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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 15, 2014
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Jennifer Martinez Belt
Tom Brock
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Keith Fountain
Bill May
Members Absent: Craig Berry
Obray Nunnley, Jr.
City Attorney: Cindy Dawson
III. Approval of the Minutes of the April 3, 2014 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 15, 2014
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-962-A Slim Chickens Short-form PD-C, located at 7524 Cantrell
Road.
B. Z-8529-A Valley View Court Revised Short-form PD-R, located on
the West side of Katillus Road at Forest Lane.
C. Z-8909 4421 John Barrow Road Short-form PD-C, located at
4421 John Barrow Road.
D. Z-3933-B Super 8 Zoning Site Plan Review, located at 11701 I-30.
E. Z-2502-B New Africa Development Long-form PCD, located South
of 40th Street between Whitfield and Potter Streets.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-57-AAA Riverdale Addition Lot K1 and K2 Replat, located on the
Southwest corner of Riverdale Road and Riverfront Drive.
2. S-1725 Panther Branch Addition Preliminary Plat, located at the
Southwest corner of Kirby and Kanis Roads.
3. S-1727 South Loop Industrial Park Preliminary Plat, located on
the West side of South Loop Road and North of
Alexander Road near the 11300 Block of Alexander
Road.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-1721-A Alexander Distribution Warehouse Subdivision Site Plan
Review, located on the North side of Alexander Road in
the 11300 Block of Alexander Road.
5. S-1726 6706 South University Avenue Subdivision Site Plan
Review, located at 6706 South University Avenue.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-1481-A PB General Barrow Road Short-form PD-C and Alley
Abandonment, located on the West side of John Barrow
Road in the 3500 Block of John Barrow Road.
7. Z-3501-A Wingate Creek Short-form PD-R, located on the North
side of West Markham Street in the 8000 Block of West
Markham Street.
8. Z-3922-A Mapco Express Short-form PD-C, located on the
Northwest corner of 3rd and Broadway Streets.
9. Z-5016-B GKS Development Short-form PID, located at 5510 West
65th Street.
10. Z-5503-D Panther Branch Addition Lot 2 Long-form PD-R, located
at the Southwest corner of Kirby and Kanis Roads.
11. Z-6316-A Blackman Revised Short-form PD-R, located on the
Southeast corner of Kavanaugh Boulevard and Polk
Street.
12. Z-8835-B Magnolia Hill Revised Long-form PD-C, located at 5110
Stagecoach Road.
13. Z-8936 Little House Little Rock, LLC Short-form PD-R, located at
5318 – 5322 A Street.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
14. Z-8937 Rainey Long-form PD-R, located in the 10000 Block of
Old Arkansas Drive.
15. Z-8938 4221 North Lookout Short-form PD-R, located at 4221
North Lookout.
16. Z-8939 Newbern Short-form PD-R, located at 4124 Fairview
Road.
IV. OTHER ITEMS:
Item Number:
File Number:
Title:
17. Z-8446-A Blue Wave Express Carwash Short-form PD-C, located at
801 East 6th Street.
May 15, 2014
ITEM NO.: A FILE NO.: Z-962-A
NAME: Slim Chickens Short-form PD-C
LOCATION: Located at 7524 Cantrell Road
DEVELOPER:
Rock Capitol Group, LLC
4504 Burrow Drive
North Little Rock, AR 72116
ENGINEER:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.746 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PD-C
PROPOSED USE: Restaurant
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow the drives nearer the property lines than typically allowed per ordinance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of this site located at 7524 Cantrell Road
from C-3, General Commercial District to PD-C. The owner is proposing to
develop the property into a single use restaurant site for Slim Chickens. Right of
way will be dedicated as necessary. The site plan indicates a driveway on
Cantrell Road and Keightley Drive. The proposed building consists of
3,108 square feet. There will be a patio with 612 square feet, and a freezer
which will contain 215 square feet. The site plan indicates 30 parking spaces to
include two (2) handicap spaces. The restaurant will also have a drive-through
window operation.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
2
A dumpster will be located at the northeast corner of the site. The dumpster will
be enclosed as per City of Little Rock requirements. Hours of operation for the
restaurant will be from 10:30 am to 10:00 pm. Signage will consist of a building
sign and a free standing type sign on the corner. All signage will comply with
City of Little Rock standards. Parking lot lighting will consist of pole mounted
cut-off type fixtures.
The request for the PD-C is to address several variances. The request includes
a variance to allow driveways nearer the property line than allowed per the
Boundary Street and Subdivision Ordinances. The site plan also includes a
reduced number of parking spaces than typically required per the zoning
ordinance.
B. EXISTING CONDITIONS:
This intersection of North Mississippi, Keightley Drive and Cantrell Road contains
a number of commercial uses including a shopping center with a grocery store, a
Wal-greens Drug Store, a convenience store with gas pumps, a furniture store
and multi-family. Improvements to Cantrell Road were recently completed by
AHTD to the west of this site. Improvements to Cantrell Road are scheduled to
start for widening Cantrell Road from the North Mississippi, Keightley Drive
intersection eastward to the intersection with Perryville Road.
There is an existing commercial building located on this site. The site is
presently paved from property line to property line.
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
Merriwether Neighborhood Association and the Kingwood Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the proposed street improvements on Keightley Drive and Cantrell
Road to be constructed by AHTD.
2. Show the right-of-way centerline, existing striping, existing edge of
pavement or back of curb, and driveways across the street on Keightley
Drive. Pulaski County parcel data shows the Keightley Drive right of way is
a total of 40 feet wide.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
3
3. The radius of driveways cannot extend beyond the projection of the property
line to the street. Driveway radiuses should not exceed 10 feet.
4. Were any access deed restrictions placed on the property by AHTD with the
purchase of right of way?
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Per the Master Street Plan,
Cantrell Road is principal arterial street. The driveway spacing is 300 feet
from intersections and other driveways and 150 feet from side property
lines. Per the Master Street Plan, Keightley Drive is a commercial street.
The driveway spacing is 250 feet from intersections and other driveways
and 125 feet from side property lines. The proposed driveway locations do
not comply with the spacing requirements. Driveway spacing variances
must be requested.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
8. Submit traffic impact analysis including stacking analysis utilizing approved
modeling techniques to insure stacking does not occur on the adjacent
street systems.
9. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Cantrell Road
and Keightley Drive including 5-foot sidewalks with the planned
development. Some improvements are being constructed on Cantrell Road
and Keightley Drive by AHTD. If all boundary street improvements as found
in the Master Street Plan are not constructed by AHTD, those remaining
improvements are the responsibility of this property owner to construct.
Show the proposed improvements to Keightley Drive.
10. 2012 Metro Plan Traffic counts show approximately 34,000 vehicles on
Cantrell Road per day. Left turns into the site from Cantrell Road will likely
stop in the east bound through lane due to vehicle stacking for west bound
left turns to Mississippi Avenue. This will cause vehicles to stack into the
intersection.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: There is an existing 3-phase line on the northwest corner of the
property but does not appear to be in conflict with the project. Contact Entergy
well in advance to plan for service needs.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
4
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. 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.
7. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
5
CATA: Site directly served by the #1 Pinnacle Heights bus route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning from C-3, (General
Commercial District) to PDC (Planned District Commercial) to allow the
re-development of this site with a drive-through restaurant.
Master Street Plan: Cantrell Road is shown as a Principal Arterial and Keightley
Drive is a Local Street on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Cantrell Road since it is a Principal 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: 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.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
6
3. The property adjacent to the north property line, and the north portion of the
property adjacent to the west property line are zoned R-5. Therefore, a
minimum eleven and a half (11.5) foot wide buffer (6% of the average lot
width) is required along the north property line. An eleven (11) foot buffer (6%
of the average lot depth) is required on the north portion of the west property
line.
4. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. A minimum eleven and a half (11.5) foot
wide buffer (6% of the average lot width) is required along Cantrell Road.
5. Interior landscape areas shall compromise eight percent (8%) of any
vehicular use area containing twelve (12) or more spaces.
6. A landscape irrigation system shall be required for developments of one (1)
acre or larger. 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. 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.
8. Menu board speakers for drive-through windows shall be designed to provide
for a solid wall at least six (6) feet in height and twenty (20) feet in length
along the opposite lane line. This wall shall be constructed of masonry or
wood with a textured finish to diminish sound deflection.
9. 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: (March 12, 2014)
Mr. Frank Riggins was present representing the owners. Staff presented an
overview of the development stating there were a number of outstanding
technical issues associated with the request. Staff questioned if the dumpster
service hours would be limited to daylight hours. Staff also stated the order
menu board was to be screened as per Section 36-208 of the Little Rock Code.
Public Works comments were addressed. Staff stated the street improvements
to Keightley Drive and Cantrell Road were to be completed by AHTD. Staff
stated with the widening of Cantrell Road there would not be a center turn lane
adjacent to this site. Staff requested the applicant provide a traffic analysis for
the proposed development. Staff stated the request would include a driveway
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
7
spacing variance to allow the drives on Cantrell Road and Keightley Drive as
proposed.
Landscaping comments were addressed. Staff stated a land use buffer and
screening was required where the development was adjacent to residentially
zoned or used property. Staff also stated the interior landscape areas were to
comprise a minimum of eight (8) percent of any vehicular use area.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the March 12, 2014, Subdivision Committee meeting. The
applicant has indicated the hours of dumpster service will be limited to daylight
hours and stated the order menu board will be screened to meet the typical
ordinance requirements. The applicant is still working with staff on the traffic
analysis for the site.
The rezoning request is from C-3, General Commercial District to PD-C to allow
the redevelopment of the site with a 3,108 square foot restaurant. There will be a
patio with 612 square feet, and a freezer which will contain 215 square feet. The
gross square footage is 3,935.
The site plan includes 30 parking spaces. The site plan includes a drive-through
lane and stacking for seven (7) cars without impacting the on-site parking.
Based on one (1) parking space per 100-gross square feet of floor area, the
ordinance would typically require 39-parking spaces to serve the restaurant use.
Based on the available parking on-site and the ability to stack cars staff is
supportive of the reduced number of parking spaces as proposed. Staff is
continuing to study the on-site stacking of vehicles.
Right of way will be dedicated as necessary to meet the Master Street Plan and
Subdivision Ordinance. Street improvements will be completed per the Boundary
Street Ordinance requirements.
A dumpster will be located at the northeast corner of the site. The dumpster will
be enclosed as per City of Little Rock requirements. The dumpster hours of
service will be limited to daylight hours. The applicant has indicated the hours of
operation for the restaurant will be from 10:30 am to 10:00 pm.
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
8
Signage will consist of a building sign and a free standing type sign on the
corner. The ordinance typically allows the ground sign to be a maximum of
36-feet in height and 160 square feet in area. Building signage is limited to a
maximum of ten (10) percent of the façade area abutting the public streets. The
applicant has indicated all signage will comply with City of Little Rock standards.
All site lighting will be low level and directional, directed downward and into the
site. Parking lot lighting will consist of pole mounted cut-off type fixtures.
The request includes a variance associated with the driveway locations. The
drive on Cantrell Road is located nearer the eastern property line and nearer the
intersection than typically allowed per ordinance. The driveway on Keightley
Drive is also located nearer the property line and the intersection than typically
allowed per ordinance.
AHTD has stated the driveway on Cantrell Road has curbed radii wrapping
around which is not allowed on drives. According to AHTD the driveway should
follow DR-1 design standard. Also, wheelchair ramps (which are not needed if
the drive follows DR-1 design standard) must be included to allow a wheelchair
to cross the island of the proposed driveway. The island as shown would not
allow wheelchair ramps or pedestrian cut-through. AHTD is in favor of the
right-in/right-out only with the island as indicated on the site plan.
Staff is generally supportive of the proposed development but there are a number
of outstanding technical issues associated with the request. Staff will continue to
work with the developer and provide a recommendation at the April 3, 2014,
public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (APRIL 3, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on March 31, 2014,
requesting deferral of the item to the May 15, 2014, public hearing. Staff stated the
deferral request would require a waiver of the Commission’s By-laws with regard to the
late deferral request. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
May 15, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-962-A
9
carried by a vote of 11 ayes, 0 noes and 0 absent. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
STAFF UPDATE:
The applicant has submitted a revised site plan and traffic study to staff for review. Staff
is continuing to review the revised traffic study and site plan. Additional information will
be provided at the public hearing. Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral. Staff stated the applicant had
requested on this date a deferral of the item to the June 21, 2014, public hearing. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: B 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.
May 15, 2014
SUBDIVISION
ITEM NO.: B (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.
STAFF UPDATE:
The applicant failed to notify property owners are required by the Commission’s
By-laws. Staff recommends deferral of this item to the May 15, 2014, public hearing.
PLANNING COMMISSION ACTION: (APRIL 3, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners are required
by the Commission’s By-laws. Staff presented a recommendation of deferral of this
item to the May 15, 2014, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
STAFF UPDATE:
The applicant is requesting withdrawal of this item. The applicant has indicated the
streets will be maintained as private streets and the gates will be installed as stated in
the previous approval. The applicant is requesting to be allowed to delay the installation
of the gates until after the foundations for the remaining lots have been poured. It
appears there are four buildings which have not been permitted for construction. The
applicant is requesting to be allowed to permit three (3) of the four (4) buildings prior to
the installation of the gate. The applicant states at that time, there will no longer be
large construction vehicles and machinery entering and exiting subdivision. Staff is
supportive of the applicant’s request.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant was requesting withdrawal of the item. Staff
stated the applicant had stated the streets would be maintained as private streets and
the gates would be installed as stated in the original approval. Staff stated the applicant
was requesting to be allowed to delay the installation of the gates until after the
May 15, 2014
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8529-A
3
foundations for the remaining lots had been poured. Staff stated it appeared there were
four (4) buildings which had not been permitted for construction. Staff stated the
applicant was requesting to be allowed to permit three (3) of the four (4) buildings prior
to the installation of the gate. Staff stated the applicant stated at that time, there would
no longer be large construction vehicles and machinery entering and exiting subdivision.
Staff stated they were supportive of the applicant’s 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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: C 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
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
2
rear yard which will be maintained and used as storage and for refurnishing
computers as a hobby.
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.
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
3
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
3. Contact Central Arkansas Water if additional fire protection 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
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
4
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.
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.
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
5
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.
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
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
6
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
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
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
7
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.
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.
STAFF UPDATE:
There has been no change to this application request since the previous write-up. Staff
continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (APRIL 3, 2014)
The applicant was not present. There were no registered objectors present. Staff
stated since the applicant was not present they recommended the item be deferred to
the May 15, 2014, public hearing to allow the applicant to be present for the public
hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
May 15, 2014
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-8909
8
STAFF UPDATE:
There has been no change to this application request. Staff continues to recommend
denial of the request.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item. The Chair called for the applicant to come forward. The applicant
was not present. Staff stated since this was the second public hearing the applicant
had not attended staff recommended the item be withdrawn from consideration, without
prejudice.
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 9 ayes,
0 noes and 2 absent.
May 15, 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.
May 15, 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.
May 15, 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.
STAFF UPDATE:
This item is due back before the Judge on April 10, 2014. Staff recommends deferral of
this item to the May 15, 2014, public hearing to allow sufficient time for resolution of the
current enforcement action related to the removal of landscaping.
PLANNING COMMISSION ACTION: (APRIL 3, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the item was due back before the Judge on April 10, 2014.
Staff presented a recommendation of deferral of the item to the May 15, 2014, public
hearing to allow sufficient time for resolution of the current enforcement action related to
the removal of landscaping.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
STAFF UPDATE:
The applicant has satisfied staff’s previous concerns and corrected all previously stated
landscaping issues. Staff is in support of the request. Staff recommends approval to
allow the existing pole sign height to be increased to 50-feet.
May 15, 2014
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-3933-B
4
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had satisfied their previous raised concerns and
resolved all previously stated landscaping issues. Staff stated they were in support of
the request. Staff presented a recommendation of approval to allow the existing pole
sign height to be increased to 50-feet.
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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: E FILE NO.: Z-2502-B
NAME: New Africa Development Long-form PCD
LOCATION: Located South of 40th Street between Whitfield and Potter Streets
DEVELOPER:
Islamic Center for Human Excellence
1717 Wright Avenue
Little Rock, AR 72203
SURVEYOR:
Anderson Surveying
P.O. Box 129
Van Buren, AR 72957
ARCHITECT:
WD&D
400 West Capitol Avenue
Little Rock, AR 72201
AREA: 13.62 acres NUMBER OF LOTS: 31 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R, MF-12 and C-3
ALLOWED USES: Single-family residential, Mosque, School,
Multi-family and Retail
PROPOSED ZONING: PCD
PROPOSED USE: Single-family residential, Elderly housing, Mosque, School,
Community Center, Retail and Office
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant requested at the March 12, 2014, Subdivision Committee meeting this
item be deferred to the May 15, 2014, public hearing. Staff is supportive of the deferral
request.
May 15, 2014
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-2502-B
2
PLANNING COMMISSION ACTION: (APRIL 3, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had requested at the March 12, 2014,
Subdivision Committee meeting the item be deferred to the May 15, 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 11 ayes,
0 noes and 0 absent.
STAFF UPDATE:
The applicant submitted a request dated May 2, 2014, requesting deferral of this item to
the June 26, 2014, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 2, 2014,
requesting deferral of this item to the June 26, 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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 1 FILE NO.: S-57-AAA
NAME: Riverdale Addition Lot K1 and K2 Replat
LOCATION: Located on the Southwest corner of Riverdale Road and Riverfront Drive
DEVELOPER:
Martial Arts Services, Inc.
Attn. Ed Wright
P.O. Box 193010
Little Rock, AR 722119
SURVEYOR:
Ecological Design Group
Attn. Tanner Weeks
120 South Izard Street
Little Rock, AR 72201
AREA: 3.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
PLANNING DISTRICT: 4 – Heights Hillcrest
CENSUS TRACT: 15.02
VARIANCE/WAIVERS: None requested.
The applicant submitted a request on May 5, 2014, requesting deferral of this item to
the June 26, 2014, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on May 5, 2014,
requesting deferral of the item to the August 7, 2014, public hearing. Staff stated they
were supportive of the deferral request.
May 15, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-57-AAA
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 2 FILE NO.: S-1725
NAME: Panther Branch Addition Preliminary Plat
LOCATION: Located at the Southwest corner of Kirby and Kanis Roads
DEVELOPER:
Panther Branch, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 11.4 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-6, Multi-family 6 units per acres and C-1,
Neighborhood Commercial
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4,
1992, rezoned property located at the intersection of Kanis and Cooper Orbit Roads
from R-2, Single-family to C-1, Neighborhood Commercial and MF-6, Multi-family
6-units per acres.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains approximately 11.4 acres and is located at the southwest
corner of Kirby and Kanis Roads. The eastern portion of the property is currently
zoned C-1, Neighborhood Commercial and the western portion of the property is
currently zoned MF-6. The property is located outside the City limits, and the
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
2
developer wishes to annex into the City of Little Rock, upon approval of the
preliminary plat request.
The developer is proposing to dedicate the right of way for Kanis Road and the
future arterial connection located along the western perimeter of proposed Lot 2.
The developer is requesting to phase the street construction with the
development of each lot.
B. EXISTING CONDITIONS:
The property being considered for preliminary platting is located outside the City
limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The
applicant has stated annexation will be sought to allow the property to receive
City sewer service. The property is currently zoned C-1, Neighborhood
Commercial and MF-6, Multi-family 6-uints per acre. The property to the north
and south are zoned R-2, Single-family. There is an approved PD-C located
along the western boundary of the site which is approved for an animal daycare
and boarding center. North of the site located at the intersection of Kirby and
Kanis Roads is a property zoned C-1, Neighborhood Commercial and has
developed as a convenience store. Further north along Kirby Road is an
apartment development. There is a property zoned PCD on the northeast corner
of Kanis and Kirby Roads which was approved for office, retail and
mini-warehouse but has expired since no development occurred with the
three (3) year time frame for submission of the final development plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners of the site along with the Woodlands
Edge Property Owners Association, the Parkway Place Property Owners
Association and the Spring Valley Manor Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Per the Master Street Plan, Cooper Orbit Road, a minor arterial street, is
proposed to intersect Kanis Road at this property. A dedication of a 90 foot
right-of-way is required. The plan shows Panther Branch Drive to serve as
the new alignment of Cooper Orbit Road.
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
3
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Panther Branch Drive.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalk with the planned development. The new back of
curb should be placed 29.5 feet from the street centerline.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Panther Branch
Drive including 5-foot sidewalks with the planned development. The total
street width is 59 feet. Initially, the applicant proposes to construct three (3)
eleven (11) foot lanes.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Stormwater detention ordinance applies to this property.
8. Street improvement plans shall include signage and striping. Kanis Road
should be striped with a center turn lane and a left turn lane at the Kanis
Road/Panther Branch Drive intersection. Contact Nat Banihatti at 379-1818
for more information. Public Works must approve the 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. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) and driveways comply with 2004 AASHTO
Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property must be annexed into the City to received sewer
service from the City of Little Rock Wastewater Utility. Sewer main extension
required with easements if sewer service is required for this project. Contact
Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
4
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the waterlines
along Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
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. 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.
8. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Provide a letter of approval from Chief Ronnie Wheeler of the
West Pulaski County Fire District. Chief Wheeler’s phone number is 529-2004.
His e-mail address is wpfd@sbcglobal.net. Little Rock Fire Department
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
5
Comments - Place fire hydrant(s) per code. Maintain access, two (2) ways to
enter and exit apartments. Contact the Little Rock Fire Department for additional
information.
County Planning:
1. Provide Bill of Assurance.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners. Verify Legal
Description is correct. Provide bearings and distances to two land
corners.
4. Provide bearings and distances for new Lots 2 and 3 along both sides of
Panther Branch Drive. Show bearings and distances at property line
adjacent to Lot 1. Show R.O.W. width and pavement width for Panther
Branch Drive.
5. Provide letter of approval from local fire department.
6. Provide street cross sections.
7. Provide Centerline profiles for street improvements.
8. Provide grading/storm drainage plan.
9. Provide FEMA flood panel number.
10. Provide Certificate of Owner.
11. See note below about Cooper Orbit Road.
12. Provide street design specifications.
13. Building line requirement is 40’ for all property lines abutting streets for
Lots 1 and 2.
14. Pay $10.00 review fee.
15. Label and dimension existing and proposed right of way for all roads
abutting development.
16. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
17. Provide FEMA flood panel number and confirm SFHA status.
18. Provide grading plan stormwater and drainage plan for Public Works
review.
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
6
19. Dedicate and show additional Right of Way along Cooper Orbit Road to
comply with Pulaski County Master Road Plan. Dedicate Right of Way
to equal one half of 70’ or 35’ south from Cooper Orbit Road Centerline.
20. Provide Street design data and specifications for Panther Branch Drive
and for Half-street improvements to Kanis Road and Cooper Orbit Road.
21. Show Little Rock City Limits.
22. Provide complete set of drainage plans; including complete profile for all
road and ditch drainage.
23. Provide erosion control plan.
24. Provide complete set of building plans.
25. Provide complete set of utility construction plans.
26. Provide signage plan including locations, wording and standard details.
27. Provide striping plan.
28. Provide traffic control plans for all construction phases.
29. Provide PCRB and ADEQ stormwater permit. All construction must
adhere to ADEQ stormwater regulations. ADEQ permits, SWPPP, rain
gauge and inspection reports must be onsite during construction.
30. Show stationed road cross-sections for Panther Branch Drive, Cooper
Orbit and Kanis Roads.
31. Provide PCRB with proctor for subgrade and base course under
roadways.
32. Show direction of water flow for all ditches, gutters, drains and sheet
flow.
33. Show all stormwater runoff calculations for all inlets, gutters, culverts,
junctions, and culvert overflows.
34. Obtain all driveway permits from PCRB.
35. Obtain all utility permits from PCRB.
36. Show survey data for road centerline on plat and building plans.
37. Show curb line radius data at all intersections on plat and building plans.
38. Show property line radius data at all intersections on plat.
39. Indicate floodplain/floodway panel.
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
7
40. Label all right of way, shoulders and road edges.
41. Show Cooper Orbit Road improvements.
42. Show right of way dedication for Cooper Orbit Road.
43. Show City limits on plat.
44. Include preliminary plat approval signature for the County on the plat.
45. Show radiuses property line/right of way boundary at Cooper Orbit Road
and Kanis Road intersection.
46. Provide traffic study showing amount of traffic that would be turning onto
Panther Branch Drive from Kanis Road and exiting Panther Branch Drive
onto Kanis Road.
47. In addition to all Pulaski County requirements, all Little Rock
requirements must be met.
48. Notify PCRB of any lane closures.
49. Notify PCRB before any construction occurs.
50. All Little Rock and Pulaski County requirements must be met before any
construction can begin.
CATA: Out of service area, nearest bus stop at Wal-mart on Bowman Road
nearly 1.5 miles away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Brian Dale and Mr. Graham Smith were present representing the request.
Staff stated the site was located outside the City limits of Little Rock but the
applicant would seek annexation to the City prior to final platting. Staff stated
there was a related item on the current agenda to allow the development of
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
8
proposed Lot 2 with a multi-family development. Staff requested Mr. Dale
provide additional information of the proposed preliminary plat to include the
name and address of the subdivider, the front yard building setback and the
name and address of the land owner along with the source of tittle.
Public Works comments were addressed. Staff stated Kanis Road was classified
on the Master Street Plan as a minor arterial therefore a dedication of right of
way to 45-feet from centerline would be required. Staff also stated the proposed
Panther Branch Drive would serve as the new alignment for Cooper Orbit Road
and would require a right of way dedication of 90-feet. Staff stated prior to the
execution of the final plat streetlights were required to be installed.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has provided the name and address of the subdivider, the front yard
building setback and the name and address of the land owner along with the
source of title.
The request is to allow the creation of three (3) lots from a parcel containing
approximately 11.4 acres. The eastern portion of the property is currently zoned
C-1, Neighborhood Commercial and the western portion of the property is
currently zoned MF-6, Multi-family 6-units per acre. The property is located
outside the City limits, but will be annexed into the City limits of Little Rock prior
to any development of the property.
Lot 1 is indicated containing 1.37 acres, Lot 2 containing 7.86 acres and Lot 3
containing 0.68 acres. The average lot size proposed is 400-feet by 200-feet or
1.84 acres. 460-linear feet of new street will be added with the platting of the
lots. Lot 1 will remain zoned C-1, Neighborhood Commercial and Lot 3 will
remain zoned MF-6, Multi-family 6-units per acre. Lot 2 is proposed for
development with a multi-family development through a PD-R as a separate item
on this agenda (Z-5503-D).
The developer is proposing to dedicate the right of way for Kanis Road and the
future arterial connection (Panther Branch Drive) located along the western
perimeter of proposed Lot 2. Lot 3 is being created as a result of the placement
of the future arterial, (Panther Branch Drive). The developer is requesting to
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
9
phase the street construction with the development of each lot. There are no
improvements required to Cooper Orbit Road since the developer’s ownership
does not abut the right of way of Cooper Orbit Road.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff feels the creation of the three
(3) lots as proposed will not 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.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items on the agenda which would be discussed together. Staff
stated item #10, Z-5503-D was a rezoning to PD-R for proposed Lot 2 of the preliminary
plat area. Staff presented the items with a recommendation of approval of each subject
each being in compliance with the comments and conditions as outlined in paragraphs
D, E and F of the agenda staff report.
Ms. Jena McDonnell of Spring Valley Manor addressed the Commission in opposition of
the request. She stated Spring Valley Manor was concerned over the density and the
increased traffic the development would place on Kanis and Cooper Orbit Roads. She
stated the residents of Spring Valley Manor had a difficult time getting into and out of
their neighborhood in the AM and PM peaks. She stated a traffic light was needed at
the intersection of Kanis and Cooper Orbit Roads to aid in exiting the subdivisions living
south of the Kanis/Cooper Orbit/Kirby Road intersection.
Mr. David Prudhomme addressed the Commission in opposition of the request. He
stated his concerns were similar to Ms. McDonnell’s. He stated the staff had indicated
Cooper Orbit Road would be redirected but there were no plans to connect the
roadways. He stated there was not funding to make the connection. He stated he
understood the developer was not responsible to build Cooper Orbit since his ownership
did not abut the road. He stated the traffic at the intersection stacked in the mornings
with residents wanting to turn left to take their children to school at Baker Elementary.
He stated there were also a larger number of cars wanting to turn right which was a
difficult maneuver due to stacking and the high volume of traffic on Kanis Road. He
stated he was concerned the developer was proposing to place less landscaping along
the proposed arterial street. He stated he felt the Commission should not only consider
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
10
the density of this development but also the density which would be developed in the
area when properties were build-out. He stated the largest apartment complex in Little
Rock was located to the west of this site and only the first phase had been constructed.
Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated
her home was located at 14800 Cooper Orbit Road. She stated her home was the third
house from the proposed development. She stated traffic was a concern. She stated
with the development of 168 apartments traffic would be increased at the intersection of
Kanis and Cooper Orbit Roads. She stated with 168 units one could expect
328 additional cars. She stated although this development was not taking access to
Cooper Orbit Road the cars would most likely still pass through the Kanis/Cooper Orbit
Road intersection. She stated this intersection was a hazard and there was a need for
a traffic light. She stated the proposed street along the western boundary would not go
anywhere and would only be used by service vehicles. She stated the developer had
met with the neighborhood and indicated he was not willing to contribute to a traffic
signal. She stated she felt the proposed zoning far exceeded the current zoning
classification of MF-6. She stated this area was a small bubble of County jurisdiction.
She stated when there was an emergency there was confusion as to which personnel to
send. She stated if this property were annexed into the City the bubble would only get
smaller and the confusion would only grow greater.
Mr. Graham Smith addressed the Commission on the merits of the request. He stated
the strip of land between his southern property line and Cooper Orbit Road was created
a number of years ago and he did not control of the 40-foot strip. He stated Panther
Branch was shown on the City’s Master Street Plan as the new arterial connection to
Kanis Road. He stated the development would have an on-site manager to keep the
site neat and orderly. He stated the green spaces indicated met with City code. He
stated the density of the development was consistent with the C-1 and MF-6 zoning
districts. He stated based on the current zoning he could build 190 units. He stated
there is multi-family across the street and to the west of the site. He stated the City
must have felt multi-family was appropriate when allowing the property to be zoned for
the use.
Mr. Brian Dale addressed the Commission as the applicant’s engineer. He stated he
had worked with staff on the alignment of the new future arterial street. He stated he
felt the name would be changed from Panther Branch to Cooper Orbit Road at the time
the connection was completed. He stated the developer was dedicating 90-feet of right
of way and constructing 36-feet of pavement. He stated the intent was to construct
three lanes at the intersection of Kanis and Panther Branch.
There was a general discussion by the Commission concerning development in the
area, traffic and the need for a traffic signal. The Commission questioned Mr. Smith if
he was willing to make a contribution to a traffic signal. Mr. Smith stated he was
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
11
complying with staff comments and staff did not indicate there was a need for a traffic
signal at this intersection.
The Commission questioned staff if a traffic study had been completed. Staff stated
there was a traffic analysis conducted by the City in 2009. Staff stated at that time the
warrants were not met for a traffic signal at this intersection. Staff stated based on the
comments raided staff would review the intersection again to determine if warrants were
met based on today’s conditions for a traffic signal.
The Commission questioned staff why the entrance on Panther Branch was limited to
service vehicles only. Staff stated the entrance did not have sufficient stacking and a
turn-around exit therefore could not be used by the residents as an entrance. Staff
stated they felt if the residents wanted to use the gate as an exit this would be
acceptable.
There was no further discussion of the item. The chair entertained a motion for
approval of the preliminary plat as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
May 15, 2014
ITEM NO.: 3 FILE NO.: S-1727
NAME: South Loop Industrial Park Preliminary Plat
LOCATION: Located on the West side of South Loop Road and North of Alexander
Road near the 11300 Block 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
AREA: 100.0+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 2,800 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of four
(4) lots and one (1) tract from an existing 100+ acre parcel. Lots 1 and 2 each
contain 35+ acres and 45+ acres respectively. Lots 3 and 4 each contain
6+ acres. Tract A is being created along the eastern boundary of future
Mabelvale Cut-off Extension.
The applicant has stated the entire right of way for Mabelvale Cut-off Extension
will be dedicated with the approval of the preliminary plat. Mabelvale Cut-off
Extension is proposed as a minor arterial which will require a total right of way
dedication of 90-feet. The applicant is requesting to construct at a minimum ½ of
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
2
the required street width with the development which would include 29.5-feet of
pavement extending from South Loop Road to Alexander Road. The
construction will include curb, gutter and sidewalk along at least one side of the
new street. Sidewalk will be constructed along Lot 2 with the issuance of a
building permit for the future development of Lot 2.
B. EXISTING CONDITIONS:
The site is a pasture bounded by a railroad main line on the north. There is an
electrical transmission line which bisects the property traveling
northeasterly/southwesterly. 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 the proposed extension of Mabelvale Cut-off
Extension extends through this property. Alexander Road is a two lane road with
open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners of the site along with the Southwest Little
Rock United for Progress, the Alexander Road Neighborhood Association and
the Meyer Lane Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Cut-off Extension is classified on the Master Street Plan as a
minor arterial. A dedication of right-of-way of 90 feet is required.
2. 20 foot radial dedication of right-of-way is required at the intersection of
South Loop Road and Mabelvale Cut-off Extension.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Mabelvale Cut-off Extension and Alexander Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to South Loop
Road with the planned development. South Loop Road should be
constructed per the Arkansas Highway and Transportation Department and
the City of Little Rock South Loop Road project plans.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
3
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Mabelvale Cut-off
Extension including 5-foot sidewalks with the planned development. The
street should be constructed to a 36 foot commercial street standard. The
utilities should be contacted about construction within the utility easement.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Alexander
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
7. Alexander Road is classified on the Master Street Plan as a minor arterial
street. A dedication of right-of-way 45 feet from centerline will be required.
8. Stormwater detention ordinance applies to this property. Is a regional
detention facility being provided for the entire subdivision? If so, show the
location.
9. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction. Improvements should
be made at the Mabelvale Cut-off Extension and South Loop intersection to
AASHTO and Master Street Plan standards. Contact Bill Henry at
379-1816 for additional information.
10. As the previously approved plans, if the applicant proposes to make
improvements and signalize the Mabelvale West Road and South Loop
intersection those plans must be prepared in compliance with AASHTO and
Master Street Plan standards. Contact Bill Henry at 379-1816 for additional
information.
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. Driveway locations and widths must comply with the traffic access and
circulation requirements of Sections 30-43 and 31-210. The width of
driveway must not exceed 36 feet. Show proposed driveway locations for
each lot. Driveway access to South Loop Road is not allowed per deed
restrictions.
13. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) and driveway(s) comply with 2004 AASHTO
Green Book standards.
14. Easements are required for all stormwater drainage areas.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
4
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: There are no Entergy Distribution lines in conflict with the proposed
plat. However, Entergy Transmission has a conflict on Lots 2, 3 and 4. Approval
from Entergy Transmission must be obtained prior to any approval for
development activities as requirements can be fairly stringent for work done
within a transmission line easement.
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
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.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
5
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: Out of service area – nearest stop at Pulaski Tech South Campus or in
downtown Mabelvale.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
6
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed plat stating there were few
outstanding technical issues in need of addressing related to the proposed
preliminary plat. Staff stated the request was to create four (4) lots and one (1)
tract from a 100 acre plus tract. Staff requested Mr. White provide the name and
address of the subdivider, the name and address of the landowner along with the
source of title and the limits of the floodplain and/or floodway on the proposed
preliminary plat.
Public Works comments were addressed. Staff stated Mabelvale Cut-off
Extension was classified on the Master Street Plan as a minor arterial therefore a
dedication of right of way of 90-feet was required. Staff stated a 20-foot radial
dedication was required at the intersection of Mabelvale Cut-off Extension and
Alexander Road and at the intersection of Mabelvale Cut-off and South Loop
Road. Staff stated with the site development Alexander Road was to be
constructed with one-half street improvements. Staff requested Mabelvale
Cut-off Extension be constructed with 36-feet of pavement, curb, gutter on both
sides and a sidewalk on one side. Staff also requested Mr. White provide a letter
certifying sight distances at the intersections and driveway locations complying
with the 2004 AASHTO Green Book standards.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing a number of the
technical issues associated with the request raised at the April 23, 2014,
Subdivision Committee meeting. The applicant has provided the name and
address of the subdivider, the name and address of the landowner along with the
source of title and the limits of the floodplain and/or floodway on the proposed
preliminary plat. The revised plan indicates radial dedications as requested by
Public Works staff.
The applicant is requesting preliminary plat approval to allow the creation of four
(4) lots and one (1) tract from an existing 100+ acre parcel. Lot 1 is proposed
containing 35 acres and 2 containing 45+ acres. Lots 3 and 4 each contain
6+ acres. Tract A is being created along the eastern boundary of the future
arterial, Mabelvale Cut-off Extension.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
7
The applicant is proposing to dedicate the entire 90-foot right of way for
Mabelvale Cut-off Extension. The proposal is to construct at a minimum ½ street
improvements to Mabelvale Cut-off Extension which would include 29.5-feet of
pavement extending from South Loop Road to Alexander Road. Sidewalk will be
constructed along Lot 2 with the issuance of a building permit for the
development of Lot 2. Curb and gutter will be placed at a minimum on one side
of the future arterial.
Staff is supportive of the request. The subdivision as proposed does not include
any variances from the typical ordinance development criteria. The applicant is
proposed to create four lots and one tract from this 100+ acre tract which is
zoned I-2, Light Industrial District and I-1. The lots as proposed well exceed the
typical lot size for the current zoning districts.
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: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items associated with the development. Staff stated a preliminary
plat (S-1727) was proposed to allow the creation of four (4) lots and one tract. Staff
stated in addition the request included a multiple building site plan review for one (1) of
the proposed lots (S-1721-A). Staff presented the items with a recommendation of
approval of the requests subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
Mr. Joe White was present representing the applicant. He stated he would yield his
time to the opposition.
City Director B.J. Wyrick addressed the Commission with concerns over the proposed
development of the warehouse facility. She stated she understood property rights,
zoning and the economic development this project would bring to the City. She stated
the development was located across from her home which was located on Alexander
Road. She stated the developers were trying to squeeze a development on a site. She
stated the developer had come to her and her husband and requested to purchase
property but they elected for a land swap. She stated they decided to not take the deal
and moved forward with the current plan. She questioned why the street was not
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
8
aligned with Hall Road. She stated she had questioned the Directors of Public Works
on this matter and he had indicated the off-set was 200-feet which was acceptable. She
stated the development would create a hardship on her family. She stated the
increased traffic and the noise would be a hardship. She stated Alexander Road was a
narrow two lane road with open ditches and was not designed to handle the traffic which
would result from the distribution warehouse being constructed.
Ms. Theresa Wyrick addressed the Commission in opposition of the request. She
stated she did not want the development to occur. She stated her concerns were the
600 vehicles plus that would be accessing the site for work. She stated with the
development of the warehouse facility the existing dark skies would be disrupted. She
stated the noise pollution for the warehouse would impact the area. She stated her
home was located on Hall Lane. She stated with the new street not being aligned with
Hall Lane the neighborhood would have difficulty getting in and out. She stated the
development would have an impact on property values in the area. She stated she
wished the development would go away and the area preserved as currently exist.
Mr. Joe White addressed the Commission. He stated the reason for locating at this site
was the bridge over the railroad. He stated the stem time, the time it took the truck to
get from the facility to the interstate, was critical. He stated the developer was installing
a sound wall to aid in noise reduction. He stated the property was zoned I-2, Light
Industrial, which allowed the development as proposed. He stated the developer was
providing the Wyrick property access to their property located to the east. He stated the
new street would be constructed to a minimum of ½ an arterial. He stated the off-set
from Hall Lane was 230-feet. He stated it was better for the neighborhood if the streets
did not align. He stated there would be adequate landscaping to meet the buffer and
landscape ordinances. He stated the only variance being requested was to allow
advanced grading on an adjacent lot.
There was a general discussion concerning the proposed development and the impact
the development would have on traffic. Staff stated a traffic analysis on Alexander
Road had not been completed. Staff stated a traffic analysis was completed for the
intersection of Mabelvale West and South Loop Road and warrants were met to allow a
traffic signal.
Deputy City Attorney Cindy Dawson stated the proposed preliminary plat fell within the
boundaries of the Richardson Case. She stated based on the Supreme Court Ruling
the Commission did not have discretionary powers to deny a request when the
developer fully complied with the minimum standards established by the ordinance.
There was no further discussion of the item. The chair entertained a motion for
approval of the preliminary plat as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
9
The chair entertained a motion for approval of the site plan review as presented by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
The chair entertained a motion for approval of the land alteration variance request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
May 15, 2014
ITEM NO.: 4 FILE NO.: S-1721-A
NAME: Alexander Distribution Warehouse Subdivision Site Plan Review
LOCATION: Located on the North side of Alexander Road in the 11300 Block 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
AREA: 44.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
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.
BACKGROUND:
On February 20, 2014, the Little Rock Planning Commission approved a site plan
review for the development of a property containing 42+ acres located on South Loop
Road just north of Alexander Road. The property was zoned I-2, Light Industrial
District. The building contained just over 300,000 square feet of warehouse space.
Access was proposed from a new arterial along the southern boundary of the
development which connected to South Loop Road just north of Alexander Road. The
approval included a variance from the City’s Land Alteration Ordinance to allow
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
2
advanced grading on an adjacent site just to the east. The applicant stated grading in
this area would allow the properties to match grade and eliminate the need to haul fill
into this site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is a site plan review application for development of a site
located just south of the original location and confined to the Thompson Family
property limits. The change occurred due to wetlands that were discovered in
the original tract of land. The amount of wetlands required an individual Corp of
Engineers Section 404 permit which pushed the timeline for the development
beyond the required completion date. 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 new site contains 44.2 acres located along the west side of Mabelvale-
Cut-off extension. The property is currently zoned I-2, Light Industrial District
which allows for a package distribution warehouse.
Saad Development of Mobile, AL remains the developer. The development plan
is a “build to suit” project for a large national tenant. The building will continue
just over 300,000 square feet of warehouse space to allow package distribution
for the Central Arkansas area. Trucks will enter and exit the site from Mabelvale
Cut-off Road to South Loop Road as was originally planned. The developer is
proposing to construct the north and west half of the minor arterial street
including 29.5 feet of pavement, curb and gutter. Sidewalk will be constructed
along the frontage of the new site. The intersection and traffic signal
improvements at South Loop Road and Mabelvale West remain in the
commitment of this developer.
The developer is requesting an advanced grading permit for the property
northeast of the existing pond. This property is owned by the seller and has only
a few scattered trees. Grading this area would eliminate the need to haul fill
material from other areas to the proposed site.
B. EXISTING CONDITIONS:
The site is a pasture bounded by a railroad main line on the north. There is an
electrical transmission line which bisects the property traveling
northeasterly/southwesterly. The site is relatively flat with very few trees.
Alexander Road is located to the south of this site and the proposed extension of
Mabelvale Cut-off Extension extends along the properties eastern boundary.
Alexander Road is a two lane road with open ditches for drainage. Some
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
3
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 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, the Alexander Road Neighborhood
Association and the Meyer Lane Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance must
be requested is the applicant proposes to grade beyond the property line.
2. Mabelvale Cut-off Extension is classified on the Master Street Plan as a
minor arterial. A dedication of right-of-way 90 feet in width from centerline
will be required.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Mabelvale Cut-off
Extension including 5-foot sidewalks with the planned development.
4. All driveways shall be concrete aprons per City Ordinance.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Stormwater detention ordinance applies to this property.
7. Easements are required for all stormwater drainage areas.
8. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
10. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
4
11. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
12. A traffic study has already been provided to staff for the proposed
development.
13. 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.
14. As the previously approved plans, if the applicant proposes to make
improvements and signalize the Mabelvale West Road and South Loop
intersection those plans must be prepared in compliance with AASHTO and
Master Street Plan standards. Contact Bill Henry at 379-1816 for additional
information.
15. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Alexander
Road including 5-foot sidewalks with the planned development if distribution
and/or employee vehicles will take access at this location. Staff is
concerned about left movements. The new back of curb should be located
29.5 feet from centerline.
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: There are no Entergy Distribution lines in conflict with the proposed
plat. However, Entergy Transmission has a conflict on Lots 2, 3 and 4. Approval
from Entergy Transmission must be obtained prior to any approval for
development activities as requirements can be fairly stringent for work done
within a transmission line easement.
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.
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
5
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. 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
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
6
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 – nearest stop along I-30 Frontage Road over
1 mile away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875;
malderfer@littlerock.org.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 ½) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
3. A landscape irrigation system shall be required for developments of
one (1) acre or larger.
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
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
7
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were few
outstanding technical issues associated with the request. Staff requested
Mr. White provide dimensions for all building setbacks on the proposed site plan.
Public Works comments were addressed. Staff questioned if grading off site
would take place with the development of the distribution warehouse. Staff also
stated easements were required for stormwater drainage systems. Staff stated
improvements were required on Alexander Road with the development of the
site. Staff stated the improvements were needed to limit the stacking of cars in
the through lanes on Alexander Road waiting to turn onto Mabelvale Cut-off
Extension.
Landscaping comments were addressed. Staff stated with the site development
landscaping was required to comply with the City’s Landscape and Buffer
Ordinances. Staff also stated a minimum of eight (8) percent of the paved areas
were to be landscaped with landscape islands a minimum of 300 square feet in
area.
Staff noted Entergy had commented on the proposed development and had
raised concerns with the placement of parking and the entrance drive under the
transmission power line. Mr. White stated he was working with Entergy to
resolve their concerns. Mr. White stated he felt the issue would be resolved prior
to the May 15, 2014, public hearing.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has dimensioned all building setbacks on the proposed plan. The
request is for approval of a site plan per Section 31-13 of the Little Rock Code of
Ordinances to allow the construction of multiple buildings on a single tract or
parcel. The principal structure is proposed containing 300,000 plus square feet
of warehouse space. Access to the development will be taken from a new
arterial, Mabelvale Cut-off Road, along the eastern boundary of the development.
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
8
The developer is requesting to construct ½ the future arterial, Mabelvale Cut-off
Extension, from the connection of South Loop Road to Alexander Road. 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. 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 15.8 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 624 employee parking spaces will be
constructed with the initial development. An additional 118 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 northeast. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
9
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs
D, E and F of the agenda staff report.
2. The applicants provide approval/agreement from Entergy prior to the
issuance of a building permit.
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.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items associated with the development. Staff stated a preliminary
plat (S-1727) was proposed to allow the creation of four (4) lots and one tract. Staff
stated in addition the request included a multiple building site plan review for one (1) of
the proposed lots (S-1721-A). Staff presented the items with a recommendation of
approval of the requests subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
Mr. Joe White was present representing the applicant. He stated he would yield his
time to the opposition.
City Director B.J. Wyrick addressed the Commission with concerns over the proposed
development of the warehouse facility. She stated she understood property rights,
zoning and the economic development this project would bring to the City. She stated
the development was located across from her home which was located on Alexander
Road. She stated the developers were trying to squeeze a development on a site. She
stated the developer had come to her and her husband and requested to purchase
property but they elected for a land swap. She stated they decided to not take the deal
and moved forward with the current plan. She questioned why the street was not
aligned with Hall Road. She stated she had questioned the Directors of Public Works
on this matter and he had indicated the off-set was 200-feet which was acceptable. She
stated the development would create a hardship on her family. She stated the
increased traffic and the noise would be a hardship. She stated Alexander Road was a
narrow two lane road with open ditches and was not designed to handle the traffic which
would result from the distribution warehouse being constructed.
May 15, 2014
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1721-A
10
Ms. Theresa Wyrick addressed the Commission in opposition of the request. She
stated she did not want the development to occur. She stated her concerns were the
600 vehicles plus that would be accessing the site for work. She stated with the
development of the warehouse facility the existing dark skies would be disrupted. She
stated the noise pollution for the warehouse would impact the area. She stated her
home was located on Hall Lane. She stated with the new street not being aligned with
Hall Lane the neighborhood would have difficulty getting in and out. She stated the
development would have an impact on property values in the area. She stated she
wished the development would go away and the area preserved as currently exist.
Mr. Joe White addressed the Commission. He stated the reason for locating at this site
was the bridge over the railroad. He stated the stem time, the time it took the truck to
get from the facility to the interstate, was critical. He stated the developer was installing
a sound wall to aid in noise reduction. He stated the property was zoned I-2, Light
Industrial, which allowed the development as proposed. He stated the developer was
providing the Wyrick property access to their property located to the east. He stated the
new street would be constructed to a minimum of ½ an arterial. He stated the off-set
from Hall Lane was 230-feet. He stated it was better for the neighborhood if the streets
did not align. He stated there would be adequate landscaping to meet the buffer and
landscape ordinances. He stated the only variance being requested was to allow
advanced grading on an adjacent lot.
There was a general discussion concerning the proposed development and the impact
the development would have on traffic. Staff stated a traffic analysis on Alexander
Road had not been completed. Staff stated a traffic analysis was completed for the
intersection of Mabelvale West and South Loop Road and warrants were met to allow a
traffic signal.
Deputy City Attorney Cindy Dawson stated the proposed preliminary plat fell within the
boundaries of the Richardson Case. She stated based on the Supreme Court Ruling
the Commission did not have discretionary powers to deny a request when the
developer fully complied with the minimum standards established by the ordinance.
There was no further discussion of the item. The chair entertained a motion for
approval of the preliminary plat as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
The chair entertained a motion for approval of the site plan review as presented by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
The chair entertained a motion for approval of the land alteration variance request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
May 15, 2014
ITEM NO.: 5 FILE NO.: S-1726
NAME: 6706 South University Avenue Subdivision Site Plan Review
LOCATION: Located at 6706 South University Avenue
DEVELOPER:
Chidi Ukegbu
1212 E Twin Lakes
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 12 – 65th Street West
CENSUS TRACT: 20.01
VARIANCE/WAIVERS: None requested.
On May 1, 2014, the applicant submitted a request for deferral of this item to the
June 26, 2014, public hearing to allow the applicant sufficient time to resolve concerns
raised at the Subdivision Committee meeting. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was not present. There were no registered objectors present. Staff
stated on May 1, 2014, the applicant had submitted a request for deferral of the item to
the June 26, 2014, public hearing to allow the applicant sufficient time to resolve
concerns raised at the Subdivision Committee meeting. Staff stated they were
supportive of the deferral request.
May 15, 2014
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1726
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 6 FILE NO.: Z-1481-A
NAME: PB General Barrow Road Short-form PD-C and Alley Abandonment
LOCATION: Located on the West side of John Barrow Road in the 3500 Block
of John Barrow Road
DEVELOPER:
PB General - John Barrow
P.O. Box 22407
Little Rock, AR 72221
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.92 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and R-3, Single-family
ALLOWED USES: Retail and Single-family
PROPOSED ZONING: PD-C
PROPOSED USE: Retail
VARIANCES/WAIVERS REQUESTED: A variance to allow a reduction in the right of
way dedication along Ludwig Street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site consists of six (6) lots located in the 3500 Block of John Barrow Road.
Lots 4, 5 and 6 are currently zoned C-3, General Commercial District and Lots 7,
8 and 9 are currently zoned R-3, Single-family. The request is a rezoning from
the existing C-3, General Commercial District and R-3, Single-family Zoning
District to PD-C to allow the redevelopment of the site with a 9,100 square foot
general merchandise retail store and 28 parking spaces. The store hours of
operation are from 8 am to 9 pm daily.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
2
The request also includes the abandonment of a 10-foot platted alley that runs
north and south between Lots 4 – 6 and 7 – 9. There is an existing sewer line
located in the alley which will be rerouted to Ludwig Street.
The site plan indicates the mechanical units will be located on the roof of the
building and will be screened per typical ordinance standards. The cover letter
indicates the dumpster will be screened per typical ordinance standard and the
hours of dumpster service will be limited to daylight hours.
The applicant is requesting a variance to allow a reduction in the right of way
dedication along Ludwig Street. The development is proposed as a commercial
development which would typically require a dedication of right of way to 30-feet
from centerline. The developer is proposing a right of way dedication of 25-feet
from centerline.
B. EXISTING CONDITIONS:
The property is located just north of the 36th Street/John Barrow Road
intersection. There is a single-family home located on the property. North of the
site is a single-family home fronting Ludwig Street and further north is a church.
Across Ludwig Street are single-family homes. Located at the intersection of 36th
and Ludwig Streets is a daycare center. There is commercial building located
across John Barrow Road to the southeast which was constructed as an auto
parts store. Located on the southeast corner of 36th Street and John Barrow
Road is a liquor store.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
John Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Ludwig Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Ludwig Street in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan.
6. All driveways shall be concrete aprons per City Ordinance.
7. Provide a letter prepared by a registered engineer certifying the sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
8. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main relocation required prior to construction. Contact Little
Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
4
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. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
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 Developer’s
expense.
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.
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: Directly on #14 and #9 bus routes located at the intersection of Barrow
and 36th Street.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
5
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875;
malderfer@littlerock.org.
Planning Division: This request is located in the Boyle Park 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-3 (Single-Family District) and
C-3 (General Commercial District) to PDC (Planned District Commercial) to allow
for the development of a retail store on the site. A Design Overlay District has
been approved for John Barrow Road by the Planning Commission and is
scheduled for a vote before the Board of Directors on May 6, 2014.
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: Class II Bike Lanes are shown along John Barrow Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. An irrigation system shall be required for developments of one (1) acre or
larger. For developments of less than one (1) acre there shall be a water
source within seventy-five (75) feet of the plants to be irrigated.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
6
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: (April 23, 2014)
Mr. Paxton Singleton and Mr. Dan Bartlett were present representing the request.
Staff presented an overview of the item stating there were a number of
outstanding technical issues in need of addressing prior to the Commission
acting on the request. Staff stated the property was located within an area
proposed for the John Barrow Overlay District. Staff stated the Overlay had
specific development criteria related to signage, fencing and building materials.
Staff questioned the proposed signage both ground and building signage. Staff
also questioned if the building materials would contain any corrugated metal.
Public Works comments were addressed. Staff stated a dedication of right of
way was required on Ludwig Street to 30-feet from centerline. Mr. Singleton
stated the developer was requesting a reduction in the required right of way
dedication on Ludwig Street. Staff questioned the location and height of any
proposed retaining walls. Staff also requested Mr. Singleton prepare a letter
certifying the sight distance of the driveway on John Barrow Road.
Landscaping comments were addressed. Staff stated the minimum landscape
strip was 6-feet 9-inches. Staff noted one area of the plan fell below this
minimum requirement. Staff also stated screening was required along the
northern and western perimeters of the site where abutting single-family zoned or
used property. Staff questioned if the building was a three (3) or four (4) sided
building. Mr. Bartlett stated the building would be a three (3) sided building.
Staff question if the rear of the building would act as screening on Ludwig Street.
Mr. Bartlett stated the rear of the building would act as screening along Ludwig
Street.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the concerns
raised at the April 23, 2014, Subdivision Committee meeting. The applicant has
indicated the proposed development will comply with the typical standards of the
proposed John Barrow Overlay District. The applicant has stated there will not
be any ribbed or corrugated metal on the façade facing John Barrow Road.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
7
The site consists of six (6) lots which are currently zoned C-3, General
Commercial District and R-3, Single-family. The request is a rezoning from the
current classifications to PD-C to allow the redevelopment of the site with a
9,100 square foot general merchandise retail store and 28 parking spaces.
The revised site plan indicates the building will be constructed with brick and
EIFS or block along the north, east and west facades. The frontage along John
Barrow Road may include smooth panel metal. The southern façade of the
building (where abutting commercially zoned property) will be constructed with
metal siding.
The site plan indicates the placement of building signage along the eastern
façade. The signage is proposed as typically allowed in commercial zones or a
maximum of ten (10) percent of the total façade area. A single ground sign is
proposed along John Barrow Road. The sign is proposed to comply with the
typical standards of the DOD or a monument style sign with a maximum height of
ten (10) feet.
The site plan indicates the placement of the dumpster facilities along the rear of
the property on Ludwig Street. A note on the plan states the dumpster will be
screened per typical ordinance standard. The hours of dumpster service are
proposed to daylight hours.
The building is proposed containing 9,100 square feet. The site plan indicates
the placement of 28 parking spaces. Based on the typical parking required for a
retail use a total of 30 parking spaces would typically be required. Staff is
supportive of the parking as proposed.
The site plan indicates the mechanical units will be located on the roof of the
building and will be screened per typical ordinance standards. A screening fence
is located along the northern perimeter where adjacent to residentially zoned
property. Along the western perimeter (Ludwig Street) where there is no building
fencing will be used. In the area where there is a building façade the building will
be used as the required screening.
The applicant has met with the John Barrow Neighborhood Association and has
agreed at this location there will not be any alcohol sales.
The request also includes the abandonment of a 10-foot platted alley that runs
north and south between Lots 4 – 6 and 7 – 9 Block 169, John Barrow Addition.
There is an existing sewer line located in the alley which will be rerouted to
Ludwig Street. Wastewater has indicated should the abandonment occur prior to
the rerouting of the sewer line a building permit will not be released for
construction of the new building until the relocation has been satisfied.
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
8
The applicant is requesting a variance to allow a reduction in the right of way
dedication along Ludwig Street. The development is proposed as a commercial
development which would typically require a dedication of right of way to 30-feet
from centerline. The developer is proposing a right of way dedication of 25-feet
from centerline. Staff is supportive of the variance request. Ludwig Street is a
residential street. Staff feels the 25-foot right of way dedication is adequate to
serve the area.
Staff is supportive of the request. The site is indicated on the Future Land Use
Plan as Commercial with an OS, Open Space strip along the western perimeter,
abutting Ludwig Street. The applicant has designed the site plan to comply with
the existing Future Land Use Plan with the exception of a small portion of the
paved area extending into the OS area. Staff feels the developers should
provide an enhancement in the landscaping within this area. Staff feels in
addition to the five (5) trees which would typically be required the applicant
provide three (3) additional trees. Staff also recommends in addition to the
16 required shrubs or vines to be placed along Ludwig Street the applicant
provide an additional eight (8) shrubs or vines in this area. Otherwise to staff’s
knowledge there are no remaining 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 there be no alcohol sales from this location.
Staff recommends the applicant provide additional trees and shrubs or vines as
indicated in the Analysis Section of this agenda.
Staff recommends approval of the abandonment request for the alley located
between Lots 4 – 6 and 7 – 9 Block 169, John Barrow Addition.
Staff recommends approval of the variance request to allow a reduced right of
way dedication on Ludwig Street.
PLANNING COMMISSION ACTION: (MAY 15, 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
May 15, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-1481-A
9
the agenda staff report. Staff presented a recommendation there be no alcohol sales
from this location. Staff presented a recommendation the applicant provide additional
trees and shrubs or vines as indicated in the Analysis Section of this agenda. Staff also
presented a recommendation of approval of the abandonment request for the alley
located between Lots 4 – 6 and 7 – 9 Block 169, John Barrow Addition. Staff presented
a recommendation of approval of the variance request to allow a reduced right of way
dedication on Ludwig Street.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 7 FILE NO.: Z-3501-A
NAME: Wingate Creek Short-form PD-R
LOCATION: Located on the North side of West Markham Street in the 8000 Block of
West Markham Street
DEVELOPER:
Wingate Creek, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.15 acres NUMBER OF LOTS: 18 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: 18 units attached single-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the
site from R-2, Single-family to MF-12 to allow the development of 5.9 acres with 60 to
70 units of multi-family housing as an expansion of Plantation House Apartments.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing the rezoning of approximately 2.15 acres from
R-2, Single-family to PD-R to allow the development of the site with 18 units of
attached single-family housing. The development is proposed with six (6) triplex
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
2
buildings with each unit having a platted lot. The development will be served by
a private access easement extending from West Markham Street. The units are
proposed containing 1200 to 1400 square feet. Each unit will have a single front
loaded garage. The buildings are proposed with brick exteriors. The
development is proposed similar to Glenn Abbey Court located on Watt Street.
B. EXISTING CONDITIONS:
The property is located on the north side of West Markham near the intersection
of Rodney Parham Road. To the west of the site is an apartment development
accessed from West Markham Street, north and east of the site are single-family
homes. Across West Markham Street is an elementary school and a US Post
Office. There is an undeveloped tract zoned R-4 located to the south of this site
owned by the Little Rock School District.
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
Briarwood Neighborhood Association and the Wingate Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards A dedication of right-of-way 35 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. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
3
6. Is the proposed driveway planned to be gated? If so, a turn-around must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30 feet from Markham Street pavement must also be provided.
7. 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.
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. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service
is required for this project. Existing sewer main shown in wrong location.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department: Place fire hydrant(s) per code. Maintain access, two (2) ways
to enter and exit, Wingate Creek. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: Directly on bus routes #5, #8 and #9.
Parks and Recreation: No comment received.
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
4
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The demising wall between the residential dwelling units is a
zero lot line ‘Party Wall’ and must be constructed in a manner to meet the fire
ratings of the International Residential Code. For information on meeting the
requirements of the rated walls, contact a commercial plans examiner: Curtis
Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875;
malderfer@littlerock.org.
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Residential High Density (RH) for this
property. The Residential High Density category provides for residential
development of more than twelve (12) dwelling units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to PDR (Planned District
Residential) to allow for development of a townhouse development at 8.4 units
per acre on this site.
Master Street Plan: Markham 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 Markham 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: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Brian Dale of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were few
outstanding technical issues in need of addressing related to the site plan. Staff
requested Mr. Dale provided the proposed building materials, the number of
stories of the units, the proposed phasing plan and the proposed building
elevations.
Public Works comments were addressed. Staff stated a dedication of right of
way to 35-feet was required along West Markham Street. Staff also requested
Mr. Dale provide a letter certifying sight distance on West Markham Street and
the proposed entrance drive. Staff stated since the street was proposed 24-feet
in width parking would be restricted to one side of the access drive. Staff also
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
5
stated no residential waste collection would be provided on the private street
unless the Property Owners Association signed a waiver of damage claims for
operations on private property.
Staff stated the landscaping comments indicated did not apply to the proposed
development since the development was proposed with individual lots and as an
attached single-family or townhouse development.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the April 23, 2014, Subdivision Committee meeting. The applicant has
provided the proposed building materials, the number of stories of the units, the
proposed phasing plan and the proposed building elevations. The applicant has
indicated parking will be restricted to one side as requested by Public Works.
A single subdivision identification sign is proposed at the entrance with West
Markham Street. The sign is proposed with a maximum height of 6-feet and a
maximum sign area of 32-square feet.
The development is proposed with 18-units of common wall patio homes. Each
of the homes will be constructed on an individual lot with the ownership of each
homeowner extending to the centerline of the proposed access easement. The
entrance from West Markham will be maintained as a Tract to be used for access
and utilities. The site plan also includes a tract along the northern boundary
which will be maintained as access and utility easement and for stormwater
detention. The private street is proposed containing 600 linear feet with 24-feet
of paving. As previously noted parking will be restricted with no parking allowed
on the east side of the private street, Melody Lane.
Per Section 31-233 the development standards for a townhouse lot is to have a
minimum lot width of 22-feet wide and 80-feet in depth with an overall size of
2,000 square feet. The ordinance also states platted building lines are to
conform to the building locations shown on the generalized site plan. The lots
are indicated with a minimum lot width of 30-feet and a minimum lot depth of
102-feet. The building envelope is proposed with a minimum area of 30-feet by
55-feet. The building setback along the eastern perimeter of the development,
where adjacent to single-family, is indicated at 37-feet. The building setback
along the western perimeter, where adjacent to multi-family, is 15-feet.
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
6
The homes are proposed primarily with 2-bedrooms, 2-full baths and a 1-car
garage. The “Party Wall” between the homes will be constructed in such a
manner as to meet the fire rating of the International Residential Building Code.
Although the Bill of Assurance will allow for two (2) story homes, the applicant is
proposing the homes to be single story. The maximum building height allowed,
should a two (2) story home be constructed, will be 25-feet. The homes will be
developed in a single phase. The homes will range in size from 1,100 square
feet to 1,500 square feet. Each home will have a composition roof. The
buildings will be four (4) sided brick structures. Each of the individual lots will be
allowed a 6-foot privacy fence. Upon completion of the neighborhood the entire
area will be enclosed by privacy fencing.
The applicant has indicated the homes will sell between $140,000 - $160,000.
The development will allow homes occupations as typically allowed per the
residential district of the City’s Zoning Ordinance.
Staff is supportive of the request. The applicant is proposing the rezoning of this
site from R-2, Single-family to PD-R to allow the development of 18-attached
single-family homes. The lot sizes are consistent with lot sizes typically required
per the subdivision ordinance for townhouse developments. The Land Use Plan
shows Residential High Density (RH) for this property. The Residential High
Density category provides for residential development of more than twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from R-2,
Single Family District to PDR to allow for development of a townhouse
development at a density of 8.4 units per acre on this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 15, 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.
Mr. Scott Hurley addressed the Commission stating he would yield his time to the
opposition.
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
7
Mr. Clay Finley addressed the Commission in opposition of the request. He stated he
was the point of contact for the Wingate Property Owners Association. He stated the
POA had circulated a petition in opposition of the rezoning request. He stated the
concern was traffic on West Markham Street. He stated during the AM and PM the
school traffic blocked the right hand lane of West Markham when parents were dropping
off or picking up children. He stated the fire department had indicated there were to be
two ways to enter and exit the subdivision. He stated based on the current design there
was only one way in and out.
Mr. Robert Cortinez addressed the Commission in opposition of the request. He
provided the Commission with the petition in opposition stating there were
140 signatures from residents in the Wingate Subdivision. He stated the sign was not
posted on the property as required by the Commission’s By-laws. He stated West
Markham was posted for no left turns at this location for persons entering the school.
He stated within this area there were three (3) to four (4) wrecks per week. He stated
the residents were concerned because there had not been a traffic impact study, a flood
analysis, wetland study or notified the Mid-town Advisor Board to determine if this is a
good fit. Mr. Cortinez stated West Markham was a minor arterial. He stated the
development would only add to congestion and create a dangerous situation for those
trying to enter the school.
Ms. Marlena Wilson addressed the Commission in opposition of the request. She
stated she was the PTA President for Brady Elementary School. She stated it was hard
for parents to pick up their children. She stated the development was proposing a
number of homes within a small area. She stated the approval would create a
dangerous situation in a high traffic volume area. She stated this was not beneficial to
the children in Brady Elementary.
Mr. Tyrone Harris addressed the Commission in opposition of the request. He stated he
was the principal of Baker Elementary School. He stated the area was a high traffic
area. He stated his concern was the safety of the staff and children. He stated the area
was congested. He stated he felt the addition of the homes and additional traffic in the
area would create an unsafe situation for the children.
Ms. Angie Thompson addressed the Commission in opposition of the request. She
presented the Commission with a petition containing 124 names of area residents. She
stated the neighborhood agreed they did not feel this development was right for the
area. She stated the developer indicated the development was similar to Glenn Abby
Court. She stated the homes in Glenn Abby Court stayed on the market for 227 days.
She stated she too was concerned that a traffic impact study had not been prepared
and no studies of floodway and floodplain had been prepared. She stated the traffic
flow in the area would impact the residents.
May 15, 2014
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-3501-A
8
Mr. Scott Hurley addressed the Commission stating the development was a patio home
development. He stated the developer of Glenn Abby Court failed and his company
picked up the development and completed the homes in the subdivision. Mr. Hurley
stated the homes were proposed with single car garages. He stated he did not feel the
development would be families but more young professionals and empty nesters. He
stated secondary access for fire was not required unless there were more than
30 homes. He stated he did not anticipate the development being rental units. He
stated the current property owner was from out of state but he and his partner were
residents of Little Rock.
Mr. Hurley stated staff did not request a traffic study for the development. He stated he
did try to meet with the property owner and the associations in the area but did not
receive a response from the POA president. He stated the development would provide
detention as required by the City. He stated upon approval all drainage analysis’ would
be performed.
Ms. Pat O’Donoghue addressed the Commission with concerns. She stated on the site
plan there was no indication of the easement along the eastern boundary. She stated
the previous developer had damaged her fence when clearing the lot.
Mr. AT McMillin addressed the Commission with concerns. He stated his primary
concern was drainage. He stated the creek running through the site had many times
topped the banks and the property had served as a retention pond for the
neighborhood. He stated the City had replaced box culverts under West Markham to
handle the flow from the neighborhoods and to keep the water from topping West
Markham. He questioned why no hydrological study had been performed on the site.
He stated with the addition of hard surface materials additional run-off would be
generated.
Mr. Brian Dale stated there was a large creek running along the northwest boundary of
the property. He stated the development would comply with the City’s stormwater
detention ordinance. He stated he was aware of the history of the site and was mindful
of the flooding.
There was a general discussion by the Commission concerning the site and traffic in the
area. The Commission questioned staff as to the sight distance to allow full service
within the subdivision. Staff stated at the time of development sight distance would be
verified to determine if full access to the development would be allowed.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion failed by a vote of 1 ayes,
8 noes and 2 absent.
May 15, 2014
ITEM NO.: 8 FILE NO.: Z-3922-A
NAME: Mapco Express Short-form PD-C
LOCATION: Located on the Northwest corner of 3rd and Broadway Streets
DEVELOPER:
Mapco Express
7102 Commerce Way
Brentwood, TN 37027
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Various uses – All uses must be indoors
PROPOSED ZONING: PD-C
PROPOSED USE: Convenience store with gas pumps
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-43 and 31-210 to allow drives located nearer the
property lines than typically allowed.
2. A variance from 32-8 to allow the obstruction to visibility at the intersection of 3rd
Street and Arch Street and 3rd Street with Broadway Street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property is located at the northwest corner of 3rd and Broadway Streets. The
project will encompass the southern half of Block 119 Original City of Little Rock
and extend west to S. Arch Street. NTI Investments, LLC lead by Steve Vanden
Noven of Brentwood, TN is the developer. NTI is developing Mapco Express
stores in the southeast part of the country. The 4,780 square foot convenience
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
2
store and outdoor patio. The plan includes the placement of a gas pump canopy
on the site. There will be seven fueling stations with underground storage tanks.
Currently, there is a branch bank, two story structure and parking lot on the
property. The existing improvements will be removed to allow the new
construction.
The existing driveway on Broadway is shared with the development to the north
and will remain in place and continue to be shared. The existing driveway on
South Arch Street will remain as access to the site. The dumpster will be
screened as required by ordinance.
Currently there are five (5) driveways along 3rd Street. The developer is
proposing to eliminate the five (5) existing driveways and construct two (2) new
driveways which will provide adequate access to the proposed convenience
store. This will require a variance which the developer is requesting.
B. EXISTING CONDITIONS:
The property is located on the northwest corner of 3rd and Broadway Streets.
Located on the property are a closed branch bank, a auto body paint shop and
an underground parking garage. South of the site is an auto repair shop and a
surface parking lot. North of the site is a commercial building containing
Enterprise Rental Car and an auto detail shop. Across Broadway is the County
Courthouse and a surface parking lot. Within this general area there are a
number of Federal, State, County and City offices. Also there are a number of
multi-story office buildings, surface parking lots and parking structures.
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 the
Downtown Neighborhood Association and the Downtown Partnership were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 3rd Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35 feet from
centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Broadway and 3rd Streets.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Remove existing curb cuts that will
no longer be used.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. The driveway spacing on Broadway and 3rd Streets is
required to be 300 feet from other driveways and streets and 150 feet from
side property lines. Visibility at the north Broadway driveway is obstructed
due to the existing building constructed to the property line. A variance
must be requested for the proposed driveway locations.
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. The proposed driveway on Arch Street will effect on street metered parking.
Show impact parking spaces and meters.
7. Erosion controls must be installed to reduce discharge of polluted
stormwater.
8. 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 3rd
Street with Arch Street and 3rd Street with Broadway Street.
9. A 20 foot radial dedication of right-of-way is required at the intersection of
3rd Street and Arch Street.
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. Since the property to the north takes access across the subject property, an
access easement should be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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. 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.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s 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: Site is accessible to a number of bus routes. Only ½ mile from
downtown travel center.
Parks and Recreation: No comment received.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
5
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. State of Arkansas approvals will be required for a
Fueling Facility. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org.
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use Urban (MXU) for this property. This
category provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric creating a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a rezoning from UU
(Urban Use District) to PDC (Planned District Commercial) to allow for the
development of a convenience store with gas pumps on this site.
Master Street Plan: Broadway is a Principal Arterial and 3rd Street is a Minor
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. 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 both Broadway and 3rd Street since they are both Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: Class II Bike Lanes are shown along West 3rd Street. 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. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 ½)
feet in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
6
3. The property is located in the UU, Urban Use District. Street trees a minimum
of three-inch caliper shall be required The trees shall be located a minimum of
two (2) feet off the back of a curb and shall be thirty (30) feet on center and
no closer than thirty (30) feet to a street intersection with a water source
provided. The tree canopy shall be maintained at least eight (8) feet above
the sidewalk. This is in addition to any landscape requirements associated
with development of any vehicular use area (Chapter 15).
4. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The property is located in the City’s
Designated Mature area. A twenty-five percent (25%) reduction of the buffer
requirements is acceptable. A 13.5 foot buffer will be required on Broadway
and Arch Streets. A 6.75 foot buffer is required on 3rd Street. Easements
cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the City’s Landscape Ordinance
requirements.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
6. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
7. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
8. All ground-mounted mechanical systems and trash receptacles and pickup
shall be oriented away from a primary street side of the property and
screened from the public right-of-way. Ground-mounted mechanical systems
and trash receptacles shall be placed adjacent to alleys if alleys are available.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff stated the property was located within the UU, Urban Use Zoning
District which required all uses to be located inside the building. Staff stated
based on the drive-through aspect of the development the rezoning to PD-C was
required to allow the development of a convenience store as proposed. Staff
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
7
stated there were a number of variations from the typical standards of the UU
zoning district. Staff noted a few of the variations including the placement of the
canopy along the primary street; Broadway and 3rd Streets.
Public Works comments were addressed. Staff stated there were sight distance
concerns with the existing and proposed driveways. Staff also stated a radial
dedication was required at the intersection of Broadway and 3rd Streets and Arch
and 3rd Streets. Staff also stated the driveway location on 3rd Street would
impact existing metered street parking. Staff requested Mr. White provide on the
site plan the impacted parking spaces and meters.
Landscaping comments were addressed. Staff stated street buffers were
required along all abutting streets. Staff stated since the site was located within
the “Designated Mature Area” of the City the landscape strip could be reduced to
6-feet 9-inches. Staff stated screening of the vehicular use area was required
adjacent to the street right of ways. Staff also stated street trees would be
required as typically required within the UU, Urban Use Zoning District.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
comments and concerns raised at the April 23, 2014, Subdivision Committee
meeting. The plan has been revised to relocate the building to Broadway Street
and the fuel canopy has been moved to the Arch Street side of the development.
The maximum building height proposed is 35-feet.
The property contains 1.03 acres and is proposed with a 4,780 square foot
convenience store and 28 parking spaces. The plan includes a single drive on
Broadway and on Arch Street. Two drives are proposed on West 3rd Street. The
driveways require a variance to allow each to be located nearer the property line
than typically allowed per the Master Street plan and the Subdivision Ordinance.
The two drives on West 3rd Street require a variance to allow the drive to not
comply with the minimum driveway spacing criteria between the drives.
The site is located within the downtown area of the City and is currently zoned
UU, Urban Use District. The District was established in order to provide for an
urban form allowing mid-rise and high rise structures. This District is to provide
for the office, civic and business core of the City. Structures within the Urban Use
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
8
District are encouraged to provide multiple uses within the same structure. The
ground or street level of structures should include street oriented activity and
pedestrian amenities. The resulting area is to be pedestrian 'urban' oriented. The
Zoning District has specific development criteria related to new development.
The following summarizes the development criteria:
a. Any lighting shall be placed so as to reflect away from adjacent residential
structures. Fixtures adjacent to roadways shall be of a design that
minimizes glare to the motoring public. No excessive or unusual noise,
odor or vibration shall be emitted so that it constitutes a nuisance, which
substantially exceeds that general level of noise, odor or vibration emitted
by uses adjacent to or immediately surrounding the site. Such
comparisons shall be made at the boundary of the site. The applicant
has indicated the development will comply with this development
criteria.
b. All ground-mounted mechanical systems and trash receptacles and pickup
shall be oriented away from a primary street side of the property and
screened from the public right-of-way. Ground-mounted mechanical
systems and trash receptacles shall be placed adjacent to alleys if alleys
are available. The trash receptacle is indicated along the northern
boundary of the property. Dumpster service is indicated from South
Arch Street.
c. No new drive-in or drive-through facilities may be visible or take directed
access from a primary street. The fuel canopy is located along West
3rd and Arch Streets. West 3rd Street is a primary street.
d. Facade materials may be any standard material, except corrugated or
ribbed materials. The applicant has indicated the development will
comply with this development criteria.
e. Buildings must be oriented to the street. The primary entrance of the
building shall be at street level on the street at the sidewalk. Entrances
shall be designed so that the door will not swing beyond the property line.
The ground-level (street fronting) floor of nonresidential structures shall
have a minimum surface area of sixty (60) percent transparent or window
display. The building is located at the rear of the property facing
West 3rd Street. An outdoor patio area is proposed in front of the
building. There is a driveway from Broadway Street at the northern
edge of the property to provide access to the adjacent building
which currently contains a number of uses including Enterprise
Rental Car.
f. Signs. Off-premises signs are not allowed. Ground-mounted signs are
discouraged and may only be permitted as a variance as per Division 2 of
this chapter. Otherwise, permitted signs shall be as in Section 36-553,
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
9
signs permitted in institutional and office zones, of this chapter. On the
street level, the maximum area of signage may be doubled if at least fifty
(50) percent of the street-level office and retail space has direct access to
the street. The applicant has indicated the development will comply
with this development criteria.
g. Front yard. No setback is required except as noted below. (In no case may
a structure be built in the right-of-way.) Along Capitol Avenue, west of
Broadway Street and east of Scott Street, the front building line shall be
twenty-five (25) feet. Along Chester Street from I-630 to La Harpe
Boulevard, the front building line shall be ten (10) feet. In no case is the
storage or parking of vehicles allowed in the front setback. Parking is
indicated along West 3rd Street within the front yard setback.
The hours of operation are 24-hour seven (7) days per week. Garbage collection
will be from 7 am to 6 pm daily. A note on the site plan indicates the dumpster
will be screened per typical ordinance standard or a minimum of two (2) feet
above the trash container on three sides with a gated screening fence along the
front of the trash container.
The plan provided indicates the landscape strips to be reduced to the allowable
width within the Designated Mature Area. The applicant has indicated trees and
shrubs will be added to comply with the typical ordinance standard.
Staff is not supportive of the request. The UU, Urban Use Zoning District was
created to allow for developments within the Urban Use District to provide
multiple uses within the same structure and encourage the ground or street level
of the structure to include street oriented activity and pedestrian amenities. Staff
feels this development is not in keeping with the intent of the UU, Urban Use
Zoning District. The building has been pushed back from the primary streets and
there are paved areas and driveways between the proposed building and patio
area. In addition the fuel canopy is located along West 3rd Street which is
considered a primary street. Parking is located within the front setback and
driveways are located inconsistent with the typical ordinance standard. In
addition staff has concerns with stacking on the site and access to the site for
service vehicles including the fuel truck and garbage collection vehicle. Staff
does not feel there is adequate circulation on the site to not disrupt traffic flows
on the abutting streets.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
10
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Mr. Steve Vanden Noven addressed the Commission on the merits of the request. He
stated Mapco was proposing to add 20 new stores per year. He stated this area of the
City was underserved with convenience stores and fuel. He stated on the site there
were two (2) billboards which would be removed with the redevelopment. He stated the
existing building would block the view from the Courthouse. He stated the fueling
centers were considered by the City as outdoor commerce. He stated precedence had
been set to allow outdoor activities within the urban core. He stated the development
would be well lite. He stated the patio would offer outdoor seating. He stated
40 percent of the store was a restaurant with the remaining merchandise, food and
convenience items. He stated convenience stores did not create new traffic. He stated
they harnessed existing traffic.
Mr. Dickson Flake addressed the Commission in support of the request. He stated
within the urban core two fast food restaurants and a bank had been approved which
included a drive-through. He stated the site plan and drive on Broadway had been
designed to meet the legal obligation to Enterprise Rental Car. He stated Broadway
was a State Highway. He stated there were 33,000 persons in the downtown area
during the day. He stated the outdoor seating was placed as close to Broadway and
still meet the obligation to Enterprise. He stated the parking was paced behind the
building and the fuel canopy located along Arch Street to minimize the impact on
Broadway.
Mr. Dick Downing addressed the Commission in opposition of the request. He stated
zoning was established to promote the health and safety of citizens. He provided the
Commission with a report from Metroplan which indicated Broadway had the highest
crash rate of pedestrian and cars. He stated the top intersection was Broadway and 6th.
He stated the exit on Broadway was located in a manner which created a blind exit. He
provided the Commission with photos of traffic at this intersection. He also provided the
Commission with a video of traffic from 4 pm to 6 pm on Friday afternoon. He noted
there was a no left turn at the intersection of 3rd and Broadway during this time period
but in the video a number of cars made the illegal turn. He stated there was a large
public investment in the area. He stated the development was not in character with the
UU zoning district.
Mr. Tom Ackerman addressed the Commission in opposition of the request. He stated
he was the Chief Deputy Assessor. He stated his concern was for the
80 – 85 employees who parked across 2nd and 3rd from the proposed development. He
stated the type of cliental which frequented this type business could potentially case
safety concerns of these employees walking to the County Administration Building. He
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
11
noted the convenience store located at 8th and Broadway and stated there were
persons hanging around behind the building. He stated the store would have a deli but
would also sell beer.
Ms. Susan Smith addressed the Commission on behalf of the Downtown Partnership.
She stated the Partnership along with the subgroups of the Partnership had voted to not
support the proposed development. She stated the Partnership did not feel the
development was in keeping with the zoning district. She stated vehicular movement
and pedestrian safety were concerns. She stated the store would operate 24-hours per
day 7-days per week. She stated the emphasis of downtown was walkability, friendly
and safe environment. She stated she did not feel this development would create this
environment.
Mr. Noven stated the business needed traffic to exist. He stated a minimum of
25,000 vehicles per day were required to make an intersection viable for a convenience
store. He stated all intersections in downtown were busy from 4 pm to 6 pm. He stated
the driveway location on Broadway had been moved to the south to allow for some
visibility. He stated the drive was located in an existing easement and was to be
maintained. He stated the business did not sell single serve alcohol beverages. He
stated the beer sales were for off-site consumption.
City Dawson, Deputy City Attorney addressed the Commission stating according to the
Commission By-laws no action by the Commission set precedence.
The Commission questioned Mr. Noven as to the need for a 24-hour operation. He
stated he had checked with operations and it had been determined the site was more
secure with a 24-hour business than when the business was not open. He stated in the
late hours was when the clerks restocked the store. He stated the business welcomed
workers, police and fire personnel to visit the store during the late hours to lessen the
potential negative impact of a 24-hour business.
The Commission questioned Mr. Flake if a bank had been contacted about locating at
this site. Mr. Flake stated all banks had been contacted and none were interested in the
site. He stated the desired use of the property would be to reuse the existing building
and not go to the expense of demolition. He stated the building had sat vacant for a
number of years with no interest in redevelopment.
There was a general discussion by the Commission concerning the building, long term
vacancy, the UU zoning district allowances. Commissioner Bubbus stated he felt the
development would foster completion. He stated there was also a problem with long-
term vacancy rates. The Commission noted they did not feel the development was out
of character for the area. The Commission also noted the downtown area had limited
services available to the residents.
May 15, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3922-A
12
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 7 ayes,
2 noes and 2 absent.
May 15, 2014
ITEM NO.: 9 FILE NO.: Z-5016-B
NAME: GKS Development Short-form PID
LOCATION: Located at 5510 West 65th Street
DEVELOPER:
GKS Development
c/o McGetrick and McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
ENGINEER:
McGetrick and McGetrick Engineering
P.O. Box 30441
Little Rock, AR 72260
AREA: 4.22 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
ALLOWED USES: Retail
PROPOSED ZONING: PID
PROPOSED USE: Add commercial laundry as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 15,492 adopted by the Little Rock Board of Directors on June 21, 1988,
rezoned this property from R-2, Single-family to C-4, Open Display District and OS,
Open Space District. The bulk of the property was zoned C-4, Open Display District
with a 50-foot strip zoned OS along the northern perimeter. The OS portion was to
provide a buffer between the C-4, Open Display District zoning and the residential
zonings (R-2, R-4 and MF-6) located to the north, northeast and northwest which
existed at the time.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
2
Ordinance No. 18,792 adopted by the Little Rock Board of Directors on December 17,
2002, allowed a portion of the OS, Open Space zoning to be removed along the
northern perimeter. The property to the north was purchased by Sysco Foods and
zoned PID as part of their industrial development. A single-family home remained to the
west but was shown on the City’s Future Land Use Plan as Mixed Commercial
Industrial. (This property has since been purchased by Sysco Foods. The house has
been removed.) There were homes remaining along the northeastern portion of the site
and the buffer was maintained in this area. The buffer maintained; 100-feet running
north and south and 50-feet running east and west.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from C-4, Open Display District to PID to add a
commercial laundry as an allowable use to the existing building located at
5510 65th Street. The applicant proposes to make interior modifications to the
building to allow the establishment of the commercial laundry. The hours of
operation are typically 5 day work weeks with intermittent Saturday and Sunday
hours. The hours of operation are from 4 AM to 12 AM weekly. There are
approximately 80 employees working over the course of two (2) shifts. The
minor modifications to the exterior of the building and site include a water storage
facility, two (2) additional loading dock areas and an increased paved area for
access to the loading dock.
B. EXISTING CONDITIONS:
Sysco Foods is located to the north and northwest of this site. There are
single-family homes located to the northeast of this site. The uses along West
65th Street in this area are primarily non-residential uses including a printing
service, an engine rebuilder, a school, and offices for AT&T and a veterinarian
clinic.
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 the
Wakefield Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Battle Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
West 65th Street and Battle Road.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. Due to the proposed development, no boundary street improvements are
required to be constructed. At the time of additional development beyond the
current proposal, the property will be subject to compliance with the Boundary
Street Ordinance and boundary street improvements.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project, but must be upgraded by Owner of
Development should capacity of the existing sewer main not be adequate for the
new use.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
4
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.
8. The facilities on-site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water’s material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: 1 block from #15 and #17/#22 bus routes.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at
501.371.4875; malderfer@littlerock.org.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
5
Planning Division: This request is located in the 65th Street East Planning
District. The Land Use Plan shows Service Trades District (STD) for this
property. This category provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office service or industrial
businesses. The district is intended to allow support services to these businesses
and to provide for uses with an office component. A Planned Zoning District is
required for any development not wholly office. The applicant has applied for a
rezoning from C-4 (Open Display Commercial District) to PID (Planned Industrial
District) to allow for conversion of this structure to a Commercial Laundry.
Master Street Plan: 65th Street 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 65th Street 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 perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. A minimum eighteen (18) foot wide
buffer (6% of the average lot width) is required along Battle Road.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
6
6. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
in need of addressing related to the proposed site plan. Staff requested.
Mr. McGetrick provide the days and hours of operation for the laundry, details of
any proposed signage including ground and building signage and to provide the
previously zoned OS Buffer along the northern perimeter.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Battle Road and West 65th Street. Staff
also stated due to the proposed development no boundary street improvements
were required to be constructed. Staff stated at the time of additional
development beyond the current proposal, the property would be subject to
compliance with the Boundary Street Ordinance and boundary street
improvements.
Landscaping comments were addressed. Staff stated a minimum street buffer of
18-feet was required along Battle Road. Mr. McGetrick requested the existing
paved area remain and the area proposed with new paving to be brought into
compliance with the typical ordinance requirement.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing issues raised at the April
23, 2014, Subdivision Committee meeting. The applicant has provided the days
and hours of operation for the laundry, details of any proposed signage and
provided the previously zoned OS Buffer along the northern perimeter.
The request is a rezoning from C-4, Open Display District to PID to add a
commercial laundry as an allowable use to the existing building. The developers
propose interior modifications to the building with the exterior modifications
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
7
including a water storage facility, two (2) additional loading dock areas and an
increased paved area for access to the loading dock.
The hours off operation are typically five (5) days per week with intermittent
Saturday and Sunday hours. The hours of operation are from 4:00 am to
12:00 midnight. There are approximately 80 employees working covering
two (2) shifts.
The applicant has indicated all signage will comply with signage typically allowed
in commercial zones. Building signage will be limited to a maximum of
ten (10) percent of the façade area abutting the public street. Ground signage
will be limited to a single sign location. The maximum height allowed will be
36-feet and the maximum sign area will be 160 square feet.
The site plan indicates the placement of a new paved area on the west side of
the building along Battle Road. The paved area will be used to access the
loading dock area and will not be used as parking. The new paved area will be
placed 18-feet from the right of way of Battle Road to comply with the minimum
standards of the buffer ordinance. The applicant is requesting to not remove the
existing paving along Battle Road which does not include the minimum
landscape strip as typically required per the buffer and landscape ordinances.
Staff is supportive of the request. The applicant is proposing the rezoning to add
a commercial laundry as an allowable use for the property. The area is primarily
non-residential along West 65th Street and to the west along Battle Road. There
are single-family homes located to the northeast and the applicant will maintain
the previously imposed buffer adjacent to these homes. Otherwise to staff’s
knowledge there are no remaining 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.
PLANNING COMMISSION ACTION: (MAY 15, 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5016-B
8
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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 10 FILE NO.: Z-5503-D
NAME: Panther Branch Addition Lot 2 Long-form PD-R
LOCATION: Located at the Southwest corner of Kirby and Kanis Roads
DEVELOPER:
Panther Branch, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock , AR 72223
AREA: 8.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-6, Multi-family 6 units per acres and C-1, Neighborhood
Commercial
ALLOWED USES: Retail and Multi-family
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family – 168 units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned property located at the intersection of Kanis and Cooper
Orbit Roads from R-2, Single-family to C-1, Neighborhood Commercial and MF-6,
Multi-family 6 units per acres.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains 8.72 acres and is located at the southwest corner of Kirby
and Kanis Roads. The eastern 4.63 acres is zoned C-1, Neighborhood
Commercial and the western 4.09 acres is zoned MF-6. The land use plan
May 15, 2014
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ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
2
indicates the eastern portion of the property as Mixed Office Commercial and the
western portion of the property as Suburban Office.
The developer is proposing to construct a gated apartment community at this
location. The apartments will be market rate, and contain a club house,
swimming pool, garages, covered parking, playground and a court yard area with
picnic tables and grilling area. The development is proposed with seven
buildings. Each building contains 24 units (168 total units) with a various mix of
one, two and three bedroom units.
B. EXISTING CONDITIONS:
The property being considered for rezoning is located outside the City limits of
Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The
applicant has stated annexation will be sought to allow the property to receive
City sewer service. The property is currently zoned C-1, Neighborhood
Commercial and MF-6, Multi-family 6-uints per acre. The properties to the north
and south are zoned R-2, Single-family. There is an approved PD-C located
along the western boundary of the site which is approved for an animal daycare
and boarding center. North of the site located at the intersection of Kirby and
Kanis Roads is a property zoned C-1, Neighborhood Commercial and has
developed as a convenience store. Further north along Kirby Road is an
apartment development. There is a property zoned PCD located on the
northeast corner of Kanis and Kirby Roads which was approved for office, retail
and mini-warehouse development. The approval has expired due to the final
development plan not being submitted as specified within the ordinance.
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
Woodlands Edge Property Owners Association, the Parkway Place Property
Owners Association and the Spring Valley Manor Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Panther Branch Drive is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
3
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Panther Branch Drive.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5 feet from centerline.
5. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Panther
Branch Drive including 5-foot sidewalks with the planned development. The
new back of curb should be located 29.5 feet from centerline. The
developer should construct street pavement sufficient for three (3) eleven
(11) foot lanes.
6. The west driveway off Panther Branch Drive can only be used as a service
access only due to the lack of stack space and turnaround. This access
cannot be used by the residents of the apartment development.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Does the
applicant propose to advance grade additional property with construction of
the apartments?
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
13. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
4
14. 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.
15. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
16. Street improvement plans shall include signage and striping. Kanis Road
should be striped with a center turn lane and a left turn lane at the Kanis
Road/Panther Branch Drive intersection. Contact Nat Banihatti at 379-1818
for more information. Public Works must approve the completed plans prior
to construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property must be annexed into the City to received sewer
service from the City of Little Rock Wastewater Utility. Sewer main extension
required with easements if sewer service is required for this project. Contact
Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the
waterlines along Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. A water main extension will be needed to provide water service to this
property.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
5. 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
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
5
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
6. 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.
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. Contact Central Arkansas Water if additional fire protection or metered
water service is required.
10. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project.
11. 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: Provide a letter of approval from Chief Ronnie Wheeler of the
West Pulaski County Fire District. Chief Wheeler’s phone number is
501.529.2004, E-mail address wpfd@sbcglobal.net. Little Rock Fire Department
Comments - Place fire hydrant(s) per code. Maintain access, two (2) ways to
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
6
enter and exit apartments. Contact the Little Rock Fire Department for additional
information.
County Planning:
1. Provide Bill of Assurance.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners. Verify Legal
Description is correct. Provide bearings and distances to two land corners.
4. Provide bearings and distances for new Lots 2 and 3 along both sides of
Panther Branch Drive. Show bearings and distances at property line
adjacent to Lot 1. Show R.O.W. width and pavement width for Panther
Branch Drive.
5. Provide letter of approval from local fire department.
6. Provide street cross sections.
7. Provide centerline profiles for street improvements.
8. Provide grading/storm drainage plan.
9. Provide FEMA flood panel number.
10. Provide Certificate of Owner.
11. See note below about Cooper Orbit Road.
12. Provide street design specifications.
13. Building line requirement is 40’ for all property lines abutting streets for Lots
1 and 2.
14. Pay $10.00 review fee.
15. Label and dimension existing and proposed right of way for all roads
abutting development.
16. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
17. Provide FEMA flood panel number and confirm SFHA status.
18. Provide grading plan stormwater and drainage plan for Public Works review.
19. Dedicate and show additional Right of Way along Cooper Orbit Road to
comply with Pulaski County Master Road Plan. Dedicate Right of Way to
equal one half of 70’ or 35’ south from Cooper Orbit Road Centerline.
20. Provide Street design data and specifications for Panther Branch Drive and
for Half-street improvements to Kanis Road and Cooper Orbit Road.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
7
21. Show Little Rock City limits.
22. Provide complete set of drainage plans; including complete profile for all
road and ditch drainage.
23. Provide erosion control plan.
24. Provide complete set of building plans.
25. Provide complete set of utility construction plans.
26. Provide signage plan including locations, wording and standard details.
27. Provide striping plan.
28. Provide traffic control plans for all construction phases.
29. Provide PCRB and ADEQ stormwater permit. All construction must adhere
to ADEQ stormwater regulations. ADEQ permits, SWPPP, rain gauge and
inspection reports must be onsite during construction.
30. Show stationed road cross-sections for Panther Branch Drive, Cooper Orbit
and Kanis Road.
31. Provide PCRB with proctor for subgrade and base course under roadways.
32. Show direction of water flow for all ditches, gutters, drains and sheet flow.
33. Show all stormwater runoff calculations for all inlets, gutters, culverts,
junctions, and culvert overflows.
34. Obtain all driveway permits from PCRB.
35. Obtain all utility permits from PCRB.
36. Show survey data for road centerline on plat and building plans.
37. Show curb line radius data at all intersections on plat and building plans.
38. Show property line radius data at all intersections on plat.
39. Indicate floodplain/floodway panel.
40. Label all right of way, shoulders and road edges.
41. Show Cooper Orbit Road improvements.
42. Show right of way dedication for Cooper Orbit Road.
43. Show City limits on plat.
44. Include preliminary plat approval signature for the County on the plat.
45. Show radiuses property line/right of way boundary at Cooper Orbit Road
and Kanis Road intersection.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
8
46. Provide traffic study showing amount of traffic that would be turning onto
Panther Branch Drive from Kanis Road and exiting Panther Branch Drive
onto Kanis Road.
47. In addition to all Pulaski County requirements, all Little Rock requirements
must be met.
48. Notify PCRB of any lane closures.
49. Notify PCRB before any construction occurs.
50. All Little Rock and Pulaski County requirements must be met before any
construction can begin.
CATA: Out of service area – nearest bus stop at Wal-mart on Bowman Road
nearly 1.5 miles away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. Buildings will be required to be fully protected with
an automatic fire extinguishing system. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at
501.371.4875; malderfer@littlerock.org.
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office (SO) for this property. The suburban
office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility.
A Planned Zoning District is required. The applicant has applied for a rezoning
from MF-6 (Multi-Family District 6 units per acre) and C-1 (Neighborhood
Commercial District) to PDR (Planned District Residential) to allow for the
development of an apartment development on this site with an overall density of
19.3 units per acre.
Master Street Plan: Kanis Road and a realignment of Cooper Orbit Road are
shown as Minor Arterials on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Kanis Road and
the re-alignment of Cooper Orbit Road since they are both a Minor Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
9
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 south is zoned R-2, Single-family therefore, (6% of the
average lot width) a minimum twenty-eight and a half (28.5) foot buffer is
required on the south property line.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for
every thirty (30) linear feet of perimeter planting strip.
5. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. A minimum twenty-eight and a half
(28.5) foot wide buffer (6% of the average lot width) is required along Kanis
Road. A forty (40) foot buffer is required along Panther Branch Drive.
6. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be
three hundred (300) square feet in area to qualify and be seven and one
half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
10
8. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
9. The 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: (April 23, 2014)
Mr. Brian Dale and Mr. Graham Smith were present representing the request.
Staff presented an overview of the development stating the applicant was
proposing a rezoning to PD-R to allow the development of the site with 168-units
of multi-family housing. Staff requested Mr. Dale provide additional information
concerning the number of stories of the structures, the maximum building height,
the proposed construction materials of the units and if the development would
allow home occupations as typically allowed within the Single-family Zoning
District.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of Kanis Road and Panther
Branch Drive. Staff also stated with the site development Kanis Road and
Panther Branch Drive were to be constructed to Master Street Plan standard.
Staff stated the City’s Stormwater Detention Ordinance would apply to the
development of the site. Staff also stated multi-family developments with 100 or
more units were required to provide recycling and encourage participation by the
tenants of the development.
Landscaping comments were addressed. Staff stated screening was required
along the southern perimeter of the site where the development abutted R-2,
Single-family zoned property. Staff stated street buffers were required along
Panther Branch Drive and Kanis Road of 40-feet and 28.5 feet respectively.
Staff stated the development would require the placement of irrigation to water
landscaped areas. Staff stated at the time of building permit a landscape plan
prepared by a certified landscape architect would be required.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
11
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has provided the number of stories for the buildings, the maximum
building height and the proposed construction materials. The applicant has also
indicated areas for recycling will be provided with the development of the site.
The applicant is requesting rezoning of this site from C-1, Neighborhood
Commercial and MF-6, Multi-family 6 units per acre to PD-R to allow the
development of 8.72 acres with 168 units of multi-family housing. The developer
is proposing to construct a gated apartment community with market rate units
containing a club house, swimming pool, garages, covered parking, playground
and a court yard area with picnic tables and grilling area. The development is
proposed with seven (7) buildings. Each building contains 24 units (168 total
units) with a various mix of one, two and three bedroom units. A total of
1.35 acres is proposed as common usable open space.
The buildings are proposed with a maximum building height of 33-feet at the roof
peak, 2-story structures. The buildings are proposed with vinyl siding, brick
veneer and single roofs. The north façade of the buildings contain a combination
of brick and vinyl siding which aids in breaking of the massing of the structures.
The rear of the building is indicated solely as vinyl siding. Staff feels the rear of
the building should contain elements such as brick or a combination of materials
to break the massing of the structure.
The site plan includes the placement of covered parking with carport structures
(42 spaces) and garage structures (42 spaces). The plan also includes the
placement of 228 open space parking stalls. Multi-family developments typically
require the placement of one and one-half (1 ½) parking spaces per unit. Based
on the typical minimum parking required a total of 252 parking spaces would be
required. The development is proposing the placement of 326 parking spaces.
The development is proposed with a development sign located at the main
entrance from Kanis Road. The sign is indicated with a maximum height of six
(6) feet and a maximum sign area of 24-square feet. The signage is consistent
with signage allowed in multi-family zones.
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
12
The site plan indicates the placement of a 6-foot aluminum picket fence around
the perimeter of the site. The site plan notes landscape buffers along the
abutting streets. A 25-foot planted strip of dense evergreen plantings is
proposed along the southern perimeter, where the property is adjacent to
residentially zoned property, which is located north of the Cooper Orbit Road
right of way. The plan indicates a 25-foot street buffer along Panther Branch
Drive. A forty (40) foot buffer would typically be required along Panther Branch
Drive. Staff is supportive of the buffer as indicated.
Staff is supportive of the request. The applicant is requesting the rezoning to
allow the development of a multi-family development with an overall density of
19.3 units per acre. The property contains two (2) zoning classifications, MF-6
which allows the development of residential at a density of six (6) units per acre
and C-1, Neighborhood Commercial which allows the development of
multi-family as per the R-5 zoning district or up to 36-units per acre. Based on
the existing zonings 24-units could be constructed on the property zoned MF-6
and 166-units on the C-1, Neighborhood Commercial zoned property. Staff feels
the development is appropriate. There are multi-family developments in the
general area and the density proposed with the rezoning is similar to the density
which would be allowed per the existing zoning classification.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the rear of the building contain elements such as brick or a
combination of materials to break the massing of the structure.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items on the agenda which would be discussed together. Staff
stated item #2, S-1725 was a preliminary plat to allow the creation of three (2) lots.
Staff stated the rezoning request was located on proposed Lot 2. Staff presented the
items with a recommendation of approval of each subject each being in compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Ms. Jena McDonnell of Spring Valley Manor addressed the Commission in opposition of
the request. She stated Spring Valley Manor was concerned over the density and the
increased traffic the development would place on Kanis and Cooper Orbit Roads. She
May 15, 2014
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
13
stated the residents of Spring Valley Manor had a difficult time getting into and out of
their neighborhood in the AM and PM peaks. She stated a traffic light was needed at
the intersection of Kanis and Cooper Orbit Roads to aid in exiting the subdivisions living
south of the Kanis/Cooper Orbit/Kirby Road intersection.
Mr. David Prudhomme addressed the Commission in opposition of the request. He
stated his concerns were similar to Ms. McDonnell’s. He stated the staff had indicated
Cooper Orbit Road would be redirected but there were no plans to connect the
roadways. He stated there was not funding to make the connection. He stated he
understood the developer was not responsible to build Cooper Orbit since his ownership
did not abut the road. He stated the traffic at the intersection stacked in the mornings
with residents wanting to turn left to take their children to school at Baker Elementary.
He stated there were also a larger number of cars wanting to turn right which was a
difficult maneuver due to stacking and the high volume of traffic on Kanis Road. He
stated he was concerned the developer was proposing to place less landscaping along
the proposed arterial street. He stated he felt the Commission should not only consider
the density of this development but also the density which would be developed in the
area when properties were build-out. He stated the largest apartment complex in Little
Rock was located to the west of this site and only the first phase had been constructed.
Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated
her home was located at 14800 Cooper Orbit Road. She stated her home was the third
house from the proposed development. She stated traffic was a concern. She stated
with the development of 168 apartments traffic would be increased at the intersection of
Kanis and Cooper Orbit Roads. She stated with 168 units one could expect
328 additional cars. She stated although this development was not taking access to
Cooper Orbit Road the cars would most likely still pass through the Kanis/Cooper Orbit
Road intersection. She stated this intersection was a hazard and there was a need for
a traffic light. She stated the proposed street along the western boundary would not go
anywhere and would only be used by service vehicles. She stated the developer had
met with the neighborhood and indicated he was not willing to contribute to a traffic
signal. She stated she felt the proposed zoning far exceeded the current zoning
classification of MF-6. She stated this area was a small bubble of County jurisdiction.
She stated when there was an emergency there was confusion as to which personnel to
send. She stated if this property were annexed into the City the bubble would only get
smaller and the confusion would only grow greater.
Mr. Graham Smith addressed the Commission on the merits of the request. He stated
the strip of land between his southern property line and Cooper Orbit Road was created
a number of years ago and he did not control of the 40-foot strip. He stated Panther
Branch was shown on the City’s Master Street Plan as the new arterial connection to
Kanis Road. He stated the development would have an on-site manager to keep the
site neat and orderly. He stated the green spaces indicated met with City code. He
May 15, 2014
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ITEM NO.: 10 (Cont.) FILE NO.: Z-5503-D
14
stated the density of the development was consistent with the C-1 and MF-6 zoning
districts. He stated based on the current zoning he could build 190 units. He stated
there is multi-family across the street and to the west of the site. He stated the City
must have felt multi-family was appropriate when allowing the property to be zoned for
the use.
Mr. Brian Dale addressed the Commission as the applicant’s engineer. He stated he
had worked with staff on the alignment of the new future arterial street. He stated he
felt the name would be changed from Panther Branch to Cooper Orbit Road at the time
the connection was completed. He stated the developer was dedicating 90-feet of right
of way and constructing 36-feet of pavement. He stated the intent was to construct
three lanes at the intersection of Kanis and Panther Branch.
There was a general discussion by the Commission concerning development in the
area, traffic and the need for a traffic signal. The Commission questioned Mr. Smith if
he was willing to make a contribution to a traffic signal. Mr. Smith stated he was
complying with staff comments and staff did not indicate there was a need for a traffic
signal at this intersection.
The Commission questioned staff if a traffic study had been completed. Staff stated
there was a traffic analysis conducted by the City in 2009. Staff stated at that time the
warrants were not met for a traffic signal at this intersection. Staff stated based on the
comments raided staff would review the intersection again to determine if warrants were
met based on today’s conditions for a traffic signal.
The Commission questioned staff why the entrance on Panther Branch was limited to
service vehicles only. Staff stated the entrance did not have sufficient stacking and an
turn-around exit therefore could not be used by the residents as an entrance. Staff
stated they felt if the residents wanted to use the gate as an exit this would be
acceptable.
There was no further discussion of the item. The chair entertained a motion for
approval of the PD-R zoning as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
May 15, 2014
ITEM NO.: 11 FILE NO.: Z-6316-A
NAME: Blackman Revised Short-form PD-R
LOCATION: Located on the Southeast corner of Kavanaugh Boulevard and Polk Street
DEVELOPER:
Tom and Bonnie Blackmond
c/o Jack Hartsell Custom Builder
319 Gill Street
Little Rock, AR 72205
SURVEYOR:
Cunningham Surveying LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.313 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: 3 units detached single-family and an office building
PROPOSED ZONING: PD-R
PROPOSED USE: 3 units of attached single-family and an office building
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 17,540 adopted by the Little Rock Board of Directors on August 5, 1997,
rezoned the site from R-2, Single-family to PD-R. The approval allowed the
redevelopment of a 150-foot by 140-foot site at the southeast corner of Polk Street and
Kavanaugh Boulevard. The proposed uses included office and single-family residential.
The office building was proposed as a three (3) story building with a single user.
Vehicle access from Polk Street was proposed for the office parking area. The three (3)
single-family condominiums were to be owner occupied. The units were proposed as
two (2) story units with access from the public alley via Kavanaugh Boulevard.
May 15, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6316-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The office building was constructed as previously approved. The applicant is
now proposing to amend the previously approved PD-R to allow the three (3)
residential units to front Kavanaugh Boulevard. The units will have rear loaded
garages which will be accessed via the alley located along the eastern perimeter
of the site. Each of the units will be placed on an individual lot.
B. EXISTING CONDITIONS:
The office building previously approved with this development has been
constructed. The frontage along Kavanaugh Boulevard in this area consists of
commercial and residential uses. Within the area there are restaurants, offices,
banking facilities and neighborhood commercial uses. There is a larger grocery
located to the west across Polk Street with individual retail bays located on
Kavanaugh Boulevard. The areas to the south and to the east of this site, across
the alley, are single-family.
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
Heights Neighborhood 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. The existing curb cut on Kavanaugh Boulevard should be closed with curb
and gutter.
3. The area at the intersection of the Kavanaugh Boulevard and the alley should
be constructed with an alley apron as shown by City of Little Rock Detail
PW-35.
4. A large oak tree is located within the alley on City property. What is the
proposed plan for this tree?
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
May 15, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6316-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to provide service
to Lot 10 & Lot 11. Lot 12 has sewer service available.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Directly on bus route #1.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The demising wall between the residential dwelling units is a
zero lot line ‘Party Wall’ and must be constructed in a manner to meet the fire
ratings of the International Residential Code. For information on meeting the
requirements of the rated walls, contact a commercial plans examiner:
May 15, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6316-A
4
Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at
501.371.4875; malderfer@littlerock.org.
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. The applicant has applied for a rezoning from PRD (Planned
Residential District) to PDR (Planned District Residential) to allow for
development of three residential units on this site in a different design than
previously approved.
Master Street Plan: Kavanaugh Boulevard is a Collector and Polk Street is a
Local Street on the Master Street Plan. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class III Bike Route shown along Kavanaugh
Boulevard. Bike Routes require no additional right-of-way or pavement
markings, but only a sign to identify and direct the route.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Jack Hartsell was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff requested Mr. Hartsell provide the proposed
construction materials, the building elevations and the maximum building height.
Staff also questioned if the development was proposed with lots.
Public Works comments were addressed. Staff questioned if the existing tree
located along the west side of the alley would be maintained or would be lost due
to construction of the new homes. Mr. Hartsell stated the desire was to maintain
the tree but it would most likely be lost during construction due to the disruption
of the root system. Staff stated if the tree was not maintained then the alley
width should be increased.
May 15, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6316-A
5
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. Mr. Hartsell
has indicated the proposed construction materials, the building elevations and
the maximum building height.
The end units are proposed as one-story units with the middle unit being
two-story. All three (3) units down stairs will contain 1,650 square feet of heated
and cooled space with an additional 600 square feet of unheated garage area.
The middle unit is proposed with an additional 680 square feet of heated and
cooled area on the second level. All exterior materials will be a combination of
stucco and rock. The units will have slate roofs. The driveways will be concrete
extending from the alley to the rear yard area of the units. A 20-foot platted
access easement will be included on the plat to allow access to the garages from
the alley. Fencing is proposed as a decorative wrought iron fence at the rear of
the property. The maximum building height proposed is 34-feet.
Staff is supportive of the request. The previous approval allowed for
three (3) units and the current request includes three (3) units in a different
orientation. Staff feels the construction of the units fronting Kavanaugh
Boulevard is appropriate for the site. To staff’s knowledge there are no
remaining 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.
PLANNING COMMISSION ACTION: (MAY 15, 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6316-A
6
Mr. Jack Hartsell was present representing the development. He stated he would yield
his time to the opposition.
Mr. Gregory Sharp addressed the Commission in opposition of the request. He stated a
lot had changed in 17-years from the original approval date. He stated the property
values in the area had gone through the roof. He stated residents paid a premium to
live in the Heights. He stated the lot was a 90-foot by 150-foot residential lot. He
stated the lot was over sized and contained 1/3 of an acre. He stated the residential
classification allowed development of homes at six (6) units per acre. He stated this lot
was suited to two homes at a max. He stated the development was a triplex with
three (3) shotgun type homes. He stated the buildings were built property line to
property line with no livability. He stated there were no decks, patios, no porches and
no green space because there was no place for them. He stated the alley was narrow
and did not lend itself to access for three (3) units. He stated the homes were to be
located on individual lots 27-feet wide which was out of character for the Heights
neighborhood.
Mr. Ben McMinn addressed the Commission in opposition of the request. He stated he
was the original applicant of the PD-R zoning. He stated the intent was to build an
office building for Mr. Blackman and he would build the three (3) homes. He stated the
office was built but the single-family was not constructed. He stated three (3) detached
single-family homes could be constructed on the site and save the existing trees. He
stated to allow three (3) additional homes on the site would generate traffic beyond the
limits of the alley.
Mr. Hartsell stated he felt the trees would be removed regardless of what was
constructed on the site. He stated the alley would be widened to accommodate the
additional traffic. He stated there was no net gain in the number of units.
There was a general discussion concerning the development and access to the
proposed units.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion failed by a vote of 0 ayes,
9 noes and 2 absent.
May 15, 2014
ITEM NO.: 12 FILE NO.: Z-8835-B
NAME: Magnolia Hill Revised Long-form PD-C
LOCATION: Located at 5110 Stagecoach Road
DEVELOPER:
WG “Buddy” Ellis
5110 Stagecoach Road
Little Rock, AR 72204
ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 14.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Single-family and Special events
PROPOSED ZONING: PD-C
PROPOSED USE: Single-family and Special events – Add fireworks as an
allowable activity
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors denied a request to rezone the site from R-2,
Single-family to Planned Commercial Development on February 19, 2013. The property
was under enforcement for operating a commercial business on single-family zoned
property. The applicant’s request was to continue to use a portion of their ownership to
host outdoor venues (weddings, fund raisers, special events) and to allow the inclusion
of music and fireworks with these events.
Ordinance No. 20,729 approved by the Little Rock Board of Directors on May 21, 2013,
allowed the rezoning of the site from R-2, Single-family to PD-C to allow the events
center on the property without fireworks.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to add the allowance of fireworks to the existing
approval. The applicant has indicated the primary use of the property and
outdoor venues are weddings. The outdoor wedding season begins in
March and ends early December. The venue area encompasses approximately
15-acres of the applicant’s total ownership. The wedding ceremonies are held on
the property’s private lake. The fireworks display will be performed over this
3-acre lake. According to the cover letter the firework displays were performed
from 2010 to November of 2012. The applicant states the loss of the use of
fireworks has resulted in the loss of wedding bookings.
According to the applicant most events are held on Saturday or Sunday
afternoon between the hours of 2 pm and 10 pm. The applicant states all
firework displays will end by 9:30 pm. The cover letter states all proper permits
from the City of Little Rock Fire Marshall, City of Little Rock Chief of Police and
the State Fire Marshall are approved prior to any firework display. The cover
letter states any fallout from the fireworks will land in the lake or on the
applicant’s private property.
B. EXISTING CONDITIONS:
The property is located on Stagecoach Road near the Tall Timber and Pecan
Lake subdivisions. The request includes the rezoning of only a portion of the
applicant’s ownership, the area which will be used for the events. Across
Stagecoach Road to the east is a nursing home and to the south of the site is a
church. As noted the Tall Timber Subdivision is located along the northern
boundary of the applicant’s property and to the east is the Pecan Lake
Subdivision.
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 the
Greenwood Acres Home Owners Association, the Pecan Lake Property Owners
Association, the Stagecoach Dodd Neighborhood Association, the Tall Timber
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available for the project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
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 Developer’s
expense.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
4
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.
Fire Department: Allowable by code. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment.
CATA: About ¾ mile from #9 West Central/John Barrow bus route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the 65th Street West Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from PDC (Single
District Commercial) to PDC (Planned District Commercial) to add the use of
fireworks on site to the previously approved development.
Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street
Plan. A Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Stagecoach 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
5
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff noted the request was to add fireworks
as an allowable use during events held at the site. 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 April 23, 2014, Subdivision Committee meeting. The
request is to amend the previously approved PD-C to add fireworks display as an
allowable use for the previously approved events center. The applicant states
most events are held on Saturday or Sunday afternoon between 2:00 pm and
10:00 pm. The applicant states not all events (fireworks are primarily used as a
component of weddings) end with a fireworks display. The fireworks display is a
package offered by the applicant to allow weddings to end with a small fireworks
display. The applicant states the maximum length of the fireworks display is four
(4) minutes. All fireworks displays will be completed by 9:30 pm. The fireworks
display is conducted over the applicant’s pond. All activities on the site will be
completed by 10:00 pm.
The applicant secures all licenses and permits required to offer this service. The
applicant must secure permits a minimum of 30-days in advance of an event.
The applicant has stated they will notify the area property owners associations
and any interested property owner or resident of the date and time of a proposed
fireworks display. The applicant is also agreeable to limiting the approval of the
addition of fireworks to the current property owner and not allowing this to be a
transferable use.
Staff is supportive of the request. Staff feels limiting the fireworks display time to
a maximum of four (4) minutes and the applicant notifying all interested persons
via e-mail prior to the display of fireworks should lessen concerns of area
residents by keeping them informed of activities taking place. In addition all
activities and guest are removed from the site by 10 pm. Staff also feels by
limiting the approval of the current ownership of the Ellis’s will also lessen any
potential undesirable impact on the area property owners and residents.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D, E and F of the agenda staff
report.
Staff recommends the approval not be transferable and is limited to the
ownership of WG “Buddy” and Alda Ellis.
PLANNING COMMISSION ACTION: (MAY 15, 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 noted in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation the approval not be transferable and is
limited to the ownership of WG “Buddy” and Alda Ellis.
Mr. Buddy Ellis addressed the Commission on the merits of the request. Mr. Ellis stated
he would yield his time to the opposition. He noted there were several individuals
present in support of this request.
Ms. Denise White addressed the Commission in opposition of the request. She stated
her concern was the outfall of the fireworks. She questioned why the fire marshal would
approve shooting of fireworks when there was a burn ban. She stated there were two
(2) subdivision near this site. She stated if there was a fire the neighborhood would
have to wait on the fire department to respond. She stated Mr. Ellis did not have the
personal to adequately staff the shooting of the fireworks. She noted several firework
accidents over the past few years and stated even professionals occasionally had a
mishap. She once again stated the concern was where the embers would fall after the
fireworks exploded.
Mr. Ellis stated fireworks were dangerous. He stated permits were required from the
City and State. He stated the State Fire Chief determined where and when a fireworks
“shoot” could occur. He stated the fireworks were shot over a three (3) acre lake on his
property. He stated the embers were “burned out” prior to falling to the ground. He
stated he would notify the neighborhood associations of any fireworks event. He stated
the firework display was under five minutes. He stated the fireworks were commercial
grade fireworks. He stated the explosion was 200-feet and above. He stated the only
times fireworks were used was for weddings. He stated he had used fireworks at this
location for five (5) years not knowing this was a violation of zoning. He stated in that
five (5) years there were no incidents with police or fire.
May 15, 2014
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8835-B
7
There was a general discussion by the Commission of the proposed use of fireworks
and the impact on the adjacent homes and the area.
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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 13 FILE NO.: Z-8936
NAME: Little House Little Rock, LLC Short-form PD-R
LOCATION: Located at 5318 – 5322 A Street
DEVELOPER:
Lyndsey Lewis
5100 Lee Avenue
Little Rock, AR 72205
SURVEYOR:
Twin Creek Surveying LLC
P.O. Box 456
Vilonia, AR 72173
AREA: 0.17 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Replat of existing lot to allow two (2) lots for the development
of (2) single-family homes
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-3, Single-family to PD-R to allow a replat of an
existing lot located in the 5300 Block of A Street. The applicant is proposing
construction of two (2) new homes containing 300 to 400 square feet. To allow
the development the lot must be divided into two (2) separate lots, 3,300 square
feet each. The construction on the lots will comply with the Hillcrest Design
Overlay District with regard to floor area ratio, lot coverage and setbacks. The
homes will be constructed in cottage-craftsman style and have a particular
emphasis on sustainability.
May 15, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8936
2
B. EXISTING CONDITIONS:
The property sits mid-block between North Harrison and North Tyler Streets.
The area to the north, east and west are primarily single-family homes. The area
to the south is developed with office uses fronting on West Markham Street. A
property located on the corner of North Tyler, West Markham and A Streets was
approved as a POD for a rehabilitation center associated with St. Vincent’s
Hospital. The development has not occurred but the buildings have been
removed. There is a property to the east zoned PCD which is an extended stay
hotel. To the south, across West Markham Street, is War Memorial Park, which
includes the stadium and golf course. The Little Rock Zoo is also located in this
area.
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 the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available for the project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
May 15, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8936
3
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: 1 block from #5 bus route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. The applicant has applied for a rezoning from R-2 (Single Family
District) to PDR (Planned District Residential) to allow for the development of two
single family houses on this site at a density of 13 units/acre. The site is within
the Hillcrest Design Overlay District.
Master Street Plan: A Street is a Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family development.
May 15, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8936
4
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
The applicant was present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request.
Staff questioned any covered parking to be located on the site. Staff also
questioned if home occupations as typically allowed within the residential zoning
district would be allowed for the future residents of the homes. Staff requested
the applicant provide the proposed construction materials, the building elevations
and the maximum building height.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the April 23, 2014, Subdivision Committee meeting. The request is a
rezoning from R-2, Single-family to PD-R to allow a lot split and the construction
of new single-family homes on the individual lots. The property is located within
the Hillcrest Design Overlay District boundaries. The Hillcrest Design Overlay
District has specific development criteria related to setbacks, lot coverage, floor
area ratio and maximum building height. The ordinance states property, if for
any reason, that cannot be developed without violating the standards of the DOD
shall be reviewed through the planned zoning district section of the zoning
ordinance, with the intent to devise a workable development plan which is
consistent with the purpose and intent of the overly ordinance.
The homes will be constructed in cottage-craftsman style and have a particular
emphasis on sustainability. The homes will be wood frame construction on
concrete slab-on-grade, with typical continuous footing. Exterior wall cladding is
to be either vinyl siding or engineered wood siding. Windows are to be vinyl,
double hung, awning and/or casement type. Trim is proposed as vinyl or wood.
The roofing material is proposed as architectural shingles.
The lots as proposed are 24.86-feet by 132.5-feet. The Overlay does not have
specific development criteria related to lot size. The property is currently zoned
R-3, Single-family which if developed as a new lot would require a minimum lot
size of 5,000 square feet.
The new homes are proposed with 450 square feet of floor area with 75 square
feet of enclosed storage. This results in each lot being developed with a total of
525 square feet of enclosed area. Each lot will contain 3,311.8 square feet for a
May 15, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8936
5
floor area ratio of 0.16. The development is proposed for the future placement of
accessory buildings and/or carport structures. The accessory building coverage
in the rear yard 25-feet is 34.2 square feet resulting in a five (5) percent rear yard
coverage. The grade plan for the lot is 291-feet 8 ½-inches AMSL. The highest
elevation of the house is 305-feet 11 ½-inches AMSL.
Staff is supportive of the request. The development of the lots will comply with
the Hillcrest Design Overlay District with regard to floor area ratio, lot coverage
and setbacks. The variation from the DOD is with regard to lot size. The
underlying zoning district would typically require a lot size of 5,000 square feet.
Since the developer desires to split the lot into two (2) lots which will contain
3,311.8 square feet each there is a need for the rezoning to PD-R.
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: (MAY 15, 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.
The applicant stated she would yield her time to the opposition.
Mr. Brock McQueen addressed the Commission in opposition of the request. He stated
the two homes were very small and out of character for the neighborhood. He stated
the homes in the area were 1,000 to 1,700 square feet. He state his home was
1,670 square feet. He stated many of the homes had gone under a transition and
additions had been made to the homes. He stated the alley was narrow and access to
the drives would be difficult. He stated his home had a rear loaded garage which he did
not use because it was difficult to maneuver. He stated the homes as proposed did not
fit the neighborhood.
Ms. Lindsey Lewis addressed the Commission on the merits of her request. She stated
her home was located on Lee and Van Buren and was not much larger than the homes
proposed. She stated the homes would be constructed consistent with the Hillcrest
Design Overlay District. She stated the DOD did not have a minimum size for homes.
She stated the new homes would not hurt property values in the area but would add
value to the area.
May 15, 2014
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8936
6
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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 14 FILE NO.: Z-8937
NAME: Rainey Long-form PD-R
LOCATION: Located in the 10000 Block of Old Arkansas Drive
DEVELOPER:
Russell Rainey
1501 Rahling Road #1704
Little Rock, AR 72223
ENGINEER:
Marlar Engineering Co.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 10.91 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: 8 units of attached single-family housing
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the rezoning of the site from R-2, Single-family to
PD-R to allow the development of a 10 acre parcel located on Old Arkansas
Drive with eight (8) attached small homes arranged around a central courtyard
designed to provide community for its residents and harmony with the character
of the neighborhood. The primary purpose of the proposed development is to
allow the applicant to properly care for their elderly parents that are suffering
from Alzheimer’s disease. The buildings and paved area will encompass three
(3) of the ten (10) acres. The remaining area will be undeveloped.
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
2
B. EXISTING CONDITIONS:
The property is located behind the gate of Old Arkansas Drive. Old Arkansas is
a narrow unimproved chip-seal road with open ditches for drainage. The
property is located outside the City limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The area is primarily single-family with
homes located on acreage. There is a PD-C zoned parcel located on Barrett
Road to the east which was approved as an in-home beauty salon for the current
homeowner. The property north of Barrett Road has a significant slope from
north to south. This property also has a significant slope from north to south.
The timber on this site was recently removed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls both informational
and with opposition to the request from area residents. All property owners
located within 200-feet of the site along with the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary, no comment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Water is not available from Central Arkansas Water at
this time. Area is inside Maumelle Water Corp. (Roland) Water System. If this
location becomes part of Central Arkansas Water Service area comments will be
offered at that time.
Fire Department: Provide a letter of approval from the Lake Maumelle Volunteer
Fire Department stating their knowledge of the project and their ability to serve
the development. Little Rock Fire Department Comments - Place fire hydrant(s)
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
3
per code. Maintain access. Contact the Little Rock Fire Department for
additional information.
County Planning:
1. Show address of owner of record.
2. Provide Source of Title.
3. State owner/developer same person.
4. Provide State Plane Coordinates for two Property Corners.
5. Show contours at 4’ min intervals.
6. Show water courses across tract.
7. Show applicable zoning districts.
8. Provide AHD wasterwater system approval.
9. Provide letter of approval from local fire department.
10. Provide grading/storm drainage plan.
11. Pay $33.00 review fee.
CATA: About 1 mile from #25 express route – operates AM/PM peak hours
Monday – Friday only.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Codes: Project is subject to full commercial plan review approval prior
to issuance of a building permit. For information on submittal requirements and
the review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875;
malderfer@littlerock.org.
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low Density allows for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The applicant has applied for a rezoning from R-2 (Single Family District) to PDR
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
4
(Planned District Residential) to allow for the development of multifamily
development of 8 units (0.7 units/acre) on this site.
Master Street Plan: Old Arkansas Drive is a Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. A
Collector design standard is used for Commercial Streets. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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 as within the Landscape
Ordinance of the City, Section 15-81.
3. The property to the north is zoned R-2, Single-family therefore, a minimum
thirty-six (36) foot buffer (6% of the average lot width) is required on the north
property line.
4. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 ½) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. 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.
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
5
7. 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.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
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: (April 23, 2014)
Mr. Rainey along with a representative of Marlar Engineering were present
representing the request. Staff presented an overview of the development
stating the request was a rezoning to PD-R to allow the development of eight (8)
units of residential housing on the property. Mr. Rainey stated each of the units
along with a garage would transfer through a deed to the future owner. He
stated a property owners association would be created to take care of the
common areas and entrances. Staff questioned the size of the proposed storage
buildings. Mr. Rainey stated the buildings would be used solely for residential
storage. Staff also questioned by amount of paving indicated on the site plan.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the site. Staff also
questioned why the trees were removed from the site. Mr. Rainey stated the
trees were diseased.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has indicated the project consists of single-family attached dwellings.
Each dwelling will be individually deeded to include the land under the dwelling
and its front and back porches. The remainder of the land, the development
facilities and infrastructure will be controlled by a property owners association
made up of the individual single-family dwelling owners.
All siding and roofing building materials are proposed as earth tones of metal,
stucco, stone and wood to blend in with the surroundings. To minimize fire
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
6
danger, the developer will use non-combustible roof material such as metal or
stone covered metal. No perimeter fencing is proposed. Should perimeter
fencing be desired in the future staff recommends fencing be allowed as typically
allowed per the R-2, Single-family Zoning District. The maximum building height
proposed is 25-feet. The development will be allowed home occupations as
typically allowed per the residential zoning district.
The site plan indicates the placement of a 40-foot by 100-foot storage building.
The applicant has stated the building will be used for storage of resident’s
possessions, including boats, trailers, ATV’s.
The applicant has indicated the paved areas will be minimized but will be
constructed to provide ample parking and provide traffic flow. The applicant is
requesting to be allowed to construct the driving surfaces with a permeable
material to reduce water runoff. According to the applicant the paved areas will
be landscaped to visually lessen the impact of the paved areas.
According to the applicant they have been working under the direction of a
forester and landscape architect to remove trees and underbrush that is
necessary for the proposed excavation and to create a healthy forest. The
applicant states in 1983, a large wildfire severely burned this area causing the
current forest to have a high density of unhealthy trees which are predisposed to
be attacked by disease, infestation and even more wildfires. The applicant states
the buffers indicated on the site plan remain undisturbed. The areas in which
trees were removed will be reforested.
The applicant has indicated a State and County approved treatment plant will be
designed by their engineer to handle the wastewater. Water will be provided by
Maumelle Water Corporation. Fire protection will be provided by the Lake
Maumelle Volunteer Fire District. The applicant has indicated as agreed with the
officials of the Lake Maumelle Volunteer Fire Department, the development will
contain the following features for fire safety: fire hydrants, fire walls, fire
suppression system, Class A fire rated materials, non-combustible roofing, all
electric units and no fireplaces in the dwelling units.
Staff has concerns with the development as proposed. Although the density of
the development is well within the density allowed per the Future Land Use Plan
staff feels the development with a single building, even though the units are
proposed as owner occupied, is not in keeping with the character of the
neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
May 15, 2014
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8937
7
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was not present. There was one registered objector present. Staff
presented the item stating the applicant had submitted a request dated May 9, 2014,
requesting deferral of the item to the June 26, 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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 15 FILE NO.: Z-8938
NAME: 4221 North Lookout Short-form PD-R
LOCATION: Located at 4221 North Lookout
DEVELOPER:
River Rock Builders, LLC
2024 Arkansas Valley Drive #307
Little Rock, AR 72212
SURVEYOR:
Central Arkansas Engineering
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Inconsistent with the Hillcrest DOD
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of this property from R-2, Single-family to
PD-R to allow the construction of a new home inconsistent with the Hillcrest
Design Overlay District. The applicant is requesting a variance in the Floor Area
Ratio allowed per the DOD. The Overlay guidelines allow 3,850 square feet of
building area for this 7,000 square foot lot resulting in a maximum FAR of .55.
The applicant is requesting to be allowed a building area of 4,368 square feet for
a FAR of .62. Due to the topography of the lot the applicant is unable to
construct a detached garage. With a detached garage the allowable area would
be within the typical Overlay standard.
May 15, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8938
2
Additionally there is a small section of the home that is located approximately
4.2-feet from the property line and will be 0.8-feet over the side set-back. The
area the home encroaches into the setback is for approximately 20 linear feet of
the structure.
B. EXISTING CONDITIONS:
This area of North Lookout is single-family. Located across North Lookout to the
west is Alsop Park. The elevation of the property from North Lookout has a
substantial grade sloping down to the street. North Lookout has not been
constructed with curb, gutter or sidewalk.
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 the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide grading and drainage plan for the proposed driveway that accesses
the Rose Street right-of-way.
2. A franchise permit cannot be issued for the proposed circle driveway in the
North Lookout Road right-of-way due to vehicle parking in this area.
3. Provide grading and drainage plan for the proposed improvements in the
Rose Street right-of-way. A franchise permit will required for all proposed
improvements in the Rose Street right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available for the project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
May 15, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8938
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 or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter. A short water main extension may be needed to provide water service
to this property at Lot 14.
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 ½ mile to #21 bus stop at Cantrell and Lookout.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: If the building to be constructed is between 0 and 4 feet from the
property line, that portion of the structure is required to be of one-hour fire
resistance construction. Openings in that wall are restricted to varying degrees
however, no openings are allowed in walls closer than 3 feet from the property
line. An exception is that if there is a dedicated, platted, side yard building line
which effectively serves as the permanent separation distance [for adjacent
properties as well], which cannot be amended or moved, the development must
comply with the provisions of R104.11, 2012 IRC.
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PDR (Planned District Residential) to allow for the
May 15, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8938
4
development of a single family house on this site (not meeting all the
requirements of the DOD). The site is within the Hillcrest Design Overlay District.
Master Street Plan: North Lookout Drive is a Collector on the Master Street Plan.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 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 public hearing. 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 the issues
raised at the April 23, 2014, Subdivision Committee meeting. The request is a
rezoning from R-2, Single-family to PD-R to allow the construction of a new
single-family home. The Hillcrest Design Overlay District has specific
development criteria related to setbacks, lot coverage, floor area ratio and
maximum building height. The ordinance states property, if for any reason, that
cannot be developed without violating the standards of the DOD shall be
reviewed through the planned zoning district section of the zoning ordinance,
with the intent to devise a workable development plan which is consistent with
the purpose and intent of the overly ordinance.
The exterior of the home is proposed with a combination of masonry brick
veneer, natural stone veneer, and painted fiber cement siding. Aluminum clad
windows will be used along with insulated steel full view glass doors and solid
wood entrance door.
The home is proposed with two and one-half (2 ½) stories. The maximum
building height proposed is 35-feet (34.34-feet). The Overlay guidelines allow
3,850 square feet of building area for this 7,000 square foot lot resulting in a
maximum FAR of .55. The applicant is requesting to be allowed a building area
of 4,368 square feet for a FAR of .62. According to the applicant due to the
topography of the lot the applicant is unable to construct a detached garage.
May 15, 2014
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8938
5
With a detached garage the allowable area would reduce the 3,701 square feet
to well within the typical Overlay standard. The maximum lot coverage allowed
per the DOD is 50-percent for lots in excess of 4,500 square feet. This includes
all structures under roof. The lot coverage as proposed is 31-percent.
The front yard setback is to be located at 15-feet or within a ten percent variation
of the adjacent homes. The applicant has indicated the front yard setback will be
31.24-feet and based on the survey provided this will align with the adjacent
homes within the variation allowed per the DOD.
A section of the home is located 4.2-feet from the property line which is 0.8-feet
over the side set-back along the western perimeter. The area the home
encroaches into the setback is for approximately 20 linear feet of the structure.
The remainder of the home is located outside the required side yard setback.
The applicant has indicated fencing and accessory structures will be allowed per
the R-2, Single-family Zoning District. Any accessory structure must also comply
with the development criteria of the Hillcrest DOD. The applicant is also
requesting the allowance of Home Occupations as typically allowed in the
residential zoning district.
Staff is supportive of the request. Staff does not feel the placement of the
single-family home as proposed will adversely impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 16 FILE NO.: Z-8939
NAME: Newbern Short-form PD-R
LOCATION: Located at 4124 Fairview Road
DEVELOPER:
John Newbern
4124 Fairview Road
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential - Inconsistent with the Hillcrest DOD
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-R
to allow the addition of a garage structure, with an accessory living space on the
second level and an addition to the existing home located at 4124 Fairview Road.
The property is located within the Hillcrest Design Overlay District. Plans include
upgrading the existing structure to bring the electrical and plumbing up to current
code as well as aesthetic upgrades to the exterior of the home. Renovations to
the interior of the home include changing the existing attached garage into a
master bedroom/bathroom converting the existing porch into living space and
adding a new porch. In all, the modifications to the existing home will increase
the square footage from approximately 1,400 square feet to 2,200 square feet.
May 15, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8939
2
Since the proposal includes converting the existing garage into living space, the
proposal includes the addition of a detached garage on the property which
includes a residence on the second level. The extra living space is desired to
allow living space for an aging grandmother.
B. EXISTING CONDITIONS:
The home sits along the eastern end of Fairview Road overlooking Alsop Park.
Fairview Road runs along two (2) of the properties boundaries and an alley is
located along the third boundary. There is an adjacent single-family home to the
north.
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 the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available for the project.
Entergy: No comment received.
Center-Point Energy: CenterPoint Energy (CNP) has existing facilities located in
the alley way near the westerly portion of the proposed garage with living
quarters. CNP would like to confirm that the alley will not be encroached upon by
the proposed garage construction due to the facilities located on the east side of
the alley. CNP advise the owner to place a call to One-Call prior to any
construction to locate CNP facilities.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
May 15, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8939
3
2. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
3. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
County Planning: No comment.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: About ½ mile from #1 bus route stop at Kavanaugh and Beechwood.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: If the building to be constructed is between 0 and 4 feet from the
property line, that portion of the structure is required to be of one-hour fire
resistance construction. Openings in that wall are restricted to varying degrees
however, no openings are allowed in walls closer than 3 feet from the property
line. An exception is that if there is a dedicated, platted, side yard building line
which effectively serves as the permanent separation distance [for adjacent
properties as well], which cannot be amended or moved, the development must
comply with the provisions of R104.11, 2012 IRC.
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density allows for single family homes at densities not
to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
6 units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PDR (Planned District Residential) to allow for the
development of a single family house on this site (not meeting all the
requirements of the DOD). The site is within the Hillcrest Design Overlay District.
May 15, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8939
4
Master Street Plan: Fairview Road is a Local Street on the Master Street Plan.
The primary function of a Local Street is to provide access to adjacent properties.
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 on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
The applicant was present. Staff presented the item stating the site was located
within the Hillcrest Design Overlay District which had specific development
criteria related to setbacks and building coverages. Staff requested the applicant
provide the grade plane coordinates for the garage and the proposed residence.
There was a general discussion concerning if the western boundary was a street
or alley. Staff later determined through review of the plat and the Bagley Maps
the area would be treated as an alley.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the April 23, 2014, Subdivision Committee meeting. The request is a
rezoning from R-2, Single-family to PD-R to allow the construction of a
two (2) car garage with accessory living quarters on a second level. The
applicant is also proposing an addition to the front of the structure additional
living space and the construction of a new porch. The Hillcrest Design Overlay
District has specific development criteria related to setbacks, lot coverage, floor
area ratio and maximum building height. The ordinance states property, if for
any reason, that cannot be developed without violating the standards of the DOD
shall be reviewed through the planned zoning district section of the zoning
ordinance, with the intent to devise a workable development plan which is
consistent with the purpose and intent of the overly ordinance.
The applicant has indicated the proposed garage will be constructed with a
maximum building height of 18-feet. The lot has a slope running from northwest
to southeasterly. In the location of the garage the highest point is 100.9-feet
AMSL falling to 94.7-feet AMSL. The new construction on the residential
structure will be single story construction and match the existing roofline.
May 15, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8939
5
The floor area ratio for a home located on a lot containing over 8,000 square feet
is 0.37 for structures with a single level and 0.50 for structures with more than
one level. The lot contains 15,323 square feet. The house is proposed with
2,265 square feet, the first floor of the garage containing 672 square feet and the
second level also containing 672 square feet. The floor area ratio for the site
is 0.24.
The maximum lot coverage allowed per the DOD is 50-percent for lots in excess
of 4,500 square feet. This includes all structures under roof. The lot coverage as
proposed is 19-percent.
The front yard setback is to be located at 15-feet or within a ten percent variation
of the adjacent homes. The applicant has indicated the front yard setback will be
15-feet and based on the survey provided this will align with the adjacent homes
within the variation allowed per the DOD.
The building is proposed with hardi-board siding, vinyl casement windows and an
asphalt shingle roof. Wood stairs on the exterior of the building will be used to
access the second level. The building will be constructed along the alley with a
zero setback as allowed per the R-2, Single-family zoning district.
The request includes the allowance of an accessory living quarters on the
second level of the garage structure. The property is zoned R-2, Single-family
which requires approval to allow the second residence on the property. As a part
of the PD-R zoning request the applicant is seeking approval of the second
residence. Fencing is proposed consistent with fencing allowed in the R-2,
Single-family zoning district.
Staff is supportive of the request. Staff does not feel the placement of the garage
within the rear yard area with accessory living quarters will adversely impact the
area. In-laws quarters and/or garage apartments are a common occurrence
within this area. Staff feels parking is adequate for the site. The garage is
proposed as a two (2) car garage and the new driveway accessing the garage
and the existing drive can also accommodate two (2) vehicles.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
2. One of the dwellings must be occupied by the property owner, as is typically
required in single-family.
May 15, 2014
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8939
6
PLANNING COMMISSION ACTION: (MAY 15, 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 following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E and F
of the agenda staff report.
2. One of the dwellings must be occupied by the property owner, as is typically
required in single-family.
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 9 ayes,
0 noes and 2 absent.
May 15, 2014
ITEM NO.: 17 FILE NO.: Z-8446-A
NAME: Blue Wave Express Carwash Short-form PD-C
LOCATION: Located at 801 East 6th Street
DEVELOPER:
Carpenter Outdoor Advertising
600 Interstate 30
Little Rock, AR 72201
SURVEYOR:
Blaylock Threet Engineering
1501 Market Street
Little Rock, AR 72211
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Automotive Detail Carwash
PROPOSED ZONING: UU, Urban Use District
PROPOSED USE: Various Uses – All indoor activities
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20.112 adopted by the Little Rock Board of Directors on June 2, 2009,
rezoned the site from UU, Urban Use District to PD-C. The applicant proposed the
rezoning to allow Blue Wave Express Carwash to locate on the property. Blue Wave
Express Carwash was proposed as a drive-through carwash facility and detail shop.
The UU, Urban Use District does not allow outdoor activities to occur on the site thus
necessitating the rezoning request to a PD-C. This development did not occur.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
May 15, 2014
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8446-A
2
determined that the development will not occur. A written request may be filed
with the City staff at any time up to three (3) years after the date of adoption of
the ordinance creating the PUD or PD. The request shall set forth the cause of
the repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their
consideration. The board of directors may grant or deny the request or return the
request to the planning commission for further study. If the request is approved,
an ordinance shall be adopted repealing the PUD or PD.
The owner has stated the development will not occur as planned. The owner is
requesting the PD-C zoning be revoked and the UU, Urban Use Zoning District
zoning be restored.
B. EXISTING CONDITIONS:
The lot is entirely paved and contains an existing commercial building. There are
two drives accessing East 6th Street and the I-30 Frontage Road. There is one
drive accessing East 7th Street. The site contains two sign structures; one
located over the entrance drive from East 7th Street and the second at the
intersection of East 6th Street and the I-30 Frontage Road. There are a number
of uses in the area including a convenience store, two hotels, office uses,
industrial and warehousing activities.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. The
Hanger Hill Neighborhood Association was notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
The applicant was not present. Staff presented the item stating the request was
a revocation of the previously approved PD-C zoning. Staff stated there were no
outstanding technical issues associated with the request. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
E. STAFF RECOMMENDATION:
Staff recommends the current PD-C zoning classification be revoked and the
previously held UU, Urban Use zoning be restored.
May 15, 2014
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8446-A
3
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation the current PD-C zoning classification be
revoked and the previously held UU, Urban Use zoning be restored.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
� r
PLANNIN COMMIS ION VOTE RECORD
DATE
MEMBER
BELT, JENNIFER MARTINEZ
BERRY, CRAIG
BROCK, TOM
BUBBUS, ALAN -
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
FOUNTAIN, KEITH
MAY, BILL B.
NUNNLEY, OBRAY JR.
Meting Adjourned � , �:� P.M.
AYE 10 NAYE A- ABSENT �� ABSTAIN _RECUSE
■
EHIRWAllmil
MAY, BlLL B.
Meting Adjourned � , �:� P.M.
AYE 10 NAYE A- ABSENT �� ABSTAIN _RECUSE
May 15, 2014
There being no further business before the Commission, the meeting was adjourned
at 7:45 p.m.
Dat
Chairman
Secreta