Imaging Short-form PD-O Revocation, located
at 3924 West Markham Street.
Agenda, Page Three
IV. OTHER ITEMS:
Item Number:
File Number:
Title:
16. LA-0058 Villas at Chenal Cut-slope Variance Request, located on
the Northwest corner of Chenal Valley Drive and Chenal
Heights Drive.
17. MSP13-02 An amendment to the Master Street Plan to Remove the
Collector classification of Labette Drive, from Labette
Manor Drive to John Barrow Road.
January 9, 2014
ITEM NO.: A FILE NO.: S-1715
NAME: The Village at Ison Creek Preliminary Plat
LOCATION: Located on the West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision
DEVELOPER:
Ison Creek Development LLC
2024 Arkansas Valley Drive, Suite 307
Little Rock, AR 72212
ENGINEER:
Central Arkansas Engineering PLLC
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 20.70 acres NUMBER OF LOTS: 51 + 6 tracts FT. NEW STREET: 2,375 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCE/WAIVERS:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
3. A variance to allow a 15-foot front building setback on Lots 28 – 32.
4. A variance from the City’s Land Alteration Ordinance to allow advanced grading of
the proposed lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Ison Creek Development LLC is proposing to establish a subdivision in west Little
Rock. The make-up of the subdivision will be 51 residential lots, four (4) tracts of
green space and two (2) tracts which will be reserved for future development and
will not be final platted with the initial phase of this subdivision. Detention has
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
2
been considered and will be constructed in the green spaces. The total area of
the subdivision is 20.7 acres before dedication of right of way.
The request includes variances from the typical development standards
regarding setbacks. The applicant is requesting a variance to allow a 5-foot side
yard setback on all the proposed lots. The request also includes a variance to
allow a reduced rear yard setback of 15-feet for a number of lots which abut a
dedicated tract of open space. The applicant is also seeking a variance to allow
a 15-foot front building line for Lots 27 – 32.
The request includes a variance from the City’s Land Alteration Ordinance to
allow advanced grading of the proposed lots. The applicant has indicated the
grading is necessary to allow the existing material to be moved on the site to fill
the low areas eliminating the need for hauling of materials to and from the site.
B. EXISTING CONDITIONS:
The property is located south of the Pinnacle Valley Phase V subdivision which is
accessed from Pinnacle Valley Road and east of Pinnacle Valley Phase IV
subdivision which is accessed from Rummel Road. The access to the property is
located just north of the intersection of Pinnacle Valley Road and Cantrell Road.
Along Pinnacle Valley Road in this area there are two single-family subdivisions,
a veterinary clinic and an apartment development. The property abuts
commercial uses along the southern boundary which front on Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents concerning the proposed request. All abutting property owners
along with the Pinnacle Valley Neighborhood Association and the River Valley
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pinnacle Valley Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
the proposed street and Pinnacle Valley Road.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
3
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to these streets including
5-foot sidewalks with the planned development as shown on preliminary
plat.
4. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Pinnacle Valley Road
with the planned development. Pinnacle Valley Road on the Master Street
Plan has 22-feet of pavement and two (2) 7-foot paved shoulders with open
ditches. Staff prefers a payment made in-lieu of street widening.
5. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
6. 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. Are the lots
proposed to be advanced graded with construction of the streets prior to
platting?
7. Provide a sketch grading and drainage plan. Portions of the proposed
east-west street exceed 15% centerline grade. Per the Master Street Plan,
the maximum centerline grade on a residential street is 15%.
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. 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.
10. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
11. The minimum Finish Floor elevation of at least one (1) foot above the base
flood level is required to be shown on the preliminary platted lots in as well
as adjacent to the floodplain and on all grading plans.
12. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot
wide access easement is required adjacent to the floodway boundary.
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.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
4
14. The proposed alteration of the floodway and fill placed in the floodway will
require flood map revisions. Obtain a conditional letter of map revision and
no rise certification approval from Public Works and the Federal Emergency
Management Agency prior to issuance of a grading permit and/or a building
permit.
15. 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 Traffic Engineering 379-1813
(Greg Simmons) for more information.
16. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
17. Per the Master Street Plan, parking is restricted to one side of the street on
a 24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the streets where parking is allowed.
18. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537.
19. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
20. Traffic calming devices are required for long straight streets to discourage
speeding. Depending on design future phases of development, traffic
circles or round-a-bouts at regular intervals, speed humps, narrowing,
pedestrian tables, etc maybe warranted. Contact Bill Henry, Traffic
Engineering at 379-1816 for additional information.
21. A minimum undisturbed strip 25-feet wide except for reasonable access
shall be provided along each side of streams having a 10-year storm >150
CFS. The undisturbed strip should be measured from the top of the bank.
22. Provide information on the total width of the bridge.
23. Per IFC Section D107, developments of one or two family dwellings where
the number of dwelling units exceeds 30 shall be provided with separate
and approved fire apparatus access roads and shall meet the requirements
of IBC, Section D104.3. The provided emergency access must be provided
within a recorded emergency access easement to a public street right-of-
way.
24. Provide a grading and drainage plan showing the transition area at the
bridge crossing including guard rails, vertical elevation change, sidewalk,
driveways, etc. Provide location of driveway on the east side of Pinnacle
Valley Road in relation to the proposed street.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, to serve the
project. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy has no objection to the plat. There are currently no facilities on
the property. Contact Entergy early so work can begin to extend service when
ultimately needed. Contact Entergy at 954-5158 for additional information.
Center-Point 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 72-inch and a 48-inch raw water line crosses this site within a 50-foot wide
waterline easement on the north side of the property in the area of
Ison Creek. Care must be taken to protect these water lines and any
appurtenances, such as access and air release vaults, or monumentation
which may be in the area. No signs, light poles, dumpster pads or other
structures on foundations will be allowed within the existing 50-foot waterline
easement. Paved parking and driveways area allowed. Due to the critical
nature of the 72-inch and a 48-inch raw water lines located near this project
please contact CAW at 501-594-5261, 24-hours prior to any work within the
water line right of way.
3. A water main extension will be needed to provide water service to this
property.
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. 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.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
6
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. 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.
8. 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).
9. 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: No comment received. Contact the Little Rock Fire
Department concerning this request and provide in writing from the Fire
Department if the subdivision can be final platted as proposed or if the
development is limited to 30 lot until the time the secondary access is provided.
County Planning: No comment.
CATA: Out of CATA service area.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Keith Wingfield, the developer and Mr. Raymond Hickey of Central Arkansas
Engineering were present representing the request. Staff presented an overview
of the development stating the plat included variances for side yard setbacks and
a rear yard setback variance for some of the lots. Staff stated the bill of
assurance was to include a statement concerning the placement of the minimum
floor elevation to advise property owners to verify the most current information
available on the status of flooding on the property.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
7
Public Works comments were addressed. Staff stated a dedication of right of
way was required on Pinnacle Valley Road. Staff also stated grading permits
would be required prior to the start of construction. Staff noted a conditional
letter of map revision and no rise certification approval from Public Works and
from FEMA would be required prior to the issuance of a grading permit. Staff
stated when more than 30 lots were proposed a secondary access was required
to serve the proposed subdivision or to sprinkle the homes. Staff stated the stub
did not provide a time frame for construction nor did the stub indicate the
connection to a public street. Staff requested the applicant provide approval from
the Little Rock Fire Chief stating the stub as indicated was adequate to meet the
requirement for providing secondary access. Staff requested Mr. Wingfield
provide payment in-lieu of street construction for the improvements to Pinnacle
Valley Road. Staff stated a 25-foot access easement was required adjacent to
the floodway on both sides of the creek.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. 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 a number
of the issues raised at the October 23, 2013, Subdivision Committee meeting.
The applicant has provided the right of way dedication as required on Pinnacle
Valley Road and the finished floor elevation of one-foot above the floodplain.
The applicant has indicated the homes will be sprinkled as allowed in the IFC
Section D107.1. This section of the IFC states 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 access from two directions shall not be required.
The applicant has indicated a payment in-lieu of construction will be provided for
the improvements on Pinnacle Valley Road.
The proposal is to allow the creation of 51 single-family lots and six (6) tracts
from a 20+ acre tract. The minimum lot size proposed is 7,038.62 square feet.
The minimum lot width is 60-feet. The applicant is requesting a variance to allow
a 5-foot side yard setback on all the proposed lots. The request also includes a
variance to allow a reduced rear yard setback of 15-feet for a number of lots
which abut a dedicated tract of open space. The plat indicates the placement of
a 15-foot front building line on Lots 27 – 32.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
8
The plat indicates the placement of a 25-foot access easement along both sides
of the floodway as requested by Public Works staff.
The applicant has indicated the streets will be constructed to public street
standard and dedicated to the City. The local streets are indicated with 50-foot
rights of way and 24-feet of pavement (back of curb to back of curb). Parking
along the 24-foot streets will be limited to one side and will require notice on the
final plat as well as within the bill of assurance for the subdivision. The entrance
road from Pinnacle Valley Road is proposed with a 50-foot right of way and
26-feet of pavement (back of curb to back of curb). The plat indicates the
placement of a sidewalk from Pinnacle Valley Road along Waterside Drive to the
connection with Ironwood Drive then extending to the western boundary of the
proposed subdivision.
The property is located along a floodway which will require approval from the US
Army Corps of Engineers, the Federal Emergency Management Agency and the
City of Little Rock prior to any construction. The applicant must provide a
conditional letter of map revision and no rise certification approval prior to the
issuance of a grading permit.
The request includes a variance from the City’s Land Alteration Ordinance to
allow advanced grading of the proposed lots with the installation of the basic
infrastructure for the subdivision. The applicant has stated dirt on the site will be
moved around to fill the low areas. With the allowance of the advanced grading
this will eliminate the need for hauling materials in and out of the site at the time
each area is developed.
The Bike-Friendly Community Committee, an organization appointed by the City
Board of Little Rock to help incorporate the Bike Master Plan as well as obtain
Bike-Friendly status for the City of Little Rock, recommends the bike
infrastructure be developed through this development to connect the bike lanes
on Pinnacle Valley Road to the bike lanes on Taylor Loop (via the retail
subdivision to the south), including but not limited to a separate walking/biking
trail or bike lanes.
The Bike-Friendly Community Committee states, The Village at Ison Creek
Subdivision will then be linked with bike infrastructure and connect to the
Arkansas River Trail to the north and the newly developing Rock Creek Trail to
the south (along Chenal). A natural bike/walk connection between the
subdivision and the retail development to the south will allow residents the ability
to walk to stores and adjacent restaurants. With car ownership on the decline
amongst young adults, it is important to consider various forms of transportation
to accommodate all users throughout Little Rock.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
9
The developer has indicated the streets will be constructed to accommodate a
bike lane but is not proposing to make the suggested connection.
Staff is supportive of the request. Overall the lots are proposed with
development standards consistent with the R-2, Single-family Zoning District.
The minimum lot size proposed is 60-feet and the minimum lot area proposed is
7,038.62 square feet. The variances associated with the request are to allow a
reduced side and rear yard setback. These variances are typically granted by
the Commission and do not appear to have adversely impacted subdivisions
which have developed in the area. To staff’s knowledge there are no outstanding
technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow 5-foot side yard
setbacks on all residential lots.
Staff recommends approval of the variance request to allow 15-foot rear yard
setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43, 46 and 47 (adjacent to
designated tracts for open space).
Staff recommends approval of the variance request to allow a reduced front
building line adjacent to Lots 27 - 32.
Staff recommends approval of the variance request to allow advanced grading on
the site.
The intersection of Pinnacle Valley Road and the proposed new street must be
constructed within the applicant’s ownership.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
November 5, 2013, requesting deferral of this item to the January 9, 2014, public
hearing. Staff stated they were supportive of the deferral request.
January 9, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
10
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There was one registered objector present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. Keith Wingfield requested a deferral of the item to the next available meeting date.
The Chair informed Mr. Wingfield the item would be deferred to the February 20, 2014,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: B FILE NO.: LA-0055
NAME: 65th Street Timber Harvest Variance Request
LOCATION: Southwest corner of the W. 65th Street and Scott Hamilton Drive
Intersection
APPLICANT: 65th Street Land Co., LLC
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 41 acres
CURRENT ZONING: I-2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to harvest timber on approximately 50 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
harvest timber on approximately 41 acres divided into 2 parcels located
southwest of the W. 65th Street and Scott Hamilton Drive intersection. The
parcels are identified as Parcel B East and Parcel B West. The variance would
allow staff to issue a grading permit for the timber harvesting activities without
imminent construction.
B. EXISTING CONDITIONS:
The 50 acre property is dense tree covered. Parcel B East and Parcel B West
drain to the east. Parcel B East is visible from W. 65th Street and Scott Hamilton
Drive. East of the subject property across Scott Hamilton Drive is developed
properties zoned I-2. South of Parcel B East is a federal work training center
which is zoned I-2. West of Parcel B East is the Arkansas Foodbank facility.
Parcel B West is visible from W. 65th Street. North of Parcel B West across W.
65th Street are several developed properties zoned I-2. Parcel B West is
adjacent to tract land identified as Tract J which is located just east of the
Wakefield Village single family subdivision. The subdivision is zoned R-2. Also
west of Parcel B West are several small zoned developed properties zoned C-3.
South of Parcel B West is a windmill assembly facility which is zoned I-2. East of
Parcel B West is the Arkansas Foodbank facility.
C. NEIGHBORHOOD COMMENTS:
Staff has been provided proof of notifications being mailed by the applicant to all
adjacent property owners including those across streets and alleys. As of the
time of writing, staff has received one (1) telephone call from a resident of
Wakefield Village with questions and desiring additional information.
January 9, 2014
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LA-0055
2
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
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 an approval of
completion.
3. Per Sec. 29-187(e)(2), provide a forestry management plan prepared by a
registered forester or certified arborist using best management practice
guidelines for silviculture in urban areas. In addition provide the following
information: total # of trees per species; total # of trees per species to be
harvested; total # of trees per species per acre; # of trees per species per
acre to be harvested.
4. Harvest activities must comply with state and federal forestry harvest
techniques and code. Damage to offsite property must be repaired by the
applicant in a timely manner.
5. Tree tops and debris generated from the harvest activity must be removed at
the conclusion of harvest to reduce the potential fire hazard. Contact the
Little Rock Fire Department for conditions and additional permits and
requirements.
6. Provide locations of vehicle tracking pad constructed per Little Rock
Sec. 29-190(12). Harvest access points through the perimeter buffer zones
shall be limited in number and constructed to the minimum width needed to
facilitate access. A curved or angled road design should be provided to limit
the visibility of the interior grading work from adjacent streets.
7. Erosion controls must be installed to reduce discharge of polluted stormwater.
8. Per Sec. 29-197(2), the harvest activities 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.
9. Per Sec. 29-179(5), undisturbed areas designated for temporary buffers shall
be kept undisturbed except for reasonable access to the site. The width
of the temporary buffer strip shall be 6% of the lot width and depth.
The minimum width shall be 50 ft. where the property is adjacent to
other properties. The maximum required width shall not exceed 100 ft. The
minimum width shall be 80 ft where the subject property is adjacent to arterial
streets (65th St & Scott Hamilton Rd). In no event shall these temporary
strips be less than the width of the permanent buffers required for
development. Label and delineate undisturbed buffer areas on harvest plan.
January 9, 2014
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LA-0055
3
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Joe White of White-Daters and Associates representing the applicant was
present. 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. RECOMMENDATION:
The applicant failed to provide all information as requested at the September 11,
2013 Subdivision Committee Meeting. Staff recommends this item be deferred
to the November 14, 2013 Planning Commission meeting.
H. PLANNING COMMISSION ACTION: (October 3, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide all information as
requested at the September 11, 2013 Subdivision Committee meeting. Staff
presented a recommendation of deferred of the item to the November 14, 2013
Planning Commission meeting.
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
8 ayes, 0 noes, 2 absent and 1 open position.
I. RECOMMENDATION: (November 14, 2013)
The applicant has again failed to provide a forestry management plan prepared
by a registered forester or certified arborist as required by ordinance. The
applicant requests a deferral of the item to the January 9, 2014 Planning
Commission meeting.
J. PLANNING COMMISSION ACTION: (November 14, 2013)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide a forestry
management plan prepared by a registered forester or certified arborist as
required by ordinance. Staff stated the applicant was requesting a deferral of the
item to the January 9, 2014 Planning Commission meeting.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of
8 ayes, 0 noes, 2 absent and 1 open position.
January 9, 2014
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LA-0055
4
K. UPDATE:
The applicant provided an updated site plan and a forestry management plan.
The applicant proposes to maintain a 100 ft. undisturbed buffer along the western
and southern property lines of Parcel B West adjacent to Wakefield Village
subdivision and the windmill facility. A 100 ft. undisturbed buffer is proposed
adjacent to W. 65th St. on Parcel B West.
The applicant proposes a 50 ft. undisturbed buffer adjacent to the Arkansas
Foodbank and the federal work training center on both parcels. The applicant
proposes to maintain an 80 ft. undisturbed buffer along W. 65th St. and Scott
Hamilton Drive on Parcel B East. In addition to buffers around the exterior of the
parcels, stream side management zones (“SMZ”) or buffers are proposed to be
maintained adjacent to drainage ways to protect the stream and reduce erosion.
The width of the SMZs is not provided. The SMZs should be the typical width
suggested by the Arkansas Forestry Commission.
The property is a total of 41 acres. Of the 41 acres, trees are proposed to be
harvested on approximately 25 acres. The remaining acreage consists of
prescribed buffers. On the 25 harvestable acres, the applicant proposes to
harvest 50% of the marketable timber. Section 29-187 of city code specifically
states clear cutting is not allowed. Following harvest activities, controlled burns
and aerial application of herbicides will not be conducted. At conclusion, the
applicant proposes to replant the harvest area with loblolly pine seedlings.
L. RECOMMENDATION:
Staff recommends approval of the timber harvest variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following condition:
1. The delineation of the buffer zones must clearly be identified prior to harvest
activities;
2. The SMZs should be the typical width suggested by the Arkansas Forestry
Commission;
3. Tree tops and debris generated from the harvest activity must be removed at
the conclusion of harvest to reduce the potential fire hazard.
4. At the conclusion of harvest, all accesses to the property must be
permanently closed or barricaded to prevent access by unauthorized
personnel.
January 9, 2014
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: LA-0055
5
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the timber harvest variance
request subject to compliance with the comments and conditions as outlined in
paragraph D of the agenda staff report. Staff stated In addition to paragraph D, the
variance request was subject to compliance with the following condition:
1. The delineation of the buffer zones was to be clearly identified prior to harvest
activities.
2. The SMZs were to be the typical width suggested by the Arkansas Forestry
Commission.
3. Tree tops and debris generated from the harvest activity was to be removed at the
conclusion of harvest to reduce the potential fire hazard.
4. At the conclusion of harvest, all accesses to the property were to be permanently
closed or barricaded to prevent access by unauthorized personnel.
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.
January 9, 2014
ITEM NO.: C FILE NO.: Z-8866
NAME: Chenal Car Wash Conditional Use Permit
LOCATION: 17000 Chenal Parkway
OWNER/APPLICANT: Chenal Car Wash, LLC/White-Daters & Associates
PROPOSAL: A conditional use permit is requested to allow for
construction of a single-tunnel, automatic car wash on
this undeveloped, C-3 zoned property.
1. SITE LOCATION:
The property is located on the north side of Chenal Parkway, at the
intersection of Chenal and West Kanis; one block west of Kirk Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area that is either primarily zoned for or
currently developed as a variety of commercial uses. Areas of
undeveloped C-3 or PCD zoned properties surround the site. A variety of
commercial and office uses extend along Chenal Parkway. Other
automobile related uses in the immediate area include an automobile
repair shop on Kirk Road, a convenience store with gas pumps and a car
wash at Kirk and Chenal and a gas station in front of the Kroger Store on
Chenal. The property adjacent to the east is being developed as a small
commercial center. The proposed use is compatible with uses and zoning
in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site, The Villages of Wellington Neighborhood
Association and Chenal Properties.
3. ON SITE DRIVES AND PARKING:
Access to the site is via a single driveway off of the private drive at the
rear (north) of the site. The driveway was relocated to this site after staff
opposed a driveway which was proposed off of the new private street. A
driveway will circle through the order kiosk and automatic car wash facility.
Seventeen parking spaces are indicated for up to twelve vacuum stations
and employee parking.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s Landscape and Buffer Ordinance
requirements.
Berming is highly encouraged along the Parkway by both the City of Little
Rock and the City Beautiful Commission.
The zoning street buffer requires an average nineteen (19) foot wide street
buffer along the Chenal property line and in no case to be less than half.
This amount should remain after all right-of-way dedication.
The Landscape Ordinance requires a nine (9) foot wide perimeter
landscape strip around the site’s entirety. A variance from the City
Beautiful Commission is required prior to the issuance of a building permit.
A small amount of building landscaping will be required.
An automatic irrigation system will be required.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENTS: (Initial Review Comments)
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to fifty-five (55) feet from
centerline will be required.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chenal
Parkway including 5-foot sidewalks with planned development.
Provide a left turn lane and intersection signal modifications.
3. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction. If
grading is desired to occur prior to construction being imminent a
variance to advance grade the property must be requested.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
3
4. Storm water detention ordinance apples to this property.
5. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for
approval.
7. In accordance with Section 32-8, no obstruction to visibility shall be
located within a triangular area fifty (50) feet back from the
intersecting right-of-way line (or intersecting tangent lines for radial
dedications) at all intersections.
8. Repair, replace, or extend existing damaged or missing curb and
gutter, sidewalk, ramps or concrete driveway aprons within the public
right-of-way adjacent to the site. Remove abandoned driveway cuts
and install curb, gutter and sidewalk. All work within the public right-
of-way shall conform to City of Little Rock Standard Details and ADA
guidelines.
9. Provide five (5) foot wide sidewalks with handicapped ramps on both
sides of the commercial access easement access Chenal Parkway.
Sidewalks are required to be installed per City of Little Rock Standard
Details PW-41 thru PW-47.
10. Private commercial streets (access easement off of Chenal Parkway)
are required to be a minimum thirty-one (31) feet in width with
sidewalk on both sides.
11. Show all proposed improvements to Chenal Parkway, eastbound left
turn lane. The left turn lane should provide two hundred-fifty (250)
feet of stack space and one hundred fifty (150) feet taper. Only a
portion of the left turn lane is shown.
12. Intersections constructed on Chenal Parkway must meet the design
requirements for intersections providing full access. Intersections
must lien up with lanes on opposite approach. The driveway should
be channelized per the Engineering Alignment of Rock Creek
Parkway as part of the Master Street Plan.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
4
13. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
14. Due to the commercial private street accessing a signalized
intersection. The most southernly drive aisle accessing the
development to the east closest to Chenal Parkway should be
removed.
15. The proposed retaining wall on the west side of the private
commercial (access easement) street must be moved to at least ten
(10) feet from the back of curb.
PUBLIC WORKS COMMENTS: (Comments on Revised Plan)
1. Provide a letter of approval for the site plan from Entergy prior to the
item being heard by the Planning Commission.
2. As previously stated, a maximum of one access is allowed to Chenal
Parkway per driveway and street spacing requirements for this
property and the property directly to the east.
3. The proposed northern most intersection island should be redesigned
to a minimum 225 SF.
4. Provide a sketch grading and drainage plan. Previous plans showed
retaining walls.
5. The driveways on the proposed private commercial street do not meet
the minimum driveway spacing standards. In accordance with Master
Street Plan standards, commercial streets are to be constructed to
collector street standards. Per Section 31-210(e)(2), on collector
streets, driveway spacing shall be 250 feet. The code continues and
states driveway spacing shall be measured centerline to centerline or
centerline to right-of-way line of an intersecting collector street or street
with a higher classification. The driveway location creates left turn
conflicts which will cause vehicles to stack into the Chenal
Parkway/Kanis Road intersection and block thru traffic.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required with easements to serve
Car Wash is not occupying the same property as existing sewer main.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
5
Entergy: Developer has been working with Entergy Transmission Group
about encroachment on the transmission line easement. We do not
approve this request until issue is resolved.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connections(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. An additional Capital Investment Charge is applicable to all
connections off the waterlines along Chenal Parkway at this location.
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.
A 39-inch raw water line crosses this site within a fifty-foot wide waterline
easement on North side of property. Care must be taken to protect these
water lines and any appurtenances, such as access and air release vaults,
or monumentation which may be in the area. No signs, light poles,
dumpster pads or other structure on foundations will be allowed within the
existing 50-foot waterline easement. Paved parking and driveways are
allowed.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
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.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
6
point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW’s
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Fire hydrants (per Code). Maintain access of at least
twenty (20) feet.
County Planning: No Comments.
CATA: Located outside of CATA service area.
SUBDIVISION COMMITTEE COMMENT: (JUNE 6, 2013)
Brian Dale of White-Daters and Associates was present representing the
application. Staff presented the item and noted there were several unresolved
issues. Staff noted the property needed to be final-platted prior to issuance of a
building permit. Staff requested additional information on building design and
signage. It was noted that signage, lighting and utilities must comply with the
Chenal Design Overlay District Standards or the item would need to be
resubmitted as a planned development. Staff asked if the facility would be
staffed during hours of operation, if the driveways would be gated after hours and
if the vacuums/site would be accessible after hours.
Public Works comments were discussed. Staff stated there appeared to be a
sight-distance issue with the location of the ground sign. Staff stated the access
easement off of Chenal Parkway needed to be constructed to Commercial Street
standards, including sidewalks. Staff described the required eastbound left turn
lane requirements on Chenal Parkway, driveway and intersection requirements
and the need to move a proposed retaining wall farther back from the back of
curb.
Utility and Landscape Comments were noted. Mr. Dale stated they were working
with Entergy to resolve the Utility’s concerns about the proposed vacuum islands
in the Entergy easement and the proximity of the building to the easement.
Mr. Dale stated the item may need to be deferred, if the matter could not be
resolved prior to June 12 response date. The Committee then forwarded the
item to the full Commission.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
7
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 21, 2013)
Joe White of White-Daters was present representing the application. Staff
presented the item and noted the plan had been revised to remove all structures
from the Entergy easement.
Public Works comments were discussed. The primary issue was a proposal by
the applicant to have a driveway into the car wash site off of the proposed new
private street. Staff stated no driveway would be allowed due to potential traffic
conflicts. The applicant was advised to relocate the driveway to the private drive
at the rear (north). Additionally, staff stated a statement from Entergy was
needed that, at the least, indicated Entergy did not oppose the current plan.
Public Works staff stated the Entergy statement was needed prior to Commission
action.
The Committee determined there were no other outstanding issues and
forwarded the item to the full Commission.
STAFF ANALYSIS:
On May 25, 2006, the Planning Commission approved a conditional use permit to
allow for the construction of a car wash on this 1.06± acre tract. The
development consisted of a single building containing two automatic car wash
bays and one manual wash bay. Four vacuum islands were included. That
approved plan was never developed.
The concept has been changed and the applicant is requesting approval of a
conditional use permit to allow for construction of a tunnel-type car wash building.
The development includes a two-lane order kiosk, a single building containing the
car wash tunnel and up to twelve vacuum stations. Access to the site will be via
a single driveway off of a private drive located at the rear (north) of the site. A
private street is proposed to be constructed to the east of this site, separating this
1± acre lot from the property to the east. A small commercial strip shopping
center is proposed to be built on the lot to the east. The private street will tie into
the Chenal-Kanis intersection.
The car wash building is proposed to be constructed with a brick, split face block,
glass and E.I.F.S. exterior. A standing seam metal roof is indicated on the
proposed building elevation plan. The façade facing Chenal will be mostly glass.
Signage will comply with the Chenal DOD standards which will allow a wall sign
on the Chenal façade of the building and a single monument-style ground
mounted sign. Lighting and Utilities will comply with the DOD standards. No
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
8
fencing is proposed at this time. Gates could be added on the driveway if after-
hour security issues ever arise. Hours of operation will range from 7:00 a.m. -
10:00 p.m., seven days a week. Two staff persons will typically be on-site during
hours of operation. Dumpster screening will be split face block with metal gates.
The dumpster location is not indicated but it must be placed behind the building
(north side) and out of the Entergy easement.
This item has been deferred several times as the applicant has been working
through issues related to the 100 foot wide Entergy easement through the rear of
the site. The currently proposed plan has removed all structures and equipment
from that easement. Only the driveway and parking will be within the area of the
easement. This is typical. Additionally, the applicant has been working with staff
regarding placement of a driveway onto the site. The driveway is now being
proposed at the rear (north) of the site, taking access off of the existing private
driveway, as has been suggested by staff.
There is currently no Bill of Assurance for this tract. Once the property is final-
platted, a Bill of Assurance will be created. The use will be permitted. To staff’s
knowledge, the only outstanding issue is receiving some acknowledgement from
Entergy that the Utility does not object to the current plan. Otherwise, the use is
appropriate for the site and all other issues have been addressed.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. A statement must be provided by Entergy prior to the Commission actions on
this application indicating the Utility does not object to this current plan.
STAFF REPORT:
On June 12, 2013, the applicant requested deferral of the item to allow additional
time to work with Entergy to solve some outstanding issues. Staff recommends
deferral of the item to the August 8, 2013 Commission meeting.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
9
PLANNING COMMISSION ACTION: (JUNE 27, 2013)
Staff informed the Commission that on June 12, 2013, the applicant requested
deferral of the item to allow additional time to work with Entergy to solve some
outstanding issues. Staff recommended deferral of the item to the August 8,
2013 Commission meeting.
The item was placed on the Consent Agenda and deferred to the August 8, 2013
agenda with a vote of 8 ayes, 0 nays and 3 absent.
STAFF UPDATE:
On July 26, 2013, the applicant requested deferral of the item to allow additional
time to work with Entergy to solve some outstanding issues. Staff recommends
deferral of the item to the September 19, 2013 Commission meeting.
PLANNING COMMISSION ACTION: (AUGUST 8, 2013)
Staff recommended deferral of the item as noted above. There was no further
discussion. The item was placed on the consent agenda and deferred to the
September 19, 2013 agenda by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
On August 29, 2013, the applicant requested deferral of the item to allow
additional time to work with Entergy to resolve some outstanding issues. He
states they hope to reach an agreement by late September. Staff recommends
deferral of the item to the October 31, 2013 Commission meeting.
PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2013)
Staff presented the item and a recommendation of deferral as noted above.
There was no further discussion. The item was placed on the consent agenda
and approved for deferral to the October 31, 2013 meeting by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
10
STAFF UPDATE:
On October 15, 2013, the applicant informed staff that a revised site plan was
being prepared in response to the discussions with Entergy. The applicant
requested a deferral to allow for completion and submission of the revised plan.
Staff will support only one more deferral. The revised plans need to be submitted
to staff by the next filing day (November 4, 2013) to allow for review prior to
Subdivision Committee. Staff recommends deferral of the item to the
December 12, 2013 agenda.
PLANNING COMMISSION ACTION: (OCTOBER 31, 2013)
The applicant was present. There were no objectors present. Staff
recommended approval of the deferral request for one more deferral. Staff noted
revised plans needed to be submitted to staff by November 4, 2013. There was
no further discussion. The item was placed on the consent agenda and deferred
to the December 12, 2013 meeting. The vote was 9 ayes, 0 noes, 1 absent and
1 open position.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2013)
The applicant was present. There were no objectors present. Staff presented
the item and informed the Commission that staff was requesting deferral of the
item to the January 9, 2014 agenda. Staff informed the Commission that they
had been working with the applicant and Entergy on the utility’s outstanding
concerns and it was possible that this additional deferral would determine if those
concerns could be addressed.
There was no further discussion. The item was placed on the consent agenda
and approved for deferral with a vote of 8 ayes, 0 noes, 2 absent and 1 open
position.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no objectors present. There were only
six (6) commissioners present. As is their practice when eight (8) or fewer
commissioners are present, the applicant was offered the opportunity to defer the
item. The applicant stated he would take the deferral.
January 9, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8866
11
A motion was made and seconded to defer the item to the commission’s
February 20, 2014 agenda. The motion was approved by a vote of 6 ayes,
0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 1 FILE NO.: S-130-B
NAME: St. John’s Woods Subdivision Replat Lots 1 and 11
LOCATION: Located at 5511 South Grandview Street and 9 St. John’s Court
DEVELOPER:
Carolyn Lindsey
Yeary, Lindsey Architects
3416 Old Cantrell Road
Little Rock, AR 72202
SURVEYOR:
Bart Hight
Hight Surveying
3068 Hwy 60 East
Bigelow, AR 72016
AREA: 1.03 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 4 – Heights Hillcrest
CENSUS TRACT: 16
VARIANCE/WAIVERS:
1. A variance from Section 36-254(d) to allow a reduced side yard setback for Lot 11.
2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a replat of Lots 1 and 11 of St. John’s Wood
Subdivision. The owners of Lot 11, Bob and Cynthia East, have had an
easement through the rear 12-feet + of Lot 1, owned by Walker and Kimberly
Bowman to allow for a driveway and has been in place since the construction of
the East’s home. The East’s are proposing to purchase a slightly enlarged
version of the easement for the purpose of building a carport and outdoor storage
area over a portion of the existing driveway near the side entry of their home.
January 9, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-130-B
2
The request also includes the construction of a two-car carport to be 18-inches
south of the proposed new northern property line. The massing of the carport is
such that the roof will pitch to the east and west with no overhang to the north.
Since much of the runoff from the street and the properties above Lot 11 drain
down the driveway toward the east, a drainage pipe at the back of the carport
and behind the outdoor storage area will be installed to allow the continuation of
the natural water flow.
With the replat there will be variances created. The rear yard setback for Lot 1
will be reduced from the existing 25-feet to near 11-feet. Also the owner of Lot
11 is proposing a carport addition to within 18-inches from the new side property
line.
There are easements located within the area to be replatted. The applicant has
contacted the utility companies concerning the easements and if they are
agreeable to abandonment or allowing construction over the easement.
B. EXISTING CONDITIONS:
The property is located within the Heights area of Little Rock. The property to the
south is a developed community, St. John’s Place which is a single-family
subdivision developed with 25+ homes which was developed on property
purchased from the Catholic Church. East of this property is the St. John’s
Catholic Center which includes WKH KRPH RI WKH 'LRFHVH RI /LWWOH 5RFN
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C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Heights Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Easements are required for all stormwater drainage areas. If the street
currently drains through the utility easement, stormwater must not be blocked
or diverted to cause damage to properties. Structures cannot be built over
stormwater drainage structures.
January 9, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-130-B
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer mains located on Lot 1. Locate and verify existing
sewer mains are within platted easement. Contact Little Rock Wastewater Utility
for additional information.
Entergy: All additions appear to comply with Entergy’s existing facility
requirements. Care must be taken to not extend decks over UG service wires.
Center-Point 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. 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.
3. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to
enter and exit the subdivision. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: About ½ mile from nearest bus stop on the #1 and #21 Routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
January 9, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-130-B
4
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
The applicant was present. Staff presented an overview of the development
stating there were comments from Public Works and the Wastewater Utility
related to the proposed construction within the easement. Public Works
comments were addressed. Staff noted the existing drain from the street could
not be blocked with the new construction. Staff noted wastewater was
requesting the surveyor provide the exact location of the existing sewer main on
the proposed plat.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted revised comments from the Subdivision Committee
meeting held December 5, 2013. The request is a replat of Lots 1 and 11 of
St. John’s Wood Subdivision to allow the homeowner of Lot 11 to eliminate an
existing 12-foot + easement located on the rear of Lot 1 for driveway access.
With the replat the owners of Lot 11 will purchase a slightly larged area of the
easement to allow the driveway on Lot 11 to be located on property within their
ownership. In addition within this area the owners of Lot 11 are proposing the
construction of a carport and outdoor storage area over a portion of the existing
driveway near the side entry. The two-car carport is proposed 18-inches south of
the new northern property line. The massing of the carport is such that the roof
will pitch to the east and west with no overhang to the north.
With the replat there will be variances created. The rear yard setback for Lot 1
will be reduced from the existing 25-feet to near 11-feet. Also the owner of Lot
11 is proposing a carport addition to within 18 inches of the new side yard
property line.
The applicant has provided the location of the existing sewer main on the
proposed replat. The applicant has also indicated the drainage will not be
impacted with the new construction of the open carport for the home. Since
much of the runoff from the street and the properties above Lot 11 drain down
the driveway toward the east, a drainage pipe at the back of the carport and
behind the outdoor storage area will be installed to allow the continuation of the
natural water flow.
January 9, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-130-B
5
There are easements located within the area to be replatted and the area of the
proposed carport addition. The applicant has contacted the utility companies
concerning the easements and if they are agreeable to abandonment or allowing
construction over the easement. Wastewater has indicated the easement must
be maintained but is agreeable to allowing construction of the proposed carport
within the easement area provided there is a 5-foot setback on each of the
properties adjacent to the existing sewer line. This is being met. It appears
wastewater is the only utility which will be impacted by the new construction.
Staff is supportive of the request to allow the replat to include the driveway for
Lot 11 within their property ownership. Staff does not feel the replat and the two
(2) variances associated with the request will adversely impact these two (2) lots
or and adjoining lots.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
following comments and conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
2. The applicant must make application to the Zoning Board of Adjustment for a
variance to allow construction within the easement.
Staff recommends approval of the following variance requests:
1. A variance from Section 36-254(d) to allow a reduced side yard setback for
Lot 11.
2. A variance from Section 36-254(d) to allow a reduced rear yard setback for
Lot 1.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval subject to compliance with the
following comments and conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
2. Staff stated the applicant must make application to the Zoning Board of Adjustment
for a variance to allow construction within the easement.
January 9, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-130-B
6
In addition staff presented a recommendation of approval of the following variance
requests:
1. A variance from Section 36-254(d) to allow a reduced side yard setback for Lot 11.
2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1.
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.
January 9, 2014
ITEM NO.: 2 FILE NO.: S-1471-A
NAME: Chenal-Kanis Revised Preliminary Plat
LOCATION: Located on the Northwest corner of Chenal Parkway and Kirk Road
DEVELOPER:
Rees Commercial
11719 Hinson Road
Little Rock, AR 72227
ENGINEER:
White-Daters and Associates
Mr. Joe White
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.16
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 20, 2005, the Little Rock Planning Commission approved a preliminary plat
for this development. The developer proposed to plat three commercial lots on
4.1 acres with two (2) driveway locations. The lots had frontage on Chenal Parkway
with common driveways providing access within the development and to Kirk Road.
The common drive to the north would be constructed over an existing 39-inch raw water
line in a 50-foot right-of-way owned by Central Arkansas Water. The applicant indicated
right-of-way dedication per the Master Street Plan along Chenal Parkway and Kirk Road
would be provided.
The lots have not been final platted at this time. The applicant is currently constructing
a strip retail center on the eastern lot and has an application before the Little Rock
Planning Commission on this agenda to allow the placement of a carwash on the
proposed second lot.
January 9, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the previously approved preliminary
plat by reducing the number of lots from three (3) to two (2) and requesting an
additional driveway along Chenal Parkway. The eastern location (Lot 2) will be
right in/right out only. A second drive is proposed at the intersection of Kanis and
Chenal Parkway which will be constructed as a private commercial street. The
third is an existing driveway located along the north portion of the site and serves
this development along with the undeveloped property to the north and provides
access to both Kirk Road and Chenal Parkway.
B. EXISTING CONDITIONS:
The site is in various states of clearing and grading for the development of a
proposed retail building and a potential carwash. The driveway extending from
Chenal Parkway to Kirk Road is in place. There is an electrical transmission line
located along the northern perimeter of the site. Chenal Parkway is a four lane
median roadway constructed with curb and gutter but no sidewalk is in place
adjacent to this site. There is a traffic signal located at the intersection of Chenal
Parkway and Kanis Road.
There is a convenience store located to the east of the site at the intersection of
Kirk Road and Chenal Parkway. Kirk Road has been improved at the
intersection with Chenal Parkway but is a narrow two-lane road adjacent to the
proposed site. North of the site is vacant property also zoned C-3, General
Commercial District as is the property located West of the site, across Chenal
Parkway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Parkway Place POA, St. Charles
Community Association and the Villages of Wellington Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on an
arterial street is 300 feet from other driveways and intersections and 150 feet
January 9, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-A
3
from side property lines. The driveway is located 250 feet from the driveway
to the east (convenience store driveway) and 260 feet from the right-of-way of
the proposed private street to the west (shared drive between Lots 1 and 2).
2. The site has two (2) existing access driveways and proposing an additional
access at the Chenal Parkway/Kanis Road intersection for a total of three (3)
accesses which exceeds the usual number of accesses to a property similar
in size. This application proposes a 4th driveway which is excessive.
3. The proposed driveway is within the Chenal Parkway/Kanis Road intersection
resulting in vehicles crossing three (3) lanes of traffic to make a left at the
intersection.
4. The proposed private street constructed as the 4th leg of the Chenal
Parkway/Kanis Road intersection does not meet City ordinance requirements
and standard details.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required to serve Lot 1. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy has worked with the engineering firm/developer concerning this
plan in the past. Both lots encroach on AP&L transmission line easement and
any construction on the lots (roadways and parking included) must comply with
Entergy Transmission requirements.
Center-Point 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 39-inch raw water line crosses north of this site within a 50-foot wide
waterline easement on north side of property. Care must be taken to protect
these water lines and any appurtenances, such as access and air release
vaults or monumentation which may be in the area. No signs, light poles,
dumpster pads or other structures on foundations will be allowed within the
January 9, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-A
4
existing 50-foot waterline easement. Paved parking and driveways are
allowed. Due to the critical nature of the 39-inch raw water line located near
this grading please contact Central Arkansas Water at 501-594-5261,
24-hours prior to any work within the water line right of way.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
6. 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.
7. 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 expense of
the Developer.
8. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water 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 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 material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
January 9, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-A
5
County Planning: No comment.
CATA: Out of service area by over 2-miles.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented the item stating the request was a revision to a
previously approved preliminary plat to allow the placement of an additional
driveway on Chenal Parkway. Staff stated there were concerns with allowing the
additional drive. Staff stated the proposed driveway did not comply with the
minimum driveway spacing criteria of the Subdivision or Boundary Street
Ordinances.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. 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 raised at the December 5, 2013, Subdivision Committee meeting.
The request is to amend the previously approved preliminary plat by reducing the
number of lots from three (3) to two (2) and requesting an additional driveway
along Chenal Parkway. The eastern driveway location is proposed as right
in/right out only. A second drive will be shared between the two (2) lots. This
drive will be constructed to commercial street standard and connect the
development to the intersection of Kanis and Chenal Parkway. A third driveway
is located along the northern boundary of Lot 1. This location provides access
across the rear of the development connecting Kirk Road and Chenal Parkway.
This driveway is in place.
January 9, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-A
6
As proposed the driveway locations and widths do not meet the traffic access
and circulation requirements of Sections 30-43 and 31-210. The driveway
spacing on an arterial street is 300 feet from other driveways and intersections
and 150 feet from side property lines. The driveway as proposed is located
250 feet from an existing driveway serving a convenience store to the east and
260 feet from the right-of-way of the proposed private street to the west (shared
driveway between Lots 1 and 2). The proposed plat indicates two (2) access
driveways and an additional access at the Chenal Parkway/Kanis Road
intersection constructed to a commercial private street standard for a total of
three (3) driveway accesses. This exceeds the usual number of driveway
accesses allowed for a property similar in size.
Staff is not supportive of the request. Staff feels the two existing drives as
approved by the previous preliminary plat are adequate to meet the demand of
the development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objector present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. Tim Daters requested a deferral of the item to the next available meeting date.
The Chair informed Mr. Daters the item would be deferred to the February 20, 2014,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 3 FILE NO.: S-1636-D
NAME: Beau Rivage Addition Preliminary Plat
LOCATION: Located on Southridge Drive, just north of Cantrell Road
DEVELOPER:
Shollmier Family Limited Partnership
13925 Beau Vue Drive
Little Rock, AR 72223
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 14.438 acres NUMBER OF LOTS: 9 FT. NEW STREET: 569.5 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-232(b) to allow lots more than three times as deep as
they are wide.
2. A variance from the City’s Land Alteration Ordinance to allow clearing outside the
right of way with the installation of the street.
BACKGROUND:
On September 3, 2009, the Little Rock Planning Commission reviewed a request to
allow the development of this site with 30 single-family lots. The plat included variances
which the Commission did not approve.
On December 3, 2009, the Little Rock Planning Commission approved a request to
allow a preliminary plat containing 16.43 acres to develop with 30 single-family lots and
four (4) Tracts. Tract A was proposed as a conservation easement with a nature trail
January 9, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D
2
containing 8.0 acres. Tracts B and C were indicated along Southridge Drive containing
0.056 and 0.179 acres and proposed as open space and buffering along the existing
street. Tract D was indicated as open space containing 0.46 acres along the south
side of the development.
The subdivision was proposed with lots averaging 0.224 acres with a minimum lot size
of 0.164 acres. The overall density was 1.825 units per acre. A new public cul-de-sac
street would be constructed to serve the new homes. The street was indicated with
1,341.39 linear feet constructed to City standard for a minor residential street.
On August 8, 2010, the Little Rock Planning Commission approved a request to amend
the previously approved preliminary plat to allow 30 residential lots and two cul-de-sacs.
The subdivision contained 16 acres and was proposed with 8.2 acres dedicated as
open space. The average lot size proposed with the plat was 0.227 acres and the
minimum lot size proposed was 0.164 acres. The development was proposed with an
overall density of 1.825 units per acre.
On May 30, 2013, the Little Rock Planning Commission approved a request to allow the
development of the 16+ acres with nine (9) residential lots and one tract. The tract was
proposed containing 6.2 acres and would be dedicated to a conservancy agency. The
street was proposed as a public street 570-feet in length. The lots ranged in size from
0.63 acres to 1.8 acres. There was a variance associated with the proposed plat. Lots
3 – 6 exceed the maximum depth to width ratio allowed per the Subdivision Ordinance.
The subdivision was proposed with a single access point from Southridge Drive.
The Commission also approved a variance request from the City’s Land Alteration
Ordinance to allow grading outside the right of way with the installation of the proposed
street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to amend the previously approved preliminary
plat to allow the proposed street to be developed as a private street. Section
31-207 of the Little Rock Code states Private streets for residential development
shall be discouraged. However, private streets may be approved by the Planning
Commission to serve isolated developments. The design standard shall conform
to public street standards as specified in the Subdivision Ordinance. Private
streets are permissible only in the form of cul-de-sac and short-loop streets and
only when it has been determined that these streets can be adequately served by
all public service vehicles.
January 9, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D
3
B. EXISTING CONDITIONS:
The site is heavily wooded and appears to contain a significant slope from north
to south. Some grading has occurred on the site to allow the installation of the
water, sewer and access. The site abuts the Walton Heights Subdivision to the
north and to the south an area zoned Open Space. Along the southern boundary
the site is adjacent to a City of Little Rock Fire Station, vacant property, an office
building, a church and single-family homes located on large lots all in excess of
five (5) acres which are accessed from River Mountain Road. Pleasant Ridge
Towne Center is located to the south and across Cantrell Road. The Center has
developed with a number of retail and restaurant uses. Within the general area
there are a number of apartments, commercial and office uses located to
southeast and southwest of the site, along and across Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Walton Heights Candlewood POA were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All streets and drainage within the subdivision are private and will not be
maintained by the City of Little Rock.
2. All Public Works comments and conditions on previously approved
application on May 20, 2013 will still apply.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No objection from Entergy on the proposal. Power to the site is
available off of Southridge Road. Contact Entergy well in advance so an
electrical layout for the subdivision can be provided.
Center-Point Energy: No comment received.
AT & T: No comment received.
January 9, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D
4
Central Arkansas Water:
1. A water main extension will be required to provide water to this property. All
Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
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).
Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to
enter and exit the subdivision. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: Express Route #25 – the Pinnacle Mountain Express Route – 2AM/2PM
trips Monday through Friday on Highway 10.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
January 9, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D
5
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Mark Redder of Holloway Engineering, Surveying & Civil Design, PLLC was
present representing the request. Staff presented an overview of the item stating
the only change to the request was to allow the utilization of a private street to
serve the homes rather than a public street. Staff stated private streets were
allowed per the Subdivision Ordinance but the Commission must approve the
use of private streets. Staff noted all previous Public Works comments would
continue to apply to the proposed development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. 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 raised at the December 5, 2013, Subdivision Committee meeting.
The request is to amend the previously approved preliminary plat to allow the
proposed street to be developed as a private street. Section 31-207 of the Little
Rock Code states private streets for residential development shall be
discouraged. However, private streets may be approved by the Planning
Commission to serve isolated developments. The design standard shall conform
to public street standards as specified in the Subdivision Ordinance. Private
streets are permissible only in the form of cul-de-sac and short-loop streets and
only when it has been determined that these streets can be adequately served by
all public service vehicles.
Staff is supportive of the request. There are no changes to the previous approval
other than the development of the subdivision utilizing private streets. All
previous comments and conditions will continue to apply to the proposed
development. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the development of the
subdivision utilizing private streets is appropriate and should not cause any
adverse impact on the development or adjacent properties.
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.
January 9, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D
6
Staff recommends approval of the following variance request as were approved
with the preliminary plat request dated May 30, 2013:
1. A variance from Section 31-232(b) to allow lots to develop with a depth to
width ratio more than three times as deep as they are wide.
2. A variance from the City’s Land Alteration Ordinance to allow clearing outside
the right of way with the installation of the street.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
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 following
variance stating the variance requests were as approved with the preliminary plat
request dated May 30, 2013:
1. A variance from Section 31-232(b) to allow lots to develop with a depth to width ratio
more than three times as deep as they are wide.
2. A variance from the City’s Land Alteration Ordinance to allow clearing outside the
right of way with the installation of the street.
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.
January 9, 2014
ITEM NO.: 4 FILE NO.: Z-3933-B
NAME: Super 8 Zoning Site Plan Review
LOCATION: Located at 11701 I-30
DEVELOPER:
Jason Eby
Ace Signs
11935 Interstate 30
Little Rock, AR 72209
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 16 – Otter creek
CENSUS TRACT: 41.03
VARIANCE/WAIVERS: A variance from Section 36-555 to allow the sign height to be
increased to a maximum height of 50-feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Andy Patel, Owner of Super 8, would like to request a variance to raise the
existing sign height 15-feet. According to the applicant currently the sign is
partially blocked by the Otter Creek overpass. The applicant states raising the
sign to a height of 50-feet will give better visibility while traveling east on I-30.
The existing sign face will be retained. Only the height of the pole will be
extended.
B. EXISTING CONDITIONS:
The hotel occupies the site and was recently rebranded from a LaQuinta to a
Days Inn. Within this area there are a number of uses including a hospital, City
of Little Rock Fire Station, offices, office-warehouse and truck and tractor sales.
Across I-30 there is the recently opened Bass Pro Shop and currently under
consideration is the development of a 300,000+ square foot outlet mall.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress were notified of the public hearing.
January 9, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3933-B
2
D. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
The applicant was not present. Staff presented the item stating the request was
to allow an increase in the height of the sign from the current 35-feet to a
maximum height of 50-feet. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues in need of addressing raised at the
December 5, 21013, Subdivision Committee meeting. The applicant is seeking
approval of a zoning site plan review application to allow an increase in the pole
height of the existing ground sign. Section 36-554 states signs shall not exceed
a height of 36-feet and a total sign area of 160 square feet. The applicant is
seeking approval to raise the overall height of the sign to a maximum of 50-feet.
The site is currently under enforcement of a violation related to landscaping.
Staff has issued a courtesy notice for removing a minimum of six trees which
appeared to be 13 to 18-inches in diameter. In addition there are areas the
required landscaping was either missing or in poor condition. This notice was
issued on September 26, 2013. On September 30, 2013, the owner provided
staff with a letter indicating they would work with a design professional to prepare
a mitigation plan to off-set the removal of the required landscaping. As of this
writing the plan has not been submitted and there has been no contact by the
applicant with staff concerning the progress of the mitigation plan. Due to the
current enforcement issues related to this site and the applicant’s
non-responsiveness staff cannot support the approval of this application request.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a deferral request on
December 27, 2013, requesting the item be deferred to the February 20, 2014,
public hearing. Staff stated they were supportive of the deferral request.
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.
January 9, 2014
ITEM NO.: 5 FILE NO.: S-1501-G
NAME: Dassault Falcon Subdivision Site Plan Review
LOCATION: Located at 3801 East 10th Street
DEVELOPER:
Dassault Falcon
3801 E. 10th Street
Little Rock, AR 72203
ENGINEER:
FTN, Associates LTD.
3 Inwood Circle, Suite 220
Little Rock, AR 72203
ARCHITECT:
Hurd Long Architects and Design Consultants, PC
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 25 - Port
CENSUS TRACT: 2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Subdivision Site Plan Review for the placement of
multiple buildings on a single site or lease parcel. Dassault Falcon is proposed
to construct a new upholstery shop and place an addition to the existing cabinet
shop which are in the southeast portion of the site.
January 9, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1501-G
2
There are two new projects in this review. The first is a new upholstery shop
building and the second is an addition to the existing cabinet shop at the
DFJ Facility, that at present consists of 850,000 square feet (approved for
240,000 additional square feet on November 14, 2013) of aircraft service
hangars, aircraft painting hangars, interior design offices, interior fabrication and
installation shops, cafeteria and administrative offices.
The proposed project consists of 2 main elements for the completion of Dassault
Falcon Aircraft Interiors: (1) 40,000 square feet of new upholstery shop building
(2) 40,000 square foot addition to the existing 111,000 square foot cabinet shop
facility. The project construction consists of steel and metal panel buildings,
interior mechanical systems, building access drives around the building and
water detention and drainage structures around the project.
General information concerning the operations of Dassault Falcon as it relates to
this new construction: The facility operates 24 hours per day 7-days per week
with 3-shifts. There will be no new ground mounted signage relating to this
hanger, fencing is indicated on the enclosed site plan, there will not be any new
parking associated with these projects and the projects are not bordered by a
street.
B. EXISTING CONDITIONS:
The site is located between former East 9th and East 10th Streets. The property
to the south is the existing Dassault Falcon Jet facility. The area around the
Dassault site is property owned by the Bill and Hillary Clinton Airport
Commission. There are runways located along both the eastern and western
perimeters of the site. The property to the north is vacant and is the former
Hollingsworth Housing Development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the East Little Rock
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
January 9, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1501-G
3
2. Stormwater detention ordinance applies to this property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy is working with the customer already as these plans progress.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
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. 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.
January 9, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1501-G
4
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 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 material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to
enter and exit. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Bus no longer serves this area effective February 2013. Bus service
to/from airport via I-440 and through College Station neighborhood.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No Comments
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
The applicant was present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated the
stormwater detention ordinance would apply to the proposed development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
January 9, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1501-G
5
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the December 5, 2013, Subdivision Committee meeting.
The request is for approval of a Subdivision Site Plan Review for the placement
of an additional building and an addition to an existing building on this lease
parcel containing multiple buildings. Dassault Falcon is proposed to construct a
new upholstery shop and place an addition to the existing cabinet shop, which
are in the southeast portion of the site.
At present Dassault Falcon consists of 850,000 square feet ((approved for
240,000 additional square feet on November 14, 2013) of aircraft service
hangars, aircraft painting hangars, interior design offices, interior fabrication and
installation shops, cafeteria and administrative offices. This project consists of
two (2) elements including a 40,000 square foot new upholstery shop building
and a 40,000 square foot addition to the existing 111,000 square feet cabinet
shop facility. The project construction consists of steel and metal panel
buildings, interior mechanical systems, building access drives around the building
and water detention and drainage structures around the project.
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.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
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 6 ayes,
0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 6 FILE NO.: S-1538-F
NAME: The Outlets at Little Rock Subdivision Site Plan Review
LOCATION: Located at 11600 I-30
DEVELOPER:
NED Little Rock LLC
c/o New England Development
Mr. Mike Barelli, Project Manager
One Wells Avenue
Newton, Massachusetts 02459-3295
ENGINEER:
Development Consultants Inc.
Mr. Robert Brown, Vice President
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 30.04 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCE/WAIVERS:
1. Allow street buffer depths to be as shown in the site plan.
2. Allow freestanding signs at street frontages as shown in the signage overview
package and site plan. (Sign A Height 36-feet above the centerline grade of I-30,
Sign area 800 square foot sign panel. Sign B Height 24-feet above the centerline of
Bass Pro Parkway, Sign area 250 square foot sign panel)
3. Allow flexible placements of building signage on all building facades on the
perimeter of the building cluster, not to exceed the aggregate of 10% of the
perimeter façade areas, as described in the signage overview package.
4. Allow increased building heights for tower elements at locations shown in the
building height variance requests package. (Maximum height 50-feet)
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
2
5. A variance from the City’s Land Alteration Ordinance to allow off-site excavation
from the regional detention pond/lake and other areas within the Gateway Town
Center subdivision area.
6. Allow service easements with reduced paving widths, no sidewalks, and multiple
access points as shown in the site plan.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Subdivision Site Plan Review for an retail
development located on an unplatted tract shown as Lot 5 of the approved
Preliminary Plat for Gateway Town Center. The property is currently zoned C-4,
Open Display District and is an undeveloped 30 acre tract. The adjacent site to
the west is the recently opened Bass Pro Shop and these properties lie at the
center of the Gateway Town Center, a subdivision of approximately 177 acres at
the intersection of Interstate Highways 30 and 430. The basic proposal is to
develop an outdoor retail development with multiple buildings. The buildings will
all be one story with a variety of architectural features for interest and scale.
There will be a common access easement to allow cross connecting drives and
traffic flow on the western boundary, adjacent to Bass Pro Shop.
As a part of the application, the applicant is requesting approval to allow
variances regarding the site, signage and building heights. The application form
specifically defines these requests and the supplementary information packages
provide specific details of the subject items. The applicant states the variance
requests are reasonable and in keeping with the scale of the proposed project
and the adjacent development.
B. EXISTING CONDITIONS:
The site is currently being cleared with the development of the basic
infrastructure for the Gateway Towne Center development. Adjacent to the site
to the west is the recently opened Bass Pro shop. Also recently constructed
within the development is a Love’s Travel Center and a bank. In the general
area there is a trucking company and floodway owned by the Arkansas Game
and Fish Commission. Across I-30 to the south are a number of uses including a
hospital, hotel, City of Little Rock Fire Station and a number of office and
office/warehouse type businesses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Otter Creek
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
3
Homeowners Association and Southwest Little Rock United for Progress 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 Bass Pro Parkway
including
5-foot sidewalks with the planned development prior to issuance of
certificate of occupancy.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI. Plans have been provided to AHTD and comments
requested to be presented.
5. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60 feet should be provided.
6. 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.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. 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.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
4
11. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
12. 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 Traffic Engineering
501-379-1813 (Greg Simmons) for more information. In addition to lighting
the City of Little Rock public streets, streetlights should also be installed
along the I-30 Frontage Road.
13. Show the location of the proposed edge of pavement at the completion of
the AHTD interchange project.
14. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of the
proposed driveways and public streets and frontage road. The proposed
signage appears to be within the triangular clear zones.
15. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development and also
should take into account existing and projected traffic growth.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
17. The design flexibility paragraph should be removed from site plan.
18. Show the proposed preliminary platted lots adjacent to Bass Pro Parkway to
better determine driveway conflicts. The northeast driveway may need to
be relocated.
19. The driveway off the frontage road should be redesigned with one lane in,
one lane out, and a center median to prevent left turns out.
20. Improvements should be made to provide a sufficient number of safe
pedestrian accesses to the outlet mall from the parking lot. Raised
pedestrian tables are recommended to slow vehicles within the parking lot
drive aisles.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. 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.
4. 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).
5. 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.
6. 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.
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
material and construction specifications and installation will be inspected by
an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
6
8. Contact Central Arkansas Water regarding the size and location of the water
meter.
9. 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.
10. 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 377-1226 if
you would like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Bus Routes serving Mabelvale Pike, and Baseline and I-30 frontage
south of Otter Creek. No service at proposed site.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Landscape areas shall be provided between the vehicular use areas and the
general vicinity of the building. Note on plan building landscape areas.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
7
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: (December 5, 2013)
Mr. Robert Brown was present representing the request. Staff presented the
item stating they had met earlier in the week with Mr. Brown and Mr. Randy
Frazier to review the comments and provide additional information to the
applicant. Staff stated although there were a number of comments listed, the
comments were only to provide clarification for the proposed development. Staff
stated there were a number of variances associated with the request related to
building height, signage, landscape buffers the width of the service access
easement and the potential for receiving dirt from an adjacent site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted revised responses to comments raised by staff at the
December 5, 2013, Subdivision Committee meeting. The applicant has provided
a revised cover letter addressing comments raised by staff. The applicant has
indicated that the dumpsters and/or compactors will be located within the service
areas and will be screened by service area walls or trash enclosure screens with
gates at required heights. In areas where the dumpsters are not located behind
the walls of the service areas, enclosures with gates will be placed to screen the
enclosure on all four sides.
Staff has reviewed the Traffic Impact Study with Ernie Peters of Peters and
Associates. Mr. Peters has made the appropriate changes to the Traffic Report
concerning intersection capacities and saturation flow rates. Staff has reviewed
Mr. Peters re-submittals of traffic calculations and is now in agreement with the
Traffic Report. Staff recommends Mr. Peters submit corrected Traffic Report in
PDF format for the City record.
The request includes a variance from Section 36-522 to allow a reduced street
buffer along the I-30 Frontage Road and along Bass Pro Parkway. Based on the
depth and width of the property the buffer should average 50-feet. The street
buffer along Bass Pro Parkway has been reduced to a minimum of 30-feet and
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
8
does not meet the 50-foot average buffer width. Presently the street buffer along
the I-30 Frontage Road is indicated with a 50-foot average width. Once the right
of way for I-30 Frontage Road is secured, the buffer will be reduced to an
average width of 32-feet with a minimum dimension of approximately 27 feet.
The request includes the allowance of freestanding signs at street frontages in
four (4) locations. Sign A is located at the main entrance drive from the
I-30 Frontage Road and indicated with a height of 36-feet as measured above
the centerline grade of I-30. The sign area is 800 square feet on the sign panel.
Sign B is located at the western entrance drive from Bass Pro Parkway and has
a height of 24-feet as measured above the centerline of Bass Pro Parkway. The
sign area proposed is 250 square feet on the sign panel. Two monument signs
are proposed. Both are indicated with a maximum height of 12-feet and a
maximum sign area of 150 square feet on the sign panel. The Commercial
District typically allows signage with a maximum height of 36-feet and a
maximum sign area of 160 square feet. The signage is proposed per the
signage plan provided by the applicant.
The request includes flexibility in the placement of building signage on all building
facades of the perimeter building cluster. The sign area will not exceed an
aggregate area of ten percent (10%) of the perimeter façade area. Typically the
Commercial District allows the placement of a maximum of ten (10) percent of a
façade area to be covered with signage.
The applicant is requesting clarification on the placement of interior signage
within the shopping center courtyards. The request is to allow unlimited signage
at pedestrian levels and on building walls, canopies, windows, and projecting
signs on building facades that are interior to the building cluster. The request
also includes the allowance of one small roof mounted sign on the food court
canopy in the interior building area. The interior signage will not be reviewed for
permits. Only exterior signage will be reviewed through the sign permitting
process.
The request also includes the allowance of site signage for pedestrian entry
feature, wayfinding, banners, parking areas, and service areas. The vehicular
wayfinding signs are a maximum of 6-feet high and 7-feet in width, including the
structural support. The parking Id and parking banner signs are located on the
parking lot lighting poles. The banners will be placed at a maximum height, on
the pole, of 20-feet. The banners are proposed with a sign area of 14 square
feet. The signage plan includes pedestrian wayfinding signs. The signs are a
maximum of 11-feet in height and 3-feet wide. These signs are also mounted on
the parking lot light poles. The entry signs are mounted with a 15-foot clearance
above the sidewalks and contain a total sign area of 150 square feet.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
9
The request also includes a variance to allow an increased building height for the
four (4) tower locations. Section 36-300 (the C-4 Zoning District) allows a
maximum building height of 35-feet. The tower elements are indicated with a
maximum height of 50-feet.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow off-site excavation from the regional detention pond/lake and other areas
within the Gateway Town Center subdivision area to be used as fill for this site.
Filling of the site will potentially take place prior to the issuance of the final
grading permit for the shopping center development.
The request includes the allowance of the service easements with reduced
paving widths, no sidewalks, and multiple access points as shown on the site
plan. Section 31-210 states where commercial and office subdivisions require
the creation of an internalized circulation system to provide access to multiple
lots and building sites the planning commission may authorize the use of service
easements in lieu of public commercial streets. The ordinance has specific
design criteria for construction of the service easement. The applicant is
requesting to develop the service access easement within a 50-foot width, with
no sidewalk and allow multiple access points.
Staff is supportive of the request. The development is proposed containing
30.04 acres and the construction of 331,650 square feet of retail space. The site
plan includes 1,474 parking spaces which is adequate to meet the typical
minimum parking required for a shopping center development (1 space per
225 gross square feet of floor area). The plan indicates 24.84 percent of building
coverage. The interior landscaping has been indicated to comply with the typical
standards. Although there are variances associated with the development staff
does not feel the variances as indicated will adversely impact the development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the following variances, as proposed in the site
plan and supplementary information provided:
1. Allowance from the typical street buffer depth requirement.
2. A variance from the typical standards for ground signage
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
10
3. A variance from the typical standard for the placement of building signage
limited to a maximum of ten percent (10%) of the total façade area to be
placed on the various facades.
4. A variance to allow an increase in the total building heights for tower
elements.
5. A variance from the City’s Land Alteration Ordinance to allow off-site
excavation from the regional detention pond/lake and other areas within the
Gateway Town Center subdivision area.
6. A variance to allow the service easement to be constructed with a reduced
paving width, no sidewalks and multiple access points.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
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 also presented a recommendation of approval of the following variances, as
proposed in the site plan and supplementary information provided:
1. A variance from the typical street buffer depth requirement as shown on the
site plan.
2. A variance from the typical standards for ground signage as shown in the signage
overview package and the site plan.
3. A variance from the typical standard for the placement of building signage limited to
a maximum of ten percent (10%) of the total façade area to be placed on the various
facades as shown in the signage overview package and the site plan.
4. A variance from the typical standards for the pedestrian entry feature, wayfinding,
banners, parking areas and service areas as shown in the signage overview
package and site plan.
5. A variance to allow an increase in the total building heights for tower elements as
shown on the site plan.
6. A variance from the City’s Land Alteration Ordinance to allow off-site excavation
from the regional detention pond/lake and other areas within the Gateway Town
Center subdivision area.
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
11
7. A variance to allow the service easement to be constructed with a reduced paving
width, no sidewalks and multiple access points.
Commissioner Nunnley requested clarification concerning the variance request for the
placement of sidewalk and the variance from the typical standards for the pedestrian
entry feature. He questioned staff if the pedestrian entry would meet ADA
requirements. Staff stated the variance was related to the placement of signage in a
manner that was not consistent with the typical ordinance standard. Staff stated the
request to not place the sidewalk was for a short section on the entrance drive. Staff
stated the remainder of the project would have a sidewalk in place.
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.
January 9, 2014
ITEM NO.: 7 FILE NO.: Z-3143-E
NAME: Days Inn and Suites Revised Short-form PCD
LOCATION: Located at 901 Fair Park Boulevard
DEVELOPER:
Jason Eby
Ace Signs
11935 Interstate 30
Little Rock, AR 72209
AREA: 0.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Restaurant and Hotel
PROPOSED ZONING: Revised PCD
PROPOSED USE: Increase the height of the ground mounted sign located along I-630
VARIANCES/WAIVERS REQUESTED: Increased sign height.
BACKGROUND:
Ordinance No. 14,135 adopted by the Little Rock Board of Directors on
October 20, 1981, established the LaQuinta PCD. The site contained 4.43 acres and
was proposed for development with six buildings including a restaurant, three buildings
designated for a Motor Inn and two office buildings.
Ordinance No. 14,824 adopted by the Little Rock Board of Directors on
February 19, 1985, allowed a revision to the previously approved site plan by removing
the office portion of the development, creating an additional lot and allowing a
convenience store with gas pumps to be constructed on the newly created lot near the
southern portion of the development.
Ordinance No. 20,605 adopted by the Little Rock Board of Directors on July 17, 2012,
allowed a revision to the PCD for the placement of outdoor dining associated with the
restaurant building on the site.
January 9, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3143-E
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Andy Patel, Owner of Days Inn, would like to request a variance to raise the
existing sign pole height 15-feet. According to the applicant, currently the sign is
partially blocked by trees. The applicant states raising the sign to a height of
50-feet will give better visibility while traveling west on I-630. The existing sign
face will be retained. Only the height of the pole will be extended.
B. EXISTING CONDITIONS:
The site contains a restaurant and adjacent hotel with paving around the entire
restaurant building. There is a convenience store located to the south on the
corner of West 10th Street and Fair Park Boulevard. East of the site is a daycare
center with the remainder of the area being single-family homes. Across Fair
Park Boulevard is a vacant lot zoned PCD which was approved for the
development of restaurants and a hotel. Southwest is St. Mark’s Church
campus. The church has developed parking lots on the north and south corner
of West 10th Street and Fair Park Boulevard. North of the site is I-630.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Fairpark
Residents Association, the Oak Forest Initiative Coalition and War Memorial
Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
The applicant was not present. Staff presented the item stating the request was
to allow an increase in the height of the sign from the current 35-feet to a
maximum height of 50-feet. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the December 5, 2013, Subdivision Committee meeting.
The request is to revise the previously approved PCD for this site to allow the
existing ground sign pole height to be raised from 35-feet to a maximum of
50-feet. According to the applicant raising the sign to a height of 50-feet would
give better visibility while traveling west on I-630.
January 9, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3143-E
3
I-630 is defined by the City as a Scenic Corridor. The Zoning Ordinance defines
a Scenic Corridor as a public right of way which in the opinion of the Board of
Directors, exhibits special aesthetic and visual characteristics worthy of
protection through enhanced regulations. Due to the site being located on a
Scenic Corridor and staff does not feel there is sufficient justification for
increasing the pole height for the sign staff is not supportive of the request. Staff
feels with the current height there is sufficient visibility of the sign from I-630.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
December 27, 2013, requesting withdrawal of the item. Staff stated they were
supportive of the withdrawal request.
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.
January 9, 2014
ITEM NO.: 8 FILE NO.: Z-3218-A
NAME: 10th and McMath Short-form PCD
LOCATION: Located on the Southeast corner of East 10th Street and McMath Avenue
DEVELOPER:
Paul Page Dwellings LLC
324 E. 15th Street
Little Rock, AR 72202
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR
AREA: 0.51 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office and Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Mixed use including retail and residential uses
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to create a three-story mixed use development to
include retail and residential uses. The development is proposed containing
three (3) new buildings and an addition to the existing structure located on the
site. The first floors are proposed as flex space and the second and third floors
are proposed as multi-family. The request is to allow UU, Urban Use District
uses as allowable uses for the development with the addition of selected
Conditional Use within the UU, Urban Use zoning district.
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
2
B. EXISTING CONDITIONS:
The property is located on the corner of 10th Street and McMath Avenue. The
property to the west is MacArthur Park and to the east and south is the UALR
Law School and dormitory. Other uses in the area include restaurants, a gas
station/convenience store and Bylites an audio, video equipment rental business
located immediately south of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the MacArthur Park
POA were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide an accurate survey showing centerline of right-of-ways. Additional
right-of-way maybe required to be dedicated on McMath Avenue and East
10th Street.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
East 10th Street and McMath Ave.
3. Alley should be repaved to a maximum width of 20 feet from East 10th Street
to the south property line.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. The existing curb cut on McMath Avenue should be reconstructed with a
concrete driveway apron with 5-foot radiuses and meet ADA standards. The
proposed driveway with parallel parking must be signed one-way west bound
due to proposed width. One-way signage should be provided to meet
MUTCD standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy has no objection to the proposal. Power lines exist across
McMath Avenue from the development and can be extended to provide service.
Center-Point Energy: No comment received.
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
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. 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.
3. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use - Urban (MX-U) for this property. This
category provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric creating a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a rezoning from UU
(Urban Use District) to PCD (Planned Commercial District) to allow for the
development of a structure with a live/work space on the lower level and multiple
residential units on the upper two-floors. The site is within the MacArthur Park
Historic District.
Master Street Plan: McMath is shown 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
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
4
intensive zoning than duplexes are considered as “Commercial Streets”. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. Street trees shall be provided as per Zoning Ordinance Section 36-342(1) UU
Urban Use District (c) Development criteria (5) Landscaping.
3. A minimum nine (9) foot wide planting strip is required along the south
property line where vehicular use area abuts the adjoining property. The site
is located in a City designated “mature” area and can be granted a 25%
reduction of this requirement.
4. Confirm adjoining property use to the south. Buffer and screening
requirements will need to be met if property is of a more restrictive nature
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: (December 5, 2013)
Mr. Page Wilson was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the proposed commercial uses,
the number of residential units and the proposed signage plan. Staff requested
Mr. Wilson provide details of any proposed fencing. Staff also requested the
days and hours of the retail activities.
Public Works comments were addressed. Staff requested Mr. Wilson provide an
accurate survey showing the centerline of McMath Avenue and East 10th Streets.
Staff stated a radial dedication would be required at the intersection of the two
streets. Staff stated the alley should be repaved to a minimum width of 20-feet.
Staff stated the existing curb cut on McMath Avenue was to be reconstructed
with a concrete driveway apron with 5-foot radiuses and meet ADA standards.
Landscaping comments were addressed. Staff stated street trees were to be
provided per the UU, Urban Use Zoning District. Staff stated if the property
located to the south was a residential use screening would be required. Staff
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
5
stated a minimum planting strip of 9-feet was required along the south property
line where the vehicular use area abutted the adjoining property. Staff stated the
site was located within the Designated Mature Area which would allow a
reduction in the required landscape strip by 25-percent.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. 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
issues raised at the December 5, 2013, Subdivision Committee meeting. The
request is to allow a rezoning of the site from UU, Urban Use District to PCD to
allow the construction of a three (3) story building located at the corner of
10th Street and McMath Avenue. The project is proposed in phases with the
building located at the corner of 10th and McMath Avenue constructed in the first
phase. The building will sit 5’-0” off of the 10th Street property line and 8’-6” off
the McMath Avenue property line. The bottom floor is proposed with commercial
uses. The maximum building height proposed is 37-feet.
Two additional buildings will be constructed within a three year time frame. The
existing structure located on the site is to remain. The proposal includes a two
story addition to the existing structure within 48 months of approval. The
property is located within the MacArthur Park Historic District. Each of the
buildings will require review and approval by the Historic District Commission
prior to construction.
The minimum building setback from property lines is 3-feet. The minimum
building separation is 10-feet which may be reduced if the buildings are
constructed with proper materials for the specific fire rating. The maximum
building coverage of the new construction is 8,400 square feet and the existing
structure is 2,700 square feet. The maximum floor area proposed is
75,000 square feet. The development is proposed with a maximum of
40 residential units.
The proposed uses of the site are the uses which are allowed in the UU, Urban
Use zoning district as well as a bar or tavern, a brewery, a convenience store
under 5,000 square feet with the sale of beer and/or wine, a tobacco or cigar
shop or lounge and the allowance of urban farming to be permitted by the
residences of the development.
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
6
The dumpster pad enclosure is located on the southeast corner of the site with
access to the alley. The request includes screening options with a six foot (6’)
wood fence or the placement of evergreen plantings. The site plan includes the
allowance for the placement of pervious paving for the parking and dumpster pad
location.
Tenant signage is proposed on the north side of the building under the porch. It
is specified in the cover letter that it will be painted or vinyl graphic mounted on
the window glass. The area specified for the signage is 5’-6” wide and 2’-2” tall.
No ground signage is proposed. The Historic District Commission must approve
the final signage plan.
Staff is supportive of the development concept for this site. The property is
currently zoned UU, Urban Use District which is designed to create a compact,
dense, distinguishable development allowing mid-rise and high rise structures
providing for multiple uses within the same structure. Staff feels the development
as proposed meets the intent of the UU, Urban Use Zoning District. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. The applicant must seek and receive approval by the MacArthur
Park Historic District Commission prior to the PCD zoning request being
forwarded to the Board of Directors for final action.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the item being forwarded to the Board of Directors for
final action the applicant seek and receive approval of the MacArthur Park
Historic District Commission for the design elements pertaining to their review.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
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 stated prior to the item being forwarded to the Board of
Directors for final action the applicant was to seek and receive approval of the
MacArthur Park Historic District Commission for the design elements pertaining to their
review.
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
7
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.
January 9, 2014
ITEM NO.: 9 FILE NO.: Z-4343-EE
NAME: Tract B-8 the Ranch Revised Short-form PCD
LOCATION: Located at 17716 Cantrell Road
DEVELOPER:
Wendy’s
c/o White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3, General Commercial District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Eliminate the order board screening requirement for
Wendy’s (Lot B-8)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,550 adopted by the Little Rock Board of Directors on July 18, 2006,
rezoned this property from C-3, General Commercial District and OS, Open Space to
PCD. The PCD approved the creation of three additional lots within the Saddle Creek
Center located at the Northeast corner of Ranch Boulevard and Cantrell Road. The
approval included a 3.97 acre tract known as Tract B of the Ranch Subdivision. Lots 1
– 6 Tract B were previously final platted and are developed with office and retail uses.
The commercial lots were identified as Lots 7, 8 and 9, Tract B. Proposed Lot 7,
January 9, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-EE
2
Tract B contained 1.31 acres and was proposed with a branch bank facility. Lot 8
contained 1.2 acres and was proposed with a restaurant with a drive-thru capability and
Lot 9 contained 1.46 acres and was proposed with a two-story, 12,500 square foot
office/retail building.
Per Section 36-454(e) the applicant shall have three years from the date of passage of
the ordinance approving the preliminary approval to submit the final development plan.
The Planning Commission may approve a one-time time extension not to exceed two
(2) years. On March 19, 2009, the Little Rock Planning Commission approved a two (2)
year time extension for the approval of the PCD zoning. The development did not
occur, and the time for approval expired.
Ordinance No. 20,626 adopted by the Little Rock Board of Directors on
September 4, 2012, reinstated a previously approved Planned Commercial
Development for this site. The development had not changed from the original approval
and included the development of Lots 7, 8 and 9, Tract B of the Ranch Subdivision.
Lot B-7 was proposed containing 1.31 acres and developed with a branch bank.
Lot B-8 was proposed containing 1.2 acres and developed with a restaurant with drive
thru-capability and Lot B-9 was proposed containing 1.46 acres and developed with a
12,500 square foot two-story commercial building with C-3, General Commercial District
uses as allowable uses.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the PCD for Lot B-8, Wendy’s, to
eliminate the requirement of screening of the order menu board. The zoning
ordinance typically requires a screening wall at least six (6) feet in height and
twenty (20) feet in length to be placed along the lane opposite the order board
speaker location. The wall is to be constructed of masonry or wood with a
textured finish to diminish sound reflection. According to the applicant, to the
north is a commercial service area and a parking lot. The applicant states
because of limited space available the owner feels the screen wall creates a
“tunnel” effect in front of the order board.
B. EXISTING CONDITIONS:
The Wendy’s is currently under construction located at the northeast corner of
Cantrell Road and Ranch Boulevard. The Ranch development has been
developing as an office and commercial node. Immediately north of the site is a
strip retail center containing a dry cleaners drop off, a restaurant and a number of
office users. Adjacent to the site there is a veterinary clinic located to the
northeast fronting Ranch Drive. To the east and northeast are large office
buildings. To the west of the site is a vacant property zoned PCD which expired
in March 2009.
January 9, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-EE
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls and e-mails in opposition
of the request from area residents. All property owners located within 200-feet of
the site along with the Aberdeen Court POA, the Chevaux Court POA and the
Johnson Ranch Neighborhood Association were notified of the public hearing.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented the item stating the request was to eliminate the
requirement of the screening for the order menu board. Staff stated this was the
only item which was being reviewed by this request and all previous comments
would continue to apply to the proposed development. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
There were no items raised at the December 5, 2013, Subdivision Committee
meeting in need of addressing. The request is to revise the PCD for Lot B-8,
Wendy’s, to eliminate the requirement of screening the order menu board as
required Per Section 36-298. This section of the ordinance states a screening
wall at least six (6) feet in height and twenty (20) feet in length is to be placed
along the lane opposite the order board speaker location. The wall is to be
constructed of masonry or wood with a textured finish to diminish sound
reflection.
Staff is not supportive of allowing the elimination of the order board screening. In
some locations staff does feel the screening is not as critical when there are no
residential homes within the nearby area. At this location there are a number of
single-family subdivisions including a single-family subdivision immediately south
of this site and to the north of this site. Staff feels the sound of the order speaker
has the potential to be heard from these residential homes and the screening
should be installed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
January 9, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-EE
4
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were registered objectors present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission’s practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. Tim Daters requested a deferral of the item to the next available meeting date.
The Chair informed Mr. Daters the item would be deferred to the February 20, 2014,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 10 FILE NO.: Z-5800-C
NAME: Bowman Business Park Revised Long-form POD
LOCATION: Located at 1515 South Bowman Road
DEVELOPER:
Bowman Business Park LLC
11916 Kanis Road, Suite E-10
Little Rock, AR 72211
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, Suite F-8
Little Rock, AR 72211
AREA: 10.09 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Office Warehouse
PROPOSED ZONING: Revised POD
PROPOSED USE: Office Warehouse – to add selected additional uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The POD was approved on April 19, 1994, by the Little Rock Board of Director’s
adoption of Ordinance No. 16,632. The approval was for an office/warehouse
development with a requirement 25 percent of the floor area to be dedicated to office
use. The approval also required service courts to be located in the rear of the building
and the front of the building was to maintain the appearance of an office development
with the height of the building equal to two stories with floor area limited to the first floor.
The site has developed with four buildings totaling 110,400 square feet. The site
contains 249 parking spaces. The service drives are shared between the buildings with
parking located in the front of the buildings. One building is located along South
January 9, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5800-C
2
Bowman Road with the remainder of the buildings located to the east and accessed
from a 30-foot driveway.
Ordinance No. 19,480 adopted by the Little Rock Board of Directors on
February 7, 2006, allowed a revision to the previously approved Planned Office
Development to expand the allowable uses for the site. The approval included the
addition of the following uses as allowable uses to the site:
Office/Showroom/Warehouse, Laboratory, Photography Studio, Custom
Sewing/Millinery/Tailor Shop, Job Printing, Lithographer, Printing or Blue printing,
Medical Appliance Fitting and Sales, Studio (Broadcasting or Recording), Studio (Art,
Music, Dance, Etc.), Tools and Equipment Rental (Inside Display Only), Cabinet or
Woodwork Shop, Commercial Catering, Furniture Repair Store, Upholstery Shop,
Furniture. The approval also allowed the placement of a sign on the site not to exceed
six (6) feet in height (as measured from grade along South Bowman Road) and sixty-
four (64) square feet in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the previously approved POD to add
additional uses as allowable uses for the existing complex. These additional
uses are assembly rated and included places of worship, meeting space for
community organizations and art gallery. The square footage would be limited to
a total of 10,800 square feet within the overall development with a maximum
occupant load of 432. This use would require 108 parking spaces. With the
current parking provided of 296 parking spaces and only 184 parking spaces
required for the current uses, the existing parking is adequate for the proposed
uses. The request excludes the allowance of private clubs and/or events centers
as allowable uses for this site. The currently approved hours of operation are
from 7 am to 6 pm daily. The request includes extending the hours of operation
until 10 pm for the additionally approved uses.
B. EXISTING CONDITIONS:
The site contains four office, warehouse building. One building is located along
South Bowman Road with the remainder of the buildings located to the east and
accessed from a 30-foot driveway. To the south of the site is vacant O-3 zoned
property. A portion of the northern perimeter is also vacant O-3 zoned property.
There is a skating center located to the north of the site with a non-conforming
zoning status. To the east of the site is an office development accessed from
Centerview Drive. To the west of the site there is a scattering of single-family
homes located along South Bowman Road. Further west of the site is the
Cherry Creek Subdivision.
January 9, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5800-C
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Terry Burruss was present representing the request. Staff stated the
request was to allow a revision to the previously approved POD to add additional
uses as allowable uses for the development. Staff requested additional details
concerning the exhibition hall and lecture hall, the fraternal organizations use and
if the development would be used as a private club. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
E. ANALYSIS:
The applicant submitted a revised cover letter indicating the request for additional
uses specifically excludes the allowance of events centers and private clubs as
allowable uses for this site. The approval is limited to adding places of worship,
meeting space for community organizations and an art gallery as allowable
alternative uses to the site while maintaining the existing listed uses identified in
the Background Section of this Analysis. The currently approved hours of
operation are from 7 am to 6 pm daily. The hours of operation are proposed to
be extended to 10 pm daily for the additional uses added.
The square footage of the additional uses is limited to a total of 10,800 square
feet within the overall development with a maximum occupant load of 432.
A place of worship would require 108 parking spaces based on the typical
ordinance standard for this type use. The site currently provides 296 parking
spaces and only 184 parking spaces are required for the current use mix. The
existing parking is adequate to serve the existing and proposed uses. The
request excludes the allowance of private clubs and/or events centers as
allowable uses for this site.
Staff is supportive of the request. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff does not feel the
additional uses as requested by the applicant will adversely impact the
development or the area.
January 9, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5800-C
4
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the additional uses as
proposed by the applicant and to extend the hours of operation for the newly
added uses to 10 pm.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
additional uses as proposed by the applicant and to extend the hours of operation for
the newly added uses to 10 pm.
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.
January 9, 2014
ITEM NO.: 11 FILE NO.: Z-5959-C
NAME: Sparks Revised Short-form PD-C
LOCATION: Located at 3204 Old Shackleford Road
DEVELOPER:
Ross Spark’s Builders
P.O. Box 17108
Little Rock, AR 72222
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 1.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C - Expired
ALLOWED USES: Contractors storage yard
PROPOSED ZONING: PD-C
PROPOSED USE: Contractors Storage Yard and Office-warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On May 2, 1995, the Board of Directors passed Ordinance No. 16,879 and 16,880.
Ordinance No. 16,879 rezoned the property to PD-C for an office-warehouse, with C-3
permitted uses as alternative uses for the site. Ordinance No. 16,880 granted a deferral
of street improvements to Old Shackleford Road for five (5) years or until other
construction along Old Shackleford Road occurred.
The approved site plan for the property included a paved and landscaped parking area.
The area was not developed and a permanent Certificate of Occupancy was also never
issued.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
2
The Board of Directors adopted Ordinance No. 18,520 on July 3, 2001, approving a
revision to the existing Planned Commercial Development to allow Cook Restoration to
locate on the site. The request included a five-year deferral of street improvements to
Old Shackleford Road and a two-year deferral of the hard surface parking area on the
site. The applicant indicated any required landscaping upgrades would be made to the
site. The site work had not been completed in 2003.
Ordinance No. 18,978 adopted by the Little Rock Board of Directors on November 18,
2003, allowed a revision to the previously approved single use planned development to
allow the current owner to expand the facilities and utilize the site as a contractor’s
office with outdoor storage of equipment.
The applicant indicated there would be 2-phases. In Phase I there would be two
additions to the main structure, street improvements to collector standards, a paved
19-space parking area for the office and a fenced area in the rear of the project for
equipment storage. The equipment storage area was proposed with a 6-inch of gravel
spread to eliminate dust and mud. The area would be used for equipment and material
storage. Phase II consisted of a 40-foot by 60-foot expansion to the existing metal
building.
Phase III included the construction of a 50-foot by 70-foot free standing building to be
used as lease space with C-3, General Commercial District uses as the allowable uses.
The structure was indicated at the rear of the property. The parking area was to be
expanded during this phase with the addition of 24 parking spaces. With this addition
the contractor’s equipment storage area would be reduced. The development has not
occurred and the PD-C zoning has expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to reinstate the current PD-C zoning to include
adding multi-tenant office, warehouse and equipment storage to include existing
and planned new buildings on the property. The existing use as a contractor’s
office, warehouse and outdoor equipment storage yard will remain. In addition to
the contractor’s office and materials yard, the request includes the allowance of
C-3, General Commercial District uses and office warehouse as allowable uses
for the site.
The new building and expansion or alteration of the existing building will be built
in phases and adjusted to accommodate future tenant’s needs within the
parameters of the approved PD-C zoning. This plan is consistent with the
original PD-C approved in 2003 in that the original PD-C and site plan included
phased future development of the property to include additional tenant buildings
and expansion of the existing building and parking and site improvements.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
3
It is also consistent with the prior PD-C approved for the property in 1995 that
included office-warehouse with C-3 permitted uses.
B. EXISTING CONDITIONS:
There are two (2) existing buildings on the site, a 1,727 square foot office and a
2,400 square foot warehouse structure. There is a gravel parking area along the
building’s south side. There are commercial uses across Old Shackleford Road
to the east and southeast. North of the site is Shackleford Crossing Shopping
Center and west of the site is R-2 Single-family zoned property. There are
several single-family residences and an auto repair business to the south,
between this property and West 36th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
John Barrow 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
Old Shackleford Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30-feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. 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.
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 for additional
information.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
4
Entergy: Entergy has no objection to proposal. Electrical lines exist along the
roadway in front of the property which will need to remain.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. 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.
4. 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).
5. 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.
6. 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.
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
material and construction specifications and installation will be inspected by
an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
8. Contact Central Arkansas Water regarding the size and location of the
water meter.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
5
9. 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.
10. 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 377-1226
if you would like to discuss backflow prevention requirements for
this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on Bus Route #14 serving Shackleford Crossing.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. This category provides
for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial or if the use is
a mixture of the three. The applicant has applied for a rezoning from PCD-
Expired (Planned Commercial District) to PCD (Planned Commercial District) to
allow for the addition of a building and allow C-3, General Commercial uses.
Master Street Plan: Old Shackleford Road is a Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
6
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. All perimeter planting strips shall be brought into compliance with City’s
landscape ordinance.
3. The property to the west is zoned R-2, single-family therefore, a twenty-one
foot (21’) land use buffer is required.
4. The property to the south is zoned R-2, Single-family therefore, a minimum
nine foot (9’) land use buffer is required.
5. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City,
Section 15-81.
6. Interior landscape areas shall compromise eight percent (8%) of any
vehicular use area containing twelve (12) or more spaces.
7. All vehicular use areas which were not in compliance with the City’s
landscape ordinance may continue as non-conforming until such time a
building permit is issued to rehabilitate a structure on the property exceeding
(50) percent of current replacement cost of the structure. At such time
(50) percent of the existing vehicular use area shall be brought into
compliance and shall continue to full compliance on a graduated scale based
on the percentage of rehabilitation cost.
8. 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.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Bryan Sparks was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested additional information concerning the days
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
7
and hours of operation, the proposed uses of the site and if there would be a
dumpster located on the site. Staff requested all building setbacks be
dimensioned on the plan.
Public Works comments were addressed. Staff stated the City’s stormwater
detention ordinance would apply to the future development of the site. Staff
stated prior to construction a grading permit would be required. Staff also stated
a dedication or right of way to 30-feet from centerline was required along Old
Shackleford Road.
Landscaping comments were addressed. Staff stated all perimeter landscape
strips were to be brought into compliance with the City’s landscape ordinance.
Staff stated screening was required along the sites western and southern
perimeters. Staff also stated all vehicular use areas which were not in
compliance with the City’s landscape ordinance would require an upgrade at the
time of building permit for rehabilitation of the existing structure.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the December 5, 2013, Subdivision Committee meeting. The applicant
has indicated all building setback dimensions and has indicated the signage will
comply with signage allowed in office zones or a maximum of six feet in height
and sixty-four square feet in area. The building signage will be limited to a
maximum of ten (10) percent of the façade area on the building fronting Old
Shackleford Road and ten (10) percent of the façade area on the southern
façade of the proposed new building. The applicant has also indicated the days
and hours of operation will be from 5:00 am to 12:00 am daily.
The applicant is requesting to reinstate the current PD-C zoning to include
adding a planned new building on the property. The existing use as a
contractor’s office, warehouse and outdoor equipment storage yard will remain
plus the request includes the addition of C-3, General Commercial District uses
and office warehouse as allowable for the site. There will continued to be areas
of outdoor equipment storage.
January 9, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-5959-C
8
Presently the entire rear yard area of the site is graveled and being used for
storage of vehicles and equipment. The request includes two areas of
equipment storage and to allow the areas to remain as graveled surfaces. Within
the western portion of the site the applicant is proposing the addition of a 50-foot
by 120-foot office, office/warehouse building. There are 12 existing parking
spaces and the applicant is proposing the addition of 24-parking spaces with the
new building construction.
The site plan includes the minimum landscape strip of 9-feet along the southern
and western perimeters. The applicant is requesting the western land use buffer
be reduced to the 9-foot minimum. A screening fence will be installed along the
northern, western and southern perimeters.
To Staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff is supportive of the request to reinstate the previously
approved P-DC to allow a contractors storage yard to become an allowable use
for the site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request as filed subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of this 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 6 ayes,
0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 12 FILE NO.: Z-6453-C
NAME: Diamond Park Community Long-form PD-R
LOCATION: Located in the 8900 Block of Labette Drive
DEVELOPER:
Faithland Commercial Properties No. 5 LLC
P.O. Box 55300
Little Rock, AR
ENGINEER:
McGetrick and McGetrick Engineer
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 6.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R Expired and MF-18
ALLOWED USES: Senior Assisted Living Facility - 220 units and
Multi-family – 18 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family and multi-family housing
VARIANCES/WAIVERS REQUESTED: A variance from the City’s Land Alteration
Ordinance to allow advanced grading for the site.
BACKGROUND:
Ordinance No. 19,539 adopted by the Little Rock Board of Directors on June 6, 2006,
allowed a rezoning of 6.27 acres from MF-18 to PD-R to allow the site to develop as a
220-unit senior citizen adult living facility. The units were proposed as one-bedroom
units. The site plan included the place of 220 parking spaces. Each of the units would
have an independent kitchen facility. The development would not have on-site food
preparation. A nursing station was to be located on the site and a small satellite
medical office. Limited transportation would be provided for the residents. This
development did not occur and the PD-R zoning has expired.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from PD-R Expired and MF-18 for Diamond Park
Community formerly known as the Value Health site. The plan encompasses five
(5) 3-story apartment buildings with twelve (12) 1 and 2-bedroom units per
building and 84 parking spaces. The remaining acreage will be developed with
32 lots of detached single-family. These lots will be approximately 43-feet wide
and 135-feet deep with 15-foot front setbacks and 3-foot side yard setbacks. The
units will have rear entry access. The overall density of the development, the
single-family and multi-family combined is 9.4 units per acre.
The request includes a variance from the City’s Land Alteration Ordinance to
allow advanced grading for the site.
In addition as a separate item on this agenda the applicant is requesting the
removal of Labette Drive as a collector street from the Master Street Plan.
B. EXISTING CONDITIONS:
The site is tree covered, sloping upward to the southwest. There are multi-family
units located to the west of the site accessed from Labette Manor Drive. There is
a nursing home located to the north of the site adjacent to John Barrow Road. A
POD is located on the corner of Labette and John Barrow Road currently housing
medical office. South of the site is a branch library facility for the Central
Arkansas Library System. Labette Drive dead-ends into the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a informational phone call from the John
Barrow Neighborhood Association. All property owners located within 200-feet of
the site along with the John Barrow Neighborhood Association, Twin Lakes A
POA and the Twin Lakes B 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 these streets including
5-foot sidewalks with the planned development. Per the Master Street Plan,
sidewalks are required to be installed along the north side of Labette Drive
but not required adjacent to Labette Circle.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
3
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. The request
includes a variance to allow advanced grading.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. 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.
7. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. 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 Traffic Engineering 501-379-
1813 (Greg Simmons) for more information.
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage
claims for operations on private property. In addition, the following
comments must be agreed to for collection and recycling service: 1.) service
will be provided to one side of the through easements/alleys which will
require everyone to place their carts on the side of the easement/alley as
selected by the City of Little Rock; 2.) service will not be provided to a dead-
end alley. The easement/alley must have a separate entrance and exit; 3.)
City of Little Rock is not liable for damage to the easement/alley; 4.) if
easement/alley is obstructed on service day City of Little Rock will not return
until the following week for pick up; 5.) yard waste will not be picked up in
the rear easement/alley. Yard waste is to be placed at the curb on the
street in front of house; 6.) a letter from the property owners association
must be provided stating all residents unanimously agree to all of the above
conditions.
10. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
4
11. 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.
12. If the Master Street Plan is modified, a hammerhead should be designed to
be at least 80 feet in length and the same width as the street at the end of
the western portion of Labette Drive.
13. Curb radius within the access easement must be redesigned for an
SU-30 vehicle with a 60 foot turning radius. The existing design cannot
pass this vehicle. The access easements must be designed with concrete
aprons.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact the Little Rock Wastewater Utility for additional information.
Entergy: Entergy has no objection to the proposal. Three phase power is
available on the east side of the project along Labette Drive. Customer should
contact Entergy in advance so an electrical layout can be provided for the
development.
Center-Point 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. Central Arkansas Water has an existing 12-inch water main that runs through
the northwest corner of the proposed development. Plans should include a
relocation of the main when submitted for review. The 12-inch water line
relocation will be at the developer’s expense. A new easement will be
required.
3. A water main extension will be needed to provide water service to this
property.
4. Please submit plans for water facilities to Central Arkansas for review. Plan
revisions may be required after additional review. Contact Central Arkansas
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
5
Water regarding procedures for installation of water facilities. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
5. 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.
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. 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).
8. A Capital Investment charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to
enter and exit the subdivision. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: Bus serves John Barrow so providing walk/car path to Barrow Road from
Labette will be advantageous to developer.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Residential Low Density (RL) and Mixed Office
Commercial (MOC) for this property. Residential Low Density is for single-family
homes at densities no greater than six (6) dwelling units per acre. Mixed Office
Commercial provides for a mixture of office and commercial uses to occur.
Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has
applied for a rezoning from MF-12 and PDR-Expired (Planned District
Residential) to PDR (Planned District Residential) to allow for the development of
a small-lot single-family development with some multifamily units along the
northern boundary.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
6
Master Street Plan: Labette Drive is shown as a Collector on the Master Street
Plan. 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. Interior landscape areas shall comprise a minimum of eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
3. A minimum nine (9) foot wide planting strip is required between the vehicular
use area and right-of-way.
4. Dumpsters should be relocated from the front of the property to a more
appropriate location.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the development stating the proposal was a detached single-family
development as well as several units of multi-family. Staff stated as a separate
item on the agenda the applicant was also requesting the removal of Labette
Drive from the Master Street Plan as a collector street. Staff requested
Mr. McGetrick provide additional information concerning the access and utility
easement and if the property line extended into the easement or if the easement
was a separate tract. Staff also questioned if there would be a subdivision
identification sign for the proposed single-family portion of the development and if
there would be an identification sign for the proposed multi-family development.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
7
Public Works comments were addressed. Staff stated since the residential street
was indicated with a width of 24-feet parking would be restricted to one side.
Staff requested Mr. McGetrick provide on the proposed plan a note indicating the
parking restriction. Staff questioned if the development was requesting a
variance from the City’s Land Alteration Ordinance to advance grade the site.
Staff also stated if the request to remove Labette Drive from the Master Street
Plan was approved and the connection was no longer in place for Labette Drive
then a hammer head was required along the western portion of Labette Drive to
allow for a turn-around.
Landscaping comments were addressed. Staff stated interior islands were to
comprise a minimum of eight percent of the vehicular use area containing twelve
or more parking spaces. Staff stated the minimum perimeter planting strip was to
be nine feet between the vehicular use area and the right of way. Staff stated the
dumpsters should be located out of the front setback and moved to a more
appropriate location.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. 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
issues raised at the December 5, 2013, Subdivision Committee meeting. The
applicant has provided additional information concerning the access easement
and indicated the access easements will be maintained in a tract separate from
the lot. Labette Drive and Labette Circle will be constructed as public streets and
dedicated to the City with the final plat.
The development will include a subdivision identification sign for the proposed
single-family portion of the development. The sign will be a maximum of 6-feet in
height and 32 square feet in area. There will also be a sign placed on the multi-
family portion of the development limited to 6-feet in height and 24-square feet in
area.
Mr. McGetrick has indicated parking will be restricted to one side of the proposed
24-foot street. He has indicated a note will be placed on the final plat as well as
within the Bill of Assurance indicating the restricted side of the street which will
not allow parking.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
8
The revised plan indicates the placement of a turnaround for Labette Drive on the
west side located within Tract A. The applicant has indicated a gate will be
located within this area to allow for emergency access to the site as required by
State Fire Code for development which exceeds 30 residential lots.
The site plan encompasses five (5) 3-story apartment buildings with twelve
(12) 1 and 2-bedroom units per building for a total of 60 units. The plan also
indicates 84 parking spaces to serve the multi-family portion of the development.
The ordinance would typically require the placement of 90 parking spaces to
serve this number of units. Although the plan is indicated with 6 parking spaces
less than typically required to meet the minimum ordinance requirements, the
applicant has indicated the units will be a mixture of one and two bedroom units
which will likely lessen the number of vehicles on the site.
The dumpsters have been relocated out of the front setback adjacent to the new
public right of way and will be accessed from the private access and utility
easement. The dumpster will be screened per the typical ordinance standards.
Staff recommends the dumpster service hours be limited to daylight hours since
the area is primarily residential, within this development and of abutting property.
The remaining area will be developed with 32 lots of detached single-family.
These lots will be approximately 43-feet wide and 135-feet deep with 15-foot
front setbacks and 3-foot side yard setbacks. The units will have rear entry
access. The maximum building height proposed is 35-feet. Each of the homes
are proposed with 1,050 square feet of heated and cooled space. The units will
also contain covered parking located off the rear access and utility easement.
The request includes a variance from the City’s Land Alteration Ordinance to
allow advanced grading for the site. The Engineer has indicated the site will
balance if allowed to clear and grade the entire site with the initial installation of
the streets and public utilities.
In addition as a separate item on this agenda the applicant is requesting the
removal of Labette Drive as a collector street from the Master Street Plan.
Although staff has concerns with the removal of Labette Drive from the Master
Street Plan as a collector street staff is in support of this development and if the
street is not removed then the overall layout of this development cannot be
achieved. Staff recommends Labette Drive remain on the Master Street Plan
until such time as the developer requests a grading permit for the development.
At that time staff recommends the Master Street Plan item be forwarded to the
Board of Directors for final action.
January 9, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6453-C
9
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. The request is a rezoning from MF-12 and an
expired PD-R in which the underlying zoning is MF-12 for a project with an
overall density of 9.4 units per acre. 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.
Staff recommends the dumpster service hours be limited to daylight hours and
the dumpsters be screened to meet the typical ordinance requirements.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow advanced grading of the site.
Staff recommends prior to the issuance of a grading permit the request for
removal of Labette Drive from the Master Street Plan be forwarded to the Board
of Directors for final action.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation the dumpster service hours be limited to
daylight hours and the dumpsters be screened to meet the typical ordinance
requirements. Staff presented a recommendation of approval of the variance request
from the City’s Land Alteration Ordinance to allow advanced grading of the site. Staff
also presented a recommendation that prior to the issuance of a grading permit the
request for removal of Labette Drive from the Master Street Plan be forwarded to the
Board of Directors for final action.
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.
January 9, 2014
ITEM NO.: 13 FILE NO.: Z-7950-A
NAME: ARM Revised Short-form PD-O
LOCATION: Located at 4016 Stannus Road
DEVELOPER:
Mark L. Pollack
Pollack Realty LLC
4016 Stannus Road
P.O. Box 22717
Little Rock, AR 72221
ENGINEER:
William Graham Engineering
4600 West Markham
Little Rock, AR 72205
AREA: 0.981 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-O
ALLOWED USES: General and Professional Office
PROPOSED ZONING: PD-O
PROPOSED USE: General and Professional Office – Allow building addition
and additional parking
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated December 10, 2013, requesting deferral of this
item to the February 20, 2014, public hearing. Staff is supportive of the deferral
request.
January 9, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-7950-A
2
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
December 10, 2013, requesting deferral of the item to the February 20, 2014, public
hearing. Staff stated they were supportive of the deferral request.
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.
January 9, 2014
ITEM NO.: 14 FILE NO.: Z-8904
NAME: Sanders Short-form PD-O
LOCATION: Located at 2616 Confederate Boulevard
DEVELOPER:
Leathel Sanders
20 Ivy Drive
Little Rock, AR 72209
ENGINEER:
Blaylock Threet Engineers, Inc.
1510 South Broadway
Little Rock, AR 72202
AREA: 0.48 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: Light industrial uses
PROPOSED ZONING: PD-O
PROPOSED USE: A house of worship
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to rezone the property located at 2616 Confederate Boulevard
from I-2, Light Industrial to PD-O to allow the use of an existing building as a
church. The church ministry includes activities serving children, youth, adults
and senior adults. In addition to serving the current membership, the ministry
also wishes to expand its outreach into the surrounding community. The church
proposes to use the existing building with a sanctuary that will seat a maximum
of 90 persons. Additional activities include meeting space for prayer, Sabbath
worship, choir rehearsal, non-profit educational activities and other community
involved activities, civic and service activities, daycare services, outreach
services, food pantry, tent revivals and classroom space.
January 9, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8904
2
B. EXISTING CONDITIONS:
The property is located at the intersection of East Roosevelt Road and
Confederate Boulevard. There are a number of non-residential uses in the area
including an elementary school, grocery store, distribution facilities and a City of
Little Rock day resources center. There are a number of homes located along
Confederate Boulevard to the south of the site as well as to the east of the site
on Welch and Barber Streets.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Community
Outreach Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Confederate Boulevard 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. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements including parking within the right-of-way.
3. The rear driveway crosses two (2) other lots prior to accessing a public street.
An access easement must be provided across the rear of the lots.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the project.
Entergy: Entergy has no objection. Customer should be aware that existing
power lines are on the east and south of the property which will need to remain in
place or work with Entergy to adjust – probably at a cost.
Center-Point 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.
January 9, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8904
3
2. 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.
3. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
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. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water 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 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Location served by #6 Granite Mountain Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-30 Planning District. The Land
Use Plan shows Mixed Use (MX) for this property. This category provides for a
mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a
mixture of the three. The applicant has applied for a rezoning from I-2 (Light
Industrial District) to PD-O (Planned District Office) to add church, assembly uses
to the permitted uses for this site. The site is in the Granite Mountain Design
Overlay District.
January 9, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8904
4
Master Street Plan: Confederate Boulevard is shown as a Minor Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Confederate Boulevard. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Confederate Boulevard.
Bike Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street trees shall be provided as per Design Overlay District – Granite
Mountain Corridor Design Overlay District Zoning Ordinance
Section 36-434.6. Landscape/streetscape.
3. All vehicular use areas which were not in compliance with the City’s
landscape ordinance may continue as non-conforming until such time a
building permit is issued to rehabilitate a structure on the property exceeding
(50) percent of current replacement cost of the structure. At such time (50)
percent of the existing vehicular use area shall be brought into compliance
and shall continue to full compliance on a graduated scale based on the
percentage of rehabilitation cost.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Leathel Sanders was present representing the request. Staff stated there
were few outstanding technical issues associated with the request. Staff stated
the property was located within the Granite Mountain Design Overlay District
which had specific development criteria related to landscape/streetscape,
signage, setbacks vehicular use areas and outdoor lighting. Staff stated ground
signage was limited to 6-feet in height and 30-square feet in area. Staff stated
street trees were required placed 30-feet on center and 2-feet off the back of
curb.
Public Works comments were addressed. Staff stated Confederate Boulevard
was classified on the Master Street Plan as a minor arterial which would
require a dedication of right of way to 45-feet from centerline. Staff stated a
franchise agreement was required for all private improvements located within the
right of way.
January 9, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8904
5
Landscaping comments were addressed. Staff stated all vehicular use areas
which were not in compliance with the City’s Landscape Ordinance would require
an upgrade if the renovation costs of the building exceeded 50-percent of the
replacement cost of the structure.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing staff’s concerns raised
at the December 5, 2013, Subdivision Committee meeting. The applicant has
indicated the proposed redevelopment will comply with the development
standards of the Granite Mountain Design Overlay District. The applicant has
also indicated right of way dedication to meet the Master Street Plan will be
provided at the time of approval of the PD-O zoning.
The request is to rezone the property located at 2616 Confederate Boulevard
from I-2, Light Industrial to PD-O to allow the use of the existing building as a
church. The church ministry includes activities serving children, youth, adults
and senior adults. The church proposes to use the existing building with a
sanctuary that will seat a maximum of 90 persons. Additional activities include
meeting space for prayer, Sabbath worship, choir rehearsal, non-profit
educational activities and other community involved activities, civic and service
activities, daycare services, outreach services, food pantry, tent revivals and
classroom space.
The site will contain childcare service on a daily basis. The hours of operation
are from 6:00 am to 5:30 pm Monday through Friday. The Childcare center is a
separate entity from the House of Bethesda Ministry. The Childcare will be
housed in the Church’s facility and will not operate during the same hours as the
Church.
The applicant is proposing a food pantry at the site to help members and
non-members who are less fortunate and in need of food for themselves and/or
family. The food pantry will operate every second Tuesday of the month from
6 pm to 8 pm.
The applicant is proposing an awning type sign to be placed over the front
entrance area of the building. An additional sign will be placed on the side of the
building to further identify the church. The signage will comply with the typical
standards of the zoning ordinance or not exceed 50 percent of the surface area
January 9, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8904
6
of the awning. The applicant has indicated a ground sign will not be used at this
time but request the ability to add a ground sign in the future. The sign will
comply with the maximum height and area allowed per the DOD (6-feet height
and 30 square feet in area).
The site presently has 22 parking spaces available for members and clients to
park. The applicant has additional area which can be used as parking as the
need for additional parking grows. As the new parking areas are constructed
they will be constructed to comply with the City’s Zoning and Landscape
Ordinances. A six foot privacy fence will be installed around the sites perimeters.
The fencing will be put in place in phases with the western fence being
constructed in the first phase.
Improvements to the site include striping of the parking lot, painting the exterior
and interior of the building, secure the garage door in the rear of the building to
not allow for future opening, secure the AC units, place asphalt on the south side
of the building to provide additional parking and create a playground for the
childcare center.
Staff is supportive of the request to allow the site to be rezoned and used by the
applicant as a church, childcare center and food pantry. The zoning in the area
is primarily I-2, Light Industrial and is indicated on the City’s Future Land Use
Plan as Light Industrial. Staff does not feel the rezoning to PD-O to allow the
church to use this existing non-residential building will adversely impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of this 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 6 ayes,
0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 15 FILE NO.: Z-8730-A
NAME: Stonebriar Imaging Short-form PD-O Revocation
LOCATION: Located at 3924 West Markham Street
DEVELOPER:
Kendell Koberg
6915 Shamrock Drive
Little Rock, AR 72205
ENGINEER:
Crafton Tull
10825 Financial Center Parkway
Little Rock, AR 72211
AREA: .335 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-O
ALLOWED USES: MRI clinic, Clinic (maximum of 2 doctors) and General and
Professional Office – Hillcrest Design Overlay District
PROPOSED ZONING: C-3, General Commercial District
PROPOSED USE: General retail
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,544 adopted by the Little Rock Board of Directors on
February 7, 2012, allowed the rezoning of this site from C-3, General Commercial
District to PD-O to allow the construction of a new imaging center (MRI). The approved
site plan allowed the removal of the existing building and construction of the new
structure. The parking lot was proposed to take access from West Markham Street and
provide 11 parking spaces. The building was a one-story building with a maximum
building height of 35-feet. The building was proposed as brick and stone with a pitched
roof with residential shingles. The approval included the allowance of a clinic with a
maximum of two doctors and general and professional office uses as allowable
alternative uses for the site.
January 9, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8730-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed
with the City staff at any time up to three (3) years after the date of adoption of
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The board of directors may grant or deny the request or return the
request to the planning commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner has stated the development will not occur as planned. The owner is
requesting the PD-O zoning be revoked and the C-3, General Commercial
Zoning District zoning be restored.
B. EXISTING CONDITIONS:
This section of West Markham Street has developed with office and commercial
uses. The site contains a commercial building which was previously a medical
office. Across North Cedar Street is an office use and south of the site, across
West Markham Street, is a Walgreen’s Drug Store. The area to the north and
east are primarily residential uses. Other uses in the area include the UAMS and
VA medical centers, a fire station and fast food restaurants.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
The applicant was not present. Staff presented the item stating the request was
a revocation of the previously approved PD-O zoning. Staff stated there were no
outstanding technical issues associated with the request. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
January 9, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8730-A
3
E. STAFF RECOMMENDATION:
Staff recommends the current PD-O zoning classification be revoked and the
previously held C-3, General Commercial zoning be restored.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation the current PD-O zoning classification be
revoked and the previously held C-3, General Commercial zoning be restored.
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.
January 9, 2014
ITEM NO.: 16 FILE NO.: LA-0058
NAME: Villas at Chenal Cut-Slope Variance Request
LOCATION: Chenal Heights Drive and Villas Lane
APPLICANT: Pickering-Allwine LLC.
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 0.5 acres
CURRENT ZONING: Planned Residential Development (PRD)
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to exceed the vertical height of a hillside cut.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
exceed the vertical height of a hillside cut within the Villas at Chenal Subdivision
located west of Chenal Heights Drive and north of Villas Lane. The applicant is
requesting to excavate 40 vertical feet with two (2) terraces in place of the
existing 3:1 hillside cut. The variance would allow staff to issue a grading permit
for the 40 vertical feet hillside cut.
B. EXISTING CONDITIONS:
The 0.5 acre area is within the Villas of Chenal subdivision. The area consists of
a 40 ft. hillside cut with a 3:1 slope. The cut was made during the excavation of
proposed Arkansas Teacher Retirement facility that never was completed. The
subject property is zoned Planning Residential Development (PRD).
East of the subject property is an assisted living facility zoned PRD. West of the
subject property are the previous constructed phases of Villas at Chenal
subdivision. South of the subject property is another assisted living facility zoned
PRD. Further south is the intersection of Chenal Valley Drive and Chenal
Heights Drive. North of the subject properties is an undeveloped R-2 zoned
property. The proposed cut is viewable from Chenal Heights Drive.
C. NEIGHBORHOOD COMMENTS:
At 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. As of the time of writing, staff has not received any inquiries into the
application.
January 9, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0058
2
D. ENGINEERING COMMENTS:
1. Provide more detail of proposed slopes of the terraces.
2. Provide a geotechnical report using accepted ASTM methods to determine
the stability of the slopes.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Establish vegetation on all disturbed areas on the site prior to the issuance of
a grading permit. The disturbed areas are on the northeast and western
portions of the site.
5. Per Sec. 29-190,1(e)terraces shall be landscaped with dense evergreen
planting sufficient to screen the cut or fill slope. Shrubs and ground cover
shall be required in accordance with Chapter 15 of the CLR code of
ordinances. 2 inch caliper trees spaced 20 ft. on centers shall be planted on
the terrace shelves with ground cover. Additional trees should be placed
beneath the lowest terrace. Similar slope variance request were approved in
the past with vegetation established on the cut faces and terraces using a soil
slope retention system.
6. A 2 year maintenance bond should be posted to correct erosion issues and
plantings.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Joe White 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 Land Alteration Regulations do not allow excavation of a hillside cut
exceeding 30 vertical feet with a terrace taller than 10 vertical feet without an
architectural stone wall or face. To exceed these height limits a variance
application must be approved by the Planning Commission. Currently, a 40 ft.
hillside cut with a 3:1 terrace is in existence. The cut is sparsely vegetated with
grass.
January 9, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0058
3
The applicant is proposing to excavate a 40 vertical feet cut with 2 terraces. The
terrace heights will be 15 ft. and 10 ft. 1:1 slopes will be excavated between the
terraces. The terrace will consist of a 10 ft. bench. The terraces will be planted
with trees that are at least 2 inch caliper in size or 4 to 5 ft. tall. The trees will be
planted 20 ft. on center. Additional ground cover will be planted to not only cover
the bench but to also grow down and cover the vertical bench faces. An
irrigation system will be installed to sustain plant growth.
The applicant has agreed to provide a geotechnical report from a licensed
engineer to certify the cut is stable from sliding, overturning, bearing, and global
stability. A 2 year maintenance bond in the value of 50% of the cost of planting
the trees and vegetation will be provided.
H. RECOMMENDATION:
Staff recommends approval of the cut-slope variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the cut-slope variance request
subject to compliance with the comments and conditions as outlined in paragraph D 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 6 ayes,
0 noes, 4 absent and 1 open position.
January 9, 2014
ITEM NO.: 17 FILE NO.: MSP13-02
Name: Master Street Plan Amendment - I-430 Planning District
Location: Labette Drive
Request: Remove Collector
Source: Pat McGetrick, McGetrick Engineering.
PROPOSAL / REQUEST:
The amendment to the Master Street Plan amendment in the I-430 Planning
District is to remove a Collector. A collector street is the traffic connection for
Local Street to Arterials or to activity centers, with the secondary function of
providing access to adjoining property. The Collector system should not be
continuous bus should direct traffic to Arterials. This class of Road is generally at
a spacing of a quarter to a half-mile.
A Local Street is to provide access to adjacent property. The movement of traffic
is a secondary purpose. Residential street use by heavy trucks and busses
should be minimized. The Local Street generally has a right-of-way of 50 feet. In
suburban location with larger acreage single family tracts, Local Streets may be
designed with paved shoulders and open space drainage. In the case of short
residential streets, a lesser standard is allowed.
CURRENT MASTER STREET PLAN:
Labette Drive is shown as a Collector on the plan from Marilyn Drive to Labelle
Drive. The existing part of Labette Drive is built to Collator standards with a 36’
width.
FUTURE LAND USE PLAN:
The easternmost and westernmost sections of Labette are shown as Residential
Low Density. The area immediate fronting John Barrow Road on the east is
shown as Office, the area facing John Barrow Road on the west is shown as
Mixed Office Commercial (MOC). The remainder of the un-built portion, the
subject of this Master Street Plan amendment is shown as MOC and Residential
High Density.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
January 9, 2014
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: MSP13-02
2
ANALYSIS:
This amendment is in a developed portion of the city. Labette Drive has been on
the Master Street plan since at least 1982 and provides a connection between
the Twin Lakes neighborhoods and John Barrow Road. Three quarters of the
street has been built to Collector Standards with a 36’ wide section. A zoning
action, Z-2501-A, in 1978 showed Labette Drive crossing Barrow utilizing this
site.
Labette is the only collector shown on the Plan from Kanis Road to 36th Street,
west of John Barrow Road. This is a distance of over a mile. As noted earlier,
the standard spacing would suggest at least two Collectors should be in place.
Tanya Drive and Morris Manor Drive / Labette Manor are lined with single family
and multi-family houses with many driveways and curb cuts. They are built to a
Local Street standard with 24’ wide section. They are a full 12’ less width than a
Collector Street. Yet these streets are serving as Collector Streets as the
quickest access to John Barrow from the west. In addition, Labette Manor is a
private street that was built to serve a multi-family housing complex. It is not
desirable to have a private street functioning as a Collector.
Morris Drive / Labette Manor Drive and Tanya Drive have not been designed to
serve Collector needs and are likely to see road failures, higher traffic volumes
and speeds and unsafe conditions on those roadways.
Connectivity is important in the layout of the Master Street Plan. Alternate ways
of entering a neighborhood for emergency vehicles is a must. Streets blocked
with ordinary traffic stops can block access for other passengers and emergency
vehicles, especially large fire trucks. State Fire code requires that subdivision
with over 30 lots must have an alternate entry. This subdivision has 32 single
family residential lots and a tract with 40 apartment units, a total of 72 residential
units with an anticipated 720 trips per day that must exit via John Barrow Road
only. The second entrance will be achieved with a “knock box” located at the end
of Labette Drive at the west side of the subject property off an alley.
The Master Street Plan does not show any bike routes on Labette. Thus the
requested change should have no impact on the bicycle section of the Master
Street Plan.
To not make the connections will require the continued use of a private road as a
public street to connect the Twin Lakes neighborhood to John Barrow Road.
Different applications have been approved on this site with nothing built to date.
Currently, the applicant is requesting as a separate item on this agenda a
January 9, 2014
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: MSP13-02
3
rezoning of the land as a Planned Residential Development (PRD). Although
staff has concerns with the removal of Labette Drive from the Master Street Plan
as a Collector street, Staff is in support of this development and if the street is not
removed then the overall layout of this development cannot be achieved. The
Master Street Plan Amendment could be postponed until construction of the
proposed PDR is eminent. Staff recommends Labette Drive remain on the
Master Street Plan until such time as the developer requests a grading permit for
the development. At that time staff recommends the Master Street Plan item be
forwarded to the Board of Directors for final action. If the project is built: no
harm, no foul. But if the project is not built, the City may, with a different
development plan, require the Collector to be built as shown on the plan.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: John Barrow,
Twin Lakes A POA, and Twin Lakes B POA. Staff has received no comments
from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate with the condition that Labette Drive
remain on the Master Street Plan until such time as the developer requests a
grading permit for the development. At that time, Staff recommends the Master
Street Plan item be forwarded to the Board of Directors for final action.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they felt the change to the Master Street Plan was
appropriate with the condition that Labette Drive remain on the Master Street
Plan until such time as the developer requested a grading permit for the
development. Staff stated at that time the Master Street Plan amendment would
be forwarded to the Board of Directors for final action.
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.
PLANNING COMMISSION VOTE RECORD
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January 9, 2014
There being no further business before the Commission, the meeting was adjourned
at 4:18 q.m.
Drat
Chairman