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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 20, 2014
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Tom Brock
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Keith Fountain
Bill May
Obray Nunnley, Jr.
Members Absent: Jennifer Martinez Belt
City Attorney: Cindy Dawson
III. Approval of the Minutes of the January 9, 2014 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 20, 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. Z-8866 Chenal Car Wash - Conditional Use Permit, located at
17000 Chenal Parkway.
C. S-1471-A Chenal-Kanis Revised Preliminary Plat, located on the
Northwest corner of Chenal Parkway and Kirk Road.
D. Z-3933-B Super 8 Zoning Site Plan Review, located at 11701 I-30.
E. Z-4343-EE Tract B-8 the Ranch Revised Short-form PCD, located at
17716 Cantrell Road.
F. Z-7950-A ARM Revised Short-form PD-O, located at 4016 Stannus
Road.
NEW BUSINESS:
I. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. S-1720 Ten Four LLC Subdivision Site Plan Review, located at
13726 – 13822 Arch Street Pike.
2. S-1721 Alexander Distribution Warehouse Subdivision Site Plan
Review, located on South Loop Road just North of
Alexander Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-1667-A 65th Street Geyer Springs Road Short-form PCD, located
at 6501 Geyer Springs Road.
4. Z-6323-R The Village at Rahling Road Revised Long-form PCD,
located on Rahling Circle.
5. Z-6848-C Tract A Pleasant Tree Addition Revised Short-form PD-R,
located in the 1500 Block of Pickering Drive.
6. Z-7867-A PB General Springer Revised Short-form PCD, located at
4744 and 4754 Springer Boulevard.
7. Z-8008-B Champion Construction Management Short-form PCD,
located at 13402 Lawson Road.
8. Z-8364-D Hilton Garden Inn Revised Short-form PCD, located at
10914 Kanis Road.
9. Z-8529-A Valley View Court Revised Short-form PD-R, located on
the West side of Katillus Road at Forest Lane.
10. Z-8909 4421 John Barrow Road Short-form PD-C, located at
4421 John Barrow Road.
11. Z-8910 Hicks Long-form PCD, located in the 6600 Block of
Mabelvale Cut-off.
12. Z-8911 Wallace Baseline Acres Preliminary Plat and Long-form
PCD, located at 9105 Chicot Road.
February 20, 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
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
February 20, 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.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There was one registered objector 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 variance request to allow
5-foot side yard setbacks on all residential lots. Staff presented a recommendation of
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
presented a recommendation of approval of the variance request to allow a reduced
front building line adjacent to Lots 27 - 32. Staff presented a recommendation of
approval of the variance request to allow advanced grading on the site.
Mr. Keith Wingfield and Ms. Patty Wingfield addressed the Commission on the merits of
the request. Mr. Wingfield stated he and his wife were builders of custom homes and
had previously completed a development in the Pinnacle Valley Road area. He stated
the development was for a 50 lot development of which 49 lots were in excess of
10,200 square feet. He stated there was one estate lot containing 2.5 acres. He stated
the homes would be a minimum of 2,200 square feet with masonry exteriors. He stated
the plat included a 25-foot access easement adjacent to the floodway on each side of
Ison Creek. He stated each of the homes would have a green space behind the lots
and he intended to maintain as many trees as feasible. He stated the entrance street to
the development would be heavily landscaped. He stated the plan included the
February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
11
construction of a sidewalk and allowed ample room for a bike lane. Mr. Wingfield stated
he hoped the bike lane would eventually connect Pinnacle Valley Road to the Taylor
Loop Intersection. He stated there were traffic concerns when his original subdivision
on Pinnacle Valley Road was developed. He stated this had not been the case and he
did not feel the additional 50 homes as proposed would create any traffic conflicts.
Mr. Ed Cecil addressed the Commission in opposition to the request. He stated his
home was located to the south of the proposed development area. He stated Pinnacle
Valley Road was not as safe as portrayed. He stated the traffic on Pinnacle Valley
Road did not follow the speed limits posted and speeds were excessive on the street.
He requested some traffic calming be considered at the new intersection and Pinnacle
Valley Road. Mr. Cecil stated he was also concerned with the noise that would be
generated from cars entering the new subdivision on a street which ran along his
northern property line. He stated he felt a fence would help to reduce the traffic noise
and also protect his property from trespassers. He also questioned what measures
would be taken to protect the rear of his property from trespassers. He stated currently
this was an issue with persons walking and riding four-wheelers along the creek.
Mr. Cecil stated he was concerned with the development of the property without proper
approval from FEMA and the Corps of Engineers. He stated he was not only concerned
with flooding but also with erosion. He stated he did not feel the development as
proposed was the best use of the property.
Mr. Wingfiled stated he felt a dense evergreen planting along the common property line
was a better buffer than a fence. He stated the look he was trying to achieve for the
entrance drive was a rural feel similar to Pinnacle Valley Road north of the railroad
tracts. He stated the City had funding to complete the improvements to Pinnacle Valley
Road from Cantrell Road to the railroad tracts which would match the existing northern
design. He stated he felt the improvements to Pinnacle Valley Road would help traffic
in the area. Mr. Wingfield stated the City would not allow grading on the site prior to
approval by all State and Federal Agencies.
Commissioner Nunnley questioned traffic calming in the area. Staff stated the street
was an arterial street and stop signs or traffic signals would not be installed prior to the
conditions being met to warranted the installation. Staff stated the intensity of this
development would not warrant a traffic signal.
Commissioner Nunnley questioned the payment in-lieu of construction for the street
construction. Staff stated there was funding for the street improvements to Pinnacle
Valley Road and Mr. Wingfield’s money would be placed in the construction account
and used with the City funds to complete the improvements to Pinnacle Valley Road.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes
0 noes and 1 absent.
February 20, 2014
ITEM NO.: B 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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
February 20, 2014
SUBDIVISION
ITEM NO.: B (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.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There was one registered objector present. Staff
presented the item stating they were recommending deferral of the item to the
March 20, 2014, public hearing to allow the applicant additional time to secure
approval from Entergy.
There was no further discussion of the item. The Chair entertained a motion of
approval of the item as presented by staff. The motion carried by a vote of
10 ayes 0 noes and 1 absent.
February 20, 2014
ITEM NO.: C 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.
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
2
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.
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.
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
3
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
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.
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
4
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
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
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
5
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.
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
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
6
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.
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.
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
7
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
Mr. Randy Frazier, Mr. Ernie Peters, Mr. Frank Riggins and Mr. John Reese were
present representing the request. Staff presented an overview of the development
stating the request was to allow a driveway spacing variance along Chenal Parkway.
Staff stated they were not supportive of the driveway spacing variance request as
proposed by the applicant.
Mr. Frazier stated he would yield the floor to Mr. Peters who could better address the
driveway spacing variance request and why the variance was necessary to facilitate
traffic movement in the area. Mr. Peters stated the driveway was proposed as a
right-in/right-out drive. He stated this configuration was quiet common around the City
and the Commission and staff had supported a variance similar to the request on the
Consent Agenda for a development just to the west of this site on Chenal Parkway. He
stated the second driveway would allow additional capacity at the traffic signal by not
forcing all the exiting traffic to pass through the traffic signal to leave the development.
He stated the property had 700 feet of frontage which would typically allow an additional
drive, other than the private street at the signalized intersection.
Commissioner Nunnley questioned the private street and the spacing between the
intersection. Mr. Peters stated the ordinance stated drives should be 300 feet from
intersections. He stated the drive, if approved, would be 260 feet. Commissioner
Nunnley questioned the downside to granting the variance. Mr. Peters stated he did not
feel there was a downside to granting the variance. He stated it was not out of
character with other drives which had been approved by the City.
There was a general discussion concerning the existing travel lanes on Chenal Parkway
and the capacity of the travel lanes. Mr. Peters stated at the time the street
improvements to Chenal Parkway were installed the developer made improvements
based on a 20 year plan.
Commissioner Berry questioned if the driveway would be placed on a deceleration lane
or if the lane was a lane providing through movement. Mr. Peters stated there were
three through travel lanes in each direction adjacent to the site. He stated the drive
would be located on a through travel lane. Commissioner Berry stated he had concerns
with the placement of the driveway as proposed since the lane was a through travel
lane.
Mr. Frazier requested the driveway spacing variance request be removed from the plat
and the Commission vote on the plat request to allow the creation of two (2) lots. Staff
stated the reason the item was before the Commission was for the driveway spacing
request. Staff stated the developer had an approved preliminary plat for the property.
February 20, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-1471-A
8
Mr. Frazier questioned since the original approval included three (3) lots did the
Commission not need to approve the reduction to two (2) lots. Staff stated at an
administrative level they were allowed to reduce the number of lots to two (2).
There was no further discussion of the item. A motion was made to approve the
withdrawal request of the item. The motion carried by a vote of 10 ayes, 0 noes and
1 absent.
February 20, 2014
ITEM NO.: D 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.
February 20, 2014
SUBDIVISION
ITEM NO.: D (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.
February 20, 2014
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3933-B
3
STAFF UPDATE:
The applicant has not contacted staff concerning the Mitigation Plan for the landscaping
previously removed on this site. Staff recommends withdrawal of this item due to the
lack of responsiveness from the applicant.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was not present. There were registered objectors present. Staff stated
the property was under a court mandate to develop a mitigation plan. Staff stated the
court had allowed a couple of months for the preparation of the mitigation plan. Staff
presented a recommendation of deferred of the item to the April 3, 2014, public hearing
to allow for resolution of staff’s previous concerns.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: E 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,
February 20, 2014
SUBDIVISION
ITEM NO.: E (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.
February 20, 2014
SUBDIVISION
ITEM NO.: E (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.
D. 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.
E. 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.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request.
February 20, 2014
SUBDIVISION
ITEM NO.: E (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.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated February 20, 2014,
requesting the item be withdrawn from consideration without prejudice. Staff stated the
withdrawal request would require a waiver of the Commission’s by-laws with regard to
the late withdrawal request. Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. A motion was made to waiver the
Commission’s By-laws with regard to the late withdrawal request. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
The Chair entertained a motion of approval of the item as presented by staff. The
motion carried by a vote of 10 ayes 0 noes and 1 absent.
February 20, 2014
ITEM NO.: F 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:
Riddle 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.
BACKGROUND:
Ordinance No. 19,473 adopted by the Little Rock Board of Directors on February 7,
2006, rezoned the site from R-3, Single-family to PD-O to allow an existing structure to
be utilized as an office use. Interior renovations were proposed to the structure and the
existing parking lot was to be resurfaced. The applicant proposed a six (6) foot fence
along the street right-of-way of West 41st Street and Stannus Road. A gate was to be
placed along Stannus Road. Fencing was also proposed to be placed along the
mid-point of the property with the remainder of the parking to be left open for employees
of Wilson Elementary School and Rosedale Baptist Church to utilize as overflow
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
2
parking. The structure contained 5,600 square feet and was constructed as a Masonic
Lodge in 1951. Prior to the applicant’s occupancy the structure had been vacant
since 1998.
The site plan included a Phase II portion for development. The applicant indicated
future plans included the construction of a second building on the site not to exceed
5,600 square feet. All required parking to satisfy an office development would be
included in the redevelopment of the Phase II portion of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Affirmative Risk Management continues to grow and as a result is approaching
the Planning and Development Department in order to obtain permission to add
to the existing building and also encompass the remainder of ARM’s existing
parking lot within the fenced compound. At the present time the existing parking
lot at the rear of ARM’s current structure is not enclosed with fencing and is being
utilized as a basketball area (ARM funded this and paved the area for local
children to play for the last 6-years) and for overflow parking for PTA meetings
and school events related to Wilson Elementary.
As ARM has grown it has taken over existing training, conference, and storage
areas within its current structure to seat personnel. As a result, ARM is in need
of new floor space to utilize as on site storage of documents, supplies and
equipment. ARM is currently using floor space from Rosedale Baptist Church for
this purpose as an overflow. This agreement with Rosedale will likely not be
available in the future.
In addition, ARM’s training area and conference room(s) are no longer available
for their intended purpose which creates a hardship related to continuing
education of staff and business meetings along with a location for staff to enjoy
their lunches.
Based on historical activities of ARM there is not any anticipated increase in the
traffic associated with an expansion of the existing structure or encompassing the
existing parking lot. If approved the rear parking lot will be used to replace
parking spaces that will be lost as a result of the building expansion.
B. EXISTING CONDITIONS:
The site is located across from Wilson Elementary School and adjacent to
Rosedale Baptist Church. Currently the parking lot is being utilized as overflow
parking for Wilson Elementary School and Rosedale Baptist Church. The site
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
3
contains a two story structure currently being used as an office. There is a
narrow drive, which extends from Stannus Road to the rear parking area on both
the north and south sides of the building. There is very little landscaping or
green space located on the site.
Wilson Elementary School is located to the east of the site and Rosedale Baptist
Church is located to the southwest of the site. There are single-family homes
located to the south, across West 41st Street, and to the north, fronting 40th
Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one 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 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
Stannus Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 25 feet from centerline. - Ordinance
#19,474
2. Due to the proposed use of the property, the Master Street Plan specifies that
41st Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 25 feet from centerline. Provide a survey
showing the centerline of 41st Street. - Ordinance #19,474
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Stannus Street and 41st Street.
4. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Stannus Street and
41st Street including 5-foot sidewalks with the planned development.
Ordinance #19,474 was approved in 2006 for deferral of all boundary street
improvements for 5-years. The street improvements have not been
constructed as required by ordinance. The new back of curb should be
located 15.5 feet from centerline on Stannus Street and 41st Street. At least a
width of 20 feet of total pavement must be provided.
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
4
5. The existing fence along Stannus Street is located within the public right-of-
way and is not permitted. Obtain a franchise agreement from Public Works
(Bennie Nicolo, 371-4818) for the private improvements located in the right-
of-way.
6. A backup area is not provided for parking spaces 33 & 34.
7. The parking lot stormwater flume should not drain over the future sidewalk
along 41st Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on site. No construction of any new buildings
within five feet of existing sewer main. Contact Little Rock Wastewater for
details.
Entergy: Entergy has no objection. Building expansion appears to be clear of
existing power lines.
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. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
3. Contact Central Arkansas Water regarding the size and location of the water
meter.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
5
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: Less than ¼ mile for both Routes #9 and #14.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the John Barrow Planning District.
The Land Use Plan shows Public Institutional (PI) for this property. This category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The applicant has applied for a revision of an existing PD-O
(Planned Office District) to allow for a building expansion and additional parking.
Master Street Plan: Stannus Road 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 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 landscape and buffer ordinance
requirements.
2. The property to the west is zoned R-3, Single-family therefore, a seventeen
foot (17’) land use buffer is required.
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
6
3. 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.
4. 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.
5. Interior landscape areas shall comprise a minimum of eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Mark L. Pollack of ARM was present representing the request. Staff
presented an overview of the development stating there were a few outstanding
technical issues associated with the request in need of addressing. Staff
requested the site plan clearly identify the property lines. Staff also requested
details of the proposed fencing to be located within the rear of the property
including construction materials and total height.
Public Works comments were addressed. Staff stated right of way dedication
was required to 50-feet from centerline on Stannus Road and West 41st Street.
Staff stated with the approval in 2006 a 5-year deferral was approved for the
street construction to the abutting streets. Staff stated the deferral time had
expired and the improvements were now required. Staff stated any private
improvements located in the right of way would require a franchise agreement.
Staff stated the parking lot flume should not drain onto the future sidewalk along
West 41st Street.
Landscaping comments were addressed. Staff stated the property to the west
was zoned residentially therefore a 17-foot land use buffer was required. Staff
stated screening was also required along this perimeter as well. Staff stated
interior landscape areas were to comprise a minimum of eight percent of any
vehicular use area which contained twelve or more parking spaces.
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
7
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 addressing staff’s concerns raised at
the December 5, 2013, Subdivision Committee meeting. The revised plan clearly
identifies the property lines, indicates the proposed fencing to be located around
the perimeters, and the minimum landscape strips required by the buffer and
landscape ordinances.
The request is to amend the previously approved PD-O to allow the existing
office user to expand their present building square footage. The existing building
contains 5,608 square feet located on two levels. The proposed addition is to
allow 4,128 square feet of floor area on two levels. Upon completion the total
building square footage on both levels will be 9,736 square feet of floor area.
The site plan indicates the placement of 34 on-site parking spaces. Four of the
spaces will be located in front of the building and the remaining spaces will be
located in the rear of the building. Based on the typical minimum parking
required to serve an office use 24 parking spaces would typically be required.
Currently the proposed parking area in the rear of the building is paved but not
striped for parking. Upon redevelopment of the site striping and landscape
islands will be installed in this area.
The site plan indicates perimeter fencing will be placed along the western
property line and the southern property where not currently in place. The plan
indicates plant materials will be placed along the western and northern perimeter
to provide screening of the adjacent property.
The typical hours of operation are from 8:00 am to 5:00 pm Monday through
Friday. The applicant has indicated based on their business and the clients they
serve, many in different time zones and some overseas, there are employees
who work outside these hours. The employees are allowed flextime hours to
allow mothers to be home with their children when they arrive home from school.
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
8
The applicant is requesting the hours of operation be amended to 6:00 am to
7:00 pm but be allowed the flexibility to allow employees to work additional hours
when necessary to meet client’s needs.
The applicant has provided the right of way dedication and sidewalk to meet the
Boundary Street and Master Street Plan requirement. The applicant was
previously allowed a 5-year deferral of the required improvements to Stannus
and 41st Streets. The deferral has expired and the street construction must be
completed with the current application request.
The landscaping proposed with the new parking area is not in full compliance
with the typical standards of the Landscape Ordinance. Staff feels with additional
plantings the landscaping as proposed meets the intent of the ordinance. Staff
recommends in addition to the existing trees and shrubs shown on the site plan
the applicant provide one (1) additional tree and place additional shrubs within
the landscape area on Stannus Road to screen the paved area. In addition staff
recommends additional shrubs be placed within the landscape strip along 41st
Street adjacent to the paved area to aid in screening the parking lot.
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
building expansion as proposed will adversely impact the development or the
area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends one additional tree and additional shrubs be placed along
Stannus Road and additional shrubs be placed adjacent to the paved area along
41st Street to screen the parking areas.
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.
February 20, 2014
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-7950-A
9
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 ACTION: (FEBRUARY 20, 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 one additional tree and
additional shrubs be placed along Stannus Road and additional shrubs be placed
adjacent to the paved area along 41st Street to screen the parking areas.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 1 FILE NO.: S-1720
NAME: Ten Four LLC Subdivision Site Plan Review
LOCATION: Located at 13726 – 13822 Arch Street Pike
DEVELOPER:
Ten-Four LLC
11850 Arch Street Pike
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
CURRENT ZONING: Not Applicable – located in the area in which the City exercises
Subdivision Control only
PLANNING DISTRICT: 28 – Arch Street South
CENSUS TRACT: 40.06
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking approval per Section 31-13 of the Little Rock Code to
allow the construction of multiple buildings on a single site located within the
City’s Extraterritorial Planning Jurisdiction. The developer proposes to construct
six (6) buildings of duplex housing. The units are proposed as two (2) and three
(3) bedroom units. The units are indicated with a minimum separation of 10-feet.
The property is located within the City’s Extraterritorial Planning Jurisdiction in
which the City exercises enforcement of the Subdivision Ordinance only.
B. EXISTING CONDITIONS:
This area of Arch Street Pike contains a number of uses including commercial,
public institutional and residential. This property contains two vacant single-
family homes with driveway access to Arch Street Pike. There is an occupied
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
2
single-family home to the south of the proposed development area. Arch Street
Pike is a State Highway constructed with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received several informational phone calls 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.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Arch Street
Pike (AR Hwy 367) including 5-foot sidewalks with the planned
development. The new back of curb should be located 29.5 feet from the
existing centerline.
2. AHTD has denied any improvements to be made to AR HWY 367 adjacent
to this property.
3. Arch Street Pike is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on principal
arterial streets is a minimum 300 feet between driveways and 150 feet from
property lines. The width of driveway must not exceed 36 feet.
7. In accordance with 31-210 (h)(12), access driveways running parallel to the
street shall not create a four-way intersection within 75 feet of the future
curb line of the street.
8. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
9. 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
3
10. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
11. 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).
12. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Provide septic certification from the Arkansas Department of Health
concerning the proposed wastewater disposal system prior to construction.
Little Rock Wastewater – Outside service boundary, no comment.
Entergy: Entergy has power distribution lines on the east side of Arch Street
Pike and service to a couple of structures on the west side at these addresses.
Entergy will require an easement for any distribution extension to provide service
to these duplexes. Drivable access to facilities will be required.
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. 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.
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
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
4
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. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. 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.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project.
10. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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: Provide a letter from the area volunteer fire department
indicating their knowledge of the proposed development and their ability to serve
the development. Little Rock Fire Department - Place fire hydrant(s) per code.
Maintain access. Contact the Little Rock Fire Department for additional
information.
County Planning:
1. Provide letter of application.
2. Give development a title.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
5
3. Provide the name and address of owner of record.
4. Provide source of title.
5. Provide the name and address of the developer or state same.
6. Provide state plan coordinates for two property corners.
7. Provide surveyor seal and signature.
8. Provide engineering seal and signature.
9. Provide vicinity map.
10. Provide lengths and bearings for all property lines. Also, tax records show a
bisecting property line across Lot 20.
11. Show contours at maximum 4-feet intervals.
12. Show natural features.
13. Show water courses across tract.
14. Show cultural features.
15. Label adjacent property owners/subdivisions.
16. Provide development summary.
17. Verify the development plans with existing subdivision covenants/Bill of
Assurance.
18. Show source of water supply.
19. Provide approval of sanitary sewer system.
20. Provide letter of approval from local fire department.
21. Provide grading/storm drainage plan.
22. Verify site suitability.
23. Obtain permits/approval for multiple driveways from highway 367 from
AHTD.
24. Increase/redesign development so duplexes have required setbacks
(40-feet front, 25-feet rear) from all right of way lines. Suggest mirroring
duplexes closest to Arch Street Pike to share access road with second row
of duplexes.
25. Designate ADA parking space(s).
26. Pay $33.00 review fee to County Planning.
27. Provide FEMA flood panel number and confirm SFHA status.
28. Provide grading plan stormwater and drainage plan for Public Works review.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
6
29. Dedicate additional right of way along 367 to equal one half of 120-feet or
60-feet west of Highway 367 centerline. Label existing centerline and
existing and proposed right of way.
30. Construct driveways to County Local Road standards (60-feet right of way,
28-feet of pavement width.)
31. Provide road construction design drawings and specifications.
CATA: Out of service area. Nearest bus route is 3.5 miles away.
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. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the Landscape Ordinance of the City, Section 15-81.
3. The property to the north, south and west are used with a more restrictive in
nature therefore, a minimum twenty seven and a half (27.5) foot buffer (6%
of the average lot width) is required on the north and south property line and
a fifty (50) foot wide buffer (the maximum dimension) is required along the
west property line.
4. The zoning buffer ordinance requires a fifty foot (50’) street buffer along
Arch Street Pike.
5. Interior landscape areas shall comprise a minimum of eight (8) percent of
any vehicular use area containing twelve (12) or more parking spaces.
6. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
7
7. 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.
8. Dumpsters shall be screened from abutting properties and streets. The
screen shall exceed the height of the dumpster or trash containment areas
by at least two (2) feet not to exceed eight (8) feet total height.
9. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
10. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
The applicant was not present. Staff presented the item stating they would work
with the applicant to resolve any outstanding technical issues associated with the
request prior to the item being forwarded to the Commission. 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 January 29, 2014, Subdivision Committee meeting. The
revised plan has reduced the number of units to 12 units contained in six (6)
buildings. Each of the buildings will have four (4) parking spaces. The site plan
indicates a single drive from Arch Street Pike to the proposed parking area. The
driveway is located approximately 10-feet from the northern property line. The
buildings are set at 43.6 feet from the north property line and 40-feet from the
southern property line.
The request is for approval of a multiple building site plan per Section 31-13 of
the Little Rock Code. The site is located within the City’s Extraterritorial Planning
Jurisdiction in which the City exercises enforcement of the Subdivision Ordinance
only. The units are proposed as two (2) and three (3) bedroom units. The units
are indicated with a minimum separation of 10-feet.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
8
The zoning buffer ordinance requires the placement of a 50-foot landscape street
buffer along Arch Street Pike. The plan submitted indicates the placement of a
9-foot landscape strip which is the minimum landscape strip that complies with
both the Zoning Buffer Ordinance and the Landscape Ordinance. The developer
has not indicated a hardship as the reason the street buffer was not included on
the revised site plan. Staff feels based on the size of the property and there
appears to be ample area to provide the required street buffer the development
should provide the street buffer as required to meet the buffer ordinance, 50-feet.
The site plan indicates the placement of 24 parking spaces to serve the 12 units.
Based on the zoning ordinance a total of 18 parking spaces would normally be
required to meet the minimum requirement. Staff feels the parking as indicated
should be adequate to serve the development.
The driveway proposed does not comply with the typical standards of Chapters
30-43 and 31-210. The drive should be placed a minimum of 300 feet between
the drives and 150 feet from the property line. The width of the driveway must
not exceed 36-feet in width. Staff recommends the driveway be relocated to
comply with the typical standards of City ordinance.
The buildings are proposed containing approximately 2,000 square feet. The
total building area on the site is approximately 12,000 square feet. The site
contains 10.13 acres. The building coverage for the site is minimal.
The development this located outside the City limits of Little Rock therefore the
development will not have access to City sewer service. The applicant has
indicated a septic system will be put in place to serve the proposed units. Each
of the units will have an individual system and individual fill lines. The applicant
must provide staff with approval of the proposed system prior to construction of
the proposed duplex units.
Staff is generally supportive of the proposed development. The applicant is
requesting to place 12 units on a site containing 10+ acres. Due to the size of
the property staff feels the 50-foot street buffer should be provided along Arch
Street Pike. In addition staff feels the driveway should be relocated to comply
with the typical standards of the Boundary Street and Subdivision Ordinances.
Based on the outstanding technical issues associated with the site plan staff is
not in support of the application as filed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
9
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they originally did not support the applicant’s proposal due to
the placement of the driveway and the street buffer not complying with the minimum
standards of the Landscape Ordinance. Staff stated the applicant had agreed to
relocate the drive to the center of the property and to place a 50-foot street buffer along
Arch Street Pike. Staff stated they were now in support of the request. 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 of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 2 FILE NO.: S-1721
NAME: Alexander Distribution Warehouse Subdivision Site Plan Review
LOCATION: Located on South Loop Road just North of Alexander Road
DEVELOPER:
Saad Development Corporation
3601 Spring Hill Business Park Suite 200
Mobile, AL 36608
ENGINEER:
White-Daters and Associates
Mr. Joe White
24 Rahling Circle
Little Rock, AR 72223
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
VARIANCE/WAIVERS: A variance from Section 29-186 to allow advanced grading
on an adjacent property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains 42+ acres and is located on South Loop Road just north of
Alexander Road. The property is currently zoned I-2, Light Industrial District.
The request is for approval of a site plan per Section 31-13 of the Little Rock
Code to allow the construction of multiple buildings on a single site. The
development is proposed as a build to suit project for a large national tenant.
The building will cover just over 300,000 square feet of warehouse space to allow
package distribution for the Central Arkansas area. Access for the trucks will be
taken from a new arterial along the southern boundary of the development which
connects to South Loop Road just north of Alexander Road.
The developer is requesting a variance from the City’s Land Alteration Ordinance
to allow advanced grading on an adjacent site just to the east. The property is
owned by the seller. The applicant states grading in this area will allow the
properties to match grade and eliminate the need to haul fill into this site.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
2
B. EXISTING CONDITIONS:
The site is a pasture bounded by a railroad main line on the northwest and an
electrical transmission line on the south. The site is relatively flat with few trees.
There is a stock pond located within the property near the western edge. The
east bound lanes of South Loop Road have been constructed. The right of way
is in place for the west bound lanes. The bridge crossing the railroad main line is
an elevated bridge and was constructed as a two-lane bridge. Alexander Road is
located to the south of this site and Mabelvale West Road to the north.
Alexander Road is a two lane road with open ditches for drainage. Some
improvements have been made to the intersection of Mabelvale West Road
South Loop Road however the north side of the intersection is an open ditch.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200-feet of the site along with
Southwest Little Rock United for Progress, the Alexander Road Neighborhood
Association and the Meyer Lane Neighborhood Association were notified of the
public hearing. (The Meyer Road Neighborhood Notice was returned to staff and
marked unforwardable. In addition staff called the phone number listed for the
contact person. The phone number has been disconnected.)
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to Master Street Plan requirements and restriction of the right-of-way
purchase deeds, the only full access to South Loop Road is from arterial
and collector streets. The proposed commercial street to the north must be
removed.
2. Per the Master Street Plan, half of a minor arterial street should be
constructed along the south property line to the west property line with a
temporary gravel turnaround of 100 feet in diameter. Additional street width
is needed at the South Loop Road intersection.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to the new
minor arterial street along the south property line including 5-foot sidewalks
with the planned development. One half of a minor arterial street consists of
27.5 feet of pavement with a 2 foot curb and gutter section. The full street
width must be constructed at the South Loop Road intersection. A median
cut can be constructed of sufficient size and width for a future minor arterial
street intersection from the east.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
3
4. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance must
be requested to grade off the proposed site.
6. Stormwater detention ordinance applies to this property.
7. 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.
8. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
11. The proposed location of the new driveway to the subject property on the
new minor arterial street must be located at least 600 feet from the South
Loop Road right-of-way and at least 150 feet from the property line of the
subject property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy Distribution does not object, but Entergy Transmission will
need to review and respond.
Center-Point Energy: No comment received.
AT & T: No comment received.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
5. 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. 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. 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
5
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
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.
County Planning: No comment.
CATA: Out of service area.
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. Interior landscape areas shall comprise a minimum of eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
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.
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: (January 29, 2014)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the request was for a
multiple building site plan review to allow the placement of a warehouse
distribution center on 40+ acres. Staff stated there were few outstanding
technical issues associated with the request. Staff requested Mr. White provide
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
6
the maximum building height for the structures, the percentage of building
coverage and the number of parking spaces indicated for employee parking.
Public Works comments were addressed. Staff stated access to South Loop
Road was not permitted due to conditions placed on the Federal Grant received
to construct the street. Staff stated the stormwater detention ordinance would
apply to the development of the property. Staff questioned if grading would take
place off-site. Staff stated half street improvements were required to the
proposed arterial street.
Landscaping comments were addressed. Staff stated interior landscape areas
were to comprise a minimum of eight percent of the vehicular use area
containing twelve or more parking spaces. Staff stated prior to the issuance of a
building permit a landscape plan prepared by a registered landscape architect
would be required.
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 January 29, 2014, Subdivision Committee meeting. The
applicant has provided the maximum building height for the building, the
percentage of building coverage and the number of parking spaces to serve the
employees.
The property is currently zoned I-2, Light Industrial District. The request is for
approval of a site plan per Section 31-13 of the Little Rock Code to allow the
construction of multiple buildings on a single site. The principal structure is
proposed containing 305,000 square feet of warehouse space. The site has
been moved to the west and no longer has frontage on South Loop Road. The
reason for the relocation was to avoid wetlands located near the southeastern
portion of the site. The improvements to South Loop Road will be completed at
the time the property with frontage is developed. Access to the development will
be taken from a new arterial, future Mabelvale Cut-off Road, along the southern
boundary of the development.
The developer is requesting to construct the full 59 foot width of the east
1,280 feet of the Mabelvale Cut-off Extension as shown on the Master Street
Plan with sidewalk on the north side only and construct a temporary cul de sac at
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
7
the end of the paving. In addition the applicant is proposing to place a full traffic
signal at the intersection of Mabelvale West and South Loop Road along with
restriping of the intersection and one lane of additional paving on the north side
of the intersection as outlined by the Public Works staff. This construction will be
completed in lieu of the half street improvements for the entire length of the
Mabelvale Cut-off Extension adjacent to the applicant’s property. At the time the
street design of Mabelvale Cut-off is submitted to Public Works for review and
approval a traffic study will be required to determine the design of the intersection
and the need for a traffic signal at the intersection of Mabelvale Cut-off and South
Loop Road.
The building coverage proposed for the principal structure is 15.4 percent. The
entrance building is proposed containing 3,140 square feet with a building
coverage of 0.16 percent and the vehicle maintenance building is proposed
containing 5,180 square feet of floor area with a building coverage of
0.26 percent.
The site plan indicates a total of 630 employee parking spaces will be
constructed with the initial development. An additional 120 spaces are indicated
on the site plan as future expansion of the employee parking area.
The applicant has indicated the maximum building height proposed is 45-feet.
The I-2, Light Industrial Zoning District allows a maximum building height of
45-feet. All signage is proposed to comply with the typical standards of the
zoning ordinance for industrially zoned property.
The developer is requesting a variance from the City’s Land Alteration Ordinance
to allow advanced grading on an adjacent site just to the east. The property is
owned by the seller. The applicant states grading in this area will allow the
properties to match grade and eliminate the need to haul fill into this site.
Staff is supportive of the proposed development and the street improvements as
indicated by the applicant. The request is for a multiple building site plan review
to allow the placement of a warehouse distribution facility on this I-2, Light
Industrial zoned property containing 40+ acres. The site plan appears to fully
comply with the minimum standards of the zoning district. There is a variance
associated with the City’s Land Alteration Ordinance to allow grading of a portion
of an adjacent site with the grading of this site. Staff is supportive of allowing the
grading as proposed. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
8
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 from the City’s Land
Alteration Ordinance to allow grading of a portion of an adjacent site with the
grading of this site.
Staff recommends in-lieu of construction of one-half street improvements to
Mabelvale Cut-off Road the applicant construct the full 59 foot width of the east
1,280 feet of the Mabelvale Cut-off Extension as shown on the Master Street
Plan with sidewalk on the north side only and construct a temporary cul de sac at
the end of the paving.
Staff recommends at the time the street design is submitted to Public Works for
review and approval a traffic study will be required to determine the design of
the intersection and the need for a traffic signal at the intersection of Mabelvale
Cut-off and South Loop Road.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were 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 variance request from the
City’s Land Alteration Ordinance to allow grading of a portion of an adjacent site with
the grading of this site. Staff presented a recommendation in-lieu of construction of
one-half street improvements to Mabelvale Cut-off Road the applicant construct the full
59 foot width of the east 1,280 feet of the Mabelvale Cut-off Extension as shown on the
Master Street Plan with sidewalk on the north side only and construct a temporary
cul de sac at the end of the paving. Staff presented a recommendation at the time the
street design was submitted to Public Works for review and approval a traffic study was
required to determine the design of the intersection and the need for a traffic signal at
the intersection of Mabelvale Cut-off and South Loop Road.
Mr. Joe White of White-Daters and Associates addressed the Commission on the merits
of the request. He stated the property was zoned I-2, Light Industrial which allowed the
construction of the facility as proposed. Mr. White stated the only reason the
development was before the Commission was to allow multiple buildings as per the
Subdivision Ordinance. He stated he had suggested to the developers to place the
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
9
loading dock doors on the south side of the building due to grade issues. Mr. White
stated the developers refused this suggestion because of their sensitivity to the
neighborhood. He stated the developers were requesting to construct the entire width
of Mabelvale Cut-off Extension along their frontage instead of constructing ½ street
improvements along their entire frontage. Mr. White stated the street construction for
full width verses ½ width construction had been done before the most recent case was
LaMarche Drive next to the Gardens at Valley Falls. He stated the developers were
providing a traffic signal at the intersection of Mabelvale West and South Loop Road to
allow safe access to the site.
Ms. BJ Wyrick, City Director Ward 7, addressed the Commission with concerns. She
stated she was a property owner in the area and lived across Alexander Road from the
proposed development. She stated she understood property rights, zoning and the site
plan review process. Director Wyrick stated she was concerned with the impact the
proposed development would have on the new South Loop Road. She stated before
South Loop Road was constructed the neighborhood had two (2) entrances but both
were impacted by at-grade railroad crossings. Director Wyrick stated the limited access
impacted public health and safety for area residents. She stated the volume of traffic
and the truck traffic from the facility would impact South Loop Road. Director Wyrick
stated she was aware a traffic study had been completed and the volume of traffic did
not meet warrants to place a traffic signal at the intersection of South Loop Road and
the Mabelvale Cut-off Extension. Director Wyrick stated even if warrants were not met
there would be a need for a traffic signal at the intersection.
Ms. Pam Adcock, President of Southwest Little Rock United for Progress, addressed
the Commission with concerns. She stated the developer should be required to
construct full street improvements connecting to Alexander Road with the new
construction and to place a traffic signal at the intersection of South Loop Road and
Mabelvale Cut-off Extension.
Mr. Ronnie Dedman addressed the Commission with concerns. He stated he lived in
the area and was concerns with traffic flow. He stated South Loop Road had improved
access to the area.
Mr. White stated the developers were not prepared to construct the full street
improvements from the site to Alexander Road. The Commission questioned the traffic
study which had been completed. Mr. White stated there were two (2) questions being
generated about traffic signals. He stated one was if a traffic signal was warranted at
Mabelvale West and South Loop Roads located to the north of the site and if a traffic
signal was warranted at South Loop Road and Mabelvale Cut-off Extension. Mr. White
stated according to the traffic study the warrants would be met at the intersection of
Mabelvale West and South Loop Roads but not on the Mabelvale Cut-off Extension and
South Loop Road.
February 20, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1721
10
Mr. Ernie Peters addressed the Commission stating it would be a number of years
before a light was warranted at South Loop Road and Mabelvale Cut-off Extension. He
stated without the new development warrants were not met for a traffic signal at
Mabelvale West and South Loop Roads. Mr. Peters stated only when the projections
for the new development were factored into the overall traffic counts did the intersection
of South Loop and Mabelvale West Roads meet warrants for the traffic signal.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 3 FILE NO.: Z-1667-A
NAME: 65th Street Geyer Springs Road Short-form PCD
LOCATION: Located at 6501 Geyer Springs Road
DEVELOPER:
Wingfield Martin Real Estate
221 West 2nd Street
Little Rock, AR 72201
ENGINEER:
BTE – Blaylock Threet Engineers, Inc.
1510 South Broadway
Little Rock, AR 72202
AREA: 3.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial/Retail
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center and/or private club as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated January 29, 2014, requesting deferral of this
item to the April 3, 2014, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated January 29,
2014, requesting deferral of the item to the April 3, 2014, public hearing. Staff stated
they were in support of the deferral request.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 4 FILE NO.: Z-6323-R
NAME: The Village at Rahling Road Revised Long-form PCD
LOCATION: Located on Rahling Circle
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
Tim Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.98 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses and Add an events center as an
allowable use for Lot 7
VARIANCES/WAIVERS REQUESTED: Variances from the Master Street Plan and
Boundary Street Ordinances to allow the drive on Lot 7 to develop as proposed.
BACKGROUND:
On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which
established The Village at Rahling Road Long-form PCD. The PCD created a 14-lot
development with C-2, Shopping Center District uses being permitted. The initial action
approved a site plan for Lots 1 and 2 of the development with the intent being that each
of the remaining lots would be brought to the Commission and Board of Directors for a
revision to the PCD on an individual lot basis as a particular development was
proposed.
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
2
Ordinance No. 20,191 adopted by the Little Rock Board of Directors on November 17,
2009, approved a site plan for Lot 7 of the Village at Rahling Road development. The
project contained approximately 1.7 acres located near the southeast corner of Rahling
Road and Chenal Parkway. The proposal was to construct a small strip center utilizing
C-2, Shopping Center District uses as allowable uses. The site plan included the
placement of an outdoor deck for dining. The building contained 16,140 square feet
and the deck contained 1,760 square feet. A total of 77 parking spaces were indicated
on the site plan.
The approval allowed a new drive from Rahling Circle to Chenal Parkway. The drive
was proposed with 36-feet of pavement and connected to Chenal Parkway at the
existing traffic signal serving the Promenade at Chenal Shopping Center.
As a part of the PCD request the developers requested to remove from the originally
approved PCD the requirement that all buildings were to be constructed within 13 feet of
the back of curb of the loop street for the remaining undeveloped lots.
On September 13, 2012, the Planning Commission approved a two year time extension
for the approval of the PCD zoning for Lot 7 of the Village at Rahling Road. The
development has not occurred.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project as planned is consistent with the proposed development framework
originally proposed for the Village when first approved in 1997. When originally
proposed the Village included dense urban development inside of and around
Rahling Circle, with large expanses of landscape and buffer along Chenal
Parkway and Rahling Road.
The current request includes a review of Lots 1A, 1B, 1C and 7, the Village at
Rahling Road. The Building located on Lot 1A is existing containing
10,900 square feet. The lot area proposed for the new lot contains
49,926 square feet. The site plan indicates a total of 41 parking spaces located
on Lot 1A.
Lot 1B is proposed with a multi-use event center for the location community. The
center will operate from 7:00 am to 10:00 pm with the exception of Friday and
Saturday when the hours may be extended to 12:00 am. The building is
proposed containing 10,300 square feet of floor area with a total lot area of
74,730 square feet. The site plan indicates a total of 91 on-site parking spaces
to serve the use.
Lot 1C contains a shared parking area. With this site plan the area is indicated
for future development.
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
3
Lot 7 is indicated containing 99,879 square feet of land area. The site plan
indicates 16,140 square feet of building area with a 1,760 square foot covered
outdoor deck. The site plan indicates 78 on-site parking spaces.
B. EXISTING CONDITIONS:
The site is a cleared flat site with street improvements in place. The property
was cleared and graded with initial development of the conceptual PCD for the
Village at Rahling Road. Access to the lot proposed for development is via
Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent
to the site proposed for development situated around Rahling Circle. There is a
larger building located near Rahling Road constructed as a multiuse building
through the original approval of the PCD. The Promenade at Chenal, a new
shopping mall, has recently been constructed across Chenal Parkway.
Rahling Circle has been constructed as a private drive. There are sidewalks in
place along the property frontage. Chenal Parkway is constructed as a four lane
median divided roadway. There are no sidewalks in place along the frontage of
this property on the parkway. There is a traffic light located at Chenal Parkway
and the proposed new drive extending from Rahling Circle.
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 Villages of
Wellington Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stormwater detention ordinance applies to this property. Is detention
provided off-site for this property?
2. The intersection should be designed to meet AASHTO intersection
standards including pedestrian signalization and striping. Coordinate design
of traffic signal upgrade with proposed street improvements. Plans to be
forwarded to Traffic Engineering for approval.
3. Private streets are to be constructed to public street standards. For access
to the signal, the access road must be constructed as a street and not a
driveway. Per the Master Street Plan at least 100 feet is required between
reverse curves on commercial streets.
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
4
4. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Lot 7 along Chenal Parkway in accordance with Section 31-175
of the Little Rock Code and the Master Street Plan.
5. Sidewalks with appropriate handicap ramps are required to be constructed
along the proposed private street between Chenal Parkway and Rahling
Circle in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. A concrete apron should be installed at the intersection of the proposed
private street and Chenal Parkway.
8. 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.
9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The
centerline grade of the proposed street cannot exceed 15%. The nearest
100 feet from the signalized intersection must not exceed 5% centerline
grade.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. 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.
12. The intersection should be designed to meet AASHTO intersection
standards including pedestrian signalization and striping. Coordinate design
of traffic signal upgrade with proposed street improvements. Plans to be
forwarded to Traffic Engineering for approval.
13. 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.
14. The proposed right turn lane should be designed with a 250 foot stack and
100 foot taper.
15. Per the Master Street Plan, the proposed new leg of the intersection should
be designed with a WB right turn lane, WB thru lane, and WB left turn lane.
The left turn lane on the west leg of the intersection will be restriped to
function as a through lane only.
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Existing sewer on Lot 1B may
need relocation prior to construction of the building as shown.
Entergy: Underground distribution facilities exist in the area along the north
edge of Lot 1B and along the rear lot line of Lot 7. Contact Entergy well in
advance of service requirement needs so that plans can be made to tap existing
lines.
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.
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. 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
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
6
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: Out of service area – nearest bus route over 3-miles away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
This request is located in the Chenal Planning District. The
Land Use Plan shows Commercial (C) for this property. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
applicant has applied for a revision to the existing PCD (Planned Commercial
District) to allow for an Event Center and other retail uses on three (3) of the
tracts around Rahling Circle. Any tracts with frontage on Chenal Parkway would
be subject to the Chenal Design Overlay District.
Master Street Plan: Rahling Circle 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 intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a twenty-three (23) foot street buffer
along Rahling Circle at Lot 7.
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
7
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.
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: (January 29, 2014)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were a
number of outstanding technical issues associated with the request in need of
addressing. Staff questioned the activities of the proposed events center. Staff
also questioned the proposed hours of operation. Staff questioned the proposed
uses for Lot 7. Staff also questioned the days and hours of operation of the
businesses to locate on Lot 7.
Public Works comments were addressed. Staff stated the driveway intersection
with Chenal Parkway could not be approved as indicated on the site plan. Staff
stated the driveway should be constructed as a street which then would allow for
left turns. Staff stated the proposed right turn on Chenal Parkway should be
constructed with 250-foot of stack and 100-foot of taper. Staff stated the City’s
Stormwater Detention Ordinance would apply to the future development of the
proposed lots.
Landscaping comments were addressed. Staff stated Lot 7 was required a
23-foot street buffer along Rahling Circle. Staff also stated an automatic
irrigation system was required to water landscaped areas and a landscape plan
prepared by a registered landscape architect would be required at the time of
building permit.
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 January 29, 2014, Subdivision Committee meeting. The
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
8
request is to allow a revision to the approved PCD the Village at Rahling Road to
allow the creation of additional lots and approve a site plan for two of the
proposed lots.
Lot 1 is proposed with Lots 1A, 1B and 1C. Lot 1A is proposed containing
1.15 acres, Lot 1B containing 1.72 acres and Lot 1C containing 1+ acres. The
request also includes review and approval of a site plan for Lot 7 the Village at
Rahling Road.
Lot 1A contains an existing building with 10,900 square feet. The site plan
indicates 41 parking spaces on this lot. C-2, Shopping Center District uses are
requested as allowable uses for this lot. All signage is to comply with the Chenal
Architectural Design Elements for the Village at Rahling Road and City
ordinance. The site plan indicates a maximum ground mounted sign height of six
feet and a total sign area not to exceed forty square feet. Building signage will
not exceed signage allowed in commercial zones or a maximum of ten percent of
the façade area. The building is proposed with a maximum height of thirty-five
(35) feet. All site lighting will be low level and directed downward and into the
site and away from adjacent properties.
Lot 1B is proposed for the construction of a new building containing
10,300 square feet and 91 parking spaces. The applicant is requesting an
events center as the allowed use for this lot. Lot 1C is a paved parking lot
shared by the properties within the development.
Lot 1A is proposed containing 1.15 acres, Lot 1B containing 1.72 acres and Lot
1C containing 1+ acres. The request also includes review and approval of a site
plan for Lot 7 the Village at Rahling Road.
The site plan indicates the placement of landscape strips between Lots 1A, 1B
and 1C less than the 9-foot typically required. The plan indicates each of these
areas with a 6.5-foot landscape strip allowing a total of 13-feet between the two
lots. In addition the street buffer on each of the lots as well as Lot 7 is indicated
less than the 9-foot typically required to comply with the minimum ordinance
standards. Staff is supportive of allowing the landscape as indicated on the site
plan. The overall development has been constructed with reduced landscape
strips and in most places no street buffer is in place.
The development of Lot 1B is for a building containing 10,300 square feet of floor
area and 91 parking spaces. The applicant has indicated the hours of operation
for Lot 1B will be from 7:00 am to 10:00 pm Sunday to Thursday and from
7:00 am to 12:00 am Friday and Saturday. The use of the building is for an
events center as defined by the City of Little Rock Ordinances. No other use is
proposed. All signage is to comply with the Chenal Architectural Design
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
9
Elements for the Village at Rahling Road and City ordinance. The site plan
indicates a maximum ground mounted sign height of six feet and a total sign area
not to exceed forty square feet. Building signage will not exceed signage allowed
in commercial zones or a maximum of ten percent of the façade area. The
building is proposed with a maximum height of thirty-five (35) feet. All site
lighting will be low level and directed downward and into the site and away from
adjacent properties.
The developer of the site, “Noah's, has several facilities across the U.S.
According to the web site Noah’s is a great place for off-site meetings,
trainings, expos, family events, weddings, or any life event”. Most of the
buildings listed on their Web site have a maximum load capacity of 550 persons.
Each of the buildings allow for a portion of the building or the entire building to be
rented depending upon the number of persons to be serve.
Parking for a lodge hall, exhibition hall, club and similar places of public
assembly is one space per 100 gross square feet of floor area. Based on the
building square footage the typical parking required would be 103 spaces. Staff
is supportive of the parking as proposed. Within this area there is street parking
and a large shared parking lot is located on proposed Lot 1C.
The development proposed on Lot 7 is a strip center containing 16,140 square
feet of building area and 1,760 square feet of covered deck area. The proposed
uses of the building are C-2, Shopping Center District uses. The parking
indicated on the plan is 78 spaces. Based on the typical parking required for a
mixed use development a total of 79 spaces would typically be required. The
development has been constructed with parallel spaces on the street and a
centralized parking area to serve the users. Staff feels with the available parking
the parking proposed is adequate to serve the proposed use and will not impact
the remainder of the development.
The hours of operation for Lot 7 are from 6:00 am to 2:00 pm seven days per
week. All signage is to comply with the Chenal Architectural Design Elements for
the Village at Rahling Road and City ordinance. The site plan indicates a
maximum ground mounted sign height of six feet and a total sign area not to
exceed forty square feet. Building signage will not exceed signage allowed in
commercial zones or a maximum of ten percent of the façade area.
The building is proposed with a maximum height of thirty-five (35) feet. All site
lighting will be low level and directed downward and into the site and away from
adjacent properties.
The developers have indicated the placement of a 60-foot private street
extending from Rahling Circle to Chenal Parkway. The private street is proposed
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
10
to be recorded in conjunction with the final platting of Lot 7 referencing the drive
as shared. The drive is proposed to connect on Chenal Parkway at an existing
traffic light serving the Promenade at Chenal Shopping Center. Staff is
supportive of the driveway conditioned upon with the final construction plans, the
intersection must include pedestrian safe areas in the center median areas with
pedestrian signals and actuation buttons. This may require the developer to
lengthen the existing median.
With the design of the private street there are three variance requests. A
variance from the Master Street Plan to allow the maximum centerline grade to
be twelve percent (12%). The centerline grade of the minor commercial street
must be a maximum of fifteen percent (15%). The second is a variance from the
Master Street Plan to allow a minimum horizontal tangent distance of 100-feet
between reverse curves. The proposed distance with this plan is 40-feet. (A
distance of 50-feet is required on residential streets.) The final variance is to
allow the driveway located less than 250-feet from the property lines.
Staff is supportive of the request. The Village at Rahling Road has been
developing with a mixture of uses including office and commercial uses. Staff
does not feel the approval of the site plan to allow the creation of three (3) lots
from the existing single lot and to allow the development of Lot 7 in a similar
configuration as previously approved will adversely impact the development tor
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.
Staff recommends approval of the following variances associated with the private
street adjacent to Lot 7:
a. A variance from the Master Street Plan to allow the maximum
centerline grade to be fifteen percent (15%).
b. A variance from the Master Street Plan to allow a minimum horizontal
tangent distance of 100-feet between reverse curves.
c. A variance from the Subdivision Ordinance and the Boundary Street
Ordinance to allow the driveway located less than 250-feet from the
property lines
February 20, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-R
11
PLANNING COMMISSION ACTION: (FEBRUARY 20, 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
variances associated with the private street adjacent to Lot 7:
a. A variance from the Master Street Plan to allow the maximum centerline
grade to be fifteen percent (15%).
b. A variance from the Master Street Plan to allow a minimum horizontal tangent
distance of 100-feet between reverse curves.
c. A variance from the Subdivision Ordinance and the Boundary Street
Ordinance to allow the driveway located less than 250-feet from the property
lines.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 5 FILE NO.: Z-6848-C
NAME: Tract A Pleasantree Addition Revised Short-form PD-R
LOCATION: Located in the 1500 Block of Pickering Drive
DEVELOPER:
Icon Homes, Rodney Chandler
P.O. Box 23712
Little Rock, AR 72221
ENGINEER:
McGetrick and McGetrick Engineers
11419 Stagecoach Road, Suite 2100
Little Rock, AR 72210
AREA: 0.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single building containing six (6) units
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Multi-family six (6) units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
This 0.40 acres property located at the east end of Pickering Drive was dedicated to the
Pleasantree Property Owners Association with the development of the subdivision to be
used as a recreational area. A tennis court was constructed on the site. The Property
Owners Association was unable to maintain the tennis court and later returned the
property to the original developer.
Ordinance No. 18,298 adopted by the Little Rock Board of Directors on June 20, 2000,
rezoned the property from R-2, Single-family to PD-R to allow the removal of the tennis
court and the construction of a three unit attached single-family residential building. The
structure was to be similar construction as the existing attached single-family structures
located to the south and west.
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
2
Ordinance No. 20,428 adopted by the Little Rock Board of Directors on May 17, 2011,
allowed a revision to the previously approved PD-R to allow the construction of three (3)
single-family residential homes on individual lots. The proposed homes consisted of
two (2) bedrooms, great room, one full bath, dining area, kitchen with an attached single
car garage and two-car driveway. All homes were brick with vinyl siding on the exterior.
The homes were proposed with a 20-foot front setback and a 25-foot rear setback. A
privacy fence was proposed within the rear yard area of the homes. The homes
contained 1,200 square feet of heated and cooled space and an additional 250 square
feet of garage space. The homes were anticipated to lease in the $1,100.00 to
$1,200.00 price category. This development was never constructed.
Ordinance No. 20,584 adopted by the Little Rock Board of Directors on June 5, 2012,
allowed a revision to the PD-R zoning to allow the construction of a two-story single
building with six (6) units. The apartments were proposed as two (2) bedroom units with
living room, one full bathroom, dining area, kitchen and laundry room. The building was
proposed with two (2) entry doors to promote a residential appearance with an all brick
exterior to promote street appeal and a neighborhood friendly appearance. The
development has not occurred.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to allow the development of the site with three (3)
buildings containing duplex structures. The units are proposed containing 950 –
1150 square feet of floor area. The units are proposed as single level units. The
plan indicates a total of 12 parking spaces to serve the units. The site plan
indicates interior fencing will be placed in accordance with the R-2, Single-family
Zoning District (maximum height of 6-feet). The units are proposed as brick with
some siding. The roof pitch is indicated as 6/12 maximum. The site plan notes
1,370 square feet of open space or 44 percent.
B. EXISTING CONDITIONS:
This area is developed with one, two and six unit multi-family residences. The
site proposed for development contains the abandoned tennis court. Uses to the
east are multi-family accessed from Rainwood and Green Mountain Drive. North
of the site along Rainwood Drive are three detached single-family homes. The
streets are in place within the subdivision constructed to residential street
standards per the Master Street Plan. There appear to be a couple of trees
located on the site proposed for development.
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200-feet of the site along with the
Pleasantree Recreation Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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.
3. As commented on the previous application, the last three (3) western parking
spaces must be eliminated and the curb line redesigned so that Chandridge
Place Drive intersects Pickering Drive at a right angle. See marked up plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to the proposal. However, service to each of
the buildings will require a distribution extension and may require an easement
dependent on service point location. Please contact Entergy early in the process
so details can be finalized.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Contact Central Arkansas Water regarding extension of water service to this
development.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
4
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 Water for review.
Plan revisions may be required after additional review. Contact Central
Arkansas 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. Additional fire hydrant(s) may be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. 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.
8. 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: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: #8 Rodney Parham serves the intersection of Green Mountain and
Rainwood.
Parks and Recreation: No comment received.
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density is for single-family homes at densities no
greater than six (6) dwelling units per acre. The applicant has applied for a
revision to the existing PRD (Planned Residential District) to allow the originally
approved six (6) units to be in three (3) buildings rather than in the one (1)
building as previously approved.
Master Street Plan: Pickering Drive 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 intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
Mr. Pat McGetrick of McGetrick Engineering 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 construction materials, requested Mr. McGetrick provide the proposed
building elevations and requested additional information concerning any
proposed fencing.
Public Works comments were addressed. Staff stated the three western parking
spaces should be eliminated and the cub line redesigned so that Chandridge
Place Drive intersected Pickering Drive at a right angle.
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 has provided staff with additional information addressing
comments raised at the January 29, 2014, Subdivision Committee meeting. The
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
6
applicant has provided staff with an elevation of the proposed building design,
construction materials and maximum height of the building. The applicant has
also provided details of proposed fencing and redesigned the parking and
entrance drive as requested by staff. The developer states if an agreement
cannot be reached with the City of Little Rock regarding trash collection a
contract will be executed with a private contractor.
The buildings are proposed residential in character. The buildings will be single
story structures. The building is proposed with a total brick façade and
architectural shingles. The roof pitch is a 6/12. The units are proposed with
950 square feet to 1,150 square feet. Any interior fencing will be per the typical
R-2, Single-family development standard or a maximum of six (6) feet in height
constructed of brick or wood.
The site plan indicates the placement of twelve (12) parking spaces and a total of
six (6) units. Based on the zoning ordinance the typical minimum parking
required to serve a multi-family development is nine (9) parking spaces.
The site plan indicates a total of 1,370 square feet of open space per unit or
44 percent of the total lot. Each of the units will have a covered patio area and a
large rear yard. Although the overall density is 13.9 units per acre and exceeds
the typical development standards of the future land use plan the density of the
development is similar to the development to the east and to the south. This
section of Pickering Drive contains a mixture of residential types including
single-family, duplex and multi-unit structures. Staff does not feel the placement
of a duplex development containing six (6) units is out of character with the
surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There was one 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6848-C
7
Mr. Rodney Chandler, the developer, addressed the Commission on the merits of the
request and stated he would yield his time to the opposition and address questions after
they had spoken.
Ms. Marilyn Hughes addressed the Commission in opposition of the request. She
stated her home was next door to the proposed development area. She stated she
missed the meeting in 2012 and did not realize the development had previously been
approved for 12-units. She stated there was not an outlet from Pickering Drive to the
west. She stated most of the homes had ample parking but the townhomes did not.
She stated when cars were parked in the street on both sides this limited access on
Pickering Drive and emergency access was very much hindered. She stated currently
cars parked on the site proposed for development. She stated staff indicated there
were large areas of green space but she did not see any greens space or buffers
adjacent to the street which would enhance the neighborhood. She stated the parking
lot was located along Pickering Drive and did not provide a landscape strip or a green
belt. She requested the Commission deny the request.
Mr. Chandler addressed the Commission stating the reasons the cars were parked on
the site was because it was an abandoned tennis court the property owners association
did not maintain. He stated his site plan exceeded the typical minimum parking
requirements of the zoning ordinance. Mr. Chandler stated the previous approval
allowed six (6) units and the current request was to allow six (6) units. He stated the
only thing that changed was the number of buildings.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 6 FILE NO.: Z-7867-A
NAME: PB General Springer Revised Short-form PCD
LOCATION: Located at 4744 and 4754 Springer Boulevard
DEVELOPER:
PB General, Springer, LLC
P.O. Box 22407
Little Rock, AR 72221
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.858 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and PCD
ALLOWED USES: Retail uses
PROPOSED ZONING: PCD
PROPOSED USE: General Retail
VARIANCES/WAIVERS REQUESTED: A variance from Section 32-8 to allow the
placement of a corner of the building within the 50-foot sight triangle.
BACKGROUND:
Ordinance No. 19,359 adopted by the Little Rock Board of Directors on August 1, 2005,
rezoned a 1.01+ property from I-2, Light Industrial District to PCD to allow the existing
building containing approximately 5,400 square feet to be utilized with two (2)
prospective users. The approval allowed a minimum of 1,700 square feet of the
commercial building to be utilized as a martial arts studio and a minimum of 1,500
square feet of the building to be used as a thrift shop. A vacant residential structure
was located in the PCD rezoning. No uses were identified for the vacant structure.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is a rezoning from C-3, General Commercial District and a
portion of the PCD to allow the site located at 4744 and 4754 Springer Boulevard
to redevelop with a single building to be used as a retail use. The developer is
requesting approval of the of a plat plan to allow the two lots to be combined into
one approximately 0.86 acre lot. The portion of the PCD with the vacant
residential structure is not included in the replat area.
B. EXISTING CONDITIONS:
The site contains a vacant commercial building. The parking areas are currently
in place with an access drive from Springer Boulevard and also a drive located
on Simpson Street. There is a vacant boarded structure located along the
eastern property line. To the west of the site is a mixture of residential and
commercial uses. South of the site are single-family residences and duplex
homes. Also located in the area is the Granite Mountain housing development
churches and mining.
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 Granite
Mountain Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Springer 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. Due to the proposed use of the property, the Master Street Plan specifies
that Carolina Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies
that Simpson Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Springer Boulevard and Carolina Street.
5. A 20 foot radial dedication of right-of-way is required at the intersection of
Carolina Street and Simpson Street.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
3
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Springer
Boulevard including 5-foot sidewalks with the planned development.
Springer Boulevard is Arkansas Highway 365. AHTD denied any
improvements to Springer Boulevard.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Carolina
Street including 5-foot sidewalks with the planned development. The new
back of curb should be 15.5 feet from right-of-way centerline. At least
20 feet of total pavement must be provided.
8. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan adjacent
to Simpson Street.
9. The Simpson Street driveway shall be concrete aprons per City Ordinance.
10. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
11. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
12. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
13. 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.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
15. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
16. 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.
17. 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
Springer Boulevard with Carolina Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
4
Entergy: Entergy has some facilities in the area which will need to be removed
(light) or adjusted (primary serving hose). Please contact Entergy in advance for
service needs and facilities adjustment.
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.
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. 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
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
5
County Planning: No comment.
CATA: Location directly served by #19 Hensley Express and less than ¼ mile
from #6 Granite Mountain Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the College Station/Sweet Home
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 (3). The applicant has applied
for a rezoning from PCD (Planned Commercial District) and C-3 (General
Commercial District) to PCD (Planned Commercial District) to allow the
construction of a retail store. The site is within the Granite Mountain Design
Overlay District.
Master Street Plan: Springer Boulevard is a Minor Arterial and Carolina Street is
a Local Street on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Springer Boulevard
since it is a Minor Arterial. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Springer 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 Zoning Ordinance Section 36-434.6.
Landscape/streetscape.
3. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
6
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the Landscape
Ordinance of the City, Section 15-81.
4. The adjacent property to the southwest is zoned R-2, Single-family therefore,
a minimum twelve (12) foot buffer (6% of the average lot width) is required on
the west property line.
5. Dumpsters shall be screened from abutting properties and streets. The
screen shall exceed the height of the dumpster or trash containment areas by
at least two (2) feet not to exceed eight (8) feet total height.
6. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
7. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
Mr. James Aunspaugh of Global Surveying was present representing the
request. Staff presented an overview of the development stating additional
information was required to move the item forward for final action. Staff stated
the development was located within the Granite Mountain Design Overlay District
which had specific development criteria related to signage and setbacks. Staff
requested Mr. Aunspaugh provide a note on the site plan indicating the maximum
height and area proposed for the proposed signage. Staff also questioned the
proposed building signage plan.
Public Works comments were addressed. Mr. Aunspaugh noted the building was
located two feet within the sight triangle of Springer Boulevard and Carolina
Street. Staff stated a variance was required to allow the building to be placed
within the sight triangle of the two streets. Staff stated AHTD had denied
allowing any improvements to Springer Boulevard including the placement of a
sidewalk. Staff stated the City’s Stormwater Detention Ordinance would apply to
the redevelopment of the site.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
7
Landscaping comments were addressed. Staff stated street trees were required
per the Granite Mountain Design Overlay District. Staff stated screening of the
dumpster was required. Staff also stated landscape within the vehicular use area
was to be protected with wheel stops, curbing or other vehicular controls.
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 and site plan to staff addressing a
number of issues raised at the January 29, 2014, Subdivision Committee
meeting. The applicant has provided the proposed ground signage plan, the
proposed building signage and indicated the setbacks for the structure from the
abutting right of way. The applicant has also requested a variance from Section
32-8 to allow the placement of the building within the 50-foot sight triangle at the
intersection of Springer Boulevard and Carolina Street.
The developer is requesting approval of the two lots being combined into one
0.86 acre lot and rezoned to PCD to allow the removal of the existing structures
and the construction of a new 9,100 square foot retail store. The property is
currently zoned C-3, General Commercial District and PCD. A portion of the
previously approved PCD will remain on a small portion of the property located
adjacent to the new lot.
The site plan includes 28 parking spaces. Based on one parking space per
300 gross square feet of floor area a total of 30 parking spaces would typically be
required. Staff is supportive of the parking as indicated.
The property is located within the Granite Mountain Design Overlay District. The
overlay has specific development criteria concerning signage, setbacks and
parking lot lighting pole height. The maximum sign height allowed is 6-feet with
a maximum sign area of 30 square feet.
Per the Overlay District the building setback along Springer Boulevard is allowed
at 25-feet. The site plan indicates a building setback of 15.43 feet along Springer
Boulevard.
The Overlay states the sidewalk along Springer Boulevard is to be 8-feet wide.
The Arkansas State Highway Department has stated no road widening or
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
8
sidewalk construction will be allowed with the development on this State
Highway.
The maximum pole height for parking lot lighting is to be 20-feet. The lighting is
to be high pressure sodium, high intensity lighting. The lighting is to be shielded.
The applicant stated they will comply with this standard.
The Overlay does not address setbacks on the adjacent streets to the east and
south. The typical building setbacks per the C-3, Zoning District are 25-feet on
all street sides. The proposed site plan indicates an 11.62-foot setback along the
southern perimeter on Simpson Street. The setback on Carolina Street exceeds
the 25-feet.
The Zoning Buffer Ordinance requires a minimum landscape strip of 12-feet
adjacent to property zoned or used as residential. The property along the
western perimeter adjacent to Springer Boulevard is zoned PCD but appears to
be a residence. The site plan indicates the placement of a 9-foot landscape strip
in this area.
The request includes a variance from Section 32-8 to allow an obstruction within
the 50-foot triangular area of the intersection right of way line (or intersecting
tangent lines for radial dedications). At the intersection of Springer Boulevard
and Carolina Street the site plan shows the corner of the building within the
required 50-foot triangle. The applicant is requesting a variance to allow for a
46-foot triangle at the intersection of these two streets.
Staff is supportive of the request. Although there are variations from the Granite
Mountain Design Overlay District with regard to the building setback staff does
not feel this will adversely impact the development. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
feels the redevelopment of the site 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
9
Staff recommends approval of the variance from Section 32-8 to allow an
obstruction within the 50-foot triangular area of the intersection right of way line
of Springer Boulevard and Carolina Street.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were 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 variance from
Section 32-8 to allow an obstruction within the 50-foot triangular area of the intersection
right of way line of Springer Boulevard and Carolina Street.
Mr. Dan Bartlett addressed the Commission on the merits of the request. He stated the
request was a rezoning to allow a small neighborhood retailer to locate on the site. He
stated all improvements to Carolina and Simpson Street would be put in place as
required by City ordinance. He stated the lighting would be at a minimal and only as
needed for security.
Ms. Minnie Hayes addressed the Commission in opposition of the request. She stated
her home was located across the street from the proposed development. She stated
there were primarily senior citizens living in the area. She stated the existing streets
were only eight (8) to ten (10) feet wide. She stated the residents did not want truck
traffic entering the neighborhood. She stated the neighborhood would be looking at the
back of a store and the dumpster. She stated she did not feel the development would
be of benefit to the neighborhood.
Mr. Leroy Glenns addressed the Commission in opposition of the request. He stated
the front of the building was on Springer Boulevard and the back of the building was
facing the residential homes. He stated truck traffic on the residential street was a
concern. He stated the streets were narrow and the trucks would not be able to turn
without turning into the resident’s yards. Mr. Glenns stated the property had been in
existence for 40 plus years and did not need to change. He stated the space was not
large enough to support the development as proposed. He stated the commercial
development would bring problems to the neighborhood.
Mr. Bartlett addressed the Commission stating he did not feel the development would
bring additional traffic into the neighborhood. He stated the abutting streets would be
widened to accommodate the truck traffic. Mr. Bartlett stated the dumpster would be
enclosed per City ordinance. He stated the developers would erect a wood fence along
the rear of the building to screen the view of the adjacent residents.
February 20, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-7867-A
10
The Commission questioned if he was amending his request to include a fence along
the rear of the building. Mr. Bartlett stated he was amending his request to include the
fence along the rear of the building.
Staff questioned if Mr. Bartlett was willing to limit the hours of dumpster service to
daylight hours. Mr. Bartlett stated he was willing to limit the hours of dumpster service
to daylight hours and would amend his request to include this condition.
Mr. Glenns stated using Carolina Street for truck access to the commercial business
was not desirable. He questioned if the trucks would have sufficient area to pull into the
site and not block traffic on the abutting streets.
The Commission questioned Mr. Bartlett if there was sufficient area on the site for
loading and unloading of the trucks. Mr. Bartlett stated trucks would enter the site from
Carolina and Simpson Street and would have sufficient area to unload outside the right
of way and exit the site on Springer Boulevard.
There was a general discussion by the Commission of the existing zoning, the Future
Land Use Plan designation and the uses which were allowed by the existing zoning.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion failed by a vote of 2 ayes 7 noes and
2 absent.
February 20, 2014
ITEM NO.: 7 FILE NO.: Z-8008-B
NAME: Champion Construction Management Short-form PCD
LOCATION: Located at 13402 Lawson Road
DEVELOPER:
Champion Construction Management, Inc.
13311 Lawson Road
Little Rock, AR 72206
SURVEYOR:
James L. Butler
5323 JFK Boulevard
North Little Rock, AR 72216
ARCHITECT:
Heiple & Wiedower Architects
319 President Clinton Avenue, Suite 201
Little Rock, AR 72201
AREA: 2.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Contractor’s office and maintenance yard
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On May 11, 2006, the Little Rock Planning Commission denied a request to rezone this
2.0 acre site from R-2, Single-family to PCD to allow a contractor’s office and storage
yard to locate on the site. The site plan indicated the existing structures would be
removed from the site and a new 3,000 square foot office building and 3,000 square
foot warehouse building would be added to the site. The site plan indicated future
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
2
construction of an additional 4,200 square feet of warehouse space. A covered storage
area was indicated for immediate construction and a second covered storage area was
indicated for future construction. An area of open storage was also indicated. The
proposed building construction materials were brick and metal siding. The days and
hours of operation were proposed as 7:00 am – 6:00 pm Monday through Saturday.
The denial was appealed to the Little Rock Board of Directors but the applicant failed to
perfect their appeal therefore the Board of Directors could not hear the appeal request.
On September 14, 2006, the Little Rock Planning Commission denied a request to allow
the development of the site as a contractor’s office with indoor storage. The site plan
reduced the proposed building construction area. The immediate plans included the
construction of a 4,200 square foot office building and a 3,000 square foot warehouse
facility. The site plan indicated the placement of future additional warehouse space
totaling 4,200 square feet. The days and hours of operation proposed are from 7:00 am
to 6:00 pm Monday through Saturday. The building was proposed as brick and metal
siding. A total of 21 parking spaces were indicated on the proposed site plan. No open
storage was proposed. The denial was not appealed to the Board of Directors.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-2, Single-family to PCD to allow the
redevelopment of this vacant site with a contractor’s office and maintenance
yard. The proposal includes the construction of a single story 3,000 square foot
office building and 11 paved parking spaces along the front portion of the
property. Within the rear portion of the property the applicant is proposing to
construct a 50-foot by 100-foot storage building for storage of machinery and
equipment. The plan indicates an area of existing trees to remain undisturbed.
B. EXISTING CONDITIONS:
The former structures have been removed. There are a number of trees on the
site located near the rear of the property. This area is primarily residential with a
few non-residential uses, which appear to have been in the area for a number of
years. The applicant’s current contractor’s office and storage yard are located to
the south of this site. Further to the east is an electrical contractor’s office and
storage yard.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls and e-mails in
opposition of the requested rezoning. All property owners located within 200-feet
of the site along with the Plantation Acres Property Owners Association, the
Crystal Valley Neighborhood Association and the John Barrow Neighborhood
Association were notified of the public hearing.
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Lawson Road
including 5-foot sidewalks with the planned development. The new back of
curb should be 29.5 feet from the right-of-way centerline.
3. All driveways shall be concrete aprons per City Ordinance.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersections comply with 2004 AASHTO Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Provide septic certification from the Arkansas Department of Health
concerning the proposed wastewater disposal system. Little Rock Wastewater –
Outside service boundary, no comment.
Entergy: Entergy has no objection to this application.
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.
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
4
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. 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.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 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:
1. Provide letter of application.
2. Provide source of title.
3. Provide state plan coordinates for two property corners.
4. Provide surveyor seal and signature.
5. Provide engineering seal and signature.
6. Provide legal description.
7. Provide vicinity map.
8. Show contours at maximum 4-feet intervals.
9. Show natural features.
10. Show water courses across tract.
11. Show cultural features.
12. Label adjacent property owners/subdivisions.
13. Show applicable zoning designation.
14. Provide development summary.
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
5
15. Show source of water supply.
16. Provide approval of sanitary sewer system.
17. Provide letter of approval from local fire department.
18. Provide grading/storm drainage plan.
19. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
20. Verify ADA parking with total number of parking spaces.
21. Pay $33.00 review fee to County Planning.
22. Provide FEMA flood panel number and confirm SFHA status.
23. Provide grading plan storm water and drainage plan for Public Works
review.
CATA: Out of service area – nearest bus route is 1.5 miles away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density is for single-family homes at densities no greater than
six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PCD (Planned Commercial District) to allow the
development of an office/contractors yard on the site.
Master Street Plan: Lawson Road is a Minor Arterial on the Master Street Plan.
A Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Lawson Road since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
6
2. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the Landscape Ordinance of the City, Section 15-81.
3. The property to east is zoned R-2, Single-family therefore, a minimum
twelve and a half (12.5) foot wide buffer (6% of the average lot width) is
required on the east property line.
4. The property to the north is zoned AF, Agricultural and Forestry therefore, a
minimum twenty-five (25) foot land use buffer (6% of the average lot width)
is required at the north property line.
5. The property to the west is zoned AF, Agricultural and Forestry therefore, a
minimum twelve and a half (12.5) foot land use buffer is required.
6. The zoning buffer ordinance requires a twenty-five (25) foot street buffer
along Lawson Road.
7. Interior landscape areas shall comprise a minimum of eight (8) percent of
any vehicular use area containing twelve (12) or more parking spaces.
8. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
9. An automatic irrigation system to water landscaped areas will be required.
10. 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.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
Mr. Bill Wiedower was present representing the applicant. Staff presented an
overview of the development stating there were a number of outstanding
technical issues associated with the request in need of addressing prior to the
Commission acting on the request. Staff requested additional information
concerning the proposed signage plan, the maximum building height and the
proposed construction materials of the buildings. Staff also questioned the
materials and equipment to be stored within the graveled storage area.
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
7
Public Works comments were addressed. Staff stated Lawson Road was
classified on the Master Street Plan as a minor arterial which would require
dedication of right of way to 45-feet from centerline. Staff stated street
improvements to Lawson Road would be required to meet the Boundary Street
Ordinance requirements. Staff stated all driveways were to be concrete aprons
per City Ordinance. Staff stated the City’s Stormwater Detention Ordinance
would apply to the development of the site.
Landscaping comments were addressed. Staff stated buffers and screening
were required along the northern, eastern and western perimeters. Staff stated a
twenty-five foot street buffer was required along Lawson Road. Staff stated
interior landscape areas should comprise a minimum of eight percent of any
vehicular use area containing twelve or more parking spaces.
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 the technical
issues raised at the January 29, 2014, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, the maximum building height
and the proposed construction materials of the buildings.
The request is for the placement of a contractor’s office and storage yard on this
2.0 acre site located outside the City Limits but within the City’s Extraterritorial
Planning Jurisdiction. The proposal includes the construction of a new office
building containing 3,000 square feet, 11 paved parking spaces and a
5,000 square foot warehouse building. The proposed construction materials of
the office are brick and hardi siding with a metal roof. The storage building is
proposed as prefinished metal. The applicant indicates the office building will be
designed residential in character with a maximum building height of 15-feet.
Perimeter fencing will be a six (6) foot treated wood, opaque screening fence.
The site plan indicates the placement of a dumpster on the site internal to the
development. Screening will be provided per City Ordinance requirements. The
dumpster hours are limited to 8:00 am to 5:00 pm. The site plan indicates the
placement of a single ground mounted monument style sign not to exceed six
feet in height and forty-eight (48) square feet in area. The site plan also indicates
building signage is not anticipated but will be limited to a maximum of ten percent
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
8
of the front building façade area if utilized. The days and hours of operation are
proposed as 7:00 am – 4:00 pm Monday through Friday.
Staff is not supportive of the request. The development is inconsistent with the
City’s Future Land Use Plan, which currently designates this site as single-family.
Although there are non-residential uses in the area most have been in the area a
number of years or are located nearer the Colonel Glenn/Lawson Road/David O
Dodd Road intersections. There are a number of new homes located in the area,
which would lead staff to believe the area is primed for single-family
development. Staff feels non-residential uses should be limited to those areas
currently defined for such activities and this area should be maintained as
single-family.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
Mr. Bill Wiedower of Heiple & Wiedower Architects was present representing the
request. There were registered objectors present. Staff presented the item with a
recommendation of denial.
Mr. Wiedower addressed the Commissioners on the merits of the request. He stated
the construction company was located across Lawson Road and had purchased this
property a number of years earlier. He stated the building was a small building and
would be constructed residential in character. Mr. Wiedower stated the development
would only occur on the front portion of the property and the rear ¼ would remain
wooded and undisturbed. He stated there were a number of commercial uses in the
area. He stated the property would be enclosed with a screening fence and dense
plantings would be placed along the eastern perimeter. Mr. Wiedower stated if the site
was developed with a single-family subdivision up to 12 homes could be constructed on
the property. He stated the contractor’s office would generate little to no traffic.
Mr. Mickey McGill addressed the Commission in opposition of the request. He stated
the rezoning would reduce the quality of life for the area homeowners. He stated the
applicant had indicated they wanted to move their office across the street but there was
a “For Rent” sign on their current location. He stated their current site was less intrusive
to the neighborhood since the property to the east had a dense shrub line and the
property to the west was a church. Mr. McGill stated the buildings acted as a buffer so
no one could see the storage yard. He stated the site plan indicated 15 parking spaces.
He stated the first plan included the office building and two (2) warehouse buildings with
a large graveled parking area. He stated the current proposal did have fewer buildings
February 20, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8008-B
9
but questioned what would keep the developer from coming back and asking for the
additional buildings in the future. Mr. McGill stated the elevation of the adjacent
properties were such that the abutting homes would see over the six (6) foot fence. He
stated the placement of the contractor’s office at this location would decrease the value
of homes in the area. He stated prospective buyers would not want to purchase a home
located next to this type commercial business. He stated there were a number of
elderly residents in the area and for most people their largest investment was their
home. Mr. McGill stated there were other sites available for commercial development.
He stated the sites may cost more but what would be the cost to the homeowners in the
area if the site was rezoned for a commercial use.
Ms. Susan Henson addressed the Commission in opposition of the request. She stated
she lived on Roble Drive which was in the single-family subdivision, just south of the
proposed development. She stated from her house she could hear the traffic on
Lawson Road. She stated the rezoning would only increase traffic in the area.
Ms. Henson stated the area was primarily residential. She stated the commercial uses
were located nearer the City limits.
Mr. David Holzhauer addressed the Commission in opposition of the request. He stated
his home was across the street from the proposed development area. He stated his
concerns were the noise of construction equipment, the equipment stored on site and
the additional traffic that would be generated by the commercial use.
Mr. Barry Beck addressed the Commission in opposition of the request. He stated the
Commission had received 175 letters, petitions or e-mails from area residents in
opposition of the request. He stated the area was a residential neighborhood. He stated
the 80-acres behind the proposed development would develop as a single-family
subdivision in the future. He stated the development potential would be less if the
commercial zoning was approved. He stated the construction company sent a
registered letter to the area property owners stating their intent was to construct an
office building which contained less square footage than their existing office building.
He stated the business currently occupied 1,500 square feet in the building across
Lawson Road. He stated the proposed office building and warehouse building were
larger than their current location. He stated the six (6) foot fence would do little to no
good in providing screening. He stated the development was proposed in the middle of
residential homes and should not be allowed in the neighborhood.
There was a general discussion concerning the proposed request. The chairman
entertained a motion for approval of the item including all staff recommendations and
comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and
2 absent.
February 20, 2014
ITEM NO.: 8 FILE NO.: Z-8364-D
NAME: Hilton Garden Inn Revised Short-form PCD
LOCATION: Located at 10914 Kanis Road
DEVELOPER:
Yogiju, Inc.
14 Caddo Court
Maumelle, AR
ENGINEER:
Grayrock Consulting Company
5204 Village Parkway, Suite #11
Rogers, AR 72758
AREA: 3.728 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District – Hotel Height
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On May 24, 2010, the Little Rock Zoning Board of Adjustment approved a height
variance for this project. A building height of approximately 52 feet (4-floors) was
approved.
On July 30, 2012, the Little Rock Zoning Board of Adjustment denied a request to
amend the previously approved building height variance request. The applicant
determined that an additional floor was needed for the proposed hotel building resulting
in a five (5) story structure. The overall height of the hotel building was proposed at
approximately 61-feet, as measured from the lowest finished floor to the main level
between the eaves and ridge of the sloped roof.
February 20, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8364-D
2
Ordinance No. 20,649 adopted by the Little Rock Board of Directors on October 16,
2012, allowed a rezoning of the property from C-3, General Commercial District to PCD.
PCD approval allowed the construction of a five (5) story hotel with a maximum building
height of 61-feet. A driveway was located at the southwest corner of the property to
serve as access to the site. The approved site plan for the hotel consisted of
76,083 square feet of building area within the five (5) floors. There were 135 guest
rooms proposed and 148 parking spaces were to be installed. The hotel is nearing
completion.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to amend the previously approved PCD to allow the
placement of a wall sign on the northern façade of the existing hotel which is
located without public street frontage and to allow the placement of directional
signage larger than typically allowed per the zoning ordinance. All other aspects
of the approved PCD remain as approved by Ordinance No. 20,649 adopted by
the Board of Directors on October 16, 2012.
B. EXISTING CONDITIONS:
The property is developed with a new five story hotel. Street improvements have
been completed per the Master Street Plan and previous approval. The area
contains a mixture of office and commercial uses. South of the site is a strip
retail center and a convenience store. East of the site is an extended stay hotel.
Also located adjacent to the site is a furniture store and an office development to
the north and northeast. West of the site is vacant commercially zoned property.
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. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated request
was to allow the placement of a wall sign on the northern façade which was
located without public street frontage. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
February 20, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8364-D
3
E. ANALYSIS:
There were no outstanding technical issues associated with the request raised a
the January 29, 2014, Subdivision Committee meeting. The request is to amend
the previously approved PCD to allow the placement of a wall sign on the
northern façade of the existing hotel which is located without public street
frontage. The previous approval allow for wall signage on the eastern and
southern facades. The applicant has indicated the wall sign located on the
southern façade, abutting Kanis Road, is not necessary due to the proximity of
the pole sign on Kanis Road. The wall sign is proposed with a maximum height
of 6-feet and a maximum length of 30-feet. The sign will be located on the top
floor of the hotel (5th floor). According to the applicant the sign will be visible from
Financial Center Parkway and Hermitage Road.
The request also includes the placement of directional signage slightly larger
than typically allowed per the ordinance. The ordinance allows for
directional/informational signs to be two square feet or less and no more than
six feet in height. The signs are proposed 2-feet 3-inches in width and
1-foot 5-inches in sign area with a maximum height of 3-feet.
Staff is supportive of the applicant’s request to amend the PCD zoning for this
site to allow the placement of a wall sign on the northern façade and to allow the
directional signage as proposed. The request is to eliminate the wall sign on the
southern façade and allow the placement of a wall sign on the northern façade.
There is no net gain in the allowable wall signage with the approval of this
request. All other aspects of the approved PCD remain as approved by
Ordinance No. 20,649 adopted by the Board of Directors on October 16, 2012.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to amend the PCD zoning to allow the
placement of a wall sign on the northern façade of the existing hotel building in
lieu of any wall signage on the south façade and to allow directional signage as
proposed within the signage package.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to amend the
PCD zoning to allow the placement of a wall sign on the northern façade of the existing
hotel building in lieu of any wall signage on the south façade and to allow directional
signage as proposed within the signage package.
February 20, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8364-D
4
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 9 FILE NO.: Z-8529-A
NAME: Valley View Court Revised Short-form PD-R
LOCATION: Located on the West side of Katillus Road at Forest Lane
DEVELOPER:
Jim Swink
7106 Morgan Cemetery Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.0 acres NUMBER OF LOTS: 42 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: 42 units attached single-family housing
PROPOSED ZONING: Revised PD-R
PROPOSED USE: 42 units attached single-family housing – allow the removal of the
proposed gates for the subdivision and allow the private streets to become public
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a requested on February 5, 2014, requesting deferral of this
item to the April 3, 2014, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on February 5, 2014,
requesting deferral of the item to the April 3, 2014, public hearing. Staff stated they
were supportive of the deferral request.
February 20, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8529-A
2
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
February 20, 2014
ITEM NO.: 10 FILE NO.: Z-8909
NAME: 4421 John Barrow Road Short-form PD-C
LOCATION: Located at 4421 John Barrow Road
DEVELOPER:
Jesse Chunn
4421 John Barrow Road
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Barber/Beauty Salon
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the rezoning of an existing single-family residence
from R-2, Single-family to PD-C to allow the conversion of the home into a
barber/beauty salon. The applicant has indicated there will be a maximum of five
(5) operators located within the structure. The working hours are from 7:00 am to
10:00 pm by appointment only. The days of operation are proposed from
Tuesday through Saturday, with Sunday and Monday closed. The applicant has
indicated the structure will be remodeled to meet State and local requirements for
the use. The site plan includes off-street parking located within the rear yard
area of the home. Presently there is an accessory structure located within the
rear yard which will be maintained and used as storage and for refurnishing
computers as a hobby.
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
2
B. EXISTING CONDITIONS:
The property in this immediate area along John Barrow Road is single-family. To
the east is the Rosedale Recreational Complex. Southwest of the site on the
corner of West 46th Street and John Barrow Road is a beauty salon and on the
corner of John Barrow and Colonel Glenn Roads is an auto parts store and a
convenience store. Further north on John Barrow Road are a number of
non-residential uses including a church, office uses and a residential treatment
rehabilitation center.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one 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 were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. The proposed drive aisle within the parking lot is not sufficient width for
vehicle maneuvering.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this rezoning request.
Center-Point Energy: No comment received.
AT & T: No comment received.
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
3
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 metered water
service is required.
4. 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.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 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 directly served by #9 West Central/Barrow Road bus route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density is for single-family homes at densities no greater than
six (6) dwelling units per acre. The applicant has applied for a rezoning from R-3
(Single Family District) to PDC (Planned District Commercial) to allow for the
development of a barber/beauty shop on this site.
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
4
Master Street Plan: John Barrow Road is a Minor Arterial on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on John Barrow Road since it is a Minor Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the Landscape
Ordinance of the City, Section 15-81.
3. The property to the north, south, and east are zoned R-3, Single-family
therefore, a minimum nine (9) foot wide buffer (6% of the average lot width) is
required along the north and south property line. An eleven (11) foot buffer
(6% of the average lot depth) is required on the east property line.
4. Interior landscape areas shall comprise a minimum of eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
5. The property width does not allow for the required nine (9) foot buffers, two
(2) twenty (20) foot back-to-back right angle parking bays, and a twenty (20)
foot vehicular maneuvering area.
6. If an automatic landscape irrigation system is not provided for developments
of less than one (1) acre a water source shall be located within seventy-five
(75) feet of the plants to be irrigated.
7. 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.
8. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
5
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: (January 29, 2014)
Mr. Jesse Chunn was present representing the request. Staff presented an
overview of the rezoning request stating the applicant was proposing the
conversion of an existing single-family home into a barber/beauty salon. Staff
questioned if there would be a dumpster located on the site. Staff also stated the
parking as proposed did not allow for adequate maneuvering room. Staff stated
the development was located within the proposed John Barron Overlay District.
Staff stated the Overlay did not allow chain link fencing within the front setback
and required the placement of monument signage within the front yard area.
Public Works comments were addressed. Staff stated a right of way dedication
along John Barrow Road was required to meet the Master Street Plan
requirements. Staff also stated measures to control the increase in stormwater
run-off from the increased impervious surface should be implemented.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the northern, southern and eastern perimeters. Staff also stated
interior landscape areas should comprise eight (8) percent of the vehicular use
area.
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 and cover letter to staff addressing a
number of the issues raised at the January 29, 2014, Subdivision Committee
meeting. The revised plan has eliminated the chain link fencing on the site,
indicating the proposed building and ground signage and stated there would not
be a dumpster located on the site. The applicant has also redesigned the
parking area to allow for adequate maneuvering of the vehicles.
The site plan indicates the placement of a ground sign along John Barrow Road.
The sign is proposed six (6) feet in height with a total sign area of 42 square feet.
The sign is proposed as a monument style sign consistent with the proposed
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
6
John Barrow Design Overlay District. Building signage will be limited to a
maximum of ten (10) percent of the front façade area.
The plan indicates the placement of a six (6) foot wood fence along the sites
perimeters to provide the required screening. The fence will be installed per the
typical standards of the ordinance with the finished side facing the adjoining
neighboring property.
The plan includes the construction of additional paving to allow a 18.21-foot drive
to the rear of the building. There are six (6) parking spaces proposed within the
rear yard area of the building. The plan also includes the placement of one (1)
handicap parking space along the drive in front of the structure. Parking for a
beauty salon/barber shop is based on one (1) parking space per 200 gross
square feet of floor area. The structure contains approximately 1,225 square feet
of floor area. Based on typical ordinance requirements a total of six (6) parking
spaces would be required. The cover letter indicates a total of five (5) operators
for the site. Based on the parking proposed staff does not feel there will be
adequate parking to serve five (5) operators and their clients.
The days and hours of operation are indicated from 7:00 am to 10:00 pm
Tuesday through Saturday, and by appointment only.
There is an existing 10-foot by 20-feet metal storage building located within the
rear yard area which is proposed to be relocated and to remain. The applicant
has indicated the building has water and electrical service. The applicant has
stated he will use this structure for repair of computers which he does as a
hobby.
The proposed driveway radius extends across the extension of the adjacent
property line to the street. The minimum driveway radius per City of Little Rock
Code is 5-feet. The driveway must be located at least 5-feet off the property line
for at least 40-feet from the back of curb of John Barrow Road.
Staff is not supportive of the request. The area is predominately single-family
and the City’s Future Land Use Plan shows Residential Low Density (RL) for this
property. This classification allows single-family homes at densities no greater
than six (6) dwelling units per acre. Staff feels the commercial uses should be
limited to the commercial nodes already established on John Barrow Road.
Staff does not feel this is an appropriate location for a commercial use.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
February 20, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8909
7
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no 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. Jesse Chunn requested a deferral of the item to the next available meeting date.
The Chair informed Mr. Chunn the item would be deferred to the April 3, 2014,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
February 20, 2014
ITEM NO.: 11 FILE NO.: Z-8910
NAME: Hicks Long-form PCD
LOCATION: Located in the 6600 Block of Mabelvale Cut-off
DEVELOPER:
H. Mark Hicks
10701 Chicot Road
Mabelvale, AR 72103
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72219
AREA: 6.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Mini-warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the property from R-2, Single-family to
PCD to allow the development of the site with mini-warehouse. The property
contains 6.14 acres of which approximately 3 acres will remain in forest. Only
the front half of the property will be developed, which is already cleared and
leveled. The development is proposed in two (2) phases with the construction of
166 units initially and upon full build-out a total of 225 units.
B. EXISTING CONDITIONS:
The front portion of the site has few trees but the rear area is heavily wooded.
To the east is an apartment development, a carwash and a convenience store.
Further east is a beauty salon located on the corner of Stillman Drive and
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
2
Mabelvale Cut-off. Immediately west of the site is a non-conforming skating rink.
Along Mabelvale Cut-off to the west there are primarily single-family homes with
the exception of a church located near Valley Drive.
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
Santa Monica Neighborhood Association, the Yorkwood Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance must be requested
for the applicant plan to grade north of the proposed area to be developed.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
6. All driveways shall be concrete aprons per City Ordinance with ADA access
ramps.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy power lines exist on the west and east side of the property and
will need to remain in place.
Center-Point Energy: No comment received.
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
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. 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. 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.
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. 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. 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
4
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.
County Planning: No comment.
CATA: Location ½ mile from #17 and #22 bus routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density is for single-family homes at densities no
greater than six (6) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PCD (Planned Commercial District)
to allow for a mini-warehouse development on the site.
Master Street Plan: Mabelvale Cut-Off Road is a Minor Arterial on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Mabelvale Cut-Off Road since it is a Minor Arterial. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
5
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the City, Section 15-81.
3. The property to the north, and west are zoned R-2, Single-family therefore,
a minimum thirteen and a half (13.5) foot buffer (6% of the average lot
width) is required on the west property line and a fifty (50) foot wide buffer
(the maximum dimension) is required along the north property line.
4. A portion of the property to the east is zoned MF-24 therefore, a minimum
thirteen and a half (13.5) foot buffer (6% of the average lot width) is required
on the east property line.
5. The zoning buffer ordinance requires a fifty foot (50’) street buffer along
Mabelvale Cut-off.
6. Interior landscape areas shall comprise a minimum of eight (8) percent of
any vehicular use area containing twelve (12) or more parking spaces.
7. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
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. Dumpsters shall be screened from abutting properties and streets. The
screen shall exceed the height of the dumpster or trash containment areas
by at least two (2) feet not to exceed eight (8) feet total height.
10. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
11. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
12. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
Mr. Mark Hicks and Mr. Troy Laha were present representing the request. Staff
presented an overview of the development stating there were outstanding
technical issues associated with the request in need of addressing prior to the
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
6
Commission acting on the request. Staff questioned the proposed signage plan,
the maximum building height and the days and hours of operation. Staff also
questioned if there would be an on-site managers residence.
Public Works comments were addressed. Staff stated a grading permit was
required prior to construction on the site. Staff also stated the City’s Stormwater
Detention Ordinance would apply to the future development of the site.
Landscaping comments were addressed. Staff stated screening and buffering
was required along the sites northern, eastern and western perimeters. Staff
stated a fifty foot street buffer was required along Mabelvale Cut-off. Staff stated
dumpsters were required to be screened to a minimum of two feet above the
dumpster enclosure.
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 to staff addressing a number of the
issues raised at the January 29, 2014, Subdivision Committee meeting. The
applicant has provided the proposed signage plan, the days and hours of
operation and the maximum building height for the units.
The site will not have 24-hour access. Access to the mini-warehouse units will
be until 10:00 pm. There will be an on-site manager but the manager will not
reside on-site. The office hours are proposed from 8:30 am to 5:00 pm daily. A
10-foot by 20-foot building will be placed on the site to serve as the office. The
maximum building height for the mini-warehouse units is 10-feet.
The mini-warehouse units will be constructed of aluminum based alloy as the
primary material. The roof material will be a non-reflective metal. All site lighting
will be low level and directional, directed downward and into the site.
The applicant has indicated there will be building signage located along
Mabelvale Cut-off. The sign is proposed as a four (4) by four (4) sign. The site
plan indicates the placement of a ground sign within the landscape area on
Mabelvale Cut-off. The sign is proposed with a maximum height of eight (8) feet
and a total sign area of 32 square feet. The sign will be placed on a stacked
stone base not to exceed one (1) foot in height.
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
7
The applicant has indicated the units will not have electrical service. The only
electrical service to the site will be for the office, security lighting and to operate
the front gate and security cameras. The applicant has indicated there will not be
a dumpster placed on the site.
The rear of the buildings will be used to screen and secure the site. Fencing will
be placed along the perimeters where there is a break in the buildings. The
fencing will be black aluminum rod type fencing with a maximum height of six (6)
feet.
The applicant is requesting a rezoning of the property from R-2, Single-family to
PCD to allow the development of the site with mini-warehouse. The property
contains 6.14 acres of which approximately 3 acres will remain in forest. Only
the front half of the property will be developed, which is already cleared and
leveled. The development is proposed in two (2) phases with the construction of
166 units initially and upon full build-out a total of 225 units. The applicant has
indicated should additional units within the rear potion of the property be
considered in the future an amendment to the PCD zoning and site plan will be
sought.
Staff is not supportive of the applicant’s request. The property is shown on the
City’s Future Land Use Plan as Residential Low Density (RL). This classification
designates the area as single-family homes at densities no greater than six (6)
dwelling units per acre. Although there is a non-conforming commercial use
across the drive from this development the remainder of the area is residential
both single-family and multi-family. There are areas of commercial zoning
located to the east and west of this site at the intersections of Chicot and
Mabelvale Cut-off and Geyer Springs Road and Mabelvale Cut-off. Staff feels
the commercial use should not be placed within this area which is predominately
residential when there is available commercial property located within this
general area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were registered objectors and one registered in
support of the request. 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
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
8
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. Mark Hicks stated he desired to move forward with the item.
Staff presented the item with a recommendation of denial.
Mr. Mark Hicks addressed the Commission on the merits of the request. He stated to
the left of the development site was a skating rink. He stated to the north and east was
multi-family. He stated this area along Mabelvale Cut-off was commercial. He stated
this site was the only property that remained residential. Mr. Hicks requested the
Commission maintain uniformity in the area and allow the rezoning of the site. He
stated the back ½ of the property would remain wooded which would act as a buffer to
the residential uses to the north. Mr. Hicks stated there was a need for this service in
the area due to the number of apartments and single-family homes.
Ms. Pat Gee addressed the Commission in support of the request. She stated she had
known Mr. Hicks for a number of years. She stated she felt the use was appropriate for
the site. She stated the Yorkwood neighborhood was not located across the street but
to the west of the proposed development. Ms. Gee stated the property had been vacant
for 30 plus years and was not viable for single-family development. She stated there
were apartments all around the site and commercial both to the east and west of the
site. Ms. Gee requested the Commission support the request.
Mr. Leroy Mayfield, President of the Yorkwood Neighborhood Association, addressed
the Commission in opposition of the request. He stated he had lived in the area for
23 years. He stated the development might not be directly across the street from the
Yorkwood neighborhood but it was in the immediate vicinity. Mr. Mayfield stated the
neighborhood had worked with the City for a number of years to raze a carwash just
east of this site which had become a drug haven. Mr. Mayfield stated to rezone this site
to allow a commercial business would impact the quality of life for area residents and
diminish property values. He stated the neighborhood wanted the property to remain
zoned residentially.
Mr. Earnest Jacob addressed the Commission in opposition of the request. He stated
there was a school bus stop located on Mabelvale Cut-off near the site. He stated the
children from the apartments and the Yorkwood Subdivision walked to the skating rink
and the apartment development. Mr. Jacob stated the development of the site with
mini-warehouse would only increase the amount of traffic in the area. He stated there
was the potential for parking of 18-wheelers on the site since residents could not park
their vehicles at their house. Mr. Jacob stated the development would potentially
become a haven for drugs and stated the neighborhood strongly opposed the rezoning.
February 20, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8910
9
Ms. Pam Adcock, President of Southwest Little Rock United for Progress, addressed
the Commission in opposition of the request. She stated SWLR UP voted at their
February 3, 2014, meeting to oppose the request. Ms. Adcock stated a total of nine (9)
neighborhoods were represented for the vote, two (2) were in support of the
development, six (6) were opposed and one (1) abstained. She stated the abstention
was cast by the Cloverdale representative, Mr. Laha due to conflict of interest. She
stated in general the development was in violation of the approved land use plan.
Ms. Adcock stated the area was residential and requested the area remain as
residential. She stated a mini warehouse would be disruptive to the adjacent single-
family homes and the Yorkwood neighborhood. Ms. Adcock stated there were
commercial properties in the area which could be developed and stated SWLR UP
advised the applicant to research those properties.
Mr. Hicks addressed the Commission stating there would be no overnight parking of
vehicles on the site. He stated there were two (2) sizes of buildings which would not
allow for parking of vehicles. He stated he lived in the area and there had been little to
no development or redevelopment in the general area for a number of years. Mr. Hicks
stated this property was an island of residential with commercial uses and zoning all
along Mabelvale Cut-off both to the east and west. He stated Mabelvale Cut-off was a
main street and the site would most likely not develop as single-family. Mr. Hicks stated
he was maintaining the woods to the north to protect the neighborhood. He stated this
was an appropriate location for the proposed development.
Mr. Mayfield stated the plan included 220 units at full build-out and access to the site
until 10 pm. He stated this was intrusive to the neighborhood.
There was a general discussion concerning the proposed request and the existing
development pattern in the area. The chair entertained a motion for approval of the
item including all staff recommendations and comments expect that of denial. The
motion failed by a vote of 0 ayes, 8 noes and 3 absent.
February 20, 2014
ITEM NO.: 12 FILE NO.: Z-8911
NAME: Wallace Baseline Acres Preliminary Plat and Long-form PCD
LOCATION: Located at 9105 Chicot Road
DEVELOPER:
Mark Stonesifer
c/o Stephen R. Giles PA
425 West Capitol Avenue
Suite 3200
Little Rock, AR 72201-3469
ENGINEER:
Laha Engineers
6602 Baseline Road, Suite E
Little Rock, AR 72219
AREA: 8.5+ acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Non-conforming retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
For many years, most of this property has been used as commercial but is
nonconforming within the City’s Zoning Ordinance following the annexation of the
property several decades ago. The applicant desires to clean up zoning for the
property and place it into one zone to create conformity with the zoning
ordinance. Mr. Stonesifer indicates he is requesting unspecified C-3, General
Commercial District uses to be allowed on the lots. He owns Cloverdale Liquor
Store which is in a small strip center on proposed Lot 1 also containing a
barbershop and now a vacant and formerly a tobacco store in the other space.
The parcel on Vernon Estates Drive currently contains a mini-storage facility
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
2
owned by Mr. Stonesifer. In addition to the rezoning request the applicant is
requesting a preliminary plat to allow the creation of five (5) lots.
B. EXISTING CONDITIONS:
The property is located just south of the Baseline Chicot Road intersection.
There is a power transmission locate located along the properties northern
boundary. The site contains an existing commercial building which has a liquor
store, a barbershop and a vacant retail space. Proposed Lot 2 contains a small
portable office building and a food truck sets up on the site most days.
A billboard is located on proposed Lot 2. Also included in the rezoning area is a
mini-warehouse development accessed from Vernon Estates Drive. Other uses
in the area include single-family to the south, east and west, a church to the
northwest and a convenience stores to the north at the intersection of Baseline
and Chicot Roads.
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
Cloverdale Neighborhood Association, the West Baseline Neighborhood
Association, the Chicot Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The south boundary street shows to be Vernon Estates Drive.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Vernon Estates Drive for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. Driveway spacing on arterial streets (Chicot Road) is a minimum 300 feet
from other driveways and intersections and 150 feet from the property line.
Lot 1 is only allowed one (1) driveway.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. The concrete area between the back of curb and sidewalks should be
removed and replaced with soil sufficient to establish grass.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
3
6. At the time of site development, one-half street improvements to the boundary
streets including 5-foot sidewalks may be required with the planned
development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for Lots 1, 2 and 4. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to the replat but there are Entergy transmission
and distribution lines running throughout the area. Before any construction takes
place Entergy must be contacted as transmission restrictions can be stringent
and distribution may need adjustment or relocation at customer’s expense.
Entergy Arkansas Transmission has reviewed the notification sent by the Little
Rock Planning Department. Entergy agrees with the re-plat. Entergy Arkansas
Transmission does ask that if development is to occur within or near the existing
T-Line’s right of way, detailed plans be submitted to Entergy Arkansas for review
and acceptance to make sure there are no clearance issues or impacts to the
operation of the Transmission lines. Entergy Arkansas also states they maintain
a 136’ (foot) easement to the portion crossing Lot 1 and not 100’ (feet) as shown.
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 Lots 3
and 4 on this property, perhaps an easement should be shown on the plat.
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. 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
4
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. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. 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.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project.
10. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s
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. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Location directly served by #23 Baseline/Southwest bus route.
Parks and Recreation: No comment received.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning from R-2 (Single Family
District) to PCD (Planned Commercial District) to recognize two (2) legally
nonconforming commercial uses and the future development of three (3)
additional tracts for commercial use.
Master Street Plan: Chicot Road is a Principal Arterial on the Master Street
Plan. The primary function of a Principal Arterial Street is to serve through traffic
and to connect major traffic generator or activity centers within an urbanized
area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Chicot Road since it is a Principal Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar
use of a more restrictive nature. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. The plantings, existing and purposed, shall be provided within
the Landscape Ordinance of the City, Section 15-81.
3. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
4. 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.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
6
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
Mr. Troy Laha of Laha Engineers 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 use of
the development. Staff also questioned the location of any existing or proposed
dumpsters located on the site.
Public Works comments were addressed. Staff stated the driveway spacing on
Chicot Road was to be a minimum of 300-feet from other driveways and
intersections and 150-feet from the property line. Staff stated Lot 1 was only
allowed one driveway. Staff stated at the time of development half street
improvements to the boundary streets, including five-foot sidewalks would be
required at the time of development of the proposed lots.
Landscaping comments were addressed. Staff stated land use buffers would be
required where adjacent to dissimilar uses or zoning. Staff stated developments
in excess of two acres would require the submission of a landscape plan
stamped with the seal of a registered landscape architect.
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 the issues raised
at the January 29, 2014, Subdivision Committee meeting. The applicant is
seeking approval of a rezoning from R-2, Single-family to PCD to recognize
existing commercial uses located on a portion of the property and a preliminary
plat to allow the creation of four (4) lots for future sale and development.
Currently there is a single story building located at 9101 – 9107 Chicot Road
which is located on proposed Lot 1. The building is divided into three (3) bays.
Presently Cloverdale Liquor is located in one of the bays and a barbershop in a
second bay. The third bay has a history of commercial uses most recently a
tobacco store. The applicant is seeking C-3, General Commercial District uses
as allowable alternate uses for the site.
Proposed Lot 2 contains an office building and a food truck sets up on the site
daily. On proposed Lot 2 there is an a billboard which is proposed to remain.
The applicant is seeking C-3, General Commercial District uses as allowable
alternate uses for the site.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
7
Proposed Lots 3 and 4 are presently vacant. Access to these lots is from
Cameron Street which is accessed from Vernon Place. The applicant is
requesting C-3, General Commercial District uses as allowable uses for these
lots as well. The applicant has indicated at the time of development of the lots a
revised site plan will be filed to allow for review of building placement, parking
and landscaping.
Bremsonam Replat No. 2 is also included in the PCD zoning request. The site
currently contains two mini-warehouse buildings accessed from Preston Drive.
The PCD request is to recognize the existing use located on the property.
Lot 1 contains two signs each 10-feet high with a maximum sign face of
32 square feet. Proposed Lot 2 has a single sign, in addition to the billboard
sign, with a pole height of 10-feet and a sign face of 24 square feet. Building
signage is located on the face of the mini-warehouse development which
is 4-feet by 6-feet or 24 square feet in sign area. Building signage is also located
on the existing retail building located on proposed Lot 1. The signage does not
exceed 10 percent of the façade area of the building.
The site plan indicates a dumpster on proposed Lot 1. The dumpster screening
has not been noted. If the dumpster is not screened per typical ordinance
standards, a minimum of 2-feet above the container, screening must be put in
place to comply with the typical standards.
Public Works comments include removal of two of the driveways along Chicot
Road. Each of the proposed lots will be allowed a single driveway.
Staff is somewhat supportive of the request but not the request as it is currently
filed. Staff does not feel it is appropriate to zone proposed Lots 3 and 4 at this
time and these lots should remain zoned R-2, Single-family. Staff feels the
rezoning for Lot 1 to recognize the existing uses and to allow for C-3, General
Commercial District uses as alternate uses is appropriate, provided the use of
the building match the parking available on the site. Staff is supportive of
recognizing the existing mini-warehouse development located on Vernon Estates
Drive and recognizing the existing office use and the parking of the food truck on
Lot 2. Staff is not however supportive of allowing C-3, General Commercial
District uses as alternate uses for Lot 2. If Lot 2 is used differently a revised site
plan would be needed to allow for the alternate use of the property which would
take Planning Commission and Board of Directors approval.
February 20, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8911
8
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they and the applicant had reached an agreement
concerning the proposed rezoning request. Staff stated the applicant was seeking
approval of a five (5) lot development and a PCD zoning for three (3) of the lots. Staff
stated Lots 1 and 2 would be zoned PCD as well as the lot containing the mini-
warehouse development fronting Vernon Estates Drive. Staff stated Lots 3 and 4 would
remain zoned R-2, Single-family. Staff stated they were agreeable to allowing two (2)
drives to remain on Lot 1. Staff stated the northern most drive on Lot 1 would be
removed. Staff stated based on the current proposal they were in support of the
request. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
P
PLANNING COM SION VO E RECORD
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February 20, 2014
There being no further business before the Commission, the meeting was adjourned
at 6:57 p.m.
Qat
airman
Secretary